Bal Harbour and Surfside · Miami

Rivage Bal Harbour

Bal Harbour has no vacant land. So the partnership behind Rivage bought an apartment building one unit at a time. Construction began in September 2024; completion is published for 2027.

Bought one apartment at a time

Bal Harbour Village is roughly 0.6 square miles on paper and about half of that is water. Incorporated in 1946 and built out decades ago, it has effectively no undeveloped oceanfront left. There is no lot to buy. There is only somebody else's building.

So the partnership bought one. The site at 10245 Collins held the Carlton Terrace apartments, and The Related Group, Two Roads Development and Rockpoint assembled it unit by unit from individual owners before the building came down. Every one of those owners held a veto. That is the clearest proof available of what scarcity means in this village, and it is why a 2.55-acre oceanfront assemblage here is a genuine event rather than a marketing line.

The county record still tells the honest version. Folio 12-2226-001-0150 carries the parcel as vacant commercial land. Nothing on this site is finished, and nothing below describes a building that exists — it describes what the developers have announced and are building.

What has been announced

The partnership has published a 24-storey tower of 56 residences on the 2.55-acre site, with Skidmore, Owings & Merrill as architect and Rottet Studio on interiors. SOM is a structural and tall-building practice before it is a decorator, and on a beachfront parcel of this width that tends to show up as long uninterrupted spans and glass rather than a plan chopped into bays by columns.

Construction began in September 2024 under a $424 million loan. Completion is published for 2027. Twenty-four floors carrying 56 homes works out to a little over two residences per floor, and that single ratio will govern everything else about the building: elevator waits, corridor length, how many households share the pool deck on a Saturday.

Third-party listing sites carry variations on these figures — 25 storeys, a 2026 delivery, different size ranges. The developers' own published numbers are the ones above, and they are the ones to hold the sales team to.

The amenity programme, as published

More than 25,000 square feet of amenity space has been announced for 56 households. If it is delivered as published, that ratio — several hundred square feet of shared space per home — will be among the more generous on this stretch of coast.

The published programme includes a pickleball court, which is a telling inclusion: a court eats real estate, and on a 2.55-acre oceanfront site nothing gets that footprint unless someone decided residents would actually use it. Also announced are an oceanfront pool deck with beach access, spa and fitness facilities, and residents' dining and lounge space.

None of it is built. Ask for the current amenity schedule and the condominium documents when they are filed, and compare them against the announcement. That is how you learn what survived value engineering — on this building and on every other one sold from a drawing.

The residences, as announced

Residences have been announced at roughly 3,300 to 13,000 square feet, each served by a private elevator. The developers describe them as villas in the sky, and at the top of that range the phrase is arithmetic rather than flattery: 13,000 square feet is a large house, stacked, on the Atlantic.

At two-plus homes per floor, most residences will take a full or half floor, which means water on more than one exposure and glass that does not stop at a demising wall. The published design carries wraparound terraces and floor-to-ceiling impact glass throughout.

Rottet Studio's interiors are, at this stage, drawings and a sales gallery. Anyone buying here is buying a drawing, a delivery date and the records of Related, Two Roads, Rockpoint and SOM. That is not a criticism — it is what pre-construction is — but it should be said plainly before anyone signs.

Where it will stand

10245 Collins sits in the oceanfront run north of 96th Street, on the sand side of the road. Bal Harbour Shops is at 9700 Collins, directly across Collins from this line of towers: open-air, built by the Whitman family in 1965, anchored by Neiman Marcus and Saks, with a roughly 200,000-square-foot expansion adding more than thirty stores underway. Carpaccio, Makoto, China Grill and Avenue 31 Cafe are inside it. From this side of the street that is a crosswalk, not a drive.

Bal Harbour maintains a mile-long beach path with separate bicycle and pedestrian lanes beneath the sea grapes. Haulover Park is just over the inlet bridge to the north — 177 acres, 1.4 miles of beach, and Bill Bird Marina with 152 gated wet slips for vessels to 120 feet, a fuel dock, ramps open around the clock and charter and drift fishing fleets. South across 96th, Surfside offers Harding Avenue's low-rise independent storefronts and bakeries and The Surf Club Restaurant by Thomas Keller.

The Village runs a free on-demand Freebee shuttle within its limits, Metrobus routes 120, S, E and H serve Collins, and the tolled Broad Causeway at 96th reaches the mainland at 123rd Street. Miami International is about 19 miles, commonly 35 to 45 minutes; Fort Lauderdale-Hollywood is roughly 21 to 23 miles north, commonly 35 to 50. Both swing with traffic.

Who it is being built for

A buyer who wants a very large single-floor home on the ocean and is willing to wait for it — and who understands that in Bal Harbour, waiting is the only way to get one, since the alternative is buying into an older building and renovating around what is already there.

The announced floor plates suit entertaining at scale and long multi-generational stays: 3,300 square feet at the bottom of the range is larger than most new penthouses on this coast. The crosswalk to Bal Harbour Shops suits someone who wants a walkable daily routine without leaving the Village. And a 2027 delivery suits a buyer who would rather specify from scratch than inherit another owner's decisions.

Everything above is announced, not built. If you want to be early on a Bal Harbour oceanfront site that took a unit-by-unit assemblage to create, the conversation to have now is about contract terms, deposit structure and delivery schedule. Call and we will go through the published documents line by line.