Jade Signature

Jade Signature is 192 residences across 57 storeys at 16901 Collins Avenue, designed by Herzog & de Meuron — the Pritzker Prize-winning practice behind Tate Modern and the Beijing Olympic stadium. It is the most architecturally serious building on the Sunny Isles oceanfront, and at completion in 2017 it was 95% sold.

The design team is the story

Sunny Isles has no shortage of branded towers. What it has very little of is architecture by practices that museums commission — and that is the distinction here.

Herzog & de Meuron

The Basel practice won the Pritzker Prize, architecture’s highest honour, and its public work — Tate Modern, the Beijing National Stadium, the Elbphilharmonie — is the kind that defines cities rather than skylines. Residential towers are not what the firm is known for, which makes a 57-storey oceanfront condominium in Florida a genuinely unusual commission.

Pierre-Yves Rochon and Raymond Jungles

The interiors are by Pierre-Yves Rochon, whose practice is best known for hotels at the Four Seasons and Savoy end of the market — including bespoke bathroom cabinetry designed for the building rather than specified from a catalogue.

The landscape is by Raymond Jungles, and on a Miami oceanfront site that is not a decorative appointment. Jungles works in native and subtropical planting that reads as landscape rather than as decoration, and mature planting is the amenity that most reliably separates a building at fifteen years old from its neighbours.

What the residences actually offer

The unit programme is built around flow-through floor plans — residences running from the ocean side through to the west — with expansive terraces and private elevators. Penthouses carry private pools and gyms. Prices at delivery ran from $4.8 million to $32.9 million.

Flow-through matters more than it sounds. A single-aspect oceanfront unit gets sunrise and a wall of glass facing east; a flow-through gets ocean on one side and the Intracoastal and sunset on the other, cross-ventilation, and light at both ends of the day. In a market where most towers stack single-aspect units, this is a real differentiator and it holds its value on resale.

Edgardo Defortuna, Fortune’s president and chief executive, put it at delivery: “We are so proud to be delivering this masterpiece to the world.” Developer language, but the roster behind it is not ordinary.

The milestone position

Under Florida Statute 553.899, a condominium or cooperative building of three or more habitable storeys must complete a milestone structural inspection by 31 December of the year it turns 30, then every 10 years. The part most coverage misses: § 553.899(3)(b) lets the local enforcement agency shorten that clock where local circumstances — expressly including “proximity to salt water” — warrant it.

Miami-Dade County has exercised that discretion for coastal buildings of three or more storeys completed in 1998 or later, putting them on a 25-year clock. Sunny Isles Beach does not run its own recertification programme — it follows the county’s. So the 25-year figure is a county determination rather than an automatic feature of the statute, and determinations can be revisited.

Jade Signature received its temporary certificate of occupancy in February 2018, and county records carry the building as completed that year. That places the first milestone inspection around 2043. The certificate date is what legally controls, so it should be confirmed from the record rather than from a brochure.

Why that is worth money right now

A great deal of Miami’s condominium stock is inside the milestone cycle today — discovering deferred maintenance, commissioning engineers, and assessing owners for work that was postponed for decades. A building roughly sixteen years from its first inspection, with a modern envelope and a reserve study written under the current regime, is in a structurally different position. Increasingly, lenders price that difference.

What to establish before offering

The design pedigree is not in question. What a buyer is underwriting is the association, and on a building of this specification there are items that do not appear on a standard checklist.

Financing — where any finding reaches price

Since 3 August 2026, Fannie Mae’s Lender Letter LL-2026-03 has retired the Limited Review path for established condominium projects over ten units. Full Review now applies at every down-payment level, so the lender reads the milestone report, the reserve study, the budget and the master insurance policy. From 4 January 2027, minimum reserves rise from 10% to 15% of annual budgeted assessment income.

In June 2026, 48.5% of Miami-Dade condominium sales closed in cash — meaning 51.5% required a lender — in a county carrying 11,550 active condominium listings, 12.3 months of supply, and a median down 3.1% to $431,000.

What that means in practice

A project that fails Full Review does not become unsellable. It becomes cash-only, and loses roughly half its buyer pool overnight. In a market carrying twelve months of supply, that is a price event rather than an inconvenience — which is why a well-reserved building two decades from its milestone commands a premium that has nothing to do with its finishes.

The honest summary

Jade Signature is the strongest piece of architecture on the Sunny Isles oceanfront, by a practice that does not usually build condominiums, with interiors and landscape by people at the top of their respective fields, and flow-through plans that most of its neighbours cannot match.

It is also a large, complex, specification-heavy building carried by 192 households. The design will not be the thing that costs you money — the envelope, the below-grade systems and the landscape programme are. Read the reserve study against the SIRS before you read the floor plan, and this is one of the better-founded purchases in the submarket.

See also the Sunny Isles oceanfront, Porsche Design Tower, Eighty Seven Park in North Beach and the full Miami condominium coverage market.

Related reading: the Porsche Design Tower guide · Renzo Piano at Eighty Seven Park · the $10 million-plus market.