- Year built
- 2004
- Residences
- 77
- Building area
- 284,489 sq ft
- Median residence
- 3,820 sq ft
- FEMA flood zone
- Zone X
- Latest arms-length sale
- $4,300,000 · Apr 2026
- Median sale (10 yr)
- $3,050,000
- Recorded transfers
- 208
Bellini is a 77-residence condominium building at 10225 Collins Avenue, in Bal Harbour. County records list 2004 as the year built. It has a median residence of 3,820 square feet.
The recorded market runs to 151 arms-length sales since 2004, an annual turnover rate of 4.8 percent of the building over the past decade, and a median of $681 per square foot. Across 75 same-unit resales, 81 percent sold above their prior recorded price, with a median gain of 20 percent over a median hold of 6.7 years. The 11 sales since 2023 carry a median of $1,178 per square foot, against a record that opens in 2004 and spans several market cycles. Recorded deeds show 3 parties that acquired more than one residence in the building.
Own a residence at Bellini? 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
Building type: Oceanfront condominium tower of 24 stories with large-format residences
Architect: Cohen Freedman Encinosa & Associates
Developer: Martin Z. Margulies
Floors: 24
Unit sizes: About 2,900 to 9,700 square feet. Plans run three to five bedrooms, with larger plans at the top.
Oceanfront: About 200 feet of ocean frontage
Amenities: 4,000-square-foot fitness center and spa, spa café, heated oceanfront pool and hot tub, landscaped gardens, restaurant, beach service, business center
Services: 24-hour concierge, security and valet
Source: The Roebling Research Desk.
Why Bellini matters
Bellini is a large-plan building, with sizes from about 2,900 to 9,700 square feet. Martin Z. Margulies, the Miami developer and art collector, announced it in 2003 as 81 "estate-sized" homes, and it was scheduled to complete in September 2004.
Identity note
Bellini at 10225 Collins Avenue in Bal Harbour is not Bellini at Williams Island, at 4100 Island Boulevard in Aventura. The two share a developer, Martin Z. Margulies, and an architect, but they are separate buildings with separate associations, different completion years (2004 and 2013) and different unit counts (77 and 70). Confirm the address on any listing.
Bal Harbour and the Bellini site
Bal Harbour Village is a small oceanfront municipality at the north end of Miami Beach, between Surfside and Haulover Park. Collins Avenue is its spine. Bal Harbour Shops, an open-air retail center, is south of Bellini on Collins Avenue, and the Ritz-Carlton Bal Harbour and its attached residential tower are next door to the north.
The site has about 200 feet of ocean frontage. Bellini's grounds are landscaped, with an oceanfront pool and a private beach area, and the building is entered through a staffed gate.
Architecture and unit composition
Cohen Freedman Encinosa designed the building. Residences are served by private elevator entries and have floor-to-ceiling glass, ceilings of about 10 feet, glass-railed balconies and marble floors. The lobby uses imported marble.
Sizes and bedroom counts differ by plan, from about 2,900 to about 9,700 square feet under air. Penthouses sit at the top of the range. Use the association's size schedule for a specific unit.
Building operations
Services include a 24-hour concierge, security and valet, beach service, and a staffed entry gate. The fitness center and spa of about 4,000 square feet was custom designed by Spa Vida and has a spa café serving breakfast and lunch. A restaurant is on the premises.
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, financial statements and window and balcony inspection history.
Policy framework
Pet, rental and minimum-lease rules are set by the association; confirm at offer stage.
Sales context
Margulies announced the project in 2003. One recorded sale, April 2026, closed at $4.3 million. It is one sale, not a building price.
Pricing varies by plan, floor and renovation, and the building average will mislead.
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 Bellini
Price by line and renovation. Use recent trades in the same plan and floor range.
Confirm the area. Get the floor plan and the recorded interior area.
Read the reserve documents. Request the SIRS, budget, financials and inspection reports.
What to know if you're selling at Bellini
Document the renovation. Provide permits, plans and contractor scope.
Have the documents ready. Budget, financials, SIRS and inspection status shorten diligence.
Comparable buildings
- Bellini at Williams Island — a different building by the same developer, at 4100 Island Boulevard in Aventura.
- One Bal Harbour Residences — the oceanfront Ritz-Carlton-attached condominium next door at 10295 Collins Avenue.
- The Palace at Bal Harbour — an oceanfront condominium on Collins Avenue in Bal Harbour Village.
- The St. Regis Bal Harbour Residences — an oceanfront hotel-branded condominium in Bal Harbour Village.
Compared with
- Villa Di Mare, Mid-Beach
The neighborhood
For the full neighborhood — its buildings and recorded pricing — read The Roebling Index guide to Bal Harbour.
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 Sep 2004. 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 | 703 | 5,836 sf | $4,300,000 | ✓ |
| Mar 2026 | 702 | 3,820 sf | $5,411,000 | ✓ |
| Dec 2025 | 604 | 2,918 sf | $3,100,000 | ✓ |
| Nov 2025 | 1402 | 3,820 sf | $5,200,000 | ✓ |
| Aug 2025 | 901 | 3,820 sf | $4,700,000 | ✓ |
| Oct 2024 | 702 | 3,820 sf | $4,925,000 | ✓ |
| Sep 2024 | 602 | 3,820 sf | $4,900,000 | ✓ |
| May 2024 | 402 | 3,820 sf | $4,300,000 | ✓ |
| Apr 2023 | 902 | 3,820 sf | $3,450,000 | ✓ |
| Mar 2023 | 2101 | 3,820 sf | $4,500,000 | ✓ |
| Feb 2023 | 501 | 3,820 sf | $3,200,000 | ✓ |
| Nov 2022 | 1402 | 3,820 sf | $3,575,000 | ✓ |
| Jun 2022 | 702 | 3,820 sf | $1,500,000 | |
| Jun 2022 | 504 | 2,918 sf | $2,350,000 | ✓ |
| Jun 2022 | 502 | 3,820 sf | $3,500,000 | ✓ |
| Aug 2021 | 203 | 2,918 sf | $1,900,000 | ✓ |
| Aug 2021 | 503 | 2,918 sf | $1,925,000 | ✓ |
| Jul 2021 | 1702 | 3,820 sf | $3,400,100 | ✓ |
| Jun 2021 | 1503 | 2,918 sf | $2,300,000 | ✓ |
| Jun 2021 | 904 | 2,918 sf | $1,925,000 | ✓ |
| Jun 2021 | 2003 | 2,918 sf | $2,450,000 | ✓ |
| Jan 2021 | 1103 | 2,918 sf | $2,250,000 | ✓ |
| Dec 2020 | 1803 | 2,918 sf | $2,300,000 | ✓ |
| Oct 2020 | 1202 | 3,820 sf | $2,490,000 | ✓ |
| Sep 2020 | 302 | 3,820 sf | $2,600,000 | ✓ |
| Sep 2020 | 901 | 3,820 sf | $3,000,000 | ✓ |
| Jul 2020 | 604 | 2,918 sf | $2,200,000 | ✓ |
| Jun 2020 | 701 | 3,820 sf | $2,750,000 | ✓ |
| Dec 2019 | 102 | 3,820 sf | $2,425,000 | ✓ |
| Dec 2019 | 1402 | 3,820 sf | $2,834,000 | ✓ |
| Jul 2019 | 202 | 3,820 sf | $2,550,000 | ✓ |
| Jul 2019 | 1802 | 3,820 sf | $2,600,000 | ✓ |
| Jun 2019 | 602 | 3,820 sf | $3,400,000 | ✓ |
| Sep 2018 | 101 | 3,820 sf | $2,650,000 | ✓ |
| Aug 2018 | 402 | 3,820 sf | $2,875,000 | ✓ |
| Dec 2017 | 1702 | 3,820 sf | $3,400,000 | ✓ |
| Aug 2017 | 1404 | 2,918 sf | $1,950,000 | ✓ |
| Dec 2016 | 801 | 3,820 sf | $3,750,000 | ✓ |
| Nov 2016 | 202 | 3,820 sf | $1,653,800 | |
| Jun 2016 | 1801 | 3,820 sf | $3,500,000 | ✓ |
| Mar 2016 | 1201 | 3,820 sf | $4,000,000 | ✓ |
| Feb 2016 | 901 | 3,820 sf | $3,700,000 | ✓ |
| Sep 2015 | 504 | 2,918 sf | $2,400,000 | ✓ |
| Jul 2015 | 2003 | 2,918 sf | $2,512,300 | ✓ |
| Jul 2015 | 301 | 3,820 sf | $4,262,500 | ✓ |
| Feb 2015 | 1603 | 2,918 sf | $2,375,000 | ✓ |
| May 2014 | PH2202 | 5,896 sf | $6,000,000 | ✓ |
| Dec 2013 | 803 | 2,918 sf | $2,050,000 | |
| Dec 2013 | 1401 | 3,820 sf | $3,425,000 | ✓ |
| Oct 2013 | 604 | 2,918 sf | $2,650,000 | ✓ |
| Aug 2013 | 402 | 3,820 sf | $3,125,000 | ✓ |
| Aug 2013 | 802 | 3,820 sf | $3,400,000 | ✓ |
| May 2013 | 101 | 3,820 sf | $2,750,000 | ✓ |
| May 2013 | 1601 | 3,820 sf | $3,600,000 | ✓ |
| Oct 2012 | 1701 | 3,820 sf | $3,600,000 | ✓ |
| May 2011 | 1704 | 2,918 sf | $1,350,000 | ✓ |
| Apr 2011 | 1104 | 2,918 sf | $1,650,000 | ✓ |
| Apr 2011 | 1504 | 2,918 sf | $1,300,000 | |
| Dec 2010 | 2104 | 2,918 sf | $1,600,000 | ✓ |
| Dec 2010 | 1903 | 2,918 sf | $2,200,000 | ✓ |
| Nov 2010 | 702 | 3,820 sf | $1,250,000 | |
| Sep 2010 | 1504 | 2,918 sf | $1,051,100 | |
| May 2010 | 1502 | 3,820 sf | $2,512,000 | ✓ |
| Dec 2009 | 204 | 2,918 sf | $1,006,900 | ✓ |
| Sep 2009 | 1403 | 2,918 sf | $2,000,000 | ✓ |
| Jun 2009 | 803 | 2,918 sf | $1,350,000 | ✓ |
| Apr 2009 | PH2201 | 5,896 sf | $3,650,000 | |
| Feb 2009 | 1601 | 3,820 sf | $2,300,000 | |
| Nov 2008 | 1601 | 3,820 sf | $1,400,100 | |
| Oct 2008 | 1901 | 7,640 sf | $4,500,000 | ✓ |
| Feb 2008 | 1102 | 3,820 sf | $2,900,000 | ✓ |
| Dec 2007 | PH2301 | 9,013 sf | $9,500,000 | ✓ |
| Oct 2007 | 1101 | 3,820 sf | $2,600,000 | ✓ |
| Sep 2007 | 1503 | 2,918 sf | $2,200,000 | ✓ |
| May 2007 | 1501 | 3,820 sf | $3,100,000 | ✓ |
| Mar 2007 | PH2301 | 9,013 sf | $8,450,000 | ✓ |
| Mar 2007 | 2001 | 3,820 sf | $3,425,000 | ✓ |
| Feb 2007 | 2002 | 3,820 sf | $3,400,000 | ✓ |
| Jan 2007 | 903 | 2,918 sf | $1,700,000 | ✓ |
| Jan 2007 | 1602 | 3,820 sf | $3,200,000 | ✓ |
| Oct 2006 | 1801 | 3,820 sf | $3,400,000 | ✓ |
| Aug 2006 | 504 | 2,918 sf | $1,560,000 | ✓ |
| Jun 2006 | PH2202 | 5,896 sf | $5,700,000 | ✓ |
| Jun 2006 | PH2201 | 5,896 sf | $5,400,000 | ✓ |
| Jun 2006 | 1601 | 3,820 sf | $3,200,000 | ✓ |
| Mar 2006 | 1804 | 2,918 sf | $2,020,000 | ✓ |
| Mar 2006 | 1504 | 2,918 sf | $1,727,500 | ✓ |
| Mar 2006 | 201 | 3,820 sf | $2,266,000 | ✓ |
| Feb 2006 | 1503 | 2,918 sf | $1,700,000 | ✓ |
| Feb 2006 | 2101 | 3,820 sf | $3,300,000 | ✓ |
| Feb 2006 | 1701 | 3,820 sf | $2,900,000 | ✓ |
| Jan 2006 | 1704 | 2,918 sf | $1,900,000 | ✓ |
| Jan 2006 | 1604 | 2,918 sf | $1,800,000 | ✓ |
| Jan 2006 | 1402 | 3,820 sf | $2,600,000 | ✓ |
| Jan 2006 | 2001 | 3,820 sf | $2,825,000 | ✓ |
| Dec 2005 | 204 | 2,918 sf | $1,365,000 | ✓ |
| Sep 2005 | PH2301 | 9,013 sf | $8,450,000 | ✓ |
| Aug 2005 | 1502 | 3,820 sf | $2,750,000 | ✓ |
| Aug 2005 | 1202 | 3,820 sf | $2,600,000 | ✓ |
| Jul 2005 | 1702 | 3,820 sf | $2,850,000 | ✓ |
| Jun 2005 | 302 | 3,820 sf | $2,525,000 | ✓ |
| Jun 2005 | 301 | 3,820 sf | $2,150,000 | ✓ |
| May 2005 | 604 | 2,918 sf | $1,550,000 | ✓ |
| May 2005 | 204 | 2,918 sf | $1,275,000 | ✓ |
| May 2005 | 902 | 3,820 sf | $2,500,000 | ✓ |
| Apr 2005 | 904 | 2,918 sf | $1,700,000 | ✓ |
| Apr 2005 | 2002 | 3,820 sf | $3,000,000 | ✓ |
| Apr 2005 | 1802 | 3,820 sf | $2,850,000 | ✓ |
| Apr 2005 | 602 | 3,820 sf | $2,475,000 | ✓ |
| Mar 2005 | 802 | 3,820 sf | $2,550,000 | ✓ |
| Mar 2005 | 202 | 3,820 sf | $2,150,000 | ✓ |
| Feb 2005 | 1703 | 2,918 sf | $1,800,000 | ✓ |
| Feb 2005 | 102 | 3,820 sf | $1,975,000 | ✓ |
| Jan 2005 | 2104 | 2,918 sf | $1,675,000 | ✓ |
| Dec 2004 | 1803 | 2,918 sf | $1,700,000 | ✓ |
| Dec 2004 | 1603 | 2,918 sf | $1,600,000 | ✓ |
| Dec 2004 | 703 | 5,836 sf | $2,450,000 | ✓ |
| Dec 2004 | 1901 | 7,640 sf | $5,400,000 | ✓ |
| Dec 2004 | 901 | 3,820 sf | $1,890,000 | ✓ |
| Nov 2004 | 2004 | 2,918 sf | $1,750,000 | ✓ |
| Nov 2004 | 304 | 2,918 sf | $1,100,000 | ✓ |
| Nov 2004 | 2103 | 2,918 sf | $1,900,000 | ✓ |
| Nov 2004 | 303 | 2,918 sf | $1,150,000 | ✓ |
| Nov 2004 | 2002 | 3,820 sf | $2,744,000 | ✓ |
| Nov 2004 | 602 | 3,820 sf | $2,100,000 | ✓ |
| Nov 2004 | 2001 | 3,820 sf | $2,694,000 | ✓ |
| Nov 2004 | 1001 | 6,738 sf | $2,300,000 | ✓ |
| Nov 2004 | 701 | 3,820 sf | $2,150,000 | ✓ |
| Nov 2004 | 101 | 3,820 sf | $1,900,000 | ✓ |
| Oct 2004 | 1904 | 2,918 sf | $1,600,000 | ✓ |
| Oct 2004 | 1504 | 2,918 sf | $1,350,000 | ✓ |
| Oct 2004 | 1404 | 2,918 sf | $1,375,000 | ✓ |
| Oct 2004 | 1204 | 2,918 sf | $1,400,000 | ✓ |
| Oct 2004 | 1104 | 2,918 sf | $1,300,000 | ✓ |
| Oct 2004 | 804 | 2,918 sf | $1,350,000 | ✓ |
| Oct 2004 | 504 | 2,918 sf | $1,300,000 | ✓ |
| Oct 2004 | 404 | 2,918 sf | $1,202,500 | ✓ |
| Oct 2004 | 2003 | 2,918 sf | $1,650,000 | ✓ |
| Oct 2004 | 1903 | 2,918 sf | $1,900,000 | ✓ |
| Oct 2004 | 1703 | 2,918 sf | $1,650,000 | ✓ |
| Oct 2004 | 1503 | 2,918 sf | $1,500,000 | ✓ |
| Oct 2004 | 1403 | 2,918 sf | $1,375,000 | ✓ |
| Oct 2004 | 1203 | 2,918 sf | $1,350,000 | ✓ |
| Oct 2004 | 1103 | 2,918 sf | $1,300,000 | ✓ |
| Oct 2004 | 903 | 2,918 sf | $1,200,000 | ✓ |
| Oct 2004 | 803 | 2,918 sf | $1,150,000 | ✓ |
| Oct 2004 | 603 | 2,918 sf | $1,100,000 | ✓ |
| Oct 2004 | 503 | 2,918 sf | $1,000,000 | ✓ |
| Oct 2004 | 403 | 2,918 sf | $1,300,000 | ✓ |
| Oct 2004 | 203 | 2,918 sf | $1,275,000 | ✓ |
| Oct 2004 | 2102 | 3,820 sf | $2,900,000 | ✓ |
| Oct 2004 | 1002 | 6,738 sf | $2,300,000 | ✓ |
| Oct 2004 | 702 | 3,820 sf | $2,350,000 | ✓ |
| Oct 2004 | 502 | 3,820 sf | $2,300,000 | ✓ |
| Oct 2004 | 402 | 3,820 sf | $2,300,000 | ✓ |
| Oct 2004 | 302 | 3,820 sf | $2,100,000 | ✓ |
| Oct 2004 | 1401 | 3,820 sf | $2,650,000 | ✓ |
| Oct 2004 | 1201 | 3,820 sf | $2,375,000 | ✓ |
| Oct 2004 | 801 | 3,820 sf | $2,337,500 | ✓ |
| Oct 2004 | 601 | 3,820 sf | $2,125,000 | ✓ |
| Oct 2004 | 501 | 3,820 sf | $1,905,000 | ✓ |
| Oct 2004 | 401 | 3,820 sf | $1,995,000 | ✓ |
| Oct 2004 | 301 | 3,820 sf | $1,925,000 | ✓ |
| Sep 2004 | 201 | 3,820 sf | $1,900,000 | ✓ |
✓ = qualified arms-length per the Miami-Dade Property Appraiser. 44 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 Bellini?
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.