Building facts
- Address
- 1428 West Avenue
- Neighborhood
- South Beach
- Year built
- 2004
- Floors
- 5
- Residences
- 12
- Status
- Completed
- Architect
- Chad Oppenheim
- Pricing
- Starting at $725,000
Verified 24 August 2026Miami-Dade County Property Appraiser1 source
Key Takeaways
- 12 homes make up Alliage Lofts, — at 1428 West Avenue in Miami Beach — every home carries the identical 2-bedroom layout, split across three close floorplates, and the declaration closes at exactly 100% on the county’s common-element share test.
- Only 2 qualified sales closed here across the last four years, — one in 2024 and one in 2025, with nothing in 2023 or so far in 2026 — too few to establish a current trend.
- The building’s current-window record sale is also its all-time record: — $925,000 on 6/12/2024, for a 1,166 sq ft home at unit 203 — $793 per square foot.
- 11 of the building’s 12 homes (91.7%) have a documented round trip, — and every single one gained — 0 losses on record, a median gain of 68.4% over a median 16.3-year hold.
- The building’s largest documented gain spans 21 years: — unit 404 bought for $354,000 in May 2004 and sold for $880,000 in June 2025, +148.6%.
- Every one of the building’s original 2004 buyers who has since resold has come out ahead, — with gains ranging from 25.5% to 148.6% — a genuinely clean record for a 12-home building.
Alliage Lofts, by the numbers
Architect: Chad Oppenheim · Starting at $725,000. Source: the building record on this site.
1428 West Avenue, Miami Beach, Florida 33139 | Neighborhood: South Beach
Twelve Identical Homes on Miami Beach’s West Avenue
I pulled all 12 folios the Miami-Dade County Property Appraiser has on file for Alliage Lofts at 1428 West Avenue, Miami Beach, FL 33139. The declaration closes at exactly 100.0000% on the county’s common-element share test, and all 12 folios are residential homes; there are no commercial, parking or storage folios to exclude. This is a genuinely small building — smaller than most in this cluster by home count.
Every one of the 12 homes carries 2 bedrooms. Heated area runs a tight range, 1,166 to 1,256 square feet, split evenly across three floorplates of 4 homes each: 1,256, 1,194 and 1,166 square feet. There is no floorplate outlier here — every sale in the building’s history is a reasonably direct comparable for every other home.
On the 2026 tax roll, assessed values run from $497,117 to $728,228 across the 12 homes, with a median of $705,820.
I don’t have a confirmed year built, story count, architect or amenity list for this building beyond what the county record carries — none of that is in the property record, and I’d rather say so than fill it in from a listing site.
Two Sales in Four Years: What a Small Sample Can Say
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 0 | — | — |
| 2024 | 1 | $925,000 | $793 |
| 2025 | 1 | $880,000 | $755 |
| 2026 to date | 0 | — | — |
There were no qualified sales at Alliage Lofts in 2023 or in 2026 to date. The two sales that did close, one in each of 2024 and 2025, are close to each other in both size and rate — $925,000 at $793 a square foot, then $880,000 at $755 a square foot — which is a mild positive sign of consistency, but two data points cannot establish a direction, and I’d rather say that plainly than build a percentage out of them. Against 12 homes, two sales in four years works out to a turnover of roughly one home in 24 each year.
The building’s current-window record, $925,000 closed 6/12/2024 for unit 203, is also the building’s all-time high on the county’s record.
Why Has Every Completed Round Trip at Alliage Lofts Made Money?
Looking at homes bought and later resold, both legs a qualified transaction over $10,000: 11 of the building’s 12 homes (91.7%) have one. All 11 gained. Not one has sold for less than the previous owner paid. The median change across all 11 is +68.4%, over a median 16.3-year hold, and the range runs from +25.5% to +148.6%.
Nearly every one of these round trips starts at the same point: the building’s original sales in April through June 2004, mostly $354,000 to $440,000, paired with a resale anywhere from 2008 through 2025. The building’s largest documented gain: unit 404, bought for $354,000 in May 2004 and sold for $880,000 in June 2025 — one of the two sales inside the current four-year window — +148.6% over 21.1 years. Even the building’s smallest gain, +25.5%, belongs to a 16.3-year hold, well above what a typical short-term flip would show. With just 11 completed round trips and only two recent sales feeding the current window, I wouldn’t call this pattern guaranteed to continue, but it is a genuinely clean record for a building this size.
Who Alliage Lofts Suits, and Who It Doesn’t
Alliage Lofts suits a buyer who wants a small, completely uniform building on West Avenue near Lincoln Road, with a strong long-term track record — every completed round trip on record shows a gain, and the two most recent sales are close enough to each other to suggest a stable, well-understood building among the people who own here.
It suits buyers badly who need current market data or a fast, comparable-driven negotiation. Only two sales have closed here in four years, with no activity at all in 2023 or so far in 2026, so a buyer’s agent will have very little recent volume to point to.
If you are selling: your comparables are the two recent sales, $755 to $793 a square foot, and the building’s uniform floorplates make that comparison a fair one regardless of which unit you own. With volume this thin, expect a longer marketing period, and lean on the building’s clean historical round-trip record as part of your pitch.
Alliage Lofts — Frequently Asked Questions
How many homes are in Alliage Lofts?
The Miami-Dade County Property Appraiser lists 12 folios for Alliage Lofts at 1428 West Avenue, Miami Beach, FL 33139, and all 12 are residential homes, every one an identical 2-bedroom layout.
How many homes have sold recently at Alliage Lofts?
Only 2 in the last four years — one in 2024, one in 2025 — with none in 2023 or so far in 2026. That is too few to establish a current trend.
What is the highest price a home has sold for at Alliage Lofts?
The building’s current and all-time record is $925,000, closed June 2024, for a 1,166 sq ft home at unit 203 — $793 per square foot.
Do owners at Alliage Lofts typically make or lose money?
Of the building’s 12 homes, 11 (91.7%) have a documented round trip, and every single one gained — zero losses on record. The median change across all 11 is +68.4% over a median 16.3-year hold.
What did homes at Alliage Lofts originally sell for?
Most of the building’s original 2004 sales closed between $354,000 and $440,000. The largest documented gain since then: unit 404, bought for $354,000 in May 2004 and sold for $880,000 in June 2025, +148.6% over 21.1 years.
How often do homes turn over at Alliage Lofts?
With two qualified sales across the last four years against 12 homes, turnover works out to roughly one home in 24 each year.
What is not known about Alliage Lofts from the county record?
Year built, story count, architect and amenity details are not part of the Property Appraiser’s record, so none of those facts appear on this page. Only what the county record itself supports is published here.
Sources and further reading
Interested in selling at Alliage Lofts?
Learn more about selling your condo at Alliage Lofts with Josh Stein.
Thinking about Alliage Lofts?
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.comFrequently asked questions
Are there real converted-warehouse lofts in Miami?
Very few. Parc Lofts at 1749 NE Miami Court is described in the trade as one of the few true industrial-loft buildings in Miami, with 15-foot ceilings on floors one to four and 20-foot ceilings on floors five and six. Most Miami buildings marketed as lofts, including Neo Lofts, Filling Station Lofts, Wynwood Lofts and Loft Downtown I and II, are purpose-built new construction in a loft aesthetic dating from 2002 to 2016.
How much does a loft cost in Miami?
Downtown loft-style condominiums start around $282,000 to $307,000 and average $414 to $451 per square foot across Neo Lofts, Loft Downtown I and Loft Downtown II, on 2026 data. Large-format industrial lofts sit far higher: Parc Lofts runs roughly $1.3 million to $3.0 million at about $756 per square foot for units of 1,970 to 3,774 square feet.
Are Miami lofts good value compared with condos?
On a per-square-foot basis, clearly. Downtown loft product trades at roughly $414 to $451 per square foot while the Downtown luxury condo segment ran $730 per square foot in Q1 2026. Carrying costs are lower too: Loft Downtown II has an HOA near $0.93 per square foot per month against $4 to $7 in South Beach trophy towers.
Which Miami neighborhoods have lofts?
The concentrations are Downtown Miami with Loft Downtown I and II, the Arts and Entertainment District with Parc Lofts and Filling Station Lofts, Wynwood with Wynwood Lofts, Edgewater with Star, Bay and Uptown Lofts, and the Miami River and Brickell edge with Neo Lofts. South Beach has a small cluster of boutique loft buildings including Ilona Lofts and Montclair Lofts, and Coconut Grove has Lofts at Mayfair.
What are the largest lofts in Miami?
Parc Lofts has the largest floorplates of any loft building in the city, with units from 1,970 to 3,774 square feet. Filling Station Lofts runs 832 to 1,639 square feet with 18-foot ceilings. Most Downtown loft towers top out near 1,150 to 1,185 square feet.
Why does nobody build new lofts in Miami anymore?
Land economics. Edgewater and Brickell luxury condos traded at $978 and $950 per square foot in Q1 2026 while loft product trades near $420. A four to six-storey building with 35 to 70 units cannot compete for the same land as a 40-storey tower, and 20-foot ceilings consume roughly two conventional floors of height under fixed limits. No meaningful loft supply has been added since about 2016.
How long do Miami lofts take to sell?
Loft Downtown II averaged 129 days on market over the six months ending July 2026, with sold prices averaging $422 per square foot against an asking average of $451. Downtown carried 46 months of luxury inventory in Q1 2026, the highest in Greater Downtown, which gives buyers meaningful negotiating room.
Who buys lofts in Miami?
Three groups. Creative professionals, since Parc Lofts is documented as a favourite among photographers, musicians and artists and Wynwood Lofts is marketed as a live/work building. Entry-point urban buyers, because Downtown lofts start below $310,000 against a $425,000 Miami-Dade condo median. And rental investors attracted by the low HOA structure, with Loft Downtown II listing 17 units for rent against 15 for sale in July 2026.
Related coverage
Part of Miami Lofts.