101 Sunrise Drive

Common name: 101 Key Biscayne. The recorded name is 101 Condominium.

Building type: Boutique condominium, five stories

Architect: Gabriel Lopez Architect

Developer: Eric Soulavy and Oscar Segall

Interior design: Shay Interior Design, for the lobby and rooftop

General contractor: Ortega Juneau Construction

Floors: Five

Unit sizes: Three-bedroom plans, some with a den. About 1,865 to 1,949 square feet under air, or about 2,300 to 2,499 square feet including terraces. Terraces run about 335 to 550 square feet.

Amenities: Rooftop club with a lap pool, barbecue area, sunset deck and yoga room; ground-floor locker room with showers for service staff; two assigned parking spaces per residence; charging outlets for electric cars and golf carts

Services: Ground-floor concierge

Source: The Roebling Research Desk.

Eleven residences replaced a 1965 red-brick apartment complex of 20 units. It is smaller and newer than the island buildings listed below.

The entrance crosses a bridge over a pond. Gabriel Lopez kept the scale to five stories, and Shay Interior Design handled the lobby and rooftop. Launch pricing ran from roughly $1.7 million to $2.2 million, and ten of eleven residences had sold when the building opened.

Each residence is a full three-bedroom with 10-foot-6-inch ceilings, Ornare kitchens with Miele and Sub-Zero appliances, impact windows and doors and a private terrace. Two parking spaces come with each residence. The rooftop has a 25-meter lap pool, and the building has charging outlets for electric cars and golf carts.

Key Biscayne is an island village south of Virginia Key, reached from the mainland by the Rickenbacker Causeway. Crandon Park lies at the north end and Bill Baggs Cape Florida State Park at the south end, with the village between them. The building sits in the stretch between Sunrise and Galen drives, a short walk from the village center and Crandon Boulevard, which carry the island's shops and restaurants, so owners can run errands on foot or by golf cart. Crandon Park's beach is a short drive north, Bill Baggs Cape Florida to the south, and Brickell and Downtown Miami are 15 to 20 minutes by car without traffic.

Gabriel Lopez designed a five-story building with 11 residences on floors two through four, a ground level for parking and services and a rooftop club. Plans are five layouts of three bedrooms or three bedrooms with a den. Under-air area is about 1,865 to 1,949 square feet; with terraces the plans measure about 2,300 to 2,499 square feet. Ask for the measured area and the association's size schedule before comparing price per square foot.

The rooftop club is the shared space: a lap pool, barbecue, sunset deck and a yoga room. The ground floor has a locker room with showers for service staff and a storage room for bikes, paddleboards and similar items. A concierge staffs the ground floor. With 11 residences, any assessment or reserve decision is shared among few owners; review the reserves and governing minutes.

For any purchase, ask for the current budget and any repair scope or assessments. Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more stories; ask for the inspection report, the reserve study and any assessment history.

Pet, rental and minimum-lease rules are set by the association; confirm at offer stage.

One recorded sale, August 2024, at $2.73 million. It is one sale, not a building price. With so few units, one sale can move the apparent market, so compare by plan, floor and area.

Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.

Confirm the area. Under-air and with-terrace figures differ by several hundred square feet. Use the measured plan.

Review the association closely. In an 11-unit building, a few owners fund the reserves and any special assessment.

Check the service model. Ask what the monthly charges cover.

State the size once, correctly. An inconsistent square footage is the first thing a buyer's broker will question.

Lead with the village-center location and the rooftop lap pool.

• Oceana Key Biscayne — a 154-residence Arquitectonica oceanfront condominium at 360 Ocean Drive.
• Club Tower One — a 1998 condominium tower in the gated Ocean Club at 789 Crandon Boulevard.
• The Pyramids at Key Biscayne — a condominium on Key Biscayne.