Pagani vs Continuum Club & Residences in North Bay Village: Design, finishes & customization
Quick Summary
- Pagani emphasizes ultra-low density: 70 homes, four corners per floor
- Continuum scales lifestyle: 198 residences with 60,000+ sq ft amenities
- Both are waterfront North Bay Village, positioned between Miami and the beach
- Choose by fit: bespoke brand design vs. club-led, full-service everyday luxury
Why North Bay Village is suddenly on ultra-luxury radar
North Bay Village has long been the thin strip of waterfront you pass between Miami and Miami Beach. Lately, it’s being treated less as a shortcut and more as a destination. With roughly 8,000 residents and a geography defined by open-bay views, the appeal is straightforward: water on both sides, proximity in every direction, and a sense that luxury here can still be edited rather than overbuilt.
In that setting, two incoming statements are shaping most of the conversation. One is brand-driven, low-density, and intentionally rare: Pagani Residences. The other is club-driven, amenity-rich, and designed to keep more of daily life inside the property: Continuum Club & Residences. Together, they outline what “next” can look like in North Bay Village - and they give buyers a clean choice in how they want to live.
Pagani Residences: ultra-low density as the primary amenity
Pagani Residences is planned as a 28-story waterfront tower at 7940 West Dr on Harbor Island, with just 70 residences. That math matters. With only four homes per floor - and every residence configured as a corner - the building’s core promise isn’t spectacle. It’s space, light, and privacy by design.
The project is promoted as the world’s first residential development by Horacio Pagani, a detail that signals intent: design culture isn’t an accessory here; it’s the starting point. Architecture is by Revuelta Architecture International, and the interior direction reads as distinctly Italian and performance-minded.
For day-to-day living, the published dimensions point to an owner profile that prioritizes generous rooms and true entertaining flow. Standard residences are marketed around 2,000 to 3,300-plus square feet with 11-foot ceilings. Penthouses are presented at roughly 10,759 to 12,237 square feet including terraces, with 13-foot ceilings. These are not pied-à-terre proportions. They’re full-time, family-scale - or “one home that replaces two” - proportions.
The amenity story follows the same logic: quality over quantity. Waterfront programming includes a private bayfront boardwalk and a marina concept with boat slips, aimed at buyers who want the water to be usable, not merely visible. Just as important is the customization posture: project materials emphasize selectable interior elements, with multiple cabinetry, countertop, and flooring options. The brand language is strong, but the practical takeaway is stronger - buyers can tune the residence to taste rather than accept a single, developer-standard package.
Continuum Club & Residences: the return of the club as a lifestyle engine
If Pagani’s proposition is edited, Continuum’s is expansive. Continuum Club & Residences is planned as a 31-story waterfront tower with 198 residences, with architecture by Arquitectonica. The positioning is explicit: this isn’t only a building - it’s a private ecosystem.
The residences are marketed across multiple collections, including formats that begin at studios and extend into larger layouts. That broader unit mix isn’t a compromise; it’s part of the strategy. A club works best when it carries a fuller daily rhythm: owners who arrive for a season, owners who live year-round, and owners who want a lock-and-leave home that still feels elevated.
Finish specifications lean into a recognizable, high-performance luxury standard: Sub-Zero and Wolf appliances, custom European cabinetry, and quartz countertops. Bathrooms are marketed with marble floors and walls and Dornbracht fixtures, with select residences referencing wet-room concepts. This is the advantage of a scaled, curated approach: fewer decisions for the buyer, paired with a cohesive, premium baseline throughout.
Then there’s the program. Continuum promotes more than 60,000 square feet of amenities, spanning waterfront pool concepts, fitness and wellness, and social and work-oriented spaces. In practical terms, this is the difference between a home that is the destination and a home that lives inside a larger destination. Construction is underway, and the project has publicly disclosed reaching around 50% presales at a recent update, signaling meaningful market traction for the concept.
Head-to-head: what buyers are really choosing
The most useful comparison isn’t price or skyline presence. It’s how each building treats the most precious luxury asset: time.
Pagani is built for the buyer who wants time to be private. Fewer neighbors, corner exposures, higher ceilings, and customization that lets the residence feel authored. The marina and boardwalk concept reads as an extension of that privacy - a way to arrive and depart on your own terms.
Continuum is built for the buyer who wants time to be curated. A deeper amenity stack means fewer decisions and less friction: wellness, socializing, and workspaces are designed to be on-site. The residence matters, but the club-like environment is the multiplier.
Put simply, Pagani offers scarcity as lifestyle. Continuum offers programming as lifestyle. Both are luxury - they just express it differently.
How to underwrite the decision: five buyer profiles
For ultra-premium buyers, “best” is rarely universal. Fit is everything. Here are five ways to frame the choice without getting distracted by marketing language.
First, the collector of design objects. If you respond to the idea of a residence as a designed artifact, Pagani’s brand origin and customization posture will likely resonate.
Second, the private host. Corner homes, fewer residences, and large terraces align with entertaining that is intimate, controlled, and visually dramatic.
Third, the wellness maximalist. If your calendar includes training, recovery, and routine, Continuum’s scale and 60,000-plus square feet of amenities may feel like a structural advantage.
Fourth, the multi-home strategist. A broader range of formats, including smaller layouts, can make Continuum more flexible for a second-home footprint that still reads as premier.
Fifth, the boater. Both speak to waterfront living, but Pagani’s bayfront boardwalk and marina concept with boat slips is especially direct for owners who want water access woven into the daily plan.
The Miami Beach parallel: branded living and the new expectation set
It’s useful to view North Bay Village’s moment alongside Miami Beach, where buyers have already been trained to expect service, discretion, and design authority within the same address. That expectation is visible in projects such as Shore Club Private Collections Miami Beach, where hospitality DNA is built into the value proposition.
For buyers who gravitate toward a quieter, residence-first expression of the beach, 57 Ocean Miami Beach shows how low-density, ocean-adjacent living can feel both rare and livable. And for those who value a globally legible flag, The Ritz-Carlton Residences® Miami Beach illustrates how branded service can translate into resale familiarity and day-to-day ease.
North Bay Village is not Miami Beach, and it shouldn’t try to be. But these Miami Beach precedents explain why projects like Pagani North Bay Village and Continuum Club & Residences North Bay Village are arriving with such clarity. Buyers are already fluent in the language of design and service. Now they’re looking for where that language can be spoken with more space and less noise.
What to ask before you reserve: practical diligence without the noise
Ultra-luxury pre-construction is often won or lost in the small print and the lived reality of the floor plan. Regardless of which project you prefer, focus on the issues that will matter after the novelty fades.
Start with view protection and the daily orientation of the residence: sunrise versus sunset exposure, bridge and traffic sightlines, and how terraces perform in real wind and sun. Ask how the building handles privacy at arrival, including guest flow and deliveries.
Then scrutinize the interior promise. If customization is central, clarify what is truly selectable and what is presented as a render-only option. If a curated package is the value, confirm the exact appliance and fixture standards - and how substitutions are handled.
Finally, treat amenities as operations, not renderings. Pools, wellness spaces, and work lounges only feel luxurious when management is competent and access is predictable. In a club-led model, governance and rules of use become part of the lifestyle.
FAQs
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Where is Pagani Residences located? It is planned for 7940 West Dr on Harbor Island in North Bay Village, directly on the waterfront.
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How tall is Pagani Residences and how many homes are planned? The tower is planned at 28 stories with 70 residences, creating an intentionally low-density profile.
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What is distinctive about Pagani’s floor plan layout? The building is designed with only four residences per floor, and every unit is a corner residence.
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What ceiling heights are advertised at Pagani Residences? Residences are marketed with 11-foot ceilings, and penthouses are marketed with 13-foot ceilings.
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How large are Pagani Residences homes and penthouses? Standard homes are marketed around 2,000 to 3,300-plus square feet, while penthouses are presented around 10,759 to 12,237 square feet including terraces.
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Does Pagani include boating features? Yes, the project promotes a private bayfront boardwalk and a marina concept that includes boat slips.
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What is Continuum Club & Residences in North Bay Village? It is a planned 31-story waterfront tower with 198 residences, built around a club-style lifestyle concept.
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Who is the architect for Continuum Club & Residences? The project’s architecture is by Arquitectonica.
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What finish standards are marketed for Continuum residences? Marketing highlights Sub-Zero and Wolf appliances, custom European cabinetry, quartz countertops, and bathrooms with marble surfaces and Dornbracht fixtures.
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How extensive is Continuum’s amenity program? The project promotes more than 60,000 square feet of amenities, spanning wellness, social, and work-oriented spaces.
For a confidential assessment and a building-by-building shortlist, connect with MILLION Luxury.
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Million Luxury
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