2430 NE 184th Terrace North Miami Beach, FL 33160
18501 Collins Avenue · Sunny Isles Beach
Photo: Kev Cook (Infinity & Beyond Photography), CC BY 4.0, via Flickr — cropped and edited (restored with AI) · Licence
01Turnberry Ocean Club Residences
Thirty floors up, Turnberry Ocean Club Residences carries two pools cantilevered from its three-story Sky Club, each 22 by 60 feet, about 300 feet above sea level by the architect's count. The tower stands on the ocean side of Collins Avenue at 18501, in the City of Sunny Isles Beach. Fontainebleau Development completed it in 2020; it rises to an architectural height of 649 feet and holds 154 condominium residences.
Its sales record is as distinctive. The state's 2026 tax roll records 15 arm's-length sales here between January 2025 and May 2026, each between unrelated parties on market terms, and all at $5 million or more. Among the city's condominium addresses, only the south tower of The Estates at Acqualina matched that count.
§ 02Turnberry Ocean Club Residences
Photo: Kev Cook (Infinity & Beyond Photography), CC BY 4.0, via Flickr — cropped and edited (restored with AI) · Licence
§ 03Turnberry Ocean Club Residences
To the north is Porsche Design Tower (18555 Collins Avenue). To the south Bentley Residences is under construction at 18401 Collins Avenue, and beyond it stand two low-rise buildings, Sahara Beach Club (18335 Collins Avenue) and 18325 Collins Avenue, and then Trump Royale (18201 Collins Avenue). The tower lies in the City of Sunny Isles Beach, a separate city in Miami-Dade County, whose own operating rate for 2025 was 1.7000 mills.
The developer describes flow-through plans, running from one face of the tower to the other, with direct ocean and Intracoastal views. It describes "sunrise terraces" with summer kitchens and states that the west terraces look directly over the Intracoastal. What a given residence sees from its floor is not documented in a public record.
§ 04Turnberry Ocean Club Residences
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The developer's team page says Carlos Zapata "uses glass like a jeweler uses diamonds". CTBUH credits the design to Carlos Zapata Studio, whose projects include Bitexco Financial Tower in Ho Chi Minh City and Soldier Field in Chicago. Swedroe Architecture, the firm of Robert M. Swedroe, lists itself as architect of record, responsible for the construction documents.
DeSimone Consulting Engineering was structural engineer and Steven Feller P.E. the mechanical, electrical and plumbing engineer; the developer credits the interiors to Janice Clausen of CCID and the landscape to Richard Hallick of EDSA. The structure is all-concrete. CTBUH counts 52 floors, while the marketing and the architects' pages say 54 stories.
The Sky Club occupies floors 30 to 32, and its two cantilevered pools measure 22 × 60 ft (6.7 × 18.3 m), according to the architect. Swedroe puts the club about 300 ft (91 m) above sea level; the developer gives 333 ft (about 101 m) for the pools. Swedroe also lists private direct-entry elevator lobbies and wrap-around balconies. In Golden Beach, Zapata worked with Altman Architects on an oceanfront house, with landscape by Raymond Jungles. The firms behind the rest of the skyline are on Architecture of the coast.
§ 05Turnberry Ocean Club Residences
The developer publishes four plan types, with indoor areas as follows:
01
Residence A:
three bedrooms, 3,110 sq ft (289 m²).
02
Residence B:
four bedrooms, 3,625 sq ft (337 m²).
03
Residence C:
four bedrooms, 6,225 sq ft (578 m²).
04
Tower Suite South:
six bedrooms, 10,750 sq ft (998.7 m²), or 19,365 sq ft (1,799 m²) with terraces.
The county records living areas of 2,589 to 9,635 sq ft (241 to 895 m²), with a median of 3,252 sq ft (302 m²). The county and the developer measure area under different rules, so the two sets of figures do not compare directly.
The developer gives ceilings of 10 to 12 ft (3.0 to 3.7 m) and a den or staff quarters in every residence; its Sky Villas and Tower Suites have living rooms 20 ft (6.1 m) high. Its shared facilities cover more than 70,000 sq ft (about 6,500 m²) on six levels, with a spa, a gym and private dining on the Sky Club levels and an infinity pool at lobby level. It also lists 31 ocean-view cabanas and enclosed, air-conditioned garages sold separately; whether any remain unsold is not known.
Service, in the developer's list, means round-the-clock valet and security staff and a multilingual concierge, with access to Turnberry golf, tennis and marina facilities and to Fontainebleau Aviation.
§ 06Turnberry Ocean Club Residences
The market has no single definition of a luxury home, so this site draws the line at a recorded sale of $5 million or more. The Department of Revenue codes every recorded deed in Florida as an arm's-length sale or not. The 2026 roll shows 22 deeds at this address dated 2025 or 2026; 15 of them are arm's-length sales, all at $5 million or more.
01
Median price:
$5.6 million.
02
Range:
$5.0 million to $7.7 million.
03
Price per square foot:
$1,769 to $2,368 of county-recorded living area (about $19,000 to $25,500 per m²), median $1,913 (about $20,600 per m²).
How these figures compare. No condominium address in Sunny Isles Beach recorded more such sales on the 2026 roll. The only one to match the count is 17901 Collins Avenue, the south tower of The Estates at Acqualina, at a median of $10.2 million. 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. Next door, Porsche Design Tower recorded 12 arm's-length sales, 2 of them at $5 million or more.
Price per square foot is taken as the median across all arm's-length sales in each building, not only those at $5 million or more:
| Building | Sales at $5M+ | Median of those sales | Price per m² (per sq ft) |
|---|---|---|---|
| Turnberry Ocean Club | 15 of 15 | $5.6M | about $20,600 ($1,913) |
| The Estates at Acqualina, South Tower | 15 of 15 | $10.2M | about $26,400 ($2,454) |
| Porsche Design Tower | 2 of 12 | $9.1M | about $13,100 ($1,214) |
How to read them. The count is a floor, not a full tally. The roll keeps only each residence's two most recent sales, and deeds closing long pre-construction contracts can fall outside the arm's-length code. Asking prices of Turnberry Ocean Club condos for sale are set by sellers and are not recorded prices. No unit numbers and no owners appear anywhere on this site.
Values for tax. The county appraiser's estimate of market value, called just value, runs from $3.75 million to $24.25 million here; it is an appraisal, not a price. The highest recorded sale is less than a third of the highest just value, so the record describes the standard plans, not the largest homes. Thirty-nine residences (25.3%) carry a homestead exemption, a floor for the share of homes their owners live in.
§ 07Turnberry Ocean Club Residences
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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 appraiser's just value can differ from the price paid; for this building the median just value on the 2026 roll is $5.03 million.
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. The association's budget is not in the public sources used for this page. Before an offer, ask the seller for the last two budgets, the reserve schedule and the building's insurance policies. 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 $33,600 at this building's median of $5.6 million; 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.
§ 08Turnberry Ocean Club Residences
After the 2021 collapse in Surfside, Florida requires two checks of every condominium building three or more habitable stories high.
Status here. The association is listed in both SIRS databases of the state's Department of Business and Professional Regulation (DBPR), before and after July 2025. A listing shows that a study was reported, not what it found. No building-by-building milestone list was found on the City of Sunny Isles Beach Building Safety page.
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.
§ 09Turnberry Ocean Club Residences
On both FEMA maps the tower stands in Zone X (unshaded), outside the 1% flood area, where flood risk is minimal. Between it and the sea lies only Zone VE, where storm waves strike and building rules are strictest.
On the current maps, in force since 11 September 2009, that VE zone carries a base flood elevation of 10 feet (3.0 m). The figure is the height water is expected to reach in a flood with a 1% chance in any year, measured from the map's reference level, here NGVD29. It is never a depth of water above the ground.
The revised maps, effective 19 February 2027, keep the building in Zone X (unshaded) and the beach side of the parcel in Zone VE, still at 10 feet but now measured from a newer reference level (NAVD88). The VE zone begins about 40 meters east of the building's map point, against about 80 meters today. 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 $38.5 million for the 154 units in the recorded 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.
§ 10Turnberry Ocean Club Residences
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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 decide whether the association must approve a buyer, whether a company may hold title and what minimum lease term applies. They were not found in public sources.
Turnberry Ocean Club Residences
On the state's 2026 roll, 15 arm's-length sales between January 2025 and May 2026 ran from $5.0 million to $7.7 million. Their median was $5.6 million, or $1,913 per sq ft of county-recorded living area. What sellers ask today is a separate question from what buyers paid.
About $20,600 per m² ($1,913 per sq ft), the median of 15 arm's-length sales.
18501 Collins Ave, Sunny Isles Beach, FL 33160. The tower is in Miami-Dade County but inside the City of Sunny Isles Beach, not the City of Miami, between Bentley Residences, under construction at 18401, and Porsche Design Tower.
Carlos Zapata Studio designed it and Swedroe Architecture was architect of record; the developer's site names Fontainebleau Development. The roll dates the residences to 2020 and 2021.
649 ft (197.8 m) on 52 floors, by CTBUH's count, with 154 residences.
The developer's largest homes are the Sky Villas and Tower Suites, with living rooms 20 ft (6.1 m) high and a private pool and spa. Its Tower Suite South plan has six bedrooms and 10,750 sq ft indoors. No arm's-length sale above $7.7 million was recorded between January 2025 and May 2026, so the sales record says nothing about the price of homes that large.
On the Sky Club levels, floors 30 to 32, beside the spa and gym. The architect describes two cantilevered pools of 22 × 60 ft, which the developer calls the sunrise and sunset pools. A third, an infinity pool, is at lobby level.
The tower stands on the ocean side of Collins Avenue, and on FEMA's maps the part of the parcel toward the beach lies in Zone VE. Rules on use of the beach were not found in the public sources used here; they are worth requesting with the declaration of condominium.
The association's budget was not found in a public source, so the fees are not known here. On a resale, the buyer is entitled to the budget and the annual financial statement at the seller's cost.
Yes. Both state SIRS databases list a study for this association as of 9 November 2026. The listing does not show the findings, and a resale buyer is entitled to the study itself at the seller's cost.
Pet rules sit in the declaration, which no public source reproduces; ask for it before an offer. Assistance animals must be allowed in every case.
The city's short-term rental ordinance does not limit how often a condominium unit is rented, but each unit needs a city license. The condominium's documents may restrict rentals further; they were not found in a public source.
The public sources consulted name none; court records were not searched for this page. The association's question-and-answer sheet, which a resale buyer receives, answers this.
This page is not a review and quotes no testimonials. An adviser can check the public record instead: the condominium registry, the recorded sales, the SIRS listing and the FEMA map, each cited below.
Viewings at Turnberry Ocean Club are arranged through a licensed broker. For a buyer overseas, the first visit can be made by video.
Three documents are worth reading before any viewing: the association's last two budgets, the SIRS and the declaration's rules on leasing, pets and buyer approval. 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 (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, 718.503, 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. CTBUH Skyscraper Center; Swedroe Architecture and Carlos Zapata Studio project pages. Developer statements are marked as such. Photos of Turnberry Ocean Club Residences on this page carry their author and license; the developer's logo and renderings are not 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
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
Porsche Design Tower
Photo: Kev Cook (Infinity & Beyond Photography), CC BY 4.0, via Flickr — cropped and edited (restored with AI) · Licence
