Island Club of South Beach
405 N Hibiscus Drive, Miami Beach, FL 33139
South Beach
Folio 0232320150001
- Year built
- 1960
- Residences
- 20
- Building area
- 13,640 sq ft
- Median residence
- 620 sq ft
- FEMA flood zone
- Zone AE · BFE 10 ft
- Latest arms-length sale
- $1,800,000 · Sep 2025
- Median sale (10 yr)
- $425,000
- Recorded transfers
- 82
Island Club of South Beach is a 20-residence boutique condominium building at 405 N Hibiscus Drive, in South Beach. County records list 1960 as the year built. It has a median residence of 620 square feet.
The recorded market runs to 62 arms-length sales since 2001, an annual turnover rate of 6.5 percent of the building over the past decade, and a median of $356 per square foot. Across 42 same-unit resales, 83 percent sold above their prior recorded price, with a median gain of 27 percent over a median hold of 3.6 years. The 5 sales since 2023 carry a median of $1,389 per square foot, against a record that opens in 2001 and spans several market cycles.
Own a residence at Island Club of South Beach? 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
Condominium: The condominium is named Island Club of South Beach Condominium.
Building type: Low-rise condominium, concrete block construction
Amenities: Bayfront pool, barbecue gazebo and a dock. Dock slips are rented separately. Tennis and basketball courts and a playground are on the island.
Parking: Deeded spaces.
Policies: Pets, leasing and resale rules are set by the association; confirm at offer stage.
Source: The Roebling Research Desk.
Why Island Club of South Beach matters
Island Club is a 1960 condominium on Hibiscus Island, one of the man-made islands in Biscayne Bay between South Beach and Downtown Miami along the MacArthur Causeway. It has 20 homes and a bayfront setting, with a pool, a barbecue gazebo and a dock on the property.
Hibiscus Island
Hibiscus Island is a small residential island in Biscayne Bay, part of the Miami Beach city limits, lying between Palm Island and Star Island. It is mostly single-family waterfront homes, with a small number of condominium buildings. The island has walking and biking streets and open recreational space. The MacArthur Causeway connects it to South Beach and Downtown Miami.
The ocean beach is across South Beach, not at the door. The island offers boating access, a bay-view orientation and a residential street pattern, with South Beach and Downtown Miami close by car.
Architecture and unit composition
The building is concrete block, built in 1960. Ask for the floor plans and the association's schedule of units and shares before relying on any size.
Parking is deeded to the unit; ask for the count per unit and the guest parking arrangement.
Building operations
The association operates the bayfront pool, the barbecue gazebo and the dock. Dock slips are rented to residents for an additional fee. Ask about slip availability and pricing, and about management and staffing.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more stories; ask whether the building falls under the rules, and ask for the study, the inspection result and the repair and funding plan. The building is in flood zone AE and on a bayfront site, so flood and wind insurance should be quoted before an offer. Ask what the association has done about the seawall and dock, and whether any repair or assessment is planned.
Policy framework
Pet, leasing, short-term rental, minimum-lease, financing and resale rules are set by the association. Confirm each at offer stage and read the rules and any amendments. Read the leasing rules before assuming any rental use.
Sales context
One recorded sale, September 2025, at $1,800,000. It is one sale, not a building price.
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 Island Club of South Beach
Separate the building from the island. Confirm which amenities the association owns and maintains, and which belong to the island.
Check the dock and seawall. Ask for inspection reports and the reserve plan.
Confirm deeded parking and the unit's area.
What to know if you're selling at Island Club of South Beach
Lead with the water access. Show the dock slip terms and the amenity rules clearly.
Have the structural documents ready. The reserve study and inspection status shorten diligence.
Comparable buildings
- Sunset Harbour North and South — bay-side condominium towers on the South Beach side of the Venetian Causeway.
- The Lofts at South Beach — a 22-residence condominium at 1701 Sunset Harbour Drive, built in 2004.
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 Jan 2001. 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 |
|---|---|---|---|---|
| Mar 2026 | 202 | 620 sf | $550,000 | |
| Mar 2026 | 206 | 620 sf | $215,000 | |
| Sep 2025 | 210 | 1,220 sf | $1,800,000 | ✓ |
| May 2025 | 203 | 540 sf | $750,000 | ✓ |
| Jan 2024 | 201 | 630 sf | $950,000 | ✓ |
| Oct 2023 | 101 | 740 sf | $655,000 | ✓ |
| Jan 2023 | 209 | 540 sf | $265,000 | |
| Jan 2023 | 203 | 540 sf | $560,000 | ✓ |
| Apr 2022 | 105 | 620 sf | $425,000 | ✓ |
| Oct 2021 | 108 | 620 sf | $450,000 | ✓ |
| Jan 2021 | 102 | 630 sf | $350,000 | ✓ |
| Dec 2019 | 105 | 620 sf | $360,000 | ✓ |
| Dec 2019 | 107 | 620 sf | $330,000 | ✓ |
| Oct 2019 | 106 | 620 sf | $300,000 | ✓ |
| Mar 2019 | 202 | 620 sf | $363,000 | ✓ |
| Nov 2018 | 108 | 620 sf | $350,000 | ✓ |
| Jun 2015 | 201 | 630 sf | $399,000 | ✓ |
| Jul 2014 | 108 | 620 sf | $300,000 | ✓ |
| Jun 2014 | 210 | 1,220 sf | $600,000 | |
| May 2014 | 202 | 620 sf | $335,000 | ✓ |
| Jun 2013 | 105 | 620 sf | $205,000 | ✓ |
| Mar 2012 | 107 | 620 sf | $250,000 | ✓ |
| Jan 2012 | 204 | 620 sf | $190,000 | ✓ |
| Nov 2011 | 104 | 620 sf | $162,000 | ✓ |
| Jul 2011 | 204 | 620 sf | $160,000 | ✓ |
| May 2011 | 101 | 740 sf | $230,000 | ✓ |
| Apr 2010 | 202 | 620 sf | $195,000 | ✓ |
| Feb 2010 | 202 | 620 sf | $139,000 | |
| Aug 2009 | 210 | 1,220 sf | $525,000 | ✓ |
| Apr 2008 | 110 | 1,440 sf | $800,000 | ✓ |
| Dec 2007 | 208 | 620 sf | $289,000 | ✓ |
| Aug 2006 | 202 | 620 sf | $295,000 | ✓ |
| Dec 2005 | 101 | 740 sf | $134,000 | |
| May 2005 | 202 | 620 sf | $259,560 | ✓ |
| May 2005 | 106 | 620 sf | $259,000 | ✓ |
| Mar 2005 | 205 | 540 sf | $235,000 | ✓ |
| Mar 2005 | 104 | 620 sf | $255,500 | ✓ |
| Jan 2005 | 110 | 1,440 sf | $800,000 | ✓ |
| Jan 2005 | 101 | 740 sf | $259,000 | ✓ |
| Oct 2004 | 210 | 1,220 sf | $634,500 | ✓ |
| Jul 2004 | 204 | 620 sf | $234,000 | ✓ |
| Jun 2004 | 202 | 620 sf | $205,000 | ✓ |
| Feb 2004 | 105 | 620 sf | $210,000 | ✓ |
| Jul 2003 | 207 | 540 sf | $185,000 | ✓ |
| Apr 2003 | 107 | 620 sf | $86,000 | |
| Dec 2002 | 202 | 620 sf | $190,000 | ✓ |
| Oct 2002 | 210 | 1,220 sf | $495,000 | ✓ |
| Oct 2002 | 110 | 1,440 sf | $495,000 | ✓ |
| Sep 2002 | 106 | 620 sf | $201,500 | ✓ |
| Sep 2002 | 104 | 620 sf | $216,000 | ✓ |
| Mar 2002 | 101 | 740 sf | $215,000 | ✓ |
| Feb 2002 | 105 | 620 sf | $180,000 | ✓ |
| Oct 2001 | 106 | 620 sf | $158,500 | ✓ |
| Sep 2001 | 209 | 540 sf | $195,500 | ✓ |
| Sep 2001 | 205 | 540 sf | $175,500 | ✓ |
| Sep 2001 | 204 | 620 sf | $175,500 | ✓ |
| Sep 2001 | 202 | 620 sf | $175,500 | ✓ |
| Sep 2001 | 201 | 630 sf | $195,500 | ✓ |
| Sep 2001 | 109 | 620 sf | $197,500 | ✓ |
| Sep 2001 | 107 | 620 sf | $170,500 | ✓ |
| Sep 2001 | 104 | 620 sf | $155,500 | ✓ |
| Sep 2001 | 102 | 630 sf | $165,500 | ✓ |
| Aug 2001 | 208 | 620 sf | $181,500 | ✓ |
| Aug 2001 | 207 | 540 sf | $181,000 | ✓ |
| Aug 2001 | 206 | 620 sf | $190,500 | ✓ |
| Aug 2001 | 108 | 620 sf | $162,500 | ✓ |
| Aug 2001 | 103 | 620 sf | $181,500 | ✓ |
| Aug 2001 | 101 | 740 sf | $175,500 | ✓ |
| Jan 2001 | 203 | 540 sf | $195,000 | ✓ |
✓ = qualified arms-length per the Miami-Dade Property Appraiser. 13 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 Island Club of South Beach?
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.