2430 NE 184th Terrace North Miami Beach, FL 33160
18401 Collins Avenue · Sunny Isles Beach
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01Bentley Residences
Whichever of its three published heights is used, Bentley Residences already ranks first in CTBUH's list for Sunny Isles Beach, counted as a building under construction. In late July 2026, press reports put its concrete structure at about 13 stories; the developer's target for completion is 2028.
The condominium tower rises at 18401 Collins Avenue, on the ocean side of Sunny Isles Beach. Dezer Development is building it, Sieger Suarez Architects designed it with designers from Bentley Motors, and Coastal Construction is the contractor. It appears on the city's approved-developments list (map PZ059D, dated 9 March 2026). No residence here has a recorded sale yet, because the parcel is vacant on the state's 2026 tax roll.
§ 02Bentley Residences
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§ 03Bentley Residences
The neighbors span seven decades of the coast. To the north stands Turnberry Ocean Club Residences (18501 Collins Avenue), completed in 2020 and 2021. To the south, past a small vacant parcel, is the Sahara Beach Club Condo (18335 Collins Avenue), a motel condominium from 1953. The architect gives the Bentley site 2.36 acres.
The tower lies in the City of Sunny Isles Beach, Miami-Dade County, a separate city from Miami and Miami Beach; the city's own operating rate for 2025 was 1.7000 mills. Views from the finished residences cannot be documented until the building is complete.
§ 04Bentley Residences
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Sieger Suarez Architects designed the tower and is architect of record. Two designers from Bentley Motors worked with them: Brett Boydell, its Head of Design Collaborations, and Chris Cooke. Press reports describe a diamond-patterned façade. CHM Structural Engineers is the structural engineer, and Power Design is responsible for the mechanical, electrical and plumbing systems.
The height depends on whose figure is read. The architect's sheet, dated to the 2019 design, gives 741.5 ft (226 m), 62 floors and 216 units on 2.36 acres (0.96 ha); CTBUH gives 745 ft (227.1 m) and 60 floors, and press reports 716 ft. This page uses the architect's figure, though the ranking holds on all three. No source consulted names an interior designer or a landscape architect. For the coast's other architects, see Architecture of the coast.
§ 05Bentley Residences
Press reports and the architect's sheet give 216 condominium units of three to five bedrooms. The developer states that residences include garages for three or four cars, reached by the developer's patented vehicle elevator. Floor plans, interiors and finishes were not found in a public source, and this page shows no renderings.
Until the building is complete, every description of the residences is the developer's statement rather than a record. The county will record living areas only after completion.
§ 06Bentley Residences
No residence at 18401 Collins Avenue has a recorded sale: the parcel is vacant on the state's 2026 roll, and this page publishes no developer prices. The nearest public benchmark stands next door. On the 2026 roll, Turnberry Ocean Club recorded 15 arm's-length sales (sales between unrelated parties on market terms) at $5 million or more, with a median of $5.6 million.
No Sunny Isles Beach condominium address recorded more, and only The Estates at Acqualina South Tower recorded as many. Across the city, 13 condominium addresses recorded at least one such sale, and 18 hold at least one residence valued at $5 million or more. Once the tower is complete, this page stays at the same address and adds its recorded sales.
§ 07
A purchase from the developer is made before the building exists, on the developer's documents. Florida Statute 718.503 governs what the developer must disclose before the sale, and a buyer from the developer may cancel within 15 days; on a resale the period is 7 days.
Deposits are protected by Florida Statute 718.202. If the building is not yet substantially complete when the contract is signed, the developer must place the first 10% of the price in escrow: money held by an independent escrow agent until closing. The agent may be a bank, a savings association, a Florida attorney, a licensed broker, a title insurer or a lender with a net worth over $5 million. The deposit leaves escrow before closing only as a refund to the buyer on a proper cancellation, or as a release to the developer if the buyer defaults.
Payments above 10% go into a separate escrow. The developer may spend them on construction only if the contract says so in a bold legend on its first page, above the buyer's signature, and then only on actual construction costs, never on marketing or sales commissions. A contract that breaks these rules is voidable: the buyer may cancel it and recover the deposits with interest. Until the building receives its certificate of occupancy, the delivery dates, finishes and plans a developer quotes remain its own statements.
§ 08Bentley Residences
Property tax. The combined property-tax rate in Sunny Isles Beach for 2025 was 16.7227 mills: $16.72 for every $1,000 of taxable value, or about 1.67% a year. A residence assessed at $5 million that is not the owner's Florida homestead would pay about $83,600 a year. After a purchase, the assessment resets to full market value on the next 1 January. The county appraiser's estimate of market value, the just value, can differ from the price paid; no residence here is yet on the 2026 roll, where the parcel is recorded as vacant.
Assessment caps. For a residence that is not the owner's Florida homestead, the assessed value used for non-school taxes may rise by no more than 10% a year. Amendment 3, which Florida voters approved on 3 November 2026, lowers that cap to 5% from the 2027 roll; the state had not yet certified the result on 9 November 2026. The homestead exemption itself is open only to an owner who makes the home a permanent Florida residence in good faith, a test a person in the United States on a temporary visa cannot meet.
Association fees. No association exists yet, so no budget has been adopted and the fees are not known. Before signing, ask the developer what its disclosure documents set for fees, reserves and insurance. Ask too about special assessments: extra payments the association votes for a specific purpose.
At purchase. Florida's documentary stamp tax on the deed is $0.60 for every $100 of the price in Miami-Dade County, about $30,000 on a $5 million price; the purchase contract decides which party pays it. Miami-Dade's additional surtax of $0.45 per $100 does not apply, because state law counts a condominium unit as a single-family residence, which is exempt. A mortgage adds documentary stamp tax of $0.35 per $100 of the loan and an intangible tax, a state tax on the loan itself, of $2 per $1,000.
§ 09Bentley Residences
After the 2021 collapse in Surfside, Florida requires two checks of every condominium building three or more habitable stories high.
Status here. No condominium is registered with the state's Department of Business and Professional Regulation (DBPR) at 18401 Collins Avenue (registry extract of 9 November 2026), so no association exists that could have filed a SIRS. The two SIRS databases could not be queried directly for this page; the registry check stands in for them.
What a resale buyer is entitled to. On a resale the seller must give the buyer, at the seller's cost, the declaration of condominium, the articles, bylaws and rules, the annual financial statement and budget, and the association's question-and-answer sheet and governance form. The package also carries the most recent structural integrity reserve study, or a statement that none was done, and the summary of the milestone inspection report where one applies. If the developer handed control to the owners after 1 July 2023, the turnover inspection report is included too.
The buyer may cancel within 7 days of receiving the documents, weekends and legal holidays not counted. That right falls away if the contract records receipt more than 7 days before signing, and it ends at closing. A buyer who purchases from the developer has 15 days instead.
§ 10Bentley Residences
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The revised flood maps of 2027 take the center of this parcel out of the 1% flood area. On the current maps, in force since 11 September 2009, the tower has no mapped footprint yet, so the reading is taken at the parcel's center. There it falls in Zone AE, the area with a 1% chance of flooding in any year, where a mortgage lender usually requires flood insurance. The base flood elevation is 9 feet (2.7 m).
Toward the beach the parcel stays in Zone AE, at 11 feet (3.4 m), and then enters Zone VE, at 13 feet (4.0 m), where storm waves strike and building rules are strictest. A base flood elevation is the height water is expected to reach in a 1%-a-year flood, measured from the map's reference level (NGVD29 on the current maps), never a depth of water above the ground.
The revised maps, effective 19 February 2027, move the parcel's center into Zone X (shaded), with a 0.2% annual chance of flooding, and keep the beach side in Zone VE. The revised VE zone has a base flood elevation of 10 feet, measured from a newer reference level (NAVD88), so the two elevations do not compare directly. It begins about 50 meters east of the parcel's center, against about 100 meters today, some 50 meters closer. These are readings of FEMA's National Flood Hazard Layer, not official flood-zone determinations.
Like all of Sunny Isles Beach and Golden Beach, the address sits in Miami-Dade Storm Surge Planning Zone B, where storm surge, the sea water a hurricane pushes ashore, is a risk from Category 2 storms upward. The county orders evacuations by each storm's track and projected surge, not by category alone.
Flood insurance. The National Flood Insurance Program (NFIP) covers up to $250,000 for a residential building and $100,000 for contents. A condominium association's building policy can reach $250,000 multiplied by the number of units, or $54 million if the 216 units reported are recorded as one condominium. At these values, cover above the NFIP limits is bought privately.
Windstorm insurance. Citizens, Florida's state-backed insurer of last resort, may not write a unit owner's policy where the unit's combined dwelling and contents replacement cost is $700,000 or more. The threshold rises to $1 million in counties where the state insurance regulator finds too little competition. What counts is the cost of rebuilding and refitting the unit, not the price paid; the association's policy for the building is a separate matter. An insurance agent can say whether a given unit qualifies.
§ 11Bentley Residences
Three rules weigh most for a buyer from abroad, and each carries conditions. When the seller is a foreign person, the buyer generally must withhold 15% of the price and pay it to the IRS, under the federal rule known as FIRPTA. A nonresident who is not a US citizen and holds US real estate directly is exposed to US estate tax. The third rule is Florida's own.
Florida's foreign-ownership law of 2023 covers people domiciled in China, Russia, Iran, North Korea, Cuba, Syria or under the Venezuelan regime of Nicolás Maduro who are not US citizens or green-card holders. It limits their purchases near military and critical-infrastructure sites and, for those domiciled in China, anywhere in Florida, with one narrow exception for a single home.
On this coast that exception is the only way in. The law counts a facility only where it is fenced, barred or guarded, and two that meet the test lie within 10 miles of every address. Fort Lauderdale-Hollywood International Airport is secured under the federal airport security program and Port Everglades under federal port security rules; both are about 6 to 10 miles away.
Two more facilities of the kinds the law lists are nearby: the Miami-Dade North District wastewater treatment plant, about 1 to 4 miles away, and North Perry airport, about 6 to 10. The nearest military installation, at Dania Beach, is about 8 to 12 miles away, beyond the 5 miles the exception requires.
A covered person may therefore buy here only one residential property of up to 2 acres, in their own name, with a current US visa not limited to tourism or with official asylum documentation. The purchase must be registered with the Florida Department of Commerce within 30 days. Companies and other entities covered by the law may not buy here. Each rule is set out in full in the guide to buying from abroad; this is general information, not legal or tax advice.
Rentals of six months or less need, among other requirements, a city short-term rental license for each unit and either the association's written consent or a copy of its bylaws; the condominium's documents may restrict rentals further. The same documents will decide whether the association must approve a buyer, whether a company may hold title and what minimum lease term applies. They are not yet recorded.
Bentley Residences
The developer's target is 2028; CTBUH lists 2027. Press reports put the concrete structure at about 13 stories in late July 2026. A target date remains the developer's statement until a certificate of occupancy is issued.
The architect gives 741.5 ft (226 m) and 62 floors, CTBUH 745 ft (227.1 m) and 60 floors, and press reports 716 ft. On any of these figures it is the tallest building in CTBUH's Sunny Isles Beach list, as a tower under construction.
No residence here has a recorded sale, and this page publishes no developer prices. Next door, Turnberry Ocean Club recorded 15 arm's-length sales at $5 million or more on the 2026 roll, with a median of $5.6 million and about $20,600 per m² ($1,913 per sq ft).
Dezer Development is the developer and Coastal Construction the contractor. Sieger Suarez Architects designed the tower with the Bentley Motors designers Brett Boydell and Chris Cooke.
Press reports and the architect give 216 units of three to five bedrooms. The developer states that residences include garages for three or four cars, reached by a vehicle elevator. Floor plans and the interior designer were not found in a public source.
None is described in the sources consulted, which give residences of three to five bedrooms.
18401 Collins Ave, Sunny Isles Beach, FL 33160, in Miami-Dade County, inside the City of Sunny Isles Beach rather than Miami or Miami Beach.
No association or budget exists yet. The developer must deliver the projected budget with its offering documents, and a buyer may cancel within 15 days of receiving them.
The rules will sit in the declaration of condominium, which is not yet public. Assistance animals must be allowed in every case.
The declaration will set any limits; the city requires a short-term rental license for each unit rented for six months or less.
This page is not a review and quotes no testimonials. What an adviser can check is the public record cited below: the city's approved-developments map, the DBPR registry, the tax roll and the FEMA maps.
Viewings at Bentley Residences are arranged through a licensed real estate broker. From abroad, the first visit can be a video walk-through.
With no association yet, there are no budgets or SIRS to read before a viewing; the developer's disclosure documents under Florida Statute 718.503, with their rules on leasing and pets, come first. Pet rules always allow assistance animals as the law requires.
Andrey Rossin, licensed Florida real estate broker, CASHFLOWINMIAMI REALTY LLC, broker license BK3069599 · 2430 NE 184th Terrace, North Miami Beach, FL 33160 · +1 (786) 942-0502 · 247deal@gmail.com
Florida Department of Revenue, 2026 final tax roll for Miami-Dade, file dated 16 October 2026 (sales, values, living areas, homestead), including a query of every condominium address in Sunny Isles Beach. DBPR condominium registry and SIRS databases (as of 9 November 2026). FEMA National Flood Hazard Layer, panel 12086C0153L, and FEMA's pending layer for the revised maps, panel 12086C0153M (study case 15-04-4157S). Miami-Dade County storm surge planning zones (county GIS layer, 2023 update) and the City of Sunny Isles Beach hurricane page. Florida Statutes 553.899, 718.112, 718.202, 718.503, 692.201–692.205, 193.1554, 196.031, 201.02, 201.031 and 627.351. Miami-Dade Property Appraiser millage table. Internal Revenue Code, 26 U.S.C. 1445 (FIRPTA), 2001, 2102 and 2104 (estate tax); 44 CFR 61.6. City of Sunny Isles Beach short-term rental rules and Building Safety page. City of Sunny Isles Beach approved-developments map PZ059D (9 March 2026). CTBUH Skyscraper Center; Sieger Suarez Architects' project sheet; press reports on construction. Developer statements are marked as such. Photos of Bentley Residences on this page carry their author and license; no developer logo is reproduced. Full source list with dates: Method and sources; corrections: corrections log.
Collins Avenue
Photo: Kev Cook (Infinity & Beyond Photography), CC BY 4.0, via Flickr — cropped and edited (restored with AI) · Licence
15701 Collins Ave
The Ritz-Carlton Residences, Sunny Isles Beach, 15701 Collins Ave: 18 recorded sales in 2025–26, median $4.475 million; five at $5 million or more.
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
16901 Collins Ave
Jade Signature condominium by Herzog & de Meuron, 16901 Collins Ave: 19 recorded sales in 2025–26, median $4.25 million, six at $5 million or more.
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
17141 Collins Ave
Muse condo by Carlos Ott, 17141 Collins Ave: 7 recorded sales in 2025–26, median $4.8 million, and a lower flood zone from 2027. Costs and filings, sourced.
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
17475 Collins Ave
Chateau Beach Residences, 17475 Collins Ave: 81 residences by Kobi Karp; 10 recorded sales in 2025–26, median $3.975 million, a reserve study on file.
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
17749 Collins Ave
The Mansions at Acqualina, 17749 Collins Ave: 7 recorded sales since February 2025, all above $5 million, median $7.0 million, and a new flood zone in 2027.
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Wikimedia Commons — cropped and edited (restored with AI) · Licence
17875 Collins Ave
Acqualina Resort & Residences, 17875 Collins Ave: a hotel and residences in one condominium. 19 recorded sales since February 2025, median $3.4 million.
Photo: Avi Werde on Unsplash — cropped and edited (restored with AI) · Licence
17901 Collins Ave
The Estates at Acqualina south tower, 17901 Collins Ave, recorded as 777 Via Acqualina: 15 recorded sales above $5 million, median $10.2 million.
Photo: still from drone video by The Nomad With The Drone, CC BY 3.0, via Wikimedia Commons (frame extracted and — cropped and edited (restored with AI) · Licence
17975 Collins Ave
The Estates at Acqualina north tower, 17975 Collins Ave, recorded as 888 Via Acqualina: all 8 recorded sales above $5 million, median $9.9 million.
Photo: Avi Werde via Unsplash — cropped and edited (restored with AI) · Licence
18201 Collins Ave
Trump Royale, 18201 Collins Ave, in the Trump Grande complex: 26 recorded sales in 2025–26, median $1.39 million; one at $5 million or more. Sourced.
Photo: Kev Cook (Infinity & Beyond Photography), CC BY 4.0, via Flickr — cropped and edited (restored with AI) · Licence
18501 Collins Ave
Turnberry Ocean Club Residences, 18501 Collins Ave: 15 recorded sales at $5 million or more since January 2025, median $5.6 million. Costs and filings.
Photo: Kev Cook (Infinity & Beyond Photography), CC BY 4.0, via Flickr — cropped and edited (restored with AI) · Licence
18555 Collins Ave
Porsche Design Tower, 18555 Collins Ave: 12 recorded sales since January 2025, median $4.1 million. The car elevator, costs, filings and 2027 flood maps.
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
18975 Collins Ave
Residences by Armani/Casa, 18975 Collins Ave: 308 residences by Pelli Clarke Pelli; 19 recorded sales in 2025–26, median $3.7 million. Costs and filings.
Next tower
Turnberry Ocean Club Residences
Photo: Kev Cook (Infinity & Beyond Photography), CC BY 4.0, via Flickr — cropped and edited (restored with AI) · Licence
