Boulan South Beach

Common name: Boulan South Beach. The condominium is named Boulan South Beach Condominium.

Building type: Six-story boutique condominium with a hotel rental program

Architect: Zyscovich Architects

Unit mix: One- and two-bedroom residences and penthouses, from about 670 to 1,940 square feet.

Amenities: Rooftop pool and hot tub, sun deck, meditation garden, fitness room, garage and valet parking, ground-level retail.

Source: The Roebling Research Desk.

It is a building of 52 residences with a hotel operation inside it, a short walk from the beach in the Collins Park area. Boulan is a ground-up building from 2010 with elevators, a garage and a rooftop pool.

Zyscovich Architects designed it at six stories. The plans are mostly one-bedroom, with a smaller number of two-bedrooms and penthouses.

The building operates with a hotel component, and owners may place a residence in the program or use it on their own. Get the terms, the split of fees between the hotel and the association, and how the building handles short-term rental rules under Miami Beach regulation in writing.

The building sits on 21st Street, a short walk from the ocean. Collins Park, the Bass Museum of Art, and the Miami Beach Convention Center are within a short walk, and Lincoln Road is to the south. This stretch of South Beach is between the 15th Street core and Mid-Beach, with hotels along Collins and residential blocks to the west.

Residences are mostly one-bedroom plans with one and a half baths, plus a smaller number of two-bedroom, two-and-a-half-bath residences and penthouses. Interior sizes run from about 670 to 1,940 square feet; the larger figures are penthouses and combined plans. Finishes as delivered include limestone floors, Italian cabinetry, quartz counters, in-unit washers and dryers and large balconies. Renovation and furnishing vary by unit.

The building is staffed with a front desk, concierge and 24-hour valet. Ask who the hotel operator is and how management is split between the hotel and the residential association.

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 budget and financial statements. Because the building is in flood zone AE, ask for the flood and windstorm insurance schedule.

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

A sale in March 2025 closed at $610,000. Pricing turns on size, floor, condition and whether the residence is in the hotel program. One trade is not a building price.

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

Get the hotel terms first. Rental split, fees, owner-use limits and the term of any management agreement set the carrying cost.

Match the comp to the plan. One-bedroom, two-bedroom and penthouse plans are different markets.

Price the insurance. Flood zone AE and wind coverage feed the monthly charge.

State the rental position. Buyers will ask whether the unit is in the program and what it earns; supply the trailing statements.

Have documents ready. Budget, reserve study and inspection status shorten diligence.

• Kim Aimee — an 11-residence condominium built in 1936 on the Biscayne Waterway in Mid-Beach.
• 1 Hotel and Homes South Beach — an oceanfront branded hotel-and-residence condominium in South Beach, a larger-scale peer.
• Faena House — an oceanfront condominium in Mid-Beach.