• You are here: Home »

Archive for the ‘Miami Beach’ Category

NoBe House Condo – New Residences coming to North Shore

Friday, April 18th, 2014

Exterior Front NoBe House

After this MiMo revival project was unanimously approved by the Design Review Board & the Board of Adjustments in September last year, we were left anticipating the next stage of development for the project. Now, we are excited to see the NoBe House Condominium become a reality. This new development, featured in the rendering above, will be located at 8505-8521 Harding Avenue in the North Beach neighborhood  of Miami Beach. This once-upon-a-time two-story, 28-unit apartment building will now become a gleaming, three-story condominium complex with 24 units comprised of 11 townhouses and 13 flats.

Building & Street Map  Arial Map copy

With a prime location on 85th Street, the complex sits exactly 1 block to the main entrance of the North Shore Open Space Park and the beach (pictured above). This hard-to-come-by location is ideal for blossoming families due to its close proximity to the park and newly renovated playground just steps from the beach. The nearest Publix is only 10 blocks away and Collins Avenue is filled with an unlimited variety of restaurants and shops, all just steps from the Nobe House.

In Building 1, the simple corridor-style structure will house ten 2 bedroom, 1.5 bathroom units. The floor plan for these townhouses features  both bedrooms on the top floor located just across the hall from each other. The front corner residence will be the only townhouse on the first floor and all 4 ground floor units will feature a private covered patio with direct access to 85th Street. The second floor townhouses all feature a gliding floor plan with a private covered balcony facing the courtyard. The front corner townhouse on the second floor will boast an expansive 437 sqft outdoor terrace. That’s plenty of room for an al fresco dinner party.

NoBe House Site Plan - Building 1

NoBe House Site Plan - Building 2

Building 2 features a central courtyard with a 4 parking spaces in the rear of the building. There is plenty of additional parking available in the surface lot just caddy corner from Nobe house, or along the street.  Most units in this building are substantially larger by about 365 sqft on average. The ground floor units on the north side feature personal yard space and a terrace whereas the units on the south side feature a spacious patio.

The most impressive townhouses start on the second floor of this building. The 203H and 204H lines not only feature 2.5 bathrooms versus the standard 1.5 that is prevalent in the rest of the residences, but these floor plans also have a second floor dedicated to the bedrooms and an impressive 627 sqft roof deck.

Floor Plan H

The most impressive flats, however, start on the third floor of this building. The 301-P and 302-P floor plans feature the most exclusivity of any of the units in these buildings. These residences are the largest in the complex at a comfortable 1,067 sqft. That measurement does not include the 556 sqft of private outdoor living space that comes with these residences. The private outdoor terrace measures just over 31′x13′ and the unit features plenty of closet space and room for a formal dining area as well.

Floor Plan P

There is no doubt that Victor Rodriguez Architecture and the MFK Group have created a one-of-a-kind design for the NoBe House condo that provides privacy and elegant tranquility only 1 block from the beach. In addition, this condo complex masters luxury living at an affordable price that start at just $299,000.

With all of these new developments coming to North Beach, such as the NoBe House, the Normandy Townhomes and the New Lofts in North Beach, buyers really have a great selection of fresh inventory to choose from.

The scheduled completion for this project is March 2015. Contact us today to find out how you can make one of these pristine MiMo condos your very own.

Exterior Front at Night_copy

Miami Beach Real Estate with Boat Dockage

Wednesday, February 19th, 2014

So, you went to the Boat Show in Miami Beach this past weekend and you found the watercraft of your dreams.  With all that the boat show offers,  why knot? There’s a reason the boat show  continues to draw crowds year after year, making it one of the largest shows in Florida.

In honor of  the annual show that brings thousands of watercraft enthusiasts to Miami Beach every year, here are a few home options that include your very own boat dock in Miami Beach. All of these options feature no fixed bridges to the bay.

7444 Gary Avenue

One of our most affordable waterfront homes, this townhouse is located on the northern tip of Parkview Isle and features a beautiful view over Indian Creek Waterway that runs between Normandy Shores and Biscayne Point Islands. The home has been meticulously renovated by the architect/owner, and features a newly redesigned kitchen that opens to the great room, a spacious master suite with private terrace and spectacular views, and new in-suite baths. This home is turnkey and ready for you and your  boat (up to 30 feet). Parkview Isle is also just 5 blocks to the ocean, so if you or your family just want to hit the sandy beach, you’re just a stroll away.  This fee simple townhouse is owned very much like a single family, so there are no condo fees to pay, and no rules or restrictions. It features two bedrooms, two baths on the 2nd floor, and a powder room on the main floor. It features a just over 1600 sqft of living area and a 2500 sqft lot.  Listed for Sale at $750,000.

Open House Sunday February 23rd, from 2:00pm to 4:00pm. 

7444 Gary Av view

_DSC00467444 Gary Av Master7444 Gary Av Master view

7444 Gary Av patio view

6107 Laguna Drive 

If you desire more space, newer construction, and exclusivity while enjoying an amenity rich environment, then you may want to consider Aqua Island. Built in the mid 2000′s Aqua features  46 Island townhomes and three mid-rise condos, 24 hour guard gated entrance, a beautifully landscaped promenade along the waterway, a 5000 sqft gym, 2 pools and it’s own Mango & Citrus grove. This waterfront townhouse in Aqua boasts over 3700 sqft of living area with 4 bedrooms, 5 full baths, a private rooftop deck,   a 2 car garage, and its very own private dock (up to 45 ft). The monthly maintenance fee is $1800/month, and the list price is $1,999,000.

6107 Laguna boat dock 6107 Laguna view 6107 Laguna living6107 Laguna kitchen

 425 North Shore Drive 

If you’re looking for more of a single family neighborhood, then Normandy Shores is definitely worth your consideration. Besides offering 24 hour guard gated entrance, it features an 18 hole golf course with  clubhouse, 6 public tennis courts, and a beautiful park with shaded playground, a covered pavilion, and a soccer field. 425 N Shore Dr was originally built in the 1950′s, then fully rebuilt in the last 10 years. Sitting on over 11,000 sqft of land, with 65 feet of waterfront, this home features 4 bedrooms, 3 full baths and more than 4600 sqft of living area. Keep an eye on your dream boat from the private terrace off the master bedroom. With wide views over the waterway, and just a breath away from the bay, this home is a perfect match for you & your boat (up to 65 ft). Currently listed for for sale at $2,950,000.

425 N Shore Dr 2nd floor view 425 N Shore Dr back 425 N Shore Dr kitchen 425 N Shore Dr master 425 N Shore Living Area

 

Whether you have a kayak or a 200 ft yacht, there are plenty of options in Miami Beach that offer water access. And with over 16 miles of waterfront in North Beach, it may be worth your while to check out this jewel of a neighborhood in Miami Beach. For a tour of all that North Beach can offer for you and your boat, stop by friendly neighborhood Real Estate office

2013 Annual Sales Report – MultiFamily in North Beach

Tuesday, February 11th, 2014

Last year in this northern neighborhood of Miami Beach, halfway between the Fontainebleau Miami Beach and  Bal Harbour, some savvy investors picked up 49 multi-family properties for a total of 618 units with over 441,000 sqft in  North Beach. Selling at half the price of it’s more well known South Beach neighborhood, sale prices in North Beach averaged $154.53 per sqft or $113,902 per unit. Besides just stretching the value of the dollar, North Beach properties are a decade younger, and the average unit size is  21% larger than those in South Beach. Check out the link below for a list of what sold in 2013.

Closed Sales 2013 North Beach

Our favorite sale last year was  2005-2023 Calais. When the owner contracted Urban Resource to manage  this property, the annual rent was $107,000 with expenses just over $48,000. Prior to selling the property, Urban Resource not only increased rents to over $133,000, but also brought expenses down to $25,000 annually. 2005-2023 Calais sold at a 7% CAP. More importantly, the property featured over 21,000 sqft of land with 143 feet of waterfront, making it a prime site for future development. Something that seems to be in high demand these days.

2005-2023 Calais – 10 units waterfront sold April 2013 for $1,320,000

2005 Calais 42005 Calais 52005 Calais Dr Miami Beach FL 331412005 Calais 32005 Calais 2

 

So what is selling in 2014? Already, nine properties in North Beach have sold in the first six weeks of the year for a total of 62 units. In addition, one of the last vacant waterfront lots measuring 1.06 Acres sold for $11,250,000 or at  just over $243 per sqft of waterfront land.

Opportunities for solid investments exist here in North Beach, and Urban Resource is ready to give you a tour. Don’t miss the boat and give us a call.

 

MiMo Preservation in North Beach

Monday, September 9th, 2013

 

MiMo Architecture

 

Ah, the Golden era of Miami Beach…. It was the mid 1940’s, and the South Beach Art Deco District was significantly present & built. North Beach offered development opportunities to young and emerging architects looking to place their mark on the Post War Modernist Movement. With the help of some Starchitects like Norman Giller, Morris Lapidus, Melvin Grossman, Robert Swatburg, and others, our treasured MiMo District in North Beach was born.

 

MiMo on the Beach Fun

 

To best describe MiMo design, think about the jets & automobiles of the era, mix in some fun like cheese holes and boomerangs, then add a bit of Sinatra, Davis, and Martin. New construction and development in South Florida was at an all time high, with newcomers calling Miami home, and tourists flocking to Miami Beach for the best entertainment under the sun. The Rat Pack performed often, and the Beatles played on the Ed Sullivan Show from the Deauville. The most recognized MiMo treasure would be the Fontainebleau Resort in Miami Beach, which has been used as the backdrop for several movies. Our favorite would have to be James Bond’s Goldfinger. (Click photo below to view short clip.)

 


Fast forward to Miami Beach in the early 2000′s, and we come upon a familiar scene. With South Beach’s Historic Art Deco District, mostly preserved and internationally recognized, Miami Beach looks on to save another treasure in their city, MiMo buildings. After the successful renovation of the Fontainebleau, the city created a guideline for MiMo restoration to assist property owners how to best preserve the MiMo architecture in North Beach.  As MiMo buildings now average 65 years in age, many require some upgrades to meet current code.  This helpful guideline makes recommendations for the following:

  • Railing repair or replacement
  • Exterior Lighting
  • Window & door replacement
  • Landscape design
  • Roof replacement
In our Real Estate experience, and as evident again with the Art Deco District in South Beach, preserving the charm and design features from the original build, enhance the curb appeal and first impression which positively affect the property value. For a landlord, this increases the rent value and reduces costs by decreasing vacancies.

One of the most interesting options available to a property owner considering MiMo Preservation in North Beach is to allow the development of unused FAR (Floor to Area Ratio – used to calculate build-able square feet on land) on a historic building. So long as a developer met MiMo guidelines on the design, she could essentially build another story on the existing structure. The new construction would still need to adhere to current code for new build, but this is a great alternative to trashing and demolishing a MiMo treasure and build all new construction. Property owners could make existing units larger by adding another story, and by reducing the number of units. Although this option has been available for almost a decade, no one has taken advantage of it in North Beach, until now.

Bath Club Estates 6747 Collins Ave, Miami Beach, FL 33141

Tuesday, August 6th, 2013

New Luxury Oceanfront Residence planned in North Beach by developer Don Peebles

 

After seeing the successful sale of projects like Canyon Ranch and Eden House, it was only a matter of time before we would see further new developments come to the neighborhood. This newest project to be presented to the Historic Preservation Board  is being developed by the Peebles Corporation and designed by Arquitectonica. When reviewing the proposed plan, what really stands out is the size and number of units. There are only 13 units in total, all with 12 foot ceilings. Ten of them will be one story full floor residences, with an average size of 5620 square feet. These units feature 4BD/5.5BA, and will boast a 360º wrap around terrace with amazing views of the ocean, private elevator foyer, master bedroom suite with his/her baths, open kitchen with island centrally placed between living area, media room and family room, private wine cellar, and a flex room to be used for whatever you’d like. These units are like the perfect 10.

 

 

In addition to the perfect 10 residences , the project will include 2 private villas, on the 2nd and 3rd floor of the building. Each 2 story villa will have it’s own private elevator, 8,688 sqft of living area in a flow thru design, a double height living room (24 ft ceiling), huge spacious decks facing the ocean with a summer kitchen, a private lap pool approximately 35 ft in length, and a covered lanai area on the west side. These are truly spectacular residences.

 


 

Last but certainly not least is the Penthouse residence, also two stories with over 10,200 sqft of living area boasting views of the ocean and bay, with it’s very own rooftop pool & deck. The plan for this PH was not part of the renderings submitted for approval, as I’m certain this residence can be customized for it’s new owner.

The elegant & reserved lobby will include a business center, while the 4th floor amenity level will feature a screening room, fitness center, wine cellar, and the resident’s lounge overlooking the infinity pool with 13 cabanas, one for each residence. In addition, there’s a larger beachfront pool.

 

 

Michael Larkin of Bercow Radell & Fernandez notes in his submission letter that this project completely complies with the Miami Beach development regulations and requires no variances. It replaces the previously approved project Ocean Sound, which stood at 19 stories with a total of 60 units. This new project will offer a smaller footprint and less density than what was previously planned. To hear more about this project or to voice your own opinion, make sure to attend the next Historic Preservation Board meeting on Tuesday, September 10th, 2013.

What do projects like this really say about North Beach? Developers like R. Donahue Peebles see an  opportunity to invest in North Beach and develop a property that meets the planning department’s vision of this neighborhood. Instead of adding more units, even keeping the same envelope of the previous project, this seeks to give something unique and minimal, yet expansive for the resident. I wonder who will be the lucky 13 that will reside here?

Given the demand for these amazing residences, we’re certain these will be swooped up rather quickly when they are released for sale for prices sure to start north of $10Million. North Beach luxury – it’s like nothing else!

For more information about this project and Real Estate in North Beach, contact us today!

 

 

 

Weekly Real Estate Round-up: 2040 N Bay Road

Wednesday, February 8th, 2012

Every week, Realtors in Miami Beach can showcase their home to other realtors interested in Miami Beach Real Estate. This is a great way to get familiar with something new and preview homes for clients. I find this especially helpful with single family homes, because they vary so much in size, design, and age. On occasion, an opportunity to see a stunning property arises. Today, was one of those opportunities.

On my daily 5 minute commute to the office, I’ve witnessed the construction of 2040 North Bay Road. This home is just beautifully designed with an ultra modern clean finish. As you walk up the floating stone staircase to the front door, you’ll notice a Koi fish pond underneath.

Welcome to 2040 North Bay Road

Once inside, the wide living area is separated from the dining area by a beautiful fish tank with walls of glass between the home and the outside covered entertainment area. Natural light just pours in from the glass backsplash in the kitchen area, the rooftop glass over the wide stair case, and the numerous glass walls throughout the residence. As you tour through this home, it’s evident that it was built for the resident who enjoys entertaining. A fully equipped movie theater is found behind a expansive wet bar sitting on the wide landing leading to the 2nd floor with three bedrooms. The master suite is just divine with a spacious terrace overlooking the pool and water. There are so many details in this home, but just to name a few more, There are a total of six bedrooms, six full baths, two half baths, two kitchens plus a summer kitchen, a pizza oven, fireplace, four car garage, infinity pool, spa, and a roof top sunning lounge with 135 ft of waterfront and just steps to Sunset Harbour in South Beach.

For the buyer with a substantial budget, perfection is priced at $16,500,000.

 
For more information and photos view this listing.
Listing courtesy of EWM Realtors, Inc.
 

Miami Beach Neighborhood Highlight: Sunset Harbour

Thursday, December 1st, 2011

Moving is a common practice in a real estate agent’s life. We’re seeing condos and single family properties on a regular basis, and often find an opportunity to purchase our next home. My last move was in 2004. It was the seventh in ten years. When I called up my moving company, the first thing they said was, “Laura, you’re moving again!?” Well, as it happened, this move was to the Sunset Harbour North Condominium. Given my track record, it’s hard to believe that I’ve been living here for seven years. But I do really feel at home in Sunset Harbour. Although there are certain amenities that have been present since day one, like the space age Publix on the Bay,  the Maurice Gibb Memorial Park and the Sunset Harbour Marina, the neighborhood is now teeming with new life. The Sunset Harbour North & South Condos were always very appealing Read more…

Get Ready for Art Basel Miami Beach

Monday, November 21st, 2011

Art Basel Miami Beach

Glowing Bench Art Basel Miami Beach

If you’ve been in Miami or Miami Beach recently, you’ve been one of the lucky individuals enjoying the extremely pleasant weather lately. Whether you’re just visiting or live here, it’s a great time to open up the windows, and enjoy that wonderful crisp air. In the past, our high season would start with the new year, after all the holidays. In fact, Art Basel organizers chose the beginning of December because it was not as busy, and the hotel occupancy level was low, ensuring that visitors would have plenty of options when booking their stay. However, when Art Basel Miami Beach began in 2002, we all started experiencing an earlier start of the season. With the huge success of Art Basel Miami Beach, Read more…

Season Started with a Sleepless Night in Miami Beach

Saturday, November 12th, 2011

This last Saturday was a great night to be an insomniac in Miami Beach. Sleepless Night came on November 5th, 2011 and featured 138 performances throughout the city, all free and open to the public. From an Opera at the North Shore Bandshell, to Project Bandaloop dancing on the New World Symphony glass walls, Read more…

Miami Beach Neighborhood Highlight: North Beach Homes

Sunday, October 23rd, 2011

This northern community of Miami Beach is often overlooked due to the popularity of it’s sister neighbor, South Beach, which garners much international attention and dazzle. North Beach flies just under the radar to most visitors. But to those in the know, North Beach is where to live. Read more…