2430 NE 184th Terrace North Miami Beach, FL 33160
18801 Collins Avenue · Sunny Isles Beach
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01The St. Regis Residences, Sunny Isles Beach
The west face of The St. Regis Residences, Sunny Isles Beach, is to be clad in 53,372 sq ft (4,958 m²) of photovoltaic glass, which Arquitectonica, the architect, expects to produce about 530,000 kWh a year. The project is two condominium towers of 62 stories on 4.7 acres at 18801 Collins Avenue, on the ocean side of the road, with about 435 ft (133 m) of ocean frontage.
Fortune International Group and Chateau Group are the developers; the city's approved-developments list records the project as St. Regis Residences, formerly La Playa Varadero. The south tower's foundation was completed in summer 2026 and vertical construction is under way, while the north tower is planned. The developers' targets are 2028 for the first phase and 2029 for the second. No residence here has a recorded sale yet.
§ 02The St. Regis Residences, Sunny Isles Beach
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§ 03The St. Regis Residences, Sunny Isles Beach
The site joins two roll parcels: 18801 Collins Avenue, recorded as vacant, and 18805 Collins Avenue, with a building from 2022. To the south is M Resort Residences Condo (18683 Collins Avenue), completed in 2005; to the north, Ocean Three (18911 Collins Avenue), completed in 2003. The developers' sales center is at 18590 Collins Avenue, which also appears on the city's list.
The site 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 before the buildings are complete.
§ 04The St. Regis Residences, Sunny Isles Beach
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Arquitectonica designed the project and serves as architect of record. Its project page gives two 62-story towers, each rising 750 ft (229 m), with 336 residences, two restaurants and 70,000 sq ft (6,500 m²) of amenities. The photovoltaic glass sits on the west façade, the side that faces the afternoon sun, rather than the ocean front.
Patricia Anastassiadis of São Paulo designs the interiors, EDSA the landscape, and Coastal Construction is the contractor. The developers are the same pair as at The Ritz-Carlton Residences, Sunny Isles Beach. Press reports give 320 residences against the architect's 336, and this page gives both. For the coast's other architects, see Architecture of the coast.
§ 05The St. Regis Residences, Sunny Isles Beach
Press reports give 170 residences in the south tower and 150 planned in the north. Floor plans and residence sizes were not found in a public source, and this page shows no renderings. The architect gives 70,000 sq ft of amenities and two restaurants; no gym and no fuller amenity list were found in a public source.
The building's name is used here only to identify it; this page does not describe any hotel brand's services. Until the towers are complete, every description of the residences is the developers' statement, not a record.
§ 06The St. Regis Residences, Sunny Isles Beach
No residence at this address has a recorded sale, and this page publishes no developer prices. The completed towers of the coast set the context. An arm's-length sale is one between unrelated parties on market terms. On the 2026 roll the highest count of such sales at $5 million or more at a single Sunny Isles Beach condominium address was 15, reached by both The Estates at Acqualina South Tower and Turnberry Ocean Club.
In all, 13 condominium addresses in the city recorded at least one such sale, and 18 have at least one residence valued at $5 million or more. Once the towers are complete, this page stays at the same address and adds their 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.
§ 08The St. Regis Residences, Sunny Isles Beach
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.
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 developers what their 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.
§ 09The St. Regis Residences, Sunny Isles Beach
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 18801 or 18805 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.
§ 10The St. Regis Residences, Sunny Isles Beach
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The center of the south parcel stays outside the 1% flood area on both FEMA maps. No tower footprint is mapped yet, so the readings are taken at that point. On the current maps, in force since 11 September 2009, it lies in Zone X (unshaded), where flood risk is minimal. Toward the beach the parcel enters Zone VE, where storm waves strike and building rules are strictest, with base flood elevations of 12 to 15 feet.
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 to Zone X (shaded), with a 0.2% annual chance of flooding. The beach side stays in Zone VE, at 12 feet measured from a newer reference level (NAVD88), so the two elevations do not compare directly. Between them the revised maps draw Zone AO, an area of shallow flooding where the figure is the expected depth of water: 3 feet (0.9 m) here. The VE zone begins about 50 meters east of the parcel's center, against about 60 meters today, some 10 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; here the total depends on how many units are finally recorded. 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.
§ 11The St. Regis Residences, Sunny Isles Beach
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.
The St. Regis Residences, Sunny Isles Beach
The developers' targets are 2028 for the first phase and 2029 for the second. The south tower's foundation was completed in summer 2026, and the north tower is planned. A target date remains the developers' statement until a certificate of occupancy is issued.
No residence here has a recorded sale, and this page publishes no developer prices. The recorded sales of completed towers on this coast are on their own pages.
18801 Collins Avenue, Sunny Isles Beach, FL 33160, between M Resort and Ocean Three, in Miami-Dade County but not in the City of Miami. The city lists the sales gallery at 18590 Collins Avenue.
Arquitectonica designed the towers for Fortune International Group and Chateau Group, with interiors by Anastassiadis, landscape by EDSA and Coastal Construction as contractor.
Two towers of 62 stories, each about 750 ft (229 m), with 336 residences in the architect's count.
Press reports give $463 million from Madison Realty Capital in October 2026 and $113.75 million for the north tower from City National Bank of Florida in April 2026.
No. This page is an independent record kept by a licensed real estate broker; it is not affiliated with the developers or any brand, and it reproduces no logo or rendering.
The architect gives 70,000 sq ft of amenities and two restaurants. No gym and no full amenity list were found in a public source.
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 The St. Regis Residences, Sunny Isles Beach are arranged through a licensed real estate broker. From abroad, the first visit can be a video walk-through.
Before the visit, ask for the developers' disclosure documents under Florida Statute 718.503 and the rules on leasing and pets they set out; there is no association yet, and so no budget or SIRS. 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). Arquitectonica's project page; press reports on construction and financing. This page is not the developers' official site. Developer statements are marked as such. Photos of The St. Regis Residences, Sunny Isles Beach 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
Residences by Armani/Casa
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
