Edgewater · Miami

Paraiso Bayviews — 501 NE 31st St, Edgewater Miami

The interior-lot tower of Related Group's Paraiso development — bay views from upper floors, Karim Rashid amenity design, and a lower price per square foot than the bayfront siblings next door.

About Paraiso Bayviews

Paraiso Bayviews is the third residential tower of Related Group's Paraiso development in Miami's Edgewater, joining Gran Paraiso at 480 NE 31st Street and Paraiso Bay at 650 NE 32nd Street. Where those two buildings sit directly on Biscayne Bay, Paraiso Bayviews occupies an interior lot at 501 NE 31st Street — roughly one block from the waterline. That positioning is reflected in its pricing: as of August 2026, active asking prices were running approximately $717 per square foot, compared with figures in the $850–$894 range at the directly bayfront towers. (Those are asking prices, not closed sales — see the market section below.)

Arquitectonica, the Miami-founded firm responsible for a significant share of South Florida's skyline over the past four decades, designed the building exterior. Karim Rashid — the industrial designer known for bold color and biomorphic forms — handled the amenity and public areas. Both attributions are confirmed across multiple secondary sources; this page will be updated with a link to the original building permit once a reviewer confirms the folio record.

Building facts — source discrepancies

Three secondary sources disagree on several key figures. The discrepancies are documented here rather than silently choosing one figure, because the Miami-Dade Property Appraiser's folio record is the authoritative source and has not yet been confirmed by a reviewer for this page.

Treat all figures above as approximate until a reviewer confirms the folio data. The frontmatter of this page uses Zilbert's 383-unit figure and BHS USA's 43-story figure as placeholders; both should be verified.

Lease terms

Paraiso Bayviews is not yet included in this site's Edgewater lease-terms guide, which tracks minimum lease periods and leases-per-year allowances sourced from recorded declarations filed with the Miami-Dade County Clerk. The controlling figures for this building could not be confirmed from a recorded declaration at the time of writing and are omitted from this page's data fields.

If you are considering this building for rental income, pull the recorded declaration from Official Records before making an offer. Do not rely on verbal representations from a listing agent, building management, or a leasing agent — those figures sometimes reflect neighboring buildings or management practice rather than the recorded document that actually controls.

2019 buyer lawsuit — buyer notice

In June 2019, The Real Deal reported that thirteen buyers filed suit against the Related Group in Miami-Dade Circuit Court. The buyers alleged that delivered units were 15 to 20 percent smaller than the dimensions advertised during pre-sales, and that dens shown in pre-sale floor plans had been converted into AC handler closets by the time of delivery. As of the publication date of this page, no resolution of that litigation has been confirmed in publicly available records.

Prospective buyers should request any available settlement disclosures or litigation history from the association as part of standard due diligence. A licensed Florida surveyor can measure a unit against the recorded as-built plans at the buyer's expense. This page will be updated if a resolution is publicly confirmed.

Market context — asking prices, not sold comparables

The figures below are drawn from active listings as of August 2026. Asking prices are not market value and should not be used to underwrite a purchase. For closed-sale comparables, ask a licensed broker for a current comparative market analysis or request data directly from the Miami Association of Realtors.

As of August 2026, approximately 30 units were listed with a median asking price of roughly $563,750 and a median asking price per square foot of approximately $717. That figure places Paraiso Bayviews roughly 15 to 20 percent below the asking-price per-square-foot at Gran Paraiso and Paraiso Bay — a spread that has historically tracked the interior-lot versus bayfront premium within the Paraiso complex, though spreads change with market conditions.

Amenities

The Paraiso development includes resort-style pools, a fitness center, spa, concierge service, and marina access. Karim Rashid designed the amenity and public areas within Paraiso Bayviews. Buyers should request a written confirmation from the association of which amenities are exclusive to Paraiso Bayviews unit owners and which are shared across the broader Paraiso complex under a separate amenity agreement, as the specific access rights can vary and are controlled by the recorded governing documents rather than marketing materials.

Transit and surroundings

Edgewater sits northeast of downtown Miami along Biscayne Bay. The area is served by Miami-Dade Transit Metrobus routes along Biscayne Boulevard (NE 2nd Avenue). No Metromover or Metrorail station is located in Edgewater; the nearest Metromover stop is at the northern edge of downtown, approximately one mile south. The Miami Trolley's Brickell route does not extend to Edgewater; owners typically drive or use ride-hailing for trips beyond walking distance.

Margaret Pace Park at NE 15th Street and Biscayne Bay is approximately 0.8 miles south — a bayfront greenspace with a boat ramp, tennis courts, volleyball courts, and a dog park. Wynwood's restaurant and gallery concentration along NW 2nd Avenue is roughly 0.5 miles west. The Miami Design District retail corridor begins approximately one mile north on NE 2nd Avenue.

What to verify before buying

• Pull the recorded declaration from Miami-Dade County Official Records to confirm actual lease restrictions — minimum lease period, leases per year, and any rental approval process.
• Obtain the most recent certified reserve study and the last 12 months of board meeting minutes to identify any pending special assessments, deferred maintenance, or insurance coverage changes.
• Have a licensed Florida surveyor confirm the actual interior dimensions of the specific unit against the as-built plans on file — the 2019 litigation alleged material discrepancies between advertised and delivered dimensions.
• Request written clarification from the association on which amenities are exclusive to Paraiso Bayviews versus shared across the Paraiso complex, and confirm that access is governed by recorded documents.
• Search the Miami-Dade Circuit Court case system for any current or pending litigation against the association or the developer involving this building.
• Confirm the building's wind mitigation certification and current insurance coverage, particularly in light of post-Surfside changes to Florida's condominium insurance requirements.

Information on this page is drawn from secondary sources and has not been independently verified against Miami-Dade Property Appraiser folio records, the recorded declaration, or building permit documents. Unit counts, story counts, year of completion, and lease terms should be confirmed from primary sources before relying on them. Market data reflects asking prices as of August 2026, not closed sales. This page is informational only and is not a representation about any specific property or unit. Real Estate by Fania | NB Elite Realty.