Building facts
- Address
- 1330 Ocean Drive
- Neighborhood
- South Beach
- Year built
- 1936
- Floors
- 9
- Status
- Completed
- Pricing
- Starting at $1.4 Million
Verified 24 August 2026Miami-Dade County Property Appraiser, National Park Service, National Register of Historic Places2 sources
The Netherland — photography to follow
Key Takeaways
- The Netherland holds 19 residential homes at 1330 Ocean Drive, — alongside 8 non-residential folios in the same declaration — 5 ground-floor retail stores, 2 office units and 1 reference folio.
- Only one qualified residential sale closed here in the last four years, — in June 2026, for $864,400 on a large 2,978 sq ft home — $290 a square foot, well below this building’s typical rate.
- The building’s true record sale is a combined three-unit penthouse, not any single folio: — units 4B, 4C and 4D — 3,430 sq ft together — have sold as one deed three times, most recently for $3,000,000 in 2014 and for $4,800,000 in 2003, the building’s actual all-time high.
- Among ordinary single-folio sales, the record is $2,850,000, — set in July 2014 on a 2,850 sq ft home at $1,000 a square foot.
- All 10 of the building’s documented round trips sold for more than the previous owner paid, — a 100% gain rate — median +128.0%, over a median 13.4-year hold, range +9.1% to +239.3%.
- 2026 assessed values on the 19 homes run $486,457 to $4,110,374, — a median of $1,312,387 — a far higher price band than every other building drafted so far in this cluster.
The Netherland, by the numbers
Starting at $1.4 Million. Source: the building record on this site.
1330 Ocean Drive, Miami Beach, Florida 33139 | Neighborhood: South Beach
Nineteen Homes and a Ground-Floor Commercial Component
I pulled all 27 folios the Miami-Dade County Property Appraiser has on file for The Netherland at 1330 Ocean Drive, Miami Beach, FL 33139, under the county’s subdivision “THE NETHERLAND CONDO.” Of those 27, 19 are residential homes; the remaining 8 are non-residential — 5 ground-floor retail stores, 2 multistory office units, and 1 reference folio carrying no living area. I’ve excluded all 8 from every figure on this page, but they’re worth knowing about: this is a mixed-use Ocean Drive building, not a purely residential one.
Among the 19 homes, the county’s bed count runs from studios through three-bedrooms: 3 studios, 6 one-bedroom, 7 two-bedroom and 3 three-bedroom homes. Sizes span a wide range, 590 to 3,080 square feet, median 1,540 — considerably larger and more varied than most buildings in this cluster.
On the 2026 tax roll, the 19 homes carry assessed values from $486,457 to $4,110,374, with a median of $1,312,387 — a materially higher price band than every other building drafted so far in this Art Deco cluster, consistent with an Ocean Drive address.
I don’t have a confirmed architect, exact construction year, story count or amenity list for this building from any primary designation record, and I’d rather say so than fill it in from a listing site. Ocean Drive sits inside the mapped footprint of the Miami Beach Architectural District, the 1979 National Register historic district covering most of South Beach — but I have not been able to confirm this specific building’s individual contributing status, architect or year built against a primary source. See the verified strip below for exactly what I checked.
One Residential Sale in Four Years, at an Unusually Low Rate
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 0 | — | — |
| 2024 | 0 | — | — |
| 2025 | 0 | — | — |
| 2026 to date | 1 | $864,400 | $290 |
No qualified residential sale closed at The Netherland in 2023, 2024 or 2025 — the building’s entire four-year record is one sale, in June 2026, for $864,400 on a large 2,978 square foot home. At $290 a square foot, that rate sits well below every other sale this building has recorded elsewhere on this page, all of which run $537 to $1,148 a square foot. One sale is nowhere near enough to establish whether that low rate reflects this specific, unusually large unit, a genuinely softer 2026 market, or something particular to that transaction — I don’t have enough information to say which, and I’d rather flag the gap plainly than guess at a reason.
The Real Record Is a Three-Unit Combined Penthouse
Zooming out past the four-year window, The Netherland’s full county sale history carries 39 qualified residential sales. Among ordinary single-folio sales, the record is $2,850,000, set in July 2014 on a 2,850 square foot home at $1,000 a square foot.
But that is not the building’s true all-time record. Three adjoining fourth-floor units — 4B, 4C and 4D, 1,300, 1,540 and 590 square feet, 3,430 square feet combined — have sold together as a single deed three separate times, and the county flags all three transactions explicitly as multi-parcel sales, not a coincidence: $4,800,000 in July 2003, $1,318,000 in April 2005, and $3,000,000 in August 2014. Priced on the combined square footage, the 2003 sale works out to $1,399 a square foot — both the highest total price and the highest rate per square foot this building has ever recorded, ahead of every single-folio sale on the page. A reader comparing only single-unit listings against this building’s headline numbers should know its actual high-water mark belongs to a combined three-unit home, not a typical apartment.
10 of the building’s 19 homes have a documented round trip, and every single one sold for more than the previous owner paid — no losses on record. The median gain is +128.0%, over a median 13.4-year hold, with a range from +9.1% to +239.3%. The largest gain, +239.3% over 18.1 years, belongs to the same 2,850 square foot home that set the single-folio price record in 2014; several other homes gained well over 100% on holds of 12 to 27 years. The smallest gain, +9.1%, closed over a much shorter 6.2-year hold in the late 1990s. On this record, every long hold at The Netherland has been profitable.
Who The Netherland Suits, and Who It Doesn’t
The Netherland suits a buyer looking for a larger, higher-priced Ocean Drive home with real size variety — studio through three-bedroom, up to 3,080 square feet — in a mixed-use building with its own ground-floor retail and office component. On this record, every documented long hold has gained value, some substantially.
It suits buyers badly who want recent pricing certainty — with only one residential sale in four years, and that one at a rate well below the building’s historical range, there is very little current evidence to price against. It also suits buyers badly who need documented architectural pedigree in hand; I could not confirm an architect, year built or historic-designation status for this specific building from a primary source.
If you are selling: the building’s headline price records belong to its largest units and to the unusual three-unit combined penthouse described above — a typical one- or two-bedroom home should be priced off the broader $537-$1,148 per-square-foot range this page documents, not off those outlier figures, and the lone 2026 sale at $290/sf is worth understanding before you use it as a comparable either way.
The Netherland — Frequently Asked Questions
How many homes are in The Netherland?
The Miami-Dade County Property Appraiser records 19 residential homes at 1330 Ocean Drive, Miami Beach, alongside 8 non-residential folios (5 retail stores, 2 office units, 1 reference folio) in the same declaration.
Has The Netherland had any recent sales?
One qualified residential sale has closed in the last four years: $864,400 in June 2026, for a 2,978 sq ft home, $290 a square foot — a notably low rate against the building’s other recorded sales.
What is the record sale at The Netherland?
The building’s true record is a combined three-unit penthouse (units 4B, 4C and 4D, 3,430 sq ft together), which sold for $4,800,000 in 2003, $1,399 a square foot. Among ordinary single-unit sales, the record is $2,850,000 (July 2014, $1,000/sf).
Does The Netherland have commercial space?
Yes. The county records 5 ground-floor retail stores and 2 office units in the same declaration as the 19 residential homes, plus 1 reference folio.
Do owners at The Netherland tend to gain or lose money on resale?
Every one of the building’s 10 documented round trips sold for more than the previous owner paid — no losses on record. The median gain is +128.0% over a median 13.4-year hold.
How big are the units at The Netherland?
Sizes run 590 to 3,080 square feet, median 1,540, across studios through three-bedroom homes — a wider range than most buildings in this cluster.
Is The Netherland a designated historic building?
It sits within the mapped footprint of the Miami Beach Architectural District (National Register, 1979), but I could not confirm its individual architect, year built or contributing status against a primary source.
Sources and further reading
- Miami-Dade County Property Appraiser — Property Search (27 folio records for 1330 Ocean Drive, Miami Beach, FL 33139, retrieved 24 August 2026)miamidade.gov
- National Park Service, National Register of Historic Places — Miami Beach Architectural District, reference #79000667, listed 14 May 1979npgallery.nps.gov
Interested in selling at The Netherland?
Learn more about selling your condo at The Netherland with Josh Stein.
Thinking about The Netherland?
I have sold South Florida property since 2002, more than $1 billion of it. Ask me for the recorded declaration, what has genuinely closed, or a straight answer on whether this building fits what you are after.
Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.com
The Netherland in the Miami Beach Architectural District
The Miami Beach Architectural District, almost always called the Art Deco District, was listed on the National Register of Historic Places on May 14, 1979. It runs from the Atlantic Ocean west to Alton Road, and from 6th Street north to the Collins Canal and Dade Boulevard. Depending on how you count, it holds between the over 800 properties built between 1923 and 1943 cited by the City of Miami Beach and roughly 960 historic buildings counted elsewhere. Either way it is the largest collection of Art Deco architecture anywhere in the world.
The Netherland dates to 1936 and stands at 1330 Ocean Drive. This is the core Art Deco decade in Miami Beach. Expect the vocabulary the district is famous for: eyebrow ledges over windows, vertical fluting, stepped parapets, terrazzo floors, glass block and the tripartite symmetry that Albert Anis, L. Murray Dixon and Henry Hohauser used across hundreds of buildings here.
What it costs to own here: the three-story rule
Florida milestone inspection requirements apply to condominium and cooperative buildings three stories or more in height, at 30 years of age, or 25 years where the local enforcement agency cites conditions such as salt-water proximity (Fla. Stat. 553.899). HB 913 (2025) refined the trigger to buildings with three or more occupied stories, excluding garages and non-habitable areas, and applied the same threshold to Structural Integrity Reserve Studies, required every 10 years.
At 9 stories, The Netherland is covered by the milestone inspection and SIRS requirements. Ask for the milestone inspection report, the reserve study, the current reserve balance and the minutes covering any assessment discussion before you go under contract. A building that has completed its inspection and funded its reserves is worth materially more than an identical one that has not, and the discount on the latter is rarely as large as the eventual bill.
Renovating in a historic district
Interiors are generally straightforward. Exterior alterations are not: work visible from the street in a Miami Beach local historic district goes through the city Historic Preservation Board review process, codified in Miami Beach Code Chapter 118, Article X. Miami-Dade is also a High-Velocity Hurricane Zone, so impact-rated windows and doors are required, and inside the district those products have to satisfy preservation review on appearance as well as code. Budget more time than a comparable renovation off the beach, and use trades who have been through the process before.
There is a second layer buyers routinely miss. Local Miami Beach designation governs day-to-day alterations. National Register listing is what triggers the stronger state-law protections under SB 1730 and SB 1526. Many buildings here are locally designated but not individually National Register listed, and the two are not interchangeable. Ask which applies to this specific building before assuming it is protected.
Is the district protected from demolition?
Substantially, yes. The Florida Resiliency and Safe Structures Act (SB 1526, 2024), which allows owners to demolish and replace certain non-conforming coastal buildings, explicitly excludes structures on the National Register and several locally designated Miami Beach neighbourhoods including Ocean Drive and the Art Deco District. The 2025 Live Local update, SB 1730, effective July 1 2025, caps development inside National Register districts at the maximum height allowable within a three-quarter-mile radius and permits facade replication. Its protections attach to National Register districts rather than to buildings that are only locally designated.
Why supply here can never grow
The historic district southern boundary is 6th Street. That one line explains the entire South Beach price map. Everything south of it, including Continuum, Apogee, Portofino Tower, Icon South Beach, Murano Grande and Five Park, sits outside the preservation overlay, which is why 40-plus-story towers were legally possible there and nowhere in the blocks immediately north. Inside the district, the two and three-story stock is permanently capped. New Art Deco cannot be built. It can only be restored.
The neighborhood around The Netherland
- Art Deco Welcome Center, 1001 Ocean Drive, the Miami Design Preservation League base. Daily 90-minute walking tours run $35 for adults and $30 for students and seniors; a self-guided audio tour is $25.
- Ocean Drive, the photographic core of the district, including the Colony Hotel at 736 Ocean Drive and its much-photographed neon.
- Espanola Way, three blocks of Mediterranean Revival, pedestrianised at weekends.
- Lincoln Road, the pedestrian mall from Washington to Alton, designed by Morris Lapidus in the 1960s.
- Collins Avenue, the Streamline Moderne hotel corridor running north toward the Raleigh redevelopment at 18th Street.
Who buys in the Art Deco district
Three buyers, consistently. Design-motivated primary and second-home purchasers, for whom this is the only walkable, ocean-adjacent product in Miami Beach at anything near this price point. Cost-conscious buyers deliberately targeting sub-three-story buildings to stay outside the milestone and reserve regime. And preservation-minded owners who treat design review as the price of a protected streetscape rather than as an obstacle.
Two practical notes. South Beach transacts at a high cash rate, and small older condominium buildings are frequently non-warrantable for conventional financing, so confirm financing early rather than late. And adaptive reuse has decisively proved the value thesis: the Shore Club restored its 1939 Art Deco building alongside a new tower and put a penthouse under contract north of $120 million, while the Rosewood Raleigh redevelopment is asking $150 million. Historic fabric is now the premium, not the constraint.
Frequently asked questions
How big is the Miami Beach Art Deco District?
The Miami Beach Architectural District was listed on the National Register of Historic Places on May 14, 1979. It runs from the Atlantic Ocean west to Alton Road and from 6th Street north to the Collins Canal and Dade Boulevard. Counts range from the City of Miami Beach figure of over 800 properties built between 1923 and 1943 to roughly 960 historic buildings, depending on the counting method. It is the largest collection of Art Deco architecture in the world.
Can you actually buy an Art Deco condo in Miami Beach, or are they all hotels?
You can buy them, but most of the famous Ocean Drive frontage is hotels. Genuine residential Art Deco condominiums cluster one to three blocks inland, on Meridian, Pennsylvania, Michigan, Jefferson and Euclid Avenues and along Espanola Way. A third category, condo-hotels, can be owned but operates as hospitality and is underwritten differently. Always confirm which of the three a specific building is before you make an offer.
Does The Netherland have to do Florida milestone inspections?
Yes. The requirement applies to condominium and cooperative buildings three stories or more in height at 30 years of age, or 25 years where the local agency cites conditions such as salt-water proximity, under Fla. Stat. 553.899. At 9 stories this building is covered, and the same threshold applies to the Structural Integrity Reserve Study. Ask for the milestone report, the reserve study and the current reserve balance before going under contract.
Are Miami Beach Art Deco buildings protected from demolition?
Substantially. Florida 2024 Resiliency and Safe Structures Act, SB 1526, which allows demolition and replacement of certain non-conforming coastal buildings, explicitly excludes National Register structures and several locally designated Miami Beach neighbourhoods including Ocean Drive and the Art Deco District. The 2025 Live Local update, SB 1730, added height caps and facade replication rules inside National Register districts. Note that protections differ between National Register listing and local-only designation.
Can I renovate an Art Deco condo in Miami Beach?
Interiors are generally straightforward. Exterior alterations visible from the street go through the City of Miami Beach Historic Preservation Board review process under Chapter 118, Article X of the city code. Miami-Dade is a High-Velocity Hurricane Zone, so impact-rated windows and doors are required, and inside a historic district those products must also satisfy preservation review on appearance. Allow more time than an equivalent renovation elsewhere in the city.
Why does South of Fifth have towers when the Art Deco District has none?
Because the historic district southern boundary is 6th Street. Everything south of that line, including Continuum, Apogee, Portofino Tower, Icon South Beach, Murano Grande and Five Park, sits outside the preservation overlay, so high-rise development was legally possible there and not in the blocks immediately north. That single boundary explains both the South of Fifth premium and why Art Deco district supply is permanently capped.
Is financing harder on a small older Art Deco building?
Often, yes. Small older condominium buildings are frequently non-warrantable for conventional financing, which is one reason South Beach transacts at a high cash rate. Establish financing early rather than late, and ask the association for the documents a lender will want before you are under contract.
Related coverage
Part of Art Deco Miami Beach Condos.