Ultra-Luxury Miami Penthouses in New Developments: A Discerning Buyer's Guide
Quick Summary
- Sky estates redefining Miami luxury
- Iconic brands and starchitect towers
- Rare oceanfront and bayfront inventory
- Bespoke services, privacy and design
- Key checklist for penthouse buyers
Miami's new skyline of ultra-luxury penthouses
Miami is entering a new era in which ultra-luxury penthouses are no longer afterthoughts at the top of conventional towers but fully fledged sky estates conceived from day one as the crown of each development. In recent years, sales above eight figures have accelerated dramatically, with penthouse trades above 10 million dollars nearly doubling year over year in the mid-2020s as global capital has flowed decisively into South Florida. For discerning buyers, these residences have become both highly personal homes and internationally recognizable assets.
At the same time, supply remains structurally constrained. Only a modest portion of the roughly tens of thousands of condos in the pipeline can truly be described as oceanfront, and an even smaller fraction sit at the very top of their respective buildings. Yet those rare oceanfront and bayfront addresses account for a disproportionate share of overall dollar volume, underscoring just how prized the best views and locations have become. The result is a market defined by scarcity at the top and intense competition for the most compelling penthouse offerings.
Against this backdrop, global brands, visionary developers and world class design teams are shaping a new generation of penthouses that rival the finest in New York, London or Dubai but with Miami's singular blend of water, light and indoor outdoor living. Names such as Waldorf Astoria Miami, St. Regis Residences Brickell, 1428 Brickell, Baccarat Residences Brickell, Aston Martin Residences, Five Park Miami Beach, The Perigon Miami Beach, Rosewood Residences Miami Beach at The Raleigh, Vita at Grove Isle and Villa Miami have quickly become shorthand for a particular level of craftsmanship and lifestyle.
For buyers, however, the proliferation of marquee names can make it harder rather than easier to compare opportunities. Understanding how these new penthouses differ in terms of design language, services, privacy, marina or beach access and long term value is essential. This guide from MILLION Luxury focuses on Miami's primary ultra-luxury enclaves and the projects defining each, while outlining a pragmatic framework for evaluating which penthouse truly aligns with your life.
If you are beginning to survey the market and want a curated overview of current inventory and upcoming releases, the advisory team at MILLION Luxury can assemble a confidential shortlist tailored to your preferred neighborhoods, brands and architectural sensibilities.
Downtown and Brickell: supertall sky mansions
Miami's urban core, encompassing Downtown Miami and Brickell, has evolved into a bona fide global financial district with a skyline of glass towers, yacht filled waterways and a restaurant scene that rivals any major city. For many buyers, this is where the concept of a modern Miami penthouse is most fully expressed.
Waldorf Astoria Miami rises as the city's first supertall tower, an instantly recognizable stack of glass cubes that will climb to over 1,000 feet. The penthouses in Waldorf Astoria Miami occupy the uppermost cube, effectively forming a limited collection of cloud level residences with uninterrupted 360 degree views over Biscayne Bay, the Atlantic and the glittering city grid. Full floor layouts, soaring ceilings and expansive terraces that can accommodate private plunge pools set the stage. What truly differentiates these homes, however, is the ability for buyers to collaborate directly with the architects and designers to create customized interior schemes, an unusually flexible approach in high rise development.
Just to the south, St. Regis Residences Brickell brings one of hospitality's most storied names to Miami's financial heart. St. Regis Residences Brickell is anchored by twin bayfront towers that introduce the brand's signature butler service and formal yet contemporary aesthetic to a purely residential setting. Penthouses here are oriented to maximize sweeping bay and skyline views, with thoughtfully planned flow through layouts that open entire living areas to deep outdoor terraces. Within the building, residents enjoy an extensive suite of amenities, from a residents only cognac room and wine vault to spa facilities and lushly landscaped pool decks. For buyers who value the reassurance of a global brand and a calibrated, almost hotel like service culture, St. Regis Residences Brickell is an obvious benchmark.
For those drawn to cutting edge technology and sustainability, 1428 Brickell stands out as a solar powered residential tower with a striking sculptural silhouette. The crown of 1428 Brickell is devoted to a two story penthouse of extraordinary scale, with interior volumes that feel more like a freestanding villa than a conventional apartment. Ceiling heights that approach 26 feet, multiple living and entertaining spaces, a showpiece staircase and a curated material palette of rare marbles and richly grained wood all underscore the project's ambition to set a new global standard. Here, architecture and engineering are as much part of the story as views and services.
A short distance away, Baccarat Residences Brickell brings the storied French crystal house into the realm of branded residences. Baccarat Residences Brickell is sited where the Miami River meets the bay, and its penthouses occupy the uppermost floors, with only a handful of residences beginning around the seventieth floor. These sky homes benefit from the tower's low density floor plates, offering flow through layouts with both sunrise and sunset exposures. Large rooftop terraces with private pools and summer kitchens allow residents to entertain at scale while enjoying cinematic vistas of the river, bay and city lights.
Finally, Aston Martin Residences has already become a landmark on the waterfront at the mouth of the Miami River. The sail shaped tower is the tallest all residential building in the region and expresses the automotive brand's sleek British design language in architectural form. The crown is reserved for a dramatic tri level penthouse in Aston Martin Residences, pairing expansive double height living spaces with a private rooftop pool deck. Throughout the building, details such as sculptural staircases, bespoke door hardware and automotive inspired finishes reinforce the connection between engineering and lifestyle. For buyers who collect both high performance cars and trophy real estate, this fusion is particularly compelling.
Taken together, these Downtown and Brickell projects illustrate the breadth of what Miami now offers at the very top of the market, from heritage hospitality brands with an emphasis on service to avant garde sustainable towers and design driven collaborations with luxury manufacturers.
Oceanfront statements in Miami Beach
Across Biscayne Bay, Miami Beach remains the quintessential expression of the city's coastal lifestyle. Here, however, true ultra-luxury penthouses are far scarcer than the postcard images might suggest. Zoning constraints, finite shoreline and the complexity of assembling large oceanfront sites mean that every new project is, by definition, rare.
Five Park Miami Beach is the newest gateway tower at the southern tip of the island. Rising at the entrance to South of Fifth, Five Park Miami Beach is a gracefully curved high rise that frames long range vistas over the Atlantic, Government Cut, Biscayne Bay and the Downtown Miami skyline. Its penthouses, set high above the beach, offer generous interior volumes wrapped in deep, sculptural terraces that are effectively outdoor living rooms. The building's signature "sky park" weaves greenery and recreational spaces through the podium and up into the tower, creating a vertical landscape that softens the architecture and provides residents with a series of semi private outdoor rooms beyond their own terraces.
Further north in Mid Beach, The Perigon Miami Beach is one of the most architecturally distinctive new developments on the sand. Designed by the renowned firm OMA, The Perigon Miami Beach appears as a series of shifting, diamond like volumes, a strategy that ensures every residence enjoys multiple exposures and a sense of individuality. The penthouses crown this sculptural composition, with flagship offerings such as the multi level west penthouse combining double height great rooms, expansive glazing and vast wraparound terraces. Here, interior design plays an equal role, with richly layered natural materials chosen to evoke the tactile sophistication of superyachts and intimate boutique hotels rather than conventional condominiums.
Perhaps the most talked about redevelopment on Miami Beach is the rebirth of The Raleigh under the banner of Rosewood Residences Miami Beach. The historic art deco hotel and its famed pool are being meticulously restored, while an elegant new residential tower, Rosewood Residences Miami Beach, rises discreetly behind. Penthouses in this project are conceived as house scaled residences in the sky, with four to seven bedroom layouts, substantial private outdoor space and, at the very top, a full floor penthouse with an additional private rooftop level. With a proposed price in the nine figure range, this residence is positioned as one of the most valuable condominiums ever offered in Miami, combining the romance of a storied landmark with contemporary craftsmanship and the service culture of Rosewood.
For buyers focused on Miami Beach, these projects illustrate key decision points: scale and density, the balance between heritage and new build architecture, and the extent to which hotel style services are integrated into daily life. Each offers direct engagement with the ocean, yet each does so with a distinct sensibility.
Boutique bayfront penthouses in Coconut Grove and Edgewater
Not every ultra-luxury penthouse buyer is drawn to the energy of Brickell or the glamour of Miami Beach. For those who prioritize intimacy, greenery and a more residential feeling, Coconut Grove and Edgewater provide compelling alternatives within Miami.
Vita at Grove Isle is perhaps the purest expression of this quieter luxury. Set on a private island just off Coconut Grove, Vita at Grove Isle is a boutique condominium with only a limited number of residences, all wrapped by water and lush landscaping. The penthouses are configured as multi level homes with 12 foot plus ceiling heights, expansive bay facing glass and deep terraces that read more like verandas than balconies. Private rooftop decks with pools and summer kitchens allow owners to host al fresco dinners or relax in complete privacy while enjoying panoramic views of Coconut Grove's tree canopy and the shimmering bay beyond. Shoreline amenities, including a marina and curated wellness facilities, complete the sense of a self contained, low key yet exquisitely finished enclave.
In Edgewater, Villa Miami offers a different but equally tailored proposition. Rising along the bay just north of Downtown, Villa Miami is conceived as an ultra exclusive tower with only a small number of residences, each benefitting from close collaboration between accomplished developers, leading architects and a celebrated culinary group. The triplex penthouse at Villa Miami, often referred to as a true villa in the sky, spans multiple levels with extensive interior square footage and generous terraces on each floor. A private rooftop pool, spa and multiple entertaining areas reflect the project's emphasis on hospitality and hosting, while curated finishes, bespoke millwork and art friendly lighting make the residence feel as much like a gallery as a home.
For buyers who appreciate water views but prefer to stay slightly removed from the busiest corridors, Coconut Grove and Edgewater deliver a sense of ease and centrality in equal measure. Yacht clubs, parks and top ranked schools cluster around Coconut Grove, while Edgewater provides near instant access to the Design District, Wynwood and the cultural institutions of Downtown Miami.
How discerning buyers should evaluate Miami penthouses
With so many brands and striking designs on offer across Miami, the most strategic approach is to start with lifestyle and then evaluate specific penthouses through a disciplined framework rather than falling in love with renderings alone.
The first consideration is pre construction versus newly delivered inventory. Many of the headline projects in Miami are selling penthouses years before completion, which allows early buyers to secure the best vertical positions and, in some cases, make bespoke layout or finish changes. The trade off is that capital is committed in stages over several years, and timelines can extend. Newly delivered towers, by contrast, provide immediate occupancy and the ability to physically experience views, elevator wait times, acoustics and amenity programming before committing. In the current cycle, certain developments such as Aston Martin Residences already have a track record of occupancy and building operations that can be evaluated directly.
Developer and design team pedigree should be evaluated with the same rigor as the floor plan. Brands like Waldorf Astoria Miami, St. Regis Residences Brickell or Rosewood Residences Miami Beach come with expectations around construction quality, detailing and long term maintenance. Local development groups with a history of delivering trophy projects in Miami tend to have deep relationships with contractors and consultants, which can translate into smoother execution. Architectural and interior design houses also signal a project's character, whether that is the expressive forms of OMA at The Perigon Miami Beach or the modernist precision of teams working on 1428 Brickell.
Services and amenities are another key axis. Branded hotel style residences often provide a comprehensive suite of offerings, including concierge, valet, in residence dining, spa access, house cars and sometimes even memberships or reciprocal privileges abroad. Boutique projects like Vita at Grove Isle and Villa Miami tend to curate a shorter but highly considered list of amenities, paired with low density usage and a high degree of personalization. Buyers should look closely at staffing levels, concierge protocols and the way in which privacy is engineered, from separate staff entrances to elevator zoning.
Privacy and security go beyond simple access control. At the penthouse level, it is worth confirming whether there are any shared mechanical spaces above, how many units share elevator lobbies and what the guest arrival sequence feels like in practice. Buildings that limit the number of residences per floor, or that reserve dedicated parking, storage and amenity areas for penthouse owners, will generally feel more exclusive.
Location and view corridors remain central to value. Brickell and Downtown Miami offer walkability to offices, dining and cultural venues that appeal to buyers who spend significant time in the city and want an urban lifestyle. Miami Beach, Coconut Grove and Edgewater each bring unique waterfront experiences, from direct sand access to yacht harbors and bay boardwalks. Buyers should consider not only current views but also potential future development on adjacent parcels that could alter sightlines.
Finally, rarity and long term value should be assessed holistically. A one of a kind penthouse in a globally recognized tower, such as the supertall silhouette of Waldorf Astoria Miami or the historic cachet of The Raleigh, will likely remain a reference point in the market long after initial sales. Similarly, innovative concepts in 1428 Brickell, Baccarat Residences Brickell, Aston Martin Residences, Five Park Miami Beach, The Perigon Miami Beach, Vita at Grove Isle and Villa Miami position these developments as future classics in their respective submarkets. For many buyers, the objective is not short term speculation but owning a sky estate that will remain relevant, functional and desirable for decades.
For a confidential assessment of how these developments align with your goals, and to identify off market or quietly marketed penthouse opportunities across Miami, Brickell, Miami Beach, Coconut Grove and Edgewater, connect with the specialist advisors at MILLION Luxury.
FAQs
What price range typically defines an ultra-luxury penthouse in Miami?
In Miami, the ultra-luxury penthouse segment generally begins around 10 million dollars and can extend well beyond 50 million dollars, with rare oceanfront or supertall crowns, such as certain residences in Rosewood Residences Miami Beach or Waldorf Astoria Miami, targeting even higher price points depending on scale, views and brand.
How early should I commit if I want a top penthouse in a new development?
For the most sought after projects, penthouses often reserve or sell during the earliest phases of pre construction. Securing a first choice residence in towers such as St. Regis Residences Brickell, 1428 Brickell or Five Park Miami Beach typically means engaging as soon as detailed floor plans, deposit structures and initial pricing are released.
Is a branded residence always better than a boutique, non branded building?
Not necessarily. Branded projects like Aston Martin Residences, Baccarat Residences Brickell or Rosewood Residences Miami Beach generally offer highly structured services and global recognition, which many buyers value. Boutique buildings such as Vita at Grove Isle or Villa Miami provide greater intimacy, fewer neighbors and a more residential ambiance. The best choice depends on how you live and entertain.
How important are amenities compared with the interior of the penthouse itself?
For primary and long stay residences, amenities become an extension of daily life, from spa rituals to private dining and children's spaces. In exceptional towers like The Perigon Miami Beach, St. Regis Residences Brickell or Villa Miami, the amenity program is integral to the lifestyle. That said, the penthouse's layout, ceiling heights, natural light and terrace design should always remain the core of the decision.
Which neighborhoods should I prioritize if I want both strong lifestyle appeal and long term value?
Brickell and Downtown Miami provide strong connectivity and an increasingly global business ecosystem, while Miami Beach, Coconut Grove and Edgewater deliver waterfront living with distinct personalities. Focusing on best in class developments in these areas, such as Waldorf Astoria Miami, St. Regis Residences Brickell, Five Park Miami Beach, The Perigon Miami Beach, Vita at Grove Isle and Villa Miami, is a prudent strategy for combining lifestyle enjoyment with long term value preservation.
Million Luxury
Million Luxury
Welcome to MILLION, an exclusive luxury real estate boutique nestled in the heart of South Florida’s most desirable locations. Specializing in high-end properties, we provide a sanctuary for discerning clients including top Fortune 500 executives, affluent families, celebrities, and professional athletes from across the globe. At MILLION, we understand the unique demands of our elite clientele and offer a seamless blend of confidentiality and personalized attention. Our commitment to privacy is unwavering; we ensure that every transaction and interaction is handled with the utmost discretion and according to stringent confidentiality protocols. Our concierge service embodies the pinnacle of white-glove care, offering tailored assistance that transcends traditional real estate support.
