This page indexes Miami luxury condos at this budget tier. The building, floor, line, and view drive the price more than any neighborhood headline. The decision is resale in an established building (with SB 4D disclosure risk) versus pre-construction (a new building with no backlog of underfunded reserves). At LuxuryDade I work with Compass buyers across this tier, and the ones who compare real comps, not developer marketing, negotiate better. For full Miami context, see Miami pre-construction buyer guide.
Penthouse territory. $5M to $10M in Miami 2026 buys premium penthouses at St. Regis Brickell, Cipriani sky homes, lower penthouses at Faena, upper Dolce & Gabbana units, and entry in ultra-luxury names like Six Fisher Island and Bentley Residences. This tier sits at the intersection of branded residence, trophy sky home, and ultra-luxury oceanfront. According to the Knight Frank Wealth Report 2026, Miami was the only US market in the top 10 globally for prime-property price growth last year, and the $5M to $10M penthouse segment absorbed the majority of that growth.
Neighborhoods with Available Inventory
Brickell, South Beach, Bal Harbour, Sunny Isles Beach, Fisher Island, and Miami Beach mid-beach anchor the $5M to $10M conversation. Brickell carries the skyline trophy segment. Bal Harbour and Sunny Isles carry the branded oceanfront segment. Fisher Island adds privacy, exclusivity, and a compressed buyer pool that trades quietly.
Top Buildings in This Range
- St. Regis Residences Brickell penthouses and sky homes
- Cipriani Residences Brickell sky homes
- Faena Residences Miami Beach larger units and lower penthouses
- Bentley Residences Sunny Isles entry penthouses
- Mansions at Acqualina entry units
- Six Fisher Island entry residences
- Rivage Bal Harbour premium units
- Dolce & Gabbana Residences upper-tier units
Best Miami Pre-Construction Condos Over $5 Million in 2026: My Ranking
These are the 7 Miami-Dade pre-construction towers that LuxuryDade tracks with a published from-price of $5 million or more, ranked by me, Gerardo Gonzalez. I rank on delivery certainty first, because at this tier the deposit can reach 50 percent of the price, as it does at Six Fisher Island, and a tower that is nearly built protects that money better than any brand name. Price comes second. St. Regis Residences Sunny Isles Beach has the lowest entry at $5,000,000 and Six Fisher Island the highest at $15,500,000. Every price below comes from the linked project page.
| # | Project | Neighborhood | From | Developer | Delivery | Why it made the list |
|---|---|---|---|---|---|---|
| 1 | Six Fisher Island | Fisher Island | $15,500,000 | Related Group, BH Group & Globe Invest | Late 2026 or 2027; final stages | The tower cranes came down in August 2026 as construction entered its final stages, per PROFILEmiami, so these 50 residences are the closest to keys on the list. |
| 2 | The Perigon | Miami Beach | $12,550,000 | Mast Capital & Starwood Capital | 2027; topped off | The 73-residence tower topped off in March 2026, per PROFILEmiami, which takes structural risk off the table. |
| 3 | Rivage Bal Harbour | Bal Harbour | $7,000,000 | Related Group & Two Roads Development | 2027; under construction | Ground broke in September 2024 behind a $424 million construction loan, per Florida YIMBY, with completion slated for 2027. |
| 4 | Bentley Residences | Sunny Isles Beach | $5,800,000 | Dezer Development | 2028; under construction | Vertical construction was progressing in August 2026, per Florida YIMBY; 216 residences, so more resale competition later than the boutique towers above it. |
| 5 | St. Regis Residences Sunny Isles Beach | Sunny Isles Beach | $5,000,000 | Fortune International Group & Château Group | 2028 and 2029; South Tower foundation done | The lowest entry on the list. The developers secured $463 million in financing in October 2026, per Florida YIMBY, but the South Tower is only now going vertical. |
| 6 | Ocean Terrace Residences | North Beach, Miami Beach | $6,300,000 | Witkoff with Ocean Terrace Holdings | 2029 (expected) | Sales launched in October 2025, per The Real Deal, and 2029 is the latest delivery among the projects already building. |
| 7 | The Delmore | Surfside | $15,000,000 | DAMAC International | 2029 (anticipated); sales relaunch planned late 2026 | As of April 2026 no units had sold and DAMAC planned to relaunch sales late in 2026, per The Real Deal, so it ranks last on my test. |
My advice above $5 million: ask for the deposit schedule before the floor plan. When the deposit can be half the price, what matters is how long the developer holds that money and what has to happen before it is released. For finished trophy units above $10 million, see my Miami penthouses over $10M guide. Ask me for the current price list on any tower above.
What to Expect at This Price Point
- Typical unit: penthouse or full floor, 3,000 to 5,500 square feet
- Defining features: private elevator, rooftop pool, outdoor kitchen, staff quarters
- Brickell maxes out here, oceanfront ultra-luxury entry starts here
- HOA expectation: $4.50 to $7 per square foot per month
- Buyer profile: UHNW, family office, international primary residence
Branded Penthouse vs Oceanfront Ultra-Luxury at $5M to $10M
At this tier, you pick one of two profiles. A branded penthouse in Brickell (St. Regis, Cipriani) gives you skyline views, proximity to financial and dining corridors, and the strongest urban exit narrative in the city. An oceanfront ultra-luxury entry (Six Fisher Island, Mansions at Acqualina, Bentley) gives you beachfront, lower density, and a buyer pool that overlaps with Palm Beach and Southampton. Both work. The question is where the rest of your calendar lives.
How I Help Buyers in This Range
I run a weekly market scan of every active listing and pre-construction unit matching your criteria. I negotiate developer incentives at pre-construction (design credits, closing credits, upgrade bundles), pull reserve studies on resale buildings so you see the real HOA trajectory before you offer, and deliver a ranked shortlist with specific unit numbers, views, and full deal math. I also coordinate private access for off-market and pocket-listing inventory that never reaches MLS.
Compare these buildings side by side or calculate true ownership cost.
"$5M to $10M is the penthouse tier where buyers stop comparing buildings and start comparing lifestyles. Skyline privacy in Brickell or beachfront privacy in Bal Harbour. Different markets, same budget."
Penthouse Feature Taxonomy at $5M to $10M
Not all penthouses are created equal. At this tier, I classify inventory into three groups. Sky homes (upper-floor premium units without full-floor occupancy): St. Regis Brickell, Cipriani, Waldorf Astoria. Trophy penthouses (single-floor or multi-level with private amenities): Faena, Edition, select Sunny Isles branded. Ultra-luxury entry (lowest floors of trophy buildings): Bentley Residences, Six Fisher Island, Rivage Bal Harbour. Each category has a different buyer profile, different resale velocity, and different appreciation pattern. A sky home in a Brickell branded tower trades more like a large condo. A trophy penthouse in Faena trades more like a mansion. I help buyers match the right category to their actual use case rather than chasing the label.
Off-Market and Pocket-Listing Access
Roughly 40 percent of $5M to $10M penthouse transactions in Miami-Dade in 2025 closed without ever hitting MLS. Private representation moves the deal. My Compass affiliation, direct developer relationships in Brickell, South Beach, Bal Harbour, and Sunny Isles, and private network of existing owners at trophy buildings mean I surface off-market inventory weeks or months before it becomes public, often with cleaner negotiation dynamics and better pricing.
Frequently Asked Questions
What buildings are available in the $5M to $10M range?
Top buildings include St. Regis Brickell penthouses, Cipriani sky homes, Faena Residences larger units, Bentley Residences entry, Mansions at Acqualina, and Six Fisher Island entry.
What is the typical HOA in this price range?
Expect $4.50 to $7 per square foot per month. Full-service branded penthouses and oceanfront buildings run at the top of the range.
How much down payment do I need?
Most penthouse buyers close in cash. Jumbo financing is available at 50 to 65 percent LTV for qualified buyers.
Is pre-construction or resale better in this range?
Pre-con at this tier (Rivage, Cipriani upper, Bentley) captures meaningful appreciation through delivery. Resale (Faena, Acqualina) gives you verified views and occupied-building data.
What is the typical rental yield?
Most $5M to $10M owners do not rent. For those who do, long-term yield runs 3 to 4 percent gross. Short-term rental is restricted in most branded penthouses.
How do I see specific units?
Penthouse inventory at this tier trades largely off-market. Reach out and I will coordinate private tours and pocket-listing access.
Frequently Asked Questions
Ready to Work with Gerardo?
Book a 30-minute call. I walk you through specific buildings, units, and numbers relevant to your situation. No pitch, just analysis.
Book a ConsultationPrefer to talk? Call me at (305) 964-8614 or WhatsApp.