Building facts
- Address
- 16699 Collins Avenue
- Neighborhood
- Sunny Isles Beach
- Year built
- 2006
- Floors
- 43
- Residences
- 326
- Status
- Completed
- Developer
- Corner Stone Group
- Architect
- Kobi Karp Architecture
- Pricing
- Starting at $729,000
Key Takeaways
- Three consecutive years priced within one percent of each other — $720 per square foot in 2023, $718 in 2024, $714 in 2025. I have not measured a steadier building anywhere in Miami.
- All 326 folios in this building are homes — no commercial units, no separately deeded parking, no storage. The folio count and the home count are the same number.
- Every one of the 37 owners who resold since 2023 was ahead — median gain 107.0%, range +12.4% to +193.7%, on a median holding period of eighteen years.
- The developer sold it in 2006 to 2008 at a median of $500,000 — 380 qualified sales in those three years — the entry price for most of this building is public record.
- This is the most affordable oceanfront tower I have measured in Sunny Isles — around $700 per square foot, against roughly $1,315 at Jade Ocean and $2,246 at the Ritz-Carlton Residences, all measured the same way on the same day.
- It is a two-bedroom building almost entirely — 252 of the 326 homes, with 67 one-bedrooms, six three-bedrooms and a studio.
What the county record shows at 16699 Collins Avenue
The Miami-Dade County Property Appraiser carries 326 folios under LA PERLA CONDO, and every one of them is a home. No commercial units, no separately deeded parking spaces, no storage or cabana folios. That is rare — in most towers I measure, hundreds of folios have to be stripped out before any count means anything — and it makes the figures here unusually easy to verify.
The building is almost entirely two-bedroom stock: 252 of the 326 homes, alongside 67 one-bedrooms, six three-bedrooms and a single studio. Heated area runs from 906 to 3,211 square feet with a median of 1,602. Four plans carry two-thirds of the building — 1,602 square feet (62 homes), 1,000 (62), 1,423 (60) and 1,623 (31).
2026 assessed values run from $374,784 to $1,760,160, median $714,908.
The steadiest price record I have measured
41 qualified, arm’s-length sales across four years. Portfolio transfers are excluded and identical same-day transactions collapsed to one.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 15 | $1,050,000 | $720 |
| 2024 | 9 | $1,100,000 | $718 |
| 2025 | 12 | $938,500 | $714 |
| 2026 to date | 5 | $1,100,000 | $679 |
$720, then $718, then $714. Three complete years, thirty-six sales, and a total drift of less than one percent. Across thirty-odd buildings I have measured for this index — some down 17%, some up 15% — I have not seen a steadier per-foot record than that.
The 2026 figure of $679 would take the four-year change to −5.7%. It rests on five sales in an unfinished year, and against three years that agreed with each other to within six dollars a foot, I would want considerably more evidence before calling it a change in the market. The reasonable position today is that this building prices at roughly $715 per square foot and that 2026 has not yet said otherwise.
The median column swings more — $1,050,000, $1,100,000, $938,500, $1,100,000 — because the median home sold moved between 1,423 and 1,602 square feet. That is the mix, not the market, and this building is a clean demonstration of it: the per-foot line barely moved while the median wandered by 15%.
Turnover is roughly one home in thirty-two per year. The highest qualified sale on record is $1,900,000, in February 2025, for a 2,647 square foot home.
Eighteen years of ownership, and no losses
The developer sold this building before the crash: 380 qualified sales across 2006 to 2008, at a median of $500,000.
Thirty-seven homes have resold since the start of 2023 with an earlier purchase on record, and not one sold at a loss. The median gain was 107.0%, the weakest +12.4% and the strongest +193.7%, over a median holding period of eighteen years.
Two things are worth saying plainly about that. The first is that eighteen years is a long time, and these figures are gross — before commissions, closing costs, taxes, assessments and eighteen years of maintenance and carrying costs, none of which appear in the county record and none of which I am estimating for you. The second is that this set describes the owners who sold. With only 41 sales in four years, most owners here are not represented in it at all.
Where this building is genuinely unusual is what it costs to enter. At roughly $715 per square foot, La Perla is the most affordable oceanfront tower I have measured in Sunny Isles Beach — against approximately $1,315 at Jade Ocean and $2,246 at The Ritz-Carlton Residences, both a short distance up Collins Avenue and both measured by the same method, from the same source, on the same day. That is not a judgement about quality. It is the price of entry, and on this stretch it varies by a factor of three.
Who should be buying at La Perla?
It suits a buyer who wants oceanfront Sunny Isles without oceanfront Sunny Isles pricing. A two-bedroom here costs a fraction per foot of what the towers further north command.
It suits a buyer who values predictability. Three years inside a one-percent band is about as stable as a public price record gets, and it means you can price your own purchase with confidence.
It suits a buyer looking for rapid appreciation badly. A building that has not moved in three years is unlikely to be about to, and the large gains in its history belong to people who bought in 2006 and held for eighteen years.
If you are selling here, the steadiness is your argument. Three years at $720, $718 and $714 gives you a defensible number that a buyer can check in the same public record I used, and it undercuts any attempt to talk your price down using the building’s swinging median. If a buyer leans on the 2026 figure of $679, the honest answer is that it comes from five sales in an unfinished year against thirty-six that say otherwise.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 16699 Collins Avenue, Sunny Isles Beach — all 326 folios under LA PERLA CONDO retrieved individually on 18 August 2026. Every folio in this condominium is a residential home; there are no commercial, parking, cabana or storage folios to exclude. Sale figures are qualified, arm’s-length transactions only, with portfolio transfers excluded and identical same-day transactions collapsed to a single sale. 2026 is an incomplete year and rests on five sales; it is reported but not used to establish a direction. Long-run gain figures compare each home’s earliest recorded qualified sale with its most recent, gross of commissions, closing costs, taxes, assessments and carrying costs, and cover only the 37 homes that have resold. Comparisons with Jade Ocean and The Ritz-Carlton Residences use the same method, source and retrieval date. Floor level, view and condition are not recorded by the county and are not adjusted for. Building age, storey count and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
La Perla — Frequently Asked Questions
How many homes are in La Perla?
326, and unusually every folio the county records in this condominium is a home — there are no commercial, parking or storage folios. 252 of the homes are two-bedrooms, 67 are one-bedrooms, six are three-bedrooms and one is a studio.
Are prices at La Perla rising or falling?
Neither, on the evidence that matters. Median price per square foot was $720 in 2023, $718 in 2024 and $714 in 2025 — three complete years inside a one-percent band. The 2026 figure of $679 rests on five sales in an unfinished year.
Why does the median sale price move around so much more?
Because it follows which homes sold. The median home sold ranged from 1,423 to 1,602 square feet across the four years, which moved the median price by about 15% while the per-foot figure moved by less than 1%.
Have owners at La Perla made money?
Everyone who has sold recently. Of 37 homes resold since 2023 with an earlier purchase on record, none sold at a loss; the median gain was 107.0% over a median hold of eighteen years. The developer sold the building in 2006 to 2008 at a median of $500,000.
How does La Perla compare with other Sunny Isles oceanfront buildings?
It is the most affordable I have measured. La Perla trades at roughly $715 per square foot against about $1,315 at Jade Ocean and $2,246 at The Ritz-Carlton Residences — all measured by the same method, from the same county record, on the same day.
What is the most expensive sale at La Perla?
$1,900,000 in February 2025, for a 2,647 square foot home.
How often do homes here change hands?
41 qualified sales across 326 homes in four years, roughly one home in thirty-two per year.
Sources and further reading
Related coverage
Part of Miami Luxury Condos.