Icon Brickell Tour – Condos

This past week I was able to tour not only the amenities and common areas at Icon Brickell but also a few condos.  Below, you will find the pictures that I took of a few two bedroom condos.  Keep in mind that these are model units.  Condos at Icon Brickell are delivered by the developer “decorator-ready”.  However, as an incentive to buy now, the developer is offering either a 3 percent decorator credit or flooring installed throughout your condo.

The first condo I saw was a 2 bedroom/2 bath plus den.  It has 1,503 square feet of interior space and 218 square feet of balcony.

The hallway leading to the condos at Icon Brickell.

A shot of the kitchen and dining area.

The living room and dining area.

A close-up of the kitchen with natural stone countertops and appliances by Sub-Zero, Wolf and Bosch.

The den area of this condo.

The master bedroom.

The master bathroom with French limestone flooring.

Another shot of the master bathroom with matching limestone vanity top and porcelain sinks.

A third shot of the master bathroom.

The second bedroom.

The view of Brickell Key, Biscayne Bay and Key Biscayne from this 2 bedroom condo.

The second condo I viewed was a 2 bedroom/2 bath with 1,314 square feet of interior space and 133 square feet of balcony.

The kitchen and dining area.

The living room.

The master bedroom.

The master bathroom.

The second bedroom.

The view of the Miami River and Biscayne Bay.

Icon Brickell Tour – Common Areas

Yesterday, I had the opportunity to tour Icon Brickell.  I’ve decided to write two separate posts to encompass the thorough tour that I was given.  This first post will include pictures and my thoughts about the common areas found at Icon Brickell.  The second post, which should be published within the next couple of days, will focus on two model units that I was able to see.

The valet area is grand to say the least.  The large columns that greet you as you enter the property resemble the stone heads on Easter Island called Moai.  $10M was spent on these monstrous columns.

The windows of each lobby has a yellow film on them to distinguish the room from the rest of the building.  It felt a bit like a haunted house to me.  Above, you see the concierge desk with an over-sized armoire behind it.

The fireplace located in the lobby of Icon Brickell is surrounded by classical furniture and large, frameless Renaissance portraits.

Another shot of the lobby.

Another look at some of the artwork in the lobby of Icon Brickell.

The hallway leading to the mail room and elevators creates a sharp contrast from the lobby.

The mail room at Icon Brickell.

The Icon Brickell Cafe serves food and beverages to the pool area and makes deliveries to all of the residences.

The Icon Brickell pool deck has a Delano-style to it.

Over-sized chessboard located off the Icon Brickell pool deck.

Outdoor dining table with room for 50 people.

Outdoor gas fireplace and furniture located off the pool deck.

The theater room was locked but I was able to a shot of it through the doors.  We were told the room will be filled with beds instead of leather recliners.

The Icon Brickell club room.

Another shot of the Icon Brickell club room.  Although I did not get a chance to see them, I was told that there is a separate billiards room and poker room.

Above, you’ll find the thermal spa room which is reminiscent of an ancient Roman bath.

Spinning room at Icon Brickell.

The fitness center at Icon Brickell has free weights, machines, cardio equipment with personal TV screens and two boxing bags.

The locker room at Icon Brickell.

The men’s spa.  We were told that the men’s and women’s spas are identical.

The steam room.  There is also a separate sauna room.

A treatment/massage room in the Men’s spa at Icon Brickell.

Icon Brickell was different to say the least.  It is very over-the-top with an Alice in Wonderland type feel and a hint of South Beach flare to it.  The 2 acre pool deck was incredible with its lengthy dining room table, large fireplace, over-sized chessboard and Delano-style Infinity-Edge pools.  Most will also appreciate the extensive collection of artwork that fill the various rooms throughout Icon Brickell.  My favorite room was the thermal spa room with plunge pools and floor-to-ceiling bookcases on each end.  Although it may not appeal to some, it is still a sight to see in person.  The Icon Brickell Cafe is definitely an amenity that most will appreciate.  There will also be two signature restaurants located at Icon Brickell.  I did feel, however, that the fitness center was a bit small to accommodate 1700+ units.  Overall, the development may not conform to the tastes of some but I think everyone will agree that it is unlike any condo development that we have seen in Miami.

Icon Brickell has a total of 1,783 units in the three towers that comprise the development.  Closings are scheduled to begin next week.  Our tour guide notified us that 90 percent of the units had been presold.  It will be interesting to see how Icon Brickell fares with their closings in the months ahead.

900 Biscayne Bay Penthouse Condo – $1.9M

For the second time, I had the opportunity to view one of the penthouse condos at 900 Biscayne Bay.  The building has five floors of penthouses, located from floors 59 to 63.  The view in the picture above was taken from a penthouse condo located on the 60th floor at 900 Biscayne Bay.

The condo I saw was an “A” line penthouse that has 3 bedrooms, a den and 4.5 bathrooms with 3,493 square feet of interior space and an amazing 1,225 square feet of balcony space!!!  The condo is located on the southern corner of 900 Biscayne Bay and offers 180-degree views to the west, south, and east.

The condo has a private elevator that opens to a private foyer.  As you walk through the double doors you are greeted to a very spacious living room with views of Biscayne Bay, the Atlantic Ocean, the Miami Beach and Downtown Miami skylines and much more.

Another look at the spacious living room of this penthouse condo at 900 Biscayne Bay.

The penthouse kitchens at 900 Biscayne Bay have custom Italian cabinetry, stone countertops and high-end stainless steel appliances by Sub-Zero, Miele, and Bosch.  The penthouse condos also include a cappuccino maker, mini-fridge, and wine cooler.

The breakfast area off the kitchen of this penthouse condo at 900 Biscayne Bay offers a gorgeous view to the west.

Here’s a look at just how deep some of the balconies are in the penthouse condos.  This one is located off the kitchen and living room.

The master bathroom in the penthouse condos at 900 Biscayne Bay all come equipped with a Jacuzzi tub.

Here’s a look at the shower located in the master bath of the penthouse condos.

The view to the south from one of the balconies off the living room provides a spectacular view of Downtown Miami.

Condos For Sale at 900 Biscayne Bay

Condos For Rent at 900 Biscayne Bay

South Beach Luxury Condo Sales

There have been 10 closed sales for luxury condominiums in South Beach within the past three months that appear in the MLS.  I defined a sale as being a luxury condo sale if it had a sales price at or over $2.5M.  As you’ll see below, Apogee South Beach topped off the list with a condo selling for $7.3M.  Even more impressive is a Penthouse condo at Apogee South Beach, which did not appear in the MLS, that closed for $16.5M on June 9, 2008.

• Apogee South Beach – Unit 2004 –  $7,300,000 – $1,757/SF – July 21, 2008
• Apogee South Beach – Unit 1503 – $4,265,000 – $1,374/SF – June 20, 2008
• Apogee South Beach – Unit 1003 – $3,838,750 – $1,237/SF – June 10, 2008
• Apogee South Beach – Unit 703 – $3,400,000 – $1,096/SF – May 12, 2008
• Continuum South Tower – Unit 3107 – $3,100,000 – $1,049/SF – June 24, 2008
• Murano Grande – Unit 3001 – $3,100,000 – $779/SF – June 20, 2008
• Murano Grande – Unit 2701 – $2,740,000 – $689/SF – June 20, 2008
• The Setai – Unit 2307 – $2,550,000 – $1,994/SF – June 17, 2008
• The Setai – Unit 2707 – $2,550,000 – $1,812/SF – May 30, 2008
• Murano at Portofino – Unit 2202 – $2,800,000 – $993/SF – May 30, 2008
• Il Villagio – Unit 804 – $2,500,000 – $1,506/SF – May 13, 2008

Miami Condo Rankings Page Goes Live

For quite some time, I’ve been wanting to launch this new addition to my site. I think part of me was a bit timid about publishing the Miami Condo Rankings page because I knew that there would be a lot of criticism about my rankings.  It’s important for everyone to realize that this is only my subjective opinion.  I felt it necessary, however, to publish these rankings to provide nonlocal Miami buyers with a way to sift through the various condo developments here in Miami in order to narrow down their choices.  Besides, I’ve received a number of emails from people suggesting that I provide them with this sort of information.  The link to the Miami Condo Rankings page will remain towards the top of this page underneath the header.

When creating the Miami Condo Rankings, I tried to be as unbiased as possible.  The rankings are based on my experience of viewing the various condo buildings and condo units throughout Miami in order to arrive at the stated figures.  Everyone is going to have a different point of view, however.  My Miami Condo Rankings aren’t set in stone.  I will be revising them over time and adding new condo developments as I get the chance to view them.  For example, the risk adjustment category will be adjusted periodically once I feel that the risk for buying in a particular condo building has changed.

I’m a firm believer in democracy and rarely delete comments.  I appreciate everyone’s input on various topics and, although I may not agree with certain opinions, I do believe that visitors to my site should be able to read a variety of opinions.  Therefore, you will all have the ability to submit your personal rankings for any or all condo buildings.  This came as a suggestion from my website developer and I loved the idea.  I want everyone to view not only my feelings about the various condo developments in Miami, but also the opinions of the general public as well.  I just ask that everyone try to be as unbiased with their scores as I have been.  It doesn’t do anyone any good if you give your condo building all tens for each category, or if you give another condo development all zeroes just to make your own condo building look good.  You can also submit your thoughts about the various condo developments in the comments section towards the bottom of the Miami Condo Rankings page so everyone can learn about other aspects that aren’t transparent in the five included categories.  There are a plethora of other factors that, in reality, also play a role in someone’s decision to choose one condo development over others such as parking, floor plans, balcony space, etc.  I tried to keep it as simple as possible, however, and highlight the most important contributing factors.  The Miami Condo Rankings page is to act as more of a guide to nonlocal buyers.  Nothing is cut-and-dry when buying real estate.

Below, you find some determining factors that I took into account when deciding on the score for each category for the Miami Condo Rankings:

Location

• It’s important to note that the scores for the location category were determined based only on Miami.  I did not take Miami Beach into account.  Obviously, because of the proximity of the beach, restaurants, and nightlife, Miami Beach buildings would have received higher scores.  I may include Miami Beach condo buildings at a later date and adjust the scores for the location category of each condo development throughout Miami.  I know that a lot of people who frequent this site are very attached to their neighborhoods and may feel that their neighborhood deserves a higher score.  Please feel free to contribute your comments so others can view what you have to say.   Proximity to restaurants, grocery stores, shops, nightlife and the overall quality of the neighborhood played a determining factor when creating the location scores.

Views

• I based my scoring for this category on the average views offered in the condo building.  Most condo developments provide the best views to the 3 bedroom units (or 2 bedroom units if 3 bedrooms aren’t offered).  Obviously, if you’re in the market for a 3 bedroom and the condo development that you might have your eyes on only has a score of 6 then you’ll need to make the adjustment for yourself.  Again, the score for views is based on the average views of all of the condo units in the building.

Quality

• Of the 5 categories included in the Miami Condo Rankings, this was the most difficult to determine.  This category was the reason why it took so long for me to publish these condo rankings.  There were so many factors to take into account when calculating these figures.  First most, I took the quality of the building into account along with the amenities offered.  Second, I wanted to factor in the average quality of the units.  This was difficult because some of these Miami condo buildings have been around for over 20 years and some of the condo units have been completely upgraded.  As a result, age of the building played a role in determining the scores.  Some people love the stability, larger floor plans (in most cases) and historical significance of older condo buildings.  Meanwhile, I think most people, at least the buyers I have encountered, love the freshness of a brand new building.  If you’re the type of buyer who appreciates the positive aspects that an older building affords, then you’ll definitely want to adjust my score upwards for this category as well.

Waterfront

• This was the easiest of the 5 categories to determine scores for each condo development even though it wasn’t as simple as one might think.  If a condo development is located directly on the waterfront then I gave it a score of 10.  If it isn’t waterfront but resides across from a city park or other unobstructed piece of land with no other future use then I gave it a 7.5.  If it is a riverfront condo development then I gave it a 5 and if it was completely landlocked then it got a score of 2.5.  I did make an exception for Four Seasons Residences, however.  The condo units at Four Seasons Residences begin on the 40th floor.  Even though it is a landlocked building, I gave it a 7.5 because it offers gorgeous views and I don’t think any nearby buildings will impede on these views any time soon.

Risk Adjustment

• There’s definitely risk associated with buying a condo in Miami.  The risk varies from condo building to condo building, however.  I calculated my risk score for older buildings based on how many foreclosures and short-sales there currently are in the condo building.  The score was determined for newer buildings based mainly on how well the condo development is presently doing with their closings.  The risk adjustment score will periodically be adjusted to reflect any changes in risk.  I’m hoping that these scores will eventually be close to a score of 10 within 3-5 years.  We shall see.  It is important to note that risk isn’t necessarily a bad thing.  With risk comes reward (in some cases). Jade at Brickell Bay currently has a risk adjustment score of 4.  It’s a gorgeous building but there are a ton of foreclosures, hence the score.  With recent closed sales near $400 per square foot, I think prices have fallen in line with what the market is dictating.  Regardless, the building does have a lot of foreclosures so there is risk.

I also added a few other columns to the Miami Condo Rankings page.  You will find Year Built, Developer and Architect included on the page.  These columns weren’t used to create a final ranking but they are important to note.  I hope the Miami Condo Rankings page helps nonlocal and local Miami condo buyers in their search for a Miami condo.

Villa Magna Project Lives On…

…at least for the time being.  The “Miami Today News” reported last week that the Villa Magna project is still pushing forward.  I guess we can all scrap the inkling of a dream that the land would become a public park.  I don’t think any of us actually thought it would be turned into a park but rather just wishful thinking that the city wanted a nice green space for the residents of Brickell.  The Villa Magna project will reside on the last bayfront lot in Brickell.  Now, we can all move on to hoping that the Brickell CitiCentre land will become a public park.

The same issue of the “Miami Today News ” also discussed the relocation of the Camillus House.  For those not local to Miami, the Camillus House is a homeless shelter located in the neighborhood of Park West, a few blocks west of new luxury condo high-rise buildings such as Ten Museum Park, 900 Biscayne Bay, Marquis and Marina Blue.  The good news is that the relocation of the homeless shelter is still going to happen.  The bad news is that the move won’t happen until 2010.  I think residents of these condo buildings are highly anticipating that day to arrive.  The neighborhood will see a dramatic improvement and, as the article mentions, commercial developers will be more prone to open retail space in the neighborhood.  2010 will be a great year!  The Super Bowl will be returning to Miami and Camillus House will be heading west!

Update: I do plan to update this blog on a more frequent basis like you had enjoyed in the past.  I took some time off but now I’m back in full blogging mode.  The new “Condo Deals” page is coming along nicely and should be rolled out by the end of next week.  I’m looking forward to that as well as a few other changes that I think you’ll all enjoy.

Marina Blue Through the Eyes of a Professional Photographer

About a month ago, I shared a bunch of pictures that I shot while touring Marina Blue. Someone left a comment remarking that my amateur eye didn’t fully encompass Marina Blue in all its glory. I think you will all agree, after viewing this post. Fortunately, the people at Posh Condos were nice enough to share with me some professionally shot photos that they had someone shoot for them. They agreed that I could share these amazing pictures of Marina Blue with my readers, so enjoy!

The lobby seating area at Marina Blue.

The hallway to elevator core 3 and the beautiful orange round-chair at the end.

A shot of elevator core 1 at Marina Blue.

The entrance to the Sky Beach Fitness Center on the 14th floor at Marina Blue.

This amazing view should inspire quite a few to get their cardio workout in each day.

The two hot tubs at Marina Blue.

The sunrise pool at Marina Blue and the Downtown Miami view.

The poolside eating area off the club room. The barbecue grills aren’t installed yet but they will be.

The poolside lounge area at Marina Blue.

The rock garden at Marina Blue. I never knew rocks could look so beautiful.

The putting green. I think there’s about 5 holes in all.

A shot of the circular beds off the sunset pool at Marina Blue.

The sunset pool. You can work on your tan all day until the sun fades into the horizon. The sand volleyball court was being set up the last time I was on the pool deck at Marina Blue.

Most people hate to see an unfinished unit with concrete floors. Above, you’ll find a finished condo at Marina Blue with painted walls, flooring, baseboards and window treatments. The view is killer even from this condo on a relatively low floor. Last week, I got a rental listing on the 5th floor and received an offer that was accepted after just one showing. All Marina Blue condos have a direct water view.

This is the kitchen at Marina Blue from a 12 line unit with tiled floors. The 12 line is a 2 bedroom/2 bath corner unit with direct views of Biscayne Bay and Miami Beach from the living room and master bedroom and views to the north and west from the kitchen and second bedroom.

A sick view to the east at Marina Blue.

A view down Biscayne Boulevard. Yes, the traffic may be congested at times, although you don’t see it in this shot, but isn’t that what urban life is all about? I honestly can’t wait for there to be more traffic in Park West, Brickell and the Arts District. The infrastructure will follow.

I’m originally from Chicago. A few years before I left Chicago, nobody wanted to live south of Congress. The infrastructure wasn’t in place at the time because there wasn’t much interest to live there from young professionals. Now, it’s a totally different situation. Development has pushed more south with each passing year and what was formally known as the “hood” has become a place that young professionals actually enjoy living.

There’s no doubt that the same will happen with Miami. Six months ago, I used to show condos at Loft 2 and 50 Biscayne and hardly anybody lived there. Now, the foot traffic that goes through the lobby of each building each hour is incredible. I showed a condo for sale at Loft 2 this evening and I couldn’t believe how many people actually live there now. It was a sight to see! It’ll definitely take some time for the market to digest the new inventory but, when it does, Miami will be hot again!!!

Marina Blue Condos For Sale

Marina Blue Rentals

Photo Tour of 900 Biscayne Bay

This past week, I had the opportunity to take a very extensive tour of 900 Biscayne Bay. I couldn’t wait to see if 900 Biscayne Bay held up to its high expectations. I took a ton of pictures that day and wanted to share them with everyone. Above, you see the nice water feature that greets you as you drive into the valet area at 900 Biscayne Bay.

The lobby at 900 Biscayne Bay is two stories. The first story is for guests entering off the street while the second story welcomes those entering through the valet area. The grand spiral staircase at 900 Biscayne Bay, in the photo above, takes you to the second level.

The Infinity-edge, resort-style pool at 900 Biscayne Bay was beautiful. I’m sure residents will make full use of the large bar behind the pool while sunning themselves as well. There’s also a fire pit and hot tub available on the same level.

The lap pool was closed, so unfortunately I wasn’t able to get some laps in while my clients were talking about the great amenities that 900 Biscayne Bay has to offer.

Another great water feature pictured above. This is the entry-way to the amenities found at 900 Biscayne Bay shown in the pictures below.

Here we have the theater room at 900 Biscayne Bay. It’s the best theater room that I’ve ever seen in a condo building in Miami. It has a 153 inch screen and seating for 35 people. I doubt many people will actually make use of this room but it’s still quite impressive to have in your building.

Many of the rooms found on this level at 900 Biscayne Bay come equipped with the above technology. Mount your iPod and enjoy the sounds of your own tunes throughout the room.

The club room at 900 Biscayne Bay with a grand piano and kitchen.

The conference room at 900 Biscayne Bay.

The entry-way into the men’s and women’s spa at 900 Biscayne Bay which is each equipped with a steam room, sauna and hot tub.

Tell me that it doesn’t look inviting. This is the hot tub in the women’s spa at 900 Biscayne Bay. I’m hoping that this isn’t the last time that I get invited into the women’s spa at 900 Biscayne Bay. In my mind, I already had my shoes and socks off, but unfortunately the tour wasn’t over.

Another shot of the women’s spa.

The fitness center at 900 Biscayne Bay was a nice size. It wasn’t overly impressive but it had plenty of free weights, machines and cardio equipment. I would have preferred a view of the bay to the east, however.

I took a look at about 3 condos at 900 Biscayne Bay that day. Here’s a shot of one of the kitchens with dark cabinetry. Another kitchen I saw that day had beige colored cabinets.

Here’s an east view from one of the condos I saw at 900 Biscayne Bay. I think this was a shot from the 34th floor.

Overall, I felt that 900 Biscayne Bay exceeded my expectations. I think Pedro Martin and Terra Group delivered an outstanding condo development. Of all the new condo buildings that I’ve been in that have been completed within the past three years in Miami, 900 Biscayne Bay is on an entirely different level. The quality of the building is unsurpassed of the new condo buildings that I’ve seen. I haven’t been in Asia yet but I think that will be the only other recently finished condo building in Miami that may be able to measure up to 900 Biscayne Bay. The quality does come at a price, however. Expect to pay more than you’ll find at Marina Blue or Ten Museum Park, but like I said, the quality is unsurpassed.

900 Biscayne Bay condos for sale

900 Biscayne Bay condos for rent

Beautiful 5 Bedroom Condo at Villa Regina with 4,100 Square Feet – $1,499,900

Five-bedroom condos in Brickell are very rare. In fact, at this time, there are only two other condos in Brickell that are listed on the MLS with that many bedrooms. Just last week, I listed the best priced 5 bedroom condo in Brickell in a building called Villa Regina. The new listing is attractively priced at $1,499,900. The next best priced 5 bedroom residence is listed for over $1M more.

If size, quality, and location are what you need, then look no further. The 5 bedroom listing at Villa Regina spans 4,100 square feet (380.9 square meters), has a total of 15 rooms, 5 full bathrooms, comes with 3 parking spaces, has 4 terraces with gorgeous bay and city views and has been tastefully remodeled. The kitchen has new granite countertops and stainless steel appliances with custom cabinetry. The air conditioning system was also replaced 3 months ago and the condo has impact resistance windows and shutters.

The amenities at Villa Regina include: 24-hour full-service concierge and security, swimming pool, fitness center, his and her spas, barbecue area and 4 grand party rooms. Villa Regina is located directly on Biscayne Bay and is one of the few condo buildings in Brickell with its own private marina.

Contact me today if you’d like to take a look at this 5 bedroom condo at Villa Regina.