Key Takeaways
- North Beach (the 60s–70s streets of Miami Beach) is the last stretch of the island where new-construction condos still start under $700K.
- Five major projects are selling or in pipeline: 72 Carlyle, Palma, Ella, 7200 Collins and the Robert A.M. Stern-designed Ocean Terrace Residences.
- Developer Lefferts has effectively bet on the neighborhood, with three towers — including the delivered 72 Park, where closings began in March 2025.
- Pricing runs roughly $1,400–$2,000 per square foot — while Surfside and Bal Harbour, minutes north, now trade at multiples of that for new product.
For twenty years, the smart money in Miami Beach stopped at 63rd Street. South Beach got the glamour, Mid-Beach got Faena, and the 70s streets — North Beach — got overlooked. That is ending, and the window where you could call it a value play is closing with it.
I have watched Miami Beach cycles since 2002, and neighborhood re-ratings like this one follow a pattern: one developer commits, delivery proves the market, and then institutional design talent shows up. All three have now happened in North Beach.
The Proof: 72 Park Delivered
Lefferts and partners completed 72 Park (580 72nd Street, 206 residences, 22 floors) with closings beginning in March 2025. A delivered, occupied tower is what converts a "someday" neighborhood into a market with comps — and it cleared the way for everything below.
What Is Selling Now
72 Carlyle
Lefferts’ third North Beach tower at 600 72nd Street: 134 residences over 20 floors, interiors by Piero Lissoni, priced from about $1.8M to $10M (roughly $1,960 per square foot). Sales launched in September 2025 with the Eklund-Gomes team, and residents get a private beach club operated with Boucher Brothers. Delivery estimates currently range from 2027 into 2028 depending on the source — ask me for the current construction status before you rely on a date.
Palma Miami Beach
The value entry of the wave: 600 71st Street, 126 residences over 14 floors, from $650K, targeting LEED Gold, with no rental restrictions. Roughly 40% presold through Cervera, with delivery estimated 2027. Under $700K for new construction on the island of Miami Beach is a number that will not exist much longer.
Ella Miami Beach
An Arquitectonica-designed boutique at 6940 Abbott Avenue from Constellation Group with Boschetti and Vietmar — roughly 100 residences over 10 floors at about $1,487 per square foot, with flexible rental policies and delivery estimated 2026.
7200 Collins
Northlink Capital’s Revuelta-designed project: 222 units over 12 floors, delivery estimated 2027, structured for investors who want rental flexibility.
Ocean Terrace Residences — the Neighborhood-Maker
The headline: Robert A.M. Stern Architects is designing Witkoff’s mixed-use restoration of the historic Ocean Terrace strip at 740 Ocean Terrace — 52 condos plus a 24-key resort component over 20 floors, delivery estimated 2029. RAMSA does not put its name on marginal neighborhoods. This is the project that re-rates every property around it.
The Value Math
New oceanfront-adjacent product in Surfside and Bal Harbour now starts at $5M and runs past $15M. North Beach — the same sand, ten minutes south — is selling new construction from $650K to $10M at $1,400–$2,000 per square foot. That spread is the entire investment case, and every delivery between now and 2029 narrows it.
My Honest Take
Not every project here is equal. Timelines conflict across sources, some projects are investor-heavy (which affects long-term building quality), and the neighborhood retail is still catching up to the towers. I will tell you directly which buildings I would put my own money into and which I would not. That has been my policy for 24 years.
Start with the full Miami pre-construction pipeline guide, see how North Beach compares to all new construction in Miami, or go straight to the waterfront homes guide if you want land instead of a tower. Then talk to me.
North Beach Pre-Construction FAQ
What is the cheapest new-construction condo in Miami Beach right now?
Palma Miami Beach in North Beach, priced from about $650K — the lowest entry point for new construction anywhere on the island of Miami Beach as of mid-2026.
Is North Beach a good investment in 2026?
The spread between North Beach pricing (~$1,400–$2,000/sq ft) and neighboring Surfside/Bal Harbour is the widest value gap on the barrier island. The RAMSA-designed Ocean Terrace project is the catalyst most likely to close it. As always, building selection matters more than neighborhood averages.
Which developers are building in North Beach?
Lefferts (72 Park, 72 Carlyle, Palma), Constellation Group with partners (Ella), Northlink Capital (7200 Collins), and Witkoff with Ocean Terrace Holdings (Ocean Terrace Residences, designed by Robert A.M. Stern Architects).
When will these buildings be finished?
Ella targets 2026, Palma and 7200 Collins around 2027, 72 Carlyle 2027–2028 depending on the source, and Ocean Terrace Residences in 2029. Pre-construction dates move — verify current status before contracting.