Building facts
- Address
- 10245 Collins Avenue
- Neighborhood
- Bal Harbour
- Year built
- 2027
- Floors
- 24
- Residences
- 56
- Status
- Under Construction
- Developer
- The Related Group, Two Roads Development
- Architect
- Skidmore, Owings & Merrill
- Pricing
- Starting at $7 Million
Verified 3 August 2026Miami-Dade County Property Appraiser, Florida YIMBY, The Real Deal +1 more7 sources
Rivage Bal Harbour above the beach with the Sunny Isles skyline beyond — developer rendering
Rivage Bal Harbour curved balconies above the Bal Harbour coastline — developer rendering
Rivage Bal Harbour facade at dusk with residences lit from within — developer rendering
Rivage Bal Harbour seen from the air above the Atlantic shoreline — developer rendering
Rivage Bal Harbour full tower elevation among the palms — developer rendering
Rivage Bal Harbour from the south, beachfront elevation — developer rendering
Rivage Bal Harbour tower in daylight from the north — developer rendering
Rivage Bal Harbour lit at night from the entry drive — developer rendering
Rivage Bal Harbour arrival court and porte-cochere at night — developer rendering
Rivage Bal Harbour amenity deck and pools seen from directly above — developer rendering
Rivage Bal Harbour pool with the tower rising behind it — developer rendering
Rivage Bal Harbour tower and pool deck from above — developer rendering
Verified 3 August 2026. Rivage is 56 oceanfront sky villas on the site of an entire 1956 condominium that was bought out and demolished — 88 homes for $139.6 million, on the record. It broke ground in September 2024 on a $424 million construction loan and is expected to deliver in 2027. Remaining inventory starts around $10 million; the penthouse asked $150 million, the highest price ever recorded in Bal Harbour. See how Rivage prices against every other building in the village →
Key Takeaways
- The recorded buyout totals $139,626,067 — across 88 qualified deeds between May 2021 and August 2022. Sixty-nine of them closed in nineteen days, from 9 to 27 August 2021.
- Six owners held out, and the record shows what that was worth — their deeds are all dated 31 August 2022, at a median $1,879 per square foot against $883 for everyone who signed in 2021.
- Holding size constant, the holdouts got 95% to 142% more per foot — Carlton Terrace repeated its floorplates, so identical apartments can be compared directly. No mix argument survives it.
- The land alone is assessed at $82,734,960 for 2026 — up 21.0% in two years with nothing standing on it, against a $424,000,000 construction loan.
Rivage Bal Harbour, by the numbers
Developer: The Related Group, Two Roads Development · Architect: Skidmore, Owings & Merrill · Starting at $7 Million. Source: the building record on this site.
10245 Collins Avenue, Bal Harbour, Florida 33154
Rivage stands where an entire 1956 condominium used to stand. Eighty-eight homes were bought out and the building was removed. Fifty-six will replace them. I have pulled the county record for all eighty-eight of those retired folios, and it turns out the tax roll still holds the whole transaction — every deed, every date, every price. That record answers a question the press coverage left open, and the answer is worth your time whether or not you ever buy here.
What is being built at 10245 Collins
Rivage Bal Harbour is 24 storeys and 56 residences on a 2.55-acre oceanfront site at 10245 Collins Avenue. Homes run from 3,300 to roughly 13,000 square feet, with more than 25,000 square feet of amenities.
Have a question about Rivage Bal Harbour? This page is built from the county record and the trade press, not a listing feed. If you want what has actually closed here, or an honest read on whether it suits you, ask me directly.
The developers are The Related Group, Rockpoint and Two Roads Development. Architecture is by Skidmore, Owings & Merrill, interiors by Rottet Studio, and the general contractor is Miami Coastal Construction. Sales are handled by Douglas Elliman.
The project won approval in October 2022, launched sales in January 2023, broke ground in September 2024 on a $424,000,000 construction loan, and is expected to deliver in 2027.
One small corroboration worth noting, because it is the kind of thing that usually does not line up: the developers describe a 2.55-acre site, and the county records the parcel at 111,000 square feet. Those are the same number. When the marketing and the tax roll agree on a physical fact, that is a point in the marketing’s favour.
The building itself
The facts panel above carries the numbers. What it cannot show you is the shape of the thing: a single tower set back on 2.55 acres of oceanfront, developed by Related Group and Two Roads Development.
The form is the point: a curved, fully glazed elevation that turns its balconies toward the Atlantic rather than presenting a flat wall to it. Across 24 floors, that works out at fewer than three residences per floor.
Seen from the north the tower reads as a single vertical object against low-rise Bal Harbour, with Haulover Inlet and the Sunny Isles skyline behind it.
Arrival
Residents enter through a covered porte-cochere set back from Collins Avenue, into a double-height lobby finished in stone.
What was here before, and what did it cost to remove it?
The land is now a single county parcel, folio 12-2226-001-0150, classified VACANT LAND – COMMERCIAL. Its legal description ends with five words the county has not bothered to delete:
OCEAN FRONT SEC OF BAY HARBOR RE SUB PB 44-27 | LOT 16 … LOT SIZE 111000 SQ FT M/L | FAU 12 2226 024 0001 | FKA CARLTON TERRACE CONDO
Formerly known as Carlton Terrace Condominium. A 15-storey, 88-unit building completed in 1956, its declaration recorded at OR 10053-1083. The county has collapsed it into one vacant lot and left the name attached like a headstone.
The eighty-eight unit folios still exist in the roll, numbered 12-2226-024-0010 through -0880 in an unbroken series, each now assessed at $0 and pointing back to the retired declaration. Every one of them still carries its complete sale history. That means the entire buyout is a matter of public record, unit by unit. Here is what it shows.
Between May 2021 and August 2022 the developers acquired all eighty-eight homes. In qualified, arm’s-length deeds the recorded total is $139,626,067. The press reported the buyout at “roughly $130 million” in August 2021 — and that figure was right for what had closed by then. It was not the end of the story.
Sixty-nine of the eighty-eight deeds closed inside nineteen days, between 9 and 27 August 2021, for $99,965,967. Through the end of 2021, eighty-two homes had been bought for $119,125,667, at a median of $883 per square foot and a median price of $1,504,550.
And then six owners did not sign. Their deeds are all dated 31 August 2022 — a year and a day after the mass close.
| Unit | Size | Price, 31 Aug 2022 | $/sq ft |
|---|---|---|---|
| 12A | 3,271 sq ft | $5,907,000 | $1,806 |
| 15C | 1,967 sq ft | $4,048,000 | $2,058 |
| 11D | 1,956 sq ft | $3,700,400 | $1,892 |
| 8F | 1,350 sq ft | $2,519,200 | $1,866 |
| 4C | 1,605 sq ft | $2,414,900 | $1,505 |
| 12G | 547 sq ft | $1,910,900 | $3,493 |
| Six homes | $20,500,400 | median $1,879 | |
The median holdout got $1,879 per square foot. The median neighbour who signed in 2021 got $883.
You can object that those are different apartments, and normally you would be right. Here you are not, because Carlton Terrace repeated its floorplates and I can hold size constant. Every one of the six had identical-sized neighbours who signed the year before:
| Floorplate | Median $/sq ft, Aug 2021 | 31 Aug 2022 | Difference |
|---|---|---|---|
| 1,967 sq ft (n=5 in 2021) | $851 | $2,058 | +141.8% |
| 547 sq ft (n=9) | $1,463 | $3,493 | +138.9% |
| 1,956 sq ft (n=9) | $835 | $1,892 | +126.6% |
| 1,350 sq ft (n=9) | $935 | $1,866 | +99.7% |
| 1,605 sq ft (n=3) | $771 | $1,505 | +95.2% |
Same building, same floorplate, same square footage. Between 95% and 142% more per foot for waiting twelve months. No mix argument survives that table, which is exactly why I built it that way.
The clearest single case is unit 12G. Five hundred and forty-seven square feet — a studio in a 1956 building. It sold for $1,910,900, or $3,493 per square foot. Nine identical 547-square-foot apartments had signed a year earlier at a median of $1,463. The buyer was not paying for the apartment. The buyer was paying for the last signature.
I want to be careful about what this does and does not establish. The county records deeds, dates and amounts. It does not record why anyone signed when they did, and I am not going to invent a motive for six people. Contemporary reporting in 2022 described a small group of remaining owners in dispute with the developers over whether holdouts could block a sale; I cannot close that from the tax roll and I am not going to pretend otherwise. What the roll establishes is the arithmetic, and the arithmetic is unambiguous.
What it means if you own in an older Miami-Dade building — and this is the transferable lesson, which is why it is on a page most readers will reach looking for something else — is that in a land-value buyout, the price is not set by your apartment. It is set by how badly the buyer needs the site assembled, and that pressure rises as the number of unsigned owners falls. The last six at Carlton Terrace were paid roughly double per foot. That is the shape of these deals, and almost nobody writes it down.
The residences
Homes run from roughly 3,300 to 13,000 square feet — closer to house-sized than apartment-sized, which is what the sub-three-per-floor density buys.
Living space
Kitchens
Kitchens are built around a central island with integrated appliances and a wine wall.
Bedrooms and bathrooms
The primary suites sit against the curved glass, so the bedroom wall is the view. Primary bathrooms are finished in marble.
What the ground is worth now
The parcel carries no recorded sale of its own, because the transaction happened at unit level before the declaration was terminated. What it carries is an assessment, and the trajectory is worth seeing:
| Tax year | County assessed value |
|---|---|
| 2024 | $68,376,000 |
| 2025 | $75,213,600 |
| 2026 | $82,734,960 |
The land alone is assessed at $82,734,960 for 2026, up 21.0% in two years, with nothing standing on it. Against $139,626,067 of acquisition cost and a $424,000,000 construction loan, that gives you a rough sense of the capital in the ground before a single residence closes.
The parcel’s zoning classification on the roll reads HOTELS & MOTELS – GENERAL, which is a Bal Harbour zoning legacy rather than a statement about what is being built. I mention it because it will look alarming to anyone who pulls the folio without knowing that.
Terraces and views
Every residence opens onto a deep curved terrace. Because the tower sits directly on the sand at the north end of Bal Harbour, the outlook runs from Haulover Inlet south along the beach and north to Sunny Isles.
The developer record, stated as record
I run a litigation check on the developer before I write any building page, and I publish what it returns whether or not it is convenient. On Rivage itself it returns nothing: I found no litigation concerning this building. The loan is in place, the contractor is at work and the 2027 date has held since groundbreaking.
Rivage Bal Harbour stands 24 stories tall with just 61 units, one of ten new-construction condos in Miami.
Two Roads Development, one of the three partners here, is in litigation on other projects, and a buyer weighing a pre-construction deposit should know it.
Edition Residences, Miami. In 2026, three buyers — Armando Lozano Ojeda, Alejandro Garcia and Patricia Zavala — sued Two Roads Development in Miami-Dade Circuit Court over five units at 2121 North Bayshore Drive, seeking the return of approximately $2,500,000 in deposits. Their contracts were signed in spring 2023 against an expected summer 2028 completion, and they allege anticipatory breach: that it had become “impossible for the developer to substantially complete construction…by approximately June 20, 2028”. Two Roads rejects the claim. Managing partner Taylor Collins said the contracts are “clear on this issue”, that the claims are “without merit” and that he expects resolution by summary judgment, adding that the firm has “worked directly with many purchasers on a case-by-case basis”. Nothing has been adjudicated.
Biscayne 21. On 10 July 2025 a Florida appeals court sided with condominium owners against Two Roads in a dispute tied to the redevelopment of that site — the same site the Edition project occupies.
What I take from it, plainly: neither matter concerns Rivage, both involve a different building, and one of them is a dispute the developer says it will win. But both are about the same thing — what happens between a pre-construction buyer and a developer when a delivery date moves. Rivage is fully financed and under construction, which is a materially stronger position than a project that is neither. Read the delay and default provisions in your own contract anyway.
Amenities and the pool deck
More than 25,000 square feet of amenity space, arranged across the ground plane and the podium rather than stacked into one floor.
Pools and deck
What I would verify before signing here
The outside delivery date and what happens if it passes. 2027 is the expectation, not a promise. Find the outside date in your contract, find your remedy if it is missed, and find what notice you are owed. The Edition matter above is a live illustration of why this paragraph exists.
Where your deposit sits. At these prices the deposit is a very large number. Establish which portions are held in escrow and which are released to fund construction. Those are different protections under Florida’s condominium act.
What the price actually includes at 3,300 to 13,000 square feet. Ask what is finished, what is a developer allowance and what is your cost. On homes this large the finishing budget is not a rounding error.
The reserve and budget assumptions for a brand-new oceanfront building. Fifty-six homes carry the whole running cost of a 25,000-square-foot amenity programme, a spa, two pools and a residents-only restaurant. Ask for the projected operating budget and the reserve schedule, and ask what the developer’s guarantee period covers and when it ends.
Who this suits. A buyer who wants very large single-floor oceanfront living in a village with almost no developable land left, who can wait until 2027, and who is buying to hold. The scarcity argument in Bal Harbour is not marketing — the buyout above is the proof of it, since the only way to build here was to remove something first. Who it suits badly: anyone needing occupancy sooner, anyone counting on a pre-completion resale, and anyone who has not read the budget. And if you own in an older Bal Harbour or Surfside building, the Carlton Terrace record above is the most useful thing on this page: it tells you what these deals look like from the inside, and what the last signatures were worth.
Sport, spa and social
Racquet sports
Padel, pickleball and tennis on site — unusual on a 2.55-acre oceanfront parcel, where amenity space normally loses to sellable floor area.
Wellness
Social
Rivage Bal Harbour — Frequently Asked Questions
What was on the Rivage Bal Harbour site before?
Carlton Terrace, a 15-storey, 88-unit condominium completed in 1956, its declaration recorded at OR 10053-1083. It was bought out between 2021 and 2022 and removed. The county still records the land as "FKA CARLTON TERRACE CONDO" in the parcel’s legal description.
How much did the Carlton Terrace buyout actually cost?
The county record shows $139,626,067 in qualified deeds across all 88 homes between May 2021 and August 2022. Press coverage in August 2021 reported roughly $130 million, which was accurate for what had closed by then - six homes had not yet been bought.
Did the Carlton Terrace holdouts do better?
Substantially. The six deeds dated 31 August 2022 total $20,500,400 at a median $1,879 per square foot, against a median $883 for the 82 homes bought through 2021. Comparing identical floorplates, the six were paid between 95.2% and 141.8% more per square foot than neighbours in the same-sized apartments who signed a year earlier.
How many units does Rivage Bal Harbour have?
56 residences across 24 storeys, from 3,300 to roughly 13,000 square feet, with more than 25,000 square feet of amenities on a 2.55-acre oceanfront site. Eighty-eight homes stood here before.
When will Rivage Bal Harbour be completed?
Delivery is expected in 2027. Construction began in September 2024 on a $424,000,000 construction loan, following approval in October 2022 and a sales launch in January 2023. As with any pre-construction purchase, the date that binds anyone is the outside date in your own contract.
Is there any litigation concerning Rivage?
I found none concerning this building. Two Roads Development, one of three partners here, is in litigation on other projects: buyers at Edition Residences sued in 2026 over roughly $2,500,000 of deposits, a claim Two Roads calls "without merit" and expects to defeat on summary judgment, and a Florida appeals court sided with Biscayne 21 condominium owners against the firm on 10 July 2025. Neither concerns Rivage and neither is adjudicated.
What is the land under Rivage worth?
The Property Appraiser assessed the 111,000 square foot parcel at $82,734,960 for 2026, up from $75,213,600 in 2025 and $68,376,000 in 2024 - a 21.0% rise in two years on land with nothing standing on it.
Floor plans
Every residence layout at Rivage Bal Harbour, from the developer’s own drawings. Tap any plan to open it full size. Dimensions are approximate and should be checked against the recorded declaration before you sign anything.
Sources and further reading
- Miami-Dade County Property Appraiser — Property Search (folio 12-2226-001-0150 and 88 retired Carlton Terrace folios, retrieved 24 August 2026)miamidade.gov
- Florida YIMBY, 24 November 2024 — "Developers Secure Construction Loan for ‘Rivage Residences’ at 10245 Collins Ave., Bal Harbour"floridayimby.com
- The Real Deal, 24 August 2021 — "Related and Two Roads to pay about $130M for the oceanfront Carlton Terrace condo building in Bal Harbour"therealdeal.com
- The Real Deal, 18 January 2023 — "Related, Two Roads Launch Sales of Rivage Bal Harbour"therealdeal.com
- The Real Deal, 14 May 2026 — "Edition Residences condo buyers sue Two Roads over stalled project"therealdeal.com
- The Real Deal, 10 July 2025 — "A win for holdouts: Appeals court sides with Biscayne 21 condo owners in battle with Two Roads"therealdeal.com
- Skidmore, Owings & Merrill — Rivage Bal Harbour project pagesom.com
Interested in buying at Rivage Bal Harbour?
Learn more about buying pre-construction at Rivage Bal Harbour with Josh Stein.
Rivage Bal Harbour Amenities
• Activities deck with resort-style pools (Sunrise and Sunset)
• Outdoor spa, sunbeds and cabanas
• Poolside food-and-beverage service
• Pickleball court
• Bicycle storage
• Private spa with sauna, hammam, hot/cold plunges, and treatment rooms offering salon
• Signature restaurant, exclusively for residents
• Curated social spaces, including formal sitting lounge, reading lounge and cocktail lounge
• Private dining room, chef’s table and bespoke wine room
• State-of-the-art fitness center with high-impact training room and yoga studio overlooking the Ocean
• VR game simulator and imaginative children’s playroom
• Bicycle storage
Services
• Residential butler
• Dedicated lifestyle concierge
• In-residence services including personal chef, shopping, medical concierge, housekeeping
• 24-hour security and valet service
• House car
• On-site general manager
• In-residence dining, with catering from a signature on-site restaurant
Rivage Bal Harbour Prices
Prices start at $10 Million with an average price per Sq.Ft. of $3,700.
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. Part of South Florida New Construction.Thinking about Rivage Bal Harbour?
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