1111 Residences

Where the five residences actually are

Almost everything written about this building says it contains five residences. That is correct. What nobody says is that you will not find all five at 1111 Lincoln Road, and that is the single most useful thing to know before you try to buy one.

I went through the Miami-Dade County Property Appraiser record for both addresses. At 1111 Lincoln Road the county holds exactly two folios, filed under the subdivision name COMMERCIAL SUB — there is no condominium declaration at that address at all. One folio is the 370,836 sq ft mixed-use commercial parcel, assessed at $103,400,000 for 2026. The other is a single residence. I re-checked this by sweeping the entire length of Lincoln Road in the county index — 1,200 folios against a reported total of 1,202 — so this is the record, not a failed search.

The other four residences are recorded a block away. They sit at 1665 Alton Road under the declaration name 11 11 RESIDENCES CONDO, four folios, recorded in the county legal descriptions as UNIT 1, UNIT 11, UNIT 111 and UNIT 1111. The declaration is recorded at Official Records book 27810, page 692.

That split is not an accident of filing. Herzog & de Meuron, who designed the development, describe the programme on their own website as four apartments in a two-storey building facing Alton Road, plus one private residence on a mezzanine at the top of the parking structure. The county record and the architects’ own description agree exactly. One correction while we are here: the firm is Herzog & de Meuron, and the architect of record was Charles H. Benson & Associate Architects of Miami Beach. The practice dates the project’s realisation 2008–2010; the county records the four Alton Road residences as built in 2011, which fits a two-storey residential building completing after the garage and retail below it.

The four condominium homes at 1665 Alton Road

These four are the only homes in the development you can buy in the ordinary way, and they are unusually uniform. Each is 1,633 sq ft with two bedrooms and two bathrooms. Each holds an undivided 25% interest in the common elements. All four are assessed identically at $1,099,642 on the 2026 roll, which works out at $673 per square foot of assessed value.

Here is every qualified, arm’s-length sale the county holds for them. A $100 quit-claim recorded against UNIT 1 in February 2018 is flagged unqualified by the county and is excluded.

Seven qualified sales in about fifteen years, across four homes. Two of the four — UNIT 11 and UNIT 1111 — have never resold at all; they are still in the hands of whoever bought them new. I am not going to build a four-year median table out of two transactions, because it would be arithmetic pretending to be a market. What the record will support is this: the two homes that did resell both sold for materially more than they cost. UNIT 1 went from $980,000 in December 2011 to $1,400,000 in July 2025, a rise of 42.9% over thirteen and a half years. UNIT 111 went from $950,000 in August 2011 to $2,100,000 in July 2024, a rise of 121.1%.

Those two are not the same story and should not be averaged. UNIT 111 also traded in between, at $1,250,000 in November 2012, so most of its gain came after that point. With two data points from four homes, the honest reading is that the direction is almost certainly real and the magnitude is not something this record can establish. Anyone quoting you a percentage for “this building” is quoting you one home.

What makes the fifth residence different?

Materially different, and worth understanding before you assume all five are interchangeable.

The fifth residence is the one at 1111 Lincoln Road, and the county’s legal description for it opens with the words AIRSPACE PARCEL / NON-CONDO UNIT. It is 5,068 sq ft — more than three times the size of any of the four condominium homes — classified RESIDENTIAL : TOWNHOUSE, and zoned COMMERCIAL – LIBERAL. It is assessed at $2,735,758 for 2026, against $2,663,835 in 2025 and $2,588,761 in 2024. Its only recorded qualified sale is 5 January 2011, at $2,500,000 — $493 per square foot at the time, against $540 per square foot of assessed value today.

What that means in practice: it is not a condominium unit, so it carries no undivided interest in common elements and no condominium association in the way the Alton Road four do. It sits on commercially zoned land, inside a building whose dominant use is a 370,836 sq ft commercial parcel. Those are not defects, but they are structural facts that affect financing, insurance and resale, and they make it a genuinely different asset from the four homes people usually mean when they say “1111 Residences”. If someone offers you “a unit at 1111 Lincoln Road”, establish which of the two things you are being offered before anything else.

Who this suits, and who it suits badly

The four Alton Road homes suit a buyer who wants something genuinely scarce and is content to wait. Four identical 1,633 sq ft homes, seven qualified sales in fifteen years, two of them never resold: this is about as illiquid as Miami Beach residential gets. If you want one, you are likely waiting for a specific home rather than choosing among options.

It suits badly anyone who needs to be able to sell quickly, and anyone who needs comparables to justify a price. There are none in any meaningful sense — the county record contains seven transactions and the two most recent are more than $700,000 apart on identically sized homes. It also suits badly a buyer who wants the amenity package of a full-service tower. This is four homes above a car park and a row of shops, and the architecture is the amenity.

If you are selling here, the scarcity is your position and the thin record is your problem, and they are the same fact. An appraiser will struggle for comparables, so bring the record yourself: the folio, the recorded unit designation, the declaration at Official Records 27810-692, and the 2026 assessed value. And be precise about which of the five you are selling — a buyer who discovers late that the address on the deed is Alton Road, not Lincoln Road, has a reason to renegotiate that you could have removed on day one.

Interested in selling at 1111 Residences?

Learn more about selling your condo at 1111 Residences with Josh Stein.

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