The Residences at Shell Bay

Building facts

Address

501 Diplomat Parkway

Neighborhood

Hallandale Beach

Year built

2026

Floors

20

Residences

108

Status

Pre-Construction

Developer

The Witkoff Group, PPG Development

Architect

Kobi Karp Architecture

Pricing

Starting at $2.5 Million

The Residences at Shell Bay topped off in March 2026. One hundred and eight residences across 20 storeys at 501 Diplomat Parkway in Hallandale Beach, developed by the Witkoff Group and PPG Development, designed by Kobi Karp with interiors by AvroKO — sitting inside a 150-acre private club with a Greg Norman golf course and a 48-slip marina.

A $273 million construction loan from J.P. Morgan and BDT & MSD Partners closed in November 2024. Average pricing runs around $2,000 per square foot. Delivery is 2027. Everything below is dated and sourced.

By Josh Stein — Miami real estate associate, Florida license SL3057661. Selling Miami luxury property since 2002, with more than $1 billion closed.

What Is Actually Being Built

108 residences across 20 storeys, on a 150-acre site at 501 Diplomat Parkway. The developers are the Witkoff Group and PPG Development, whose president is Ari Pearl. Kobi Karp Architecture & Interior Design is architect; AvroKO did the interiors.

Alongside the residential tower sits a separate 21-storey, 60-key hotel under the Auberge brand, also targeting 2027. The two are distinct buildings on the same estate — worth being precise about, because the hotel is often described as though it were part of the residences.

Pricing has been reported at roughly $2,000 per square foot on average, with remaining units starting around $2 million as of the November 2024 loan close.

The Club Is the Product

This is the part that distinguishes Shell Bay from every waterfront condominium in the market, and it is worth understanding properly.

The residences sit inside a 150-acre private club. The amenity set is not a podium floor — it is a landholding:

• A Greg Norman-designed golf course, with practice facilities and a nine-hole Par 3 course already open.
• A 48-slip marina on the Intracoastal Waterway.
• A members’ clubhouse with spa, restaurants and event space.
• The Auberge-branded hotel on site.

The question this raises, which the marketing will not answer for you: what does club membership actually cost, is it mandatory for residents, is it transferable on resale, and what are the initiation and annual dues? A 150-acre golf-and-marina club has a real operating cost and someone pays it. None of that is in any primary source I could find. Get the membership documents alongside the condominium documents.

Where Construction Stands

The $273 million construction loan from J.P. Morgan and BDT & MSD Partners closed on 20 November 2024, arranged by Faisal Ashraf of Lotus Capital Partners. The project was approximately 50 percent presold at that point.

Vertical construction began October 2025, and the building topped off in March 2026. Delivery is stated as 2027.

One honest observation on sequencing: the loan closed in the year the project had originally been marketed to deliver. That is common enough, but it means the 2027 date is the financed date, not the original promise — and the financed date is the one that has held.

What to Watch Before You Sign

• 🔴 Get the club membership terms in writing — cost, whether it is mandatory, whether it transfers on resale, initiation and annual dues. This is the single largest unpublished variable in the purchase.
• Separate the residential association budget from the club budget. Two structures, two sets of costs.
• The financing and construction position is strong — real $273M facility from a major bank, ~50% presold at close, topped off. That is the healthy half of this market.
• Marina slips: 48 slips against 108 residences plus a 60-key hotel. Ask whether slips are deeded, licensed or waitlisted, and at what cost.
• The Auberge hotel is a separate building. Confirm what residents actually get from it and whether it is contractual.

Hallandale Beach Around It

Hallandale Beach sits between Aventura and Hollywood, at the Miami-Dade/Broward line. The Real Deal reported in July 2026 that the city is attracting a wave of new development — which is both an opportunity and a supply consideration.

What Shell Bay offers against Miami proper is straightforward: 150 acres of private club, golf and Intracoastal marina at a price per foot well below oceanfront Miami Beach. What it gives up is the density, the restaurants and the transit. It is a country-club product rather than an urban one, and the buyer for it knows which of those they want.

For how it compares on delivery risk, see the Miami Pre-Construction Delivery Tracker — Shell Bay is one of the towers that is financed, built and on its stated date.

Since2002Selling Miami luxury

Closed$1B+In career sales volume

Years24In this market

Buildings478Tracked across Miami

The Residences at Shell Bay — Frequently Asked Questions

Where is The Residences at Shell Bay?

501 Diplomat Parkway, Hallandale Beach, FL 33009, inside a 150-acre private club community between Aventura and Hollywood at the Miami-Dade/Broward line.

What is included in the club?

A Greg Norman-designed golf course with practice facilities and a nine-hole Par 3 already open, a 48-slip marina on the Intracoastal Waterway, a members’ clubhouse with spa, restaurants and event space, and a 60-key Auberge-branded hotel on site. What is not published anywhere is what membership costs, whether it is mandatory for residents, whether it transfers on resale, or what initiation and annual dues run. Request the membership documents alongside the condominium documents.

How many residences are there and what do they cost?

108 residences across 20 storeys. Pricing was reported at roughly $2,000 per square foot on average, with remaining units starting around $2 million as of the November 2024 construction-loan close, when the project was approximately 50 percent presold.

Is it built?

Structurally, effectively yes. Vertical construction began in October 2025 and the building topped off in March 2026. Delivery is stated as 2027.

Is it financed?

Yes. A $273 million construction loan from J.P. Morgan and BDT & MSD Partners closed on 20 November 2024, arranged by Faisal Ashraf of Lotus Capital Partners. That is a materially stronger position than the 14 towers on our delivery tracker with no construction loan reported at all.

Is the Auberge hotel part of the residences?

No. It is a separate 21-storey, 60-key building on the same estate, also targeting 2027. Confirm in writing what residents actually receive from it and whether those rights are contractual.

Sources and further reading

• Witkoff, Ari Pearl land $273M construction loan for Shell Bay in Hallandale Beach — The Real Deal20 November 2024: the $273M J.P. Morgan and BDT & MSD facility, ~50% presold, 108 units over 20 storeys, ~$2,000 per sq ft, the 150-acre site, the 48-slip marina and the separate 60-key Auberge hotel.
• The Residences at Shell Bay Reaches Topping Out Milestone — Florida YIMBYMarch 2026: topping out, confirming the 2027 delivery target.
• Vertical Construction Begins At The Residences At Shell Bay — Florida YIMBYOctober 2025: the start of vertical construction.
• Witkoff and PPG Development Top Off The Kobi Karp-Designed Residences at Shell Bay — PROFILEmiami2 March 2026 topping-out coverage, confirming the design team.
• Hallandale Beach attracts wave of new development — The Real Deal8 July 2026: the submarket context and competing pipeline.
• Miami Pre-Construction Delivery Tracker — Josh SteinOur dated record of 38 South Florida towers — what each promised at launch versus what it promises now.

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