The Neville

Building type: Low-rise elevator condominium

Floors: Four

Amenities: Assigned garage parking, bike room

Source: The Roebling Research Desk.

The Neville is a four-story, 12-residence building in South of Fifth, the southern tip of Miami Beach. A building this small produces few sales, so same-building comparables are limited.

The building was completed in 2000. It is a small elevator building with garage parking.

South of Fifth is the southern tip of Miami Beach, below 5th Street, between the Atlantic Ocean and Government Cut. It includes South Pointe Park, with its pier and waterfront promenade at the southern point; a run of oceanfront and bayside condominium towers; and the southern ends of Ocean Drive and Collins Avenue, which continue north past Fifth Street into the Art Deco district. The Miami Beach Marina at its western edge adds a boating dimension, and views across Government Cut take in the port channel and Fisher Island.

Dining and retail along Washington Avenue and in the neighborhood turn over and are not listed here.

Downtown and Brickell are a short drive across the MacArthur and Venetian causeways.

The Neville is four stories with an elevator. Garage parking and a bike room are the building's amenities.

Unit mix. Twelve residences across four floors. Two-bedroom homes appear in the market. Confirm the plans and the interior square footage of any unit through the association's documents.

Capital plan. Ask for the plan covering mechanical systems, the elevator, roof, garage and facade.

Ask whether the building has any on-site staff or a management contract.

Ask for the flood zone and elevation certificate, and ask how flood affects insurance cost. Ask for the budget, financial statements, reserve schedule, insurance summary (wind and flood), any recent or pending assessment, and the structural integrity reserve study (SIRS) and milestone-inspection status. 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.

In a small association, one owner's delinquency or one large repair moves the budget. Ask about delinquencies, litigation and reserve funding.

Policies, fees and applications, including pets, leasing, minimum lease terms, guest rules and any resale approval, are set by the association and should be confirmed at offer stage.

One recorded sale, March 2025, at $602,500. It is one sale, not a building price. With 12 residences, one sale tells you about one unit, so pricing relies on comparable small buildings in South of Fifth and Flamingo as much as on The Neville's own history.

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

Get the numbers in writing. Unit size, assessment, reserves and insurance come from the association.

Check parking. Garage parking is assigned; confirm that a space conveys with your unit and whether it is deeded or assigned.

Do not rely on building averages. With few same-building sales, price against comparable small buildings nearby.

Be ready with the unit's facts. Interior size, parking space number and current assessment are the first questions.

Price against the neighborhood. Same-building sales are limited, so buyers will compare you to nearby small buildings.

These towers are South of Fifth context, not pricing comparables for a 12-residence building. For pricing, use sales in comparable small buildings nearby.

• Murano at Portofino — a South of Fifth condominium tower near the southern tip.
• Portofino Tower — a South of Fifth tower, the high-rise alternative.
• Continuum — two large oceanfront towers at the southern tip.