The Ritz-Carlton Residences, Miami Beach

Building type: Branded condominium conversion of a former hospital campus, with 111 condominium residences and 15 separate villas on about seven acres. A branded residence is a condominium that carries a hotel company's name and, usually, a menu of hotel-style services.

Architect and interiors: Lissoni Associati of Milan, led by Piero Lissoni. ADD Inc. is the Miami architect of record.

General contractor: Plaza Construction

Residences: 111 condominium residences and 15 villas. The villas are separate from the condominium. The county record counts 125 units.

Unit sizes: About 1,700 to more than 10,000 square feet, in more than 60 floor plans. Most residences have a private elevator foyer.

Amenities: Rooftop pool deck with cabanas, spa suite with steam and sauna, fitness center, yoga studios, screening room, social room with bar and catering kitchen, club room, library and boardroom, children's room, dog grooming room, two attended lobbies, and about 36 private boat slips

Services: 24-hour valet and attended lobbies; on-site private car service

Source: The Roebling Research Desk.

The site was the Miami Heart Institute, a hospital complex built in 1967. Lionheart kept the six existing buildings and rebuilt them as residential wings on 476 new piles, converted the parking garage to residential use, and rebuilt the seawall and docks. The result is a horizontal composition across about seven acres rather than a single tower.

Lissoni's idea was one family of materials across many plans: stone, wood and metal in a restrained palette, with cantilevered terraces and canopies breaking up the long facades. The lobby staircase is powder-coated steel with solid French oak treads. Kitchens and bathrooms are Boffi, with Gaggenau appliances and Dornbracht or Zucchetti fixtures. Plans start at about 1,700 square feet and run past 10,000.

Sales opened in 2014. The temporary certificate of occupancy arrived in August 2019.

The building is on North Meridian Avenue in residential Mid-Beach, inland from the Collins Avenue corridor. Surprise Lake gives the property its own waterfront on the mainland side of the Beach. Most residences have lake views, and higher floors see across the Mid-Beach rooflines toward the ocean and Biscayne Bay. Eight of the villas front the water with private dockage.

Collins Avenue, Bal Harbour and South Beach are each a short drive. The building supplies its own marina in place of a beachfront. There is no oceanfront on the site.

The 111 condominium residences range from about 1,700 square feet to more than 10,000. Bedroom counts vary, so confirm by floor plan. Features common to most plans are high ceilings, hurricane-rated glass, laundry rooms, deep terraces and private elevator foyers. Select penthouses have roof decks with plunge pools.

The 15 villas are freestanding homes with private pools, built in five types, and are part of the same development. The villas are not part of the 111-residence condominium.

Service is concierge-led. There are two 24-hour attended lobbies, 24-hour valet parking and a private car service. The building carries the Ritz-Carlton name under license, so ask exactly which hotel-brand services the association contracts for and how they are billed.

The amenity program is built around a rooftop pool deck with an infinity-edge pool and cabanas, a spa suite with steam room and sauna, a fitness center and indoor and outdoor yoga studios. The social spaces include a waterfront social room with a bar and catering kitchen, a club room, a screening room and a library and boardroom. The building has a children's room and a dog grooming room. The marina holds about 36 private slips. Ask whether slips are deeded or licensed to owners.

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. Ask also for the operating budget and the master arrangements between the condominium and the villa homeowners.

Policies, fees and applications, including pet, rental and minimum-lease rules, are set by the association and should be confirmed at offer stage.

Sales opened in 2014, and closings began after the August 2019 certificate.

One recorded sale, June 2026, at $8,000,000. It is one sale, not a building price. Median assessed value across the building is about $4.26 million, a tax figure and not a price. Plan size, view and floor affect price; compare within a plan type.

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

Identify the plan and wing. There are more than 60 plans across six former buildings; view, ceiling height and terrace differ by plan. Get the floor plan and the association's size schedule.

Price the service model. Ask what the Ritz-Carlton license covers and what is billed separately.

Check the marina rights. Confirm whether a slip comes with the residence, how it is held and what it costs.

Read the structure. The building is a conversion on new piles. Request the engineering reports, reserve study and inspection status.

Price against your plan type. Bring recent same-plan sales.

Document the extras. Slip assignment, elevator foyer, terraces and any private plunge pool belong in the first page of your package.

Have the file ready. Budget, financials, reserve study and inspection status shorten diligence.

• Faena House — a Foster + Partners oceanfront condominium in Mid-Beach, with a branded-lifestyle model.
• Four Seasons Residences at The Surf Club — a branded oceanfront condominium in Surfside.
• Monad Terrace — a Jean Nouvel-designed condominium on the bay side of South Beach.