Belle Towers
16 Island Avenue, Miami Beach, FL 33139
South Beach
Folio 0232330380001
- Year built
- 1958
- Residences
- 45
- Building area
- 67,342 sq ft
- Median residence
- 1,570 sq ft
- FEMA flood zone
- Zone AE · BFE 9 ft
- Latest arms-length sale
- $585,000 · Apr 2026
- Median sale (10 yr)
- $1,357,500
- Recorded transfers
- 251
Belle Towers is a 45-residence condominium building at 16 Island Avenue, in South Beach. County records list 1958 as the year built. It has a median residence of 1,570 square feet.
The recorded market runs to 169 arms-length sales since 1973, an annual turnover rate of 8.4 percent of the building over the past decade, and a median of $242 per square foot. Across 123 same-unit resales, 93 percent sold above their prior recorded price, with a median gain of 66 percent over a median hold of 5.3 years. The 14 sales since 2023 carry a median of $1,198 per square foot, against a record that opens in 1973 and spans several market cycles. Recorded deeds show 6 parties that acquired more than one residence in the building.
Own a residence at Belle Towers? See what it would sell for.
Choose what fits: a property-specific pricing review informed by local transaction records and market research, a conversation about buying in this market, or help planning a move between markets. Local representation is coordinated where appropriate.
646.939.7375 · c.cohen@compass.com
At a glance
Common name: Belle Towers, sometimes written Belle Tower
Building type: Mid-century bayfront condominium
Floors: 8
Unit sizes: About 530 to 1,870 square feet in studio, one-, two- and three-bedroom layouts.
Amenities: Heated pool, fitness center, boat dock, community laundry, covered parking, additional storage.
Services: Elevator and doorman service
Source: The Roebling Research Desk.
Why Belle Towers matters
It is one of the older condominiums on Belle Isle, a small man-made island in the Venetian Islands, reached by the Venetian Causeway. It was built in 1958 and has 8 floors and 45 residences.
Belle Isle is a residential island on Biscayne Bay. The building has bay frontage and a boat dock.
Recorded sales run about seven in 2023, three in 2024 and three in 2025.
Belle Isle and the Venetian Islands
Belle Isle is a man-made island in the Venetian chain, in Biscayne Bay between Rivo Alto Island and Miami Beach. The Venetian Causeway links the islands to Miami Beach on one side and to Miami on the other. Belle Isle Park has picnic areas, walking paths and a dog park. Lincoln Road and Sunset Harbour are nearby by car or bike. The island is mostly residential, with a mix of older apartment buildings and houses.
Architecture and unit composition
Design. The building dates to 1958.
Unit mix. The mix is about 29 two-bedrooms, 14 one-bedrooms and two three-bedrooms, with studios in some plans. Check renovation dates and scope in each unit.
Building operations
The building has elevators, parking, storage, a pool and a boat dock. Ask about staffing, whether parking is assigned and how many spaces there are, the dock's terms and slip availability, and amenity hours.
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. Also ask for the current budget and recent financial statements. A small association has few owners to share the cost. Ask for the inspection report and the reserve schedule before an offer, not after.
Policy framework
Pet, rental and minimum-lease rules are set by the association; confirm at offer stage.
Sales context
A recorded sale in April 2026 closed at $585,000. It is one sale, not a building price. Sizes range widely, from studios to three-bedrooms, and renovation condition separates sales within a size. Dollars per square foot is the more useful comparison, by unit type.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
What to know if you're buying at Belle Towers
Read the reserve documents first. Request the SIRS, budget, financials, milestone inspection results and assessment history.
Confirm the unit's actual size and layout. Size figures vary by unit.
Ask about the dock and parking. These are the main amenities and the terms vary.
What to know if you're selling at Belle Towers
Price by unit type and condition. Document renovations with dates and permits.
Have the documents ready. Budget, financials, SIRS and milestone status will be asked for in every deal.
Comparable buildings
- Belle Plaza and Island Terrace — larger Belle Isle condominiums at 20 and 5 Island Avenue, from 1962 and 1967.
- Sunset Harbour condominiums — newer buildings across the bay on the Miami Beach side.
- Murano Grande at Portofino — a larger, newer bayfront building at the southern end of the Beach.
Compared with
- Belle Plaza, South Beach
The neighborhood
For the full neighborhood — its buildings and recorded pricing — read The Roebling Index guide to South Beach.
Run the numbers
- Miami buyer closing cost calculator — documentary stamps on the mortgage, intangible tax, title insurance and the condo estoppel.
- Miami seller closing cost calculator — the deed documentary stamp tax, title, closing and association transfer fees.
Related guides
- Post-Surfside Miami condo diligence — milestone inspections, structural integrity reserve studies and special assessments.
- Florida Save Our Homes, explained — the assessment cap, the homestead exemption and portability.
Recorded sales history
Recorded transfers for this building in Miami-Dade County public records, back to Mar 1973. Prices reflect the recorded consideration; transfers the Property Appraiser does not qualify as arms-length are shown unmarked. Nominal-consideration paper transfers (deeds into trusts and LLCs, estate and family transfers, corrective deeds) are part of the record but not sales, and are omitted from this table. Recording lags closing, so the newest sales can take several weeks to appear.
| Date | Residence | Size | Price | Arms-length |
|---|---|---|---|---|
| Apr 2026 | 1F | 400 sf | $585,000 | ✓ |
| Dec 2025 | 1A | 1,764 sf | $3,800,000 | ✓ |
| Apr 2025 | 8F | 1,085 sf | $2,000,000 | ✓ |
| Apr 2025 | 1E | 600 sf | $700,000 | ✓ |
| Jun 2024 | 4D | 1,570 sf | $1,930,000 | ✓ |
| Feb 2024 | 7A | 1,764 sf | $3,100,000 | ✓ |
| Feb 2024 | 1F | 400 sf | $465,000 | ✓ |
| Sep 2023 | 5A | 1,764 sf | $3,000,000 | ✓ |
| Aug 2023 | 4F | 1,085 sf | $1,260,000 | ✓ |
| Jul 2023 | 4D | 1,570 sf | $1,675,000 | ✓ |
| Jun 2023 | 5D | 1,570 sf | $1,426,000 | ✓ |
| May 2023 | 8D | 1,570 sf | $2,050,000 | ✓ |
| May 2023 | 7D | 1,570 sf | $1,680,000 | ✓ |
| Mar 2023 | 2D | 1,570 sf | $1,025,000 | ✓ |
| Jun 2022 | 6C | 1,570 sf | $1,900,000 | ✓ |
| Feb 2022 | 3C | 1,570 sf | $1,650,000 | ✓ |
| Jan 2022 | 7B | 1,770 sf | $2,000,000 | ✓ |
| Dec 2021 | 6A | 2,849 sf | $3,150,000 | ✓ |
| Nov 2021 | 5C | 1,570 sf | $1,350,000 | ✓ |
| Sep 2021 | 4E | 1,085 sf | $607,600 | ✓ |
| Jul 2021 | 1E | 600 sf | $425,000 | ✓ |
| Feb 2021 | 6B | 1,770 sf | $1,389,500 | ✓ |
| Jan 2021 | 6E | 1,085 sf | $550,000 | ✓ |
| Jun 2020 | 2B | 1,770 sf | $1,450,000 | ✓ |
| Mar 2020 | 4D | 1,570 sf | $1,035,000 | ✓ |
| Mar 2020 | 7E | 1,085 sf | $715,000 | ✓ |
| Oct 2019 | 3C | 1,570 sf | $1,250,000 | ✓ |
| Aug 2019 | 6B | 1,770 sf | $1,250,000 | ✓ |
| Jan 2019 | 1D | 900 sf | $400,000 | ✓ |
| Jun 2018 | 6C | 1,570 sf | $1,175,000 | ✓ |
| Apr 2018 | 6D | 1,570 sf | $1,335,000 | ✓ |
| Feb 2018 | 5B | 1,770 sf | $1,575,000 | ✓ |
| Dec 2017 | 1B | 1,770 sf | $1,535,000 | ✓ |
| Aug 2017 | 3D | 1,570 sf | $1,357,500 | ✓ |
| Jul 2017 | 8C | 1,570 sf | $1,040,000 | ✓ |
| Jun 2017 | 6D | 1,570 sf | $1,487,000 | ✓ |
| Apr 2017 | 8D | 1,570 sf | $1,175,000 | ✓ |
| Jan 2017 | 5F | 1,085 sf | $750,000 | ✓ |
| Jun 2016 | 6A | 2,849 sf | $2,465,000 | |
| May 2016 | 1A | 1,764 sf | $1,550,000 | ✓ |
| Mar 2016 | 1F | 400 sf | $345,100 | ✓ |
| Feb 2016 | 7C | 1,570 sf | $1,121,000 | |
| Jan 2016 | 5B | 1,770 sf | $2,150,000 | ✓ |
| Apr 2015 | 7E | 1,085 sf | $675,000 | ✓ |
| Apr 2015 | 4F | 1,085 sf | $870,000 | ✓ |
| Sep 2014 | 1F | 400 sf | $250,000 | ✓ |
| Sep 2014 | 7B | 1,770 sf | $2,134,000 | ✓ |
| Feb 2014 | 4F | 1,085 sf | $1,100,000 | ✓ |
| Oct 2013 | 4B | 1,770 sf | $1,450,000 | ✓ |
| May 2013 | 3C | 1,570 sf | $1,100,000 | ✓ |
| Apr 2013 | 2B | 1,770 sf | $1,100,000 | ✓ |
| Mar 2013 | 6A | 2,849 sf | $1,200,000 | ✓ |
| Mar 2013 | 1B | 1,770 sf | $979,000 | ✓ |
| Dec 2012 | 3D | 1,570 sf | $925,000 | ✓ |
| May 2012 | 4C | 1,570 sf | $800,000 | ✓ |
| Mar 2012 | 8F | 1,085 sf | $453,500 | ✓ |
| Jan 2012 | 1F | 400 sf | $125,000 | ✓ |
| Dec 2011 | 3B | 1,770 sf | $760,000 | ✓ |
| Jun 2011 | 1A | 1,764 sf | $720,000 | ✓ |
| Jun 2011 | 1B | 1,770 sf | $655,000 | ✓ |
| Jun 2011 | 7B | 1,770 sf | $780,000 | ✓ |
| Feb 2011 | 4B | 1,770 sf | $725,000 | ✓ |
| Dec 2009 | 2C | 1,570 sf | $370,000 | ✓ |
| Jul 2009 | 4A | 1,764 sf | $900,000 | ✓ |
| Aug 2008 | 2C | 1,570 sf | $345,000 | ✓ |
| Mar 2008 | 4D | 1,570 sf | $420,000 | |
| Jan 2008 | 6D | 1,570 sf | $555,000 | ✓ |
| Dec 2007 | 4B | 1,770 sf | $700,000 | ✓ |
| Nov 2007 | 8F | 1,085 sf | $408,500 | ✓ |
| Nov 2007 | 7F | 1,085 sf | $449,000 | ✓ |
| Aug 2007 | 1A | 1,764 sf | $825,000 | ✓ |
| May 2007 | 4F | 1,085 sf | $413,305 | ✓ |
| May 2007 | 4A | 1,764 sf | $525,000 | ✓ |
| Apr 2007 | 6C | 1,570 sf | $625,000 | ✓ |
| Apr 2007 | 6A | 2,849 sf | $730,000 | ✓ |
| Apr 2007 | 4C | 1,570 sf | $635,000 | ✓ |
| Mar 2007 | 1A | 1,764 sf | $500,000 | ✓ |
| Apr 2006 | 6E | 1,085 sf | $405,000 | ✓ |
| Dec 2005 | 7A | 1,764 sf | $825,000 | ✓ |
| Sep 2005 | 7C | 1,570 sf | $649,000 | ✓ |
| Jun 2005 | 6C | 1,570 sf | $560,000 | ✓ |
| Jun 2005 | 4D | 1,570 sf | $495,000 | |
| May 2005 | 2C | 1,570 sf | $420,000 | ✓ |
| Apr 2005 | 7F | 1,085 sf | $325,000 | ✓ |
| Apr 2005 | 6D | 1,570 sf | $485,000 | ✓ |
| Apr 2005 | 5C | 1,570 sf | $494,000 | ✓ |
| Mar 2005 | 2A | 2,849 sf | $549,000 | ✓ |
| Oct 2004 | 3E | 1,085 sf | $210,000 | ✓ |
| Sep 2004 | 4C | 1,570 sf | $380,000 | ✓ |
| Jul 2004 | 4B | 1,770 sf | $400,000 | ✓ |
| Apr 2004 | 8E | 1,085 sf | $237,000 | |
| Apr 2004 | 3D | 1,570 sf | $350,000 | ✓ |
| Mar 2004 | 1F | 400 sf | $129,500 | ✓ |
| Feb 2004 | 5E | 1,085 sf | $235,000 | ✓ |
| Jan 2004 | 6E | 1,085 sf | $246,000 | ✓ |
| Nov 2003 | 7D | 1,570 sf | $280,000 | ✓ |
| Nov 2003 | 7D | 1,570 sf | $380,000 | ✓ |
| Oct 2002 | 1F | 400 sf | $95,000 | ✓ |
| Jun 2002 | 1B | 1,770 sf | $455,000 | ✓ |
| May 2002 | 6C | 1,570 sf | $335,000 | ✓ |
| May 2002 | 4F | 1,085 sf | $285,000 | ✓ |
| Mar 2002 | 3F | 1,085 sf | $275,000 | ✓ |
| Feb 2002 | 2A | 2,849 sf | $425,000 | ✓ |
| Oct 2001 | 2E | 1,085 sf | $80,000 | ✓ |
| Jul 2001 | 6A | 2,849 sf | $390,000 | ✓ |
| Jan 2001 | 3F | 1,085 sf | $232,800 | ✓ |
| Dec 2000 | 6E | 1,085 sf | $211,500 | ✓ |
| Dec 2000 | 3D | 1,570 sf | $195,000 | ✓ |
| Dec 1999 | 6A | 2,849 sf | $255,000 | ✓ |
| Sep 1999 | 7E | 1,085 sf | $160,000 | ✓ |
| Sep 1999 | 7A | 1,764 sf | $250,000 | ✓ |
| Jul 1999 | 3C | 1,570 sf | $170,000 | ✓ |
| Jan 1999 | 7E | 1,085 sf | $155,000 | ✓ |
| Dec 1998 | 7B | 1,770 sf | $250,000 | ✓ |
| Dec 1998 | 6C | 1,570 sf | $167,000 | ✓ |
| Oct 1998 | 2A | 2,849 sf | $200,000 | ✓ |
| Aug 1998 | 6E | 1,085 sf | $117,000 | ✓ |
| Jun 1998 | 3F | 1,085 sf | $135,000 | ✓ |
| May 1998 | 8A | 1,764 sf | $200,000 | ✓ |
| May 1998 | 7A | 1,764 sf | $235,000 | ✓ |
| Feb 1998 | 4C | 1,570 sf | $120,000 | ✓ |
| Dec 1997 | 8E | 1,085 sf | $115,000 | ✓ |
| Dec 1997 | 3C | 1,570 sf | $115,000 | |
| Sep 1997 | 7E | 1,085 sf | $120,000 | ✓ |
| Jan 1997 | 5E | 1,085 sf | $110,000 | ✓ |
| Jan 1997 | 2B | 1,770 sf | $260,000 | ✓ |
| May 1996 | 8B | 1,770 sf | $230,000 | ✓ |
| Mar 1996 | 4E | 1,085 sf | $105,000 | ✓ |
| Feb 1996 | 1E | 600 sf | $50,800 | ✓ |
| Jan 1996 | 1B | 1,770 sf | $160,000 | ✓ |
| Nov 1995 | 1F | 400 sf | $45,000 | ✓ |
| Oct 1995 | 3A | 1,764 sf | $250,000 | ✓ |
| Sep 1995 | 2E | 1,085 sf | $70,000 | ✓ |
| Jul 1995 | 1F | 400 sf | $34,500 | ✓ |
| Feb 1994 | 5A | 1,764 sf | $170,000 | ✓ |
| Feb 1994 | 3A | 1,764 sf | $170,000 | ✓ |
| Aug 1993 | 6C | 1,570 sf | $150,500 | ✓ |
| May 1993 | 8E | 1,085 sf | $81,000 | ✓ |
| Jun 1992 | 6C | 1,570 sf | $127,500 | ✓ |
| Feb 1992 | 2B | 1,770 sf | $137,000 | ✓ |
| Nov 1991 | 7E | 1,085 sf | $53,000 | ✓ |
| Oct 1991 | 7C | 1,570 sf | $145,000 | ✓ |
| Aug 1991 | 2E | 1,085 sf | $48,000 | ✓ |
| Jul 1991 | 1B | 1,770 sf | $110,000 | ✓ |
| May 1991 | 6D | 1,570 sf | $140,000 | ✓ |
| Apr 1991 | 4E | 1,085 sf | $41,500 | |
| Dec 1990 | 2C | 1,570 sf | $85,000 | ✓ |
| Jan 1990 | 2E | 1,085 sf | $42,000 | ✓ |
| May 1989 | 5B | 1,770 sf | $130,000 | ✓ |
| Jul 1988 | 1E | 600 sf | $29,000 | ✓ |
| Mar 1988 | 1E | 600 sf | $24,800 | ✓ |
| Dec 1987 | 6B | 1,770 sf | $87,000 | ✓ |
| Nov 1987 | 7E | 1,085 sf | $45,000 | |
| Aug 1987 | 5B | 1,770 sf | $88,900 | ✓ |
| Apr 1987 | 7C | 1,570 sf | $72,500 | |
| Aug 1984 | 7C | 1,570 sf | $135,000 | ✓ |
| Feb 1984 | 4D | 1,570 sf | $125,000 | ✓ |
| Jun 1983 | 6C | 1,570 sf | $130,000 | ✓ |
| Apr 1983 | 6D | 1,570 sf | $130,000 | ✓ |
| Apr 1983 | 3F | 1,085 sf | $75,000 | ✓ |
| Jun 1981 | 8A | 1,764 sf | $225,000 | |
| Dec 1980 | 3D | 1,570 sf | $117,500 | ✓ |
| Apr 1979 | 8E | 1,085 sf | $45,000 | ✓ |
| Apr 1979 | 7A | 1,764 sf | $90,000 | ✓ |
| May 1978 | 8A | 1,764 sf | $100,000 | ✓ |
| Mar 1978 | 2B | 1,770 sf | $40,600 | ✓ |
| Dec 1977 | 4D | 1,570 sf | $95,000 | ✓ |
| Dec 1977 | 4A | 1,764 sf | $75,000 | |
| Sep 1977 | 3E | 1,085 sf | $43,800 | ✓ |
| Aug 1975 | 4A | 1,764 sf | $75,000 | ✓ |
| Mar 1974 | 8B | 1,770 sf | $65,000 | ✓ |
| Mar 1974 | 1E | 600 sf | $25,000 | ✓ |
| Nov 1973 | 1E | 600 sf | $12,000 | ✓ |
| Oct 1973 | 1F | 400 sf | $12,000 | ✓ |
| Sep 1973 | 7C | 1,570 sf | $65,000 | ✓ |
| Aug 1973 | 7D | 1,570 sf | $85,000 | ✓ |
| Aug 1973 | 7B | 1,770 sf | $70,000 | ✓ |
| Aug 1973 | 1F | 400 sf | $11,800 | ✓ |
| Mar 1973 | 8D | 1,570 sf | $57,000 | ✓ |
| Mar 1973 | 8B | 1,770 sf | $30,000 | ✓ |
✓ = qualified arms-length per the Miami-Dade Property Appraiser. 71 nominal-consideration paper transfers omitted.
This page reflects publicly available information compiled by The Roebling Research Desk. Specific building details should be confirmed with the association during due diligence; the recorded Declaration of Condominium, the current building budget, the current tax bill, the structural integrity reserve study and milestone-inspection status should be reviewed for any specific transaction. © 2026 The Roebling Team at Compass.
Considering a move at Belle Towers?
Request a private building brief with the relevant recorded sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com
Building facts and sales records are compiled from Miami-Dade County public records (Property Appraiser) and reviewed against recognized architectural references. Figures are reported as recorded and may be updated as the county updates its records. This page is informational and is not an offer or solicitation. Apartment estimates are automated, from public records, and are not appraisals.
The Roebling Team at Compass is led by Corey Cohen, a New York licensed associate real estate broker. For a purchase or sale in Miami, we introduce you to a licensed Compass agent there by referral and handle the New York side of your move ourselves. This page and its calculators are research, not an offer of representation.
To plan a move between Manhattan and Miami, schedule a consultation; where appropriate we’ll introduce you to a vetted Compass agent in the local market.