# Ritz-Carlton Residences, Sunny Isles Beach | ABODE Canonical page: https://abodeintlrealty.com/branded-residences/ritz-carlton-residences-sunny-isles-beach/ Last updated: 2026-10-06 Publisher: ABODE International Realty LLC (Real Estate Firm TN 263936; FL Corporation CQ1070640) Miami-Dade County · Branded residences # Ritz-Carlton Residences, Sunny Isles Beach An oceanfront condominium tower on Collins Avenue: the facts the sources agree on, and the ones they do not The Ritz-Carlton Residences, Sunny Isles Beach is an oceanfront condominium tower at 15701 Collins Avenue in Sunny Isles Beach, Miami-Dade County, Florida. Fortune International Group and Château Group developed it, with The Ritz-Carlton named as manager. The developers announced a temporary certificate of occupancy in February 2020. Sources disagree on the unit count: 212 or 209. In short: The Ritz-Carlton Residences, Sunny Isles Beach is an oceanfront condominium tower at 15701 Collins Avenue in Miami-Dade County, with a temporary certificate of occupancy announced in February 2020. ## Ritz-Carlton Residences at a glance | Fact | Value | Source | |------------------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|------------------| | Project name | The Ritz-Carlton Residences, Sunny Isles Beach | Note 2 | | Address | 15701 Collins Avenue, Sunny Isles Beach, FL 33160 | Note 2 | | City and county | Sunny Isles Beach, which the city says is in the northeastern corner of Miami-Dade County | Note 6 | | Developers | Fortune International Group and Château Group. The architect names the developer entity as Sunny Isles Property Ventures LLC, a partnership of the two | Notes 1, 2 | | Brand and manager | The Ritz-Carlton. The developers’ February 2020 release said the residences “will be managed by The Ritz-Carlton”; a September 2020 trade-magazine profile names The Ritz-Carlton Hotel Co. as manager | Notes 1, 5 | | Architect and interiors | Architecture by Arquitectonica (Bernardo Fort-Brescia); interiors by Michele Bönan | Notes 1, 2 | | Type | A condominium. A May 2020 trade report calls it a standalone oceanfront condominium high-rise | Note 4 | | Site | 2.2 acres with 250 feet of beachfront, per the architect | Note 2 | | Stories | 52 in the developers’ release and the architect’s page. The structural engineer lists 54 stories and a height of 649 feet. The sources conflict | Notes 1, 2, 3 | | Residences | 212 in the developers’ release and the architect’s page. A May 2020 trade report says 209 after buyers combined units, and a September 2020 magazine profile says 209 residences plus eight guest suites. The sources conflict | Notes 1, 2, 4, 5 | | Status as of October 6, 2026 | Completed. The developers announced a temporary certificate of occupancy on February 24, 2020, “signaling the start of closings.” A September 2020 profile says the building “opened in March 2020.” The latest sources checked date from 2020 | Notes 1, 5 | | Completion year, by source | The architect’s page lists 2018 and the structural engineer’s page lists 2019. Both predate the February 2020 temporary certificate, so ask the building department for the certificate record | Notes 2, 3, 1 | Ritz-Carlton Residences, Florida. Updated October 2026. The architect and the structural engineer describe the same building with different story counts and completion years, and the trade reports differ on unit count. This page shows each figure with its source rather than picking one. See the [branded residences index](https://abodeintlrealty.com/branded-residences/) for other projects. ## Where is the building? The site is on a barrier island in the northeastern corner of Miami-Dade County, between the ocean and the Intracoastal Waterway. - The city says it occupies 1.78 square miles in the northeastern corner of Miami-Dade County, on a barrier island bounded by the Atlantic Ocean on the east and the Atlantic Intracoastal Waterway on the west (Note 6). - The structural engineer places the building’s 2.2-acre site between the Atlantic Ocean and the Intracoastal Waterway (Note 3). - The architect lists the address as 15701 Collins Avenue and 250 feet of beachfront (Note 2). The developers’ release describes it as the first building north of Bal Harbour (Note 1). ## Which Florida rules apply to a purchase here? The sources describe a completed building, so most purchases are resales, where a unit owner sells to a buyer. The developer-sale rules below apply only if a unit is bought directly from the developers. The sources checked do not say whether any units remain with them. - **Resale (unit owner to buyer).** Section 718.503(2) lists documents a non-developer unit owner must give a prospective buyer at the seller’s expense, including the declaration of condominium, articles of incorporation, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the structural integrity reserve study or a statement that none exists, the inspection report for a turnover inspection performed on or after July 1, 2023, and a frequently-asked-questions document. The contract must either acknowledge that the buyer received them more than 7 days before signing or give the buyer a right to cancel within 7 days, excluding Saturdays, Sundays and legal holidays (Note 7). - **Purchase from the developers, if any units are still offered.** Section 718.503(1) makes the contract voidable by the buyer within 15 days after signing and receipt of all required items (Note 7). Section 718.202 applies when construction, furnishing and landscaping are not yet substantially complete at contracting. It then requires buyer payments up to 10 percent of the sale price to go into an escrow account, and payments above that to be held in a special escrow account that the developer may not use before closing, subject to the exceptions in the statute (Note 10). Section 718.504 requires the developer of a residential condominium with more than 20 units to prepare a prospectus or offering circular, file it with the state division and give a copy to each buyer (Note 11). - **Milestone inspection.** A condominium or cooperative building of three or more habitable stories must be inspected by December 31 of the year it reaches 30 years of age, measured from its certificate of occupancy, and every 10 years after. A local enforcement agency may require 25 years where conditions such as nearness to salt water warrant it. The association must give each owner the inspector’s summary within 45 days of receiving the report (Note 8). If this building’s certificate of occupancy was issued in 2020, ABODE’s arithmetic puts the 30-year deadline in 2050, or 2045 on a 25-year schedule. Confirm the certificate date and the local rule. - **Structural integrity reserve study.** A residential condominium association must have a study completed at least every 10 years after the condominium’s creation for each building three habitable stories or higher. It covers the roof, structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item over \$25,000 (or the inflation-adjusted amount) that affects those (Note 9). These are plain-language summaries of the 2026 statute text on flsenate.gov. They are not legal advice, and the statutes change. Ask your attorney to confirm which rules apply to your contract. ## What should you check before buying a unit here? | Check | Why it matters here | Source | |-----------------------------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|------------------| | Unit count and unit schedule | Sources give 212 or 209 residences, and one adds eight guest suites. Ask for the declaration of condominium, a required resale document, to see how the association counts units | Notes 1, 4, 5, 7 | | Certificate of occupancy date | A temporary certificate was announced in February 2020, while other sources list 2018 or 2019 as the completion year. The date sets the milestone inspection schedule, so ask the building department with jurisdiction for the certificate record | Notes 1, 2, 3, 8 | | Milestone inspection status | On a 30-year schedule from a 2020 certificate, the first inspection would fall in 2050. Ask whether any inspection has been done, and read the inspector’s summary if one exists | Notes 8, 7 | | Structural integrity reserve study | Ask whether the association has completed one, when, and what the current budget funds. A seller must provide the latest study or state that none was completed | Notes 9, 7 | | Management agreement and what it covers | The Ritz-Carlton Hotel Co. is named as manager. Ask how the management agreement, fees and any service charges appear in the budget and the association’s rules | Notes 1, 5 | | Rules and use restrictions | The bylaws and rules are part of the resale package. Confirm what they say about rentals, guests, pets and the intended use before the cancellation window closes | Note 7 | | Flood zone and insurance | Flood zone is specific to the parcel. Look up the address on FEMA’s map service and get wind and flood coverage quotes before you commit | Note 12 | | Claims, litigation and assessments | Ask the seller and the association whether any claim or lawsuit involves the association, and whether a special assessment has been approved or proposed | ABODE | Checks for a completed oceanfront condominium tower with a branded manager. Sourced where noted. This is a checklist, not advice. Confirm each item with the association, the building department and your attorney. ## How does it compare with other branded residences? | Project | Where | What the sources show | |------------------------------------------------------------------------------------|------------------------------------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------| | [FENDI Chateau Residences](https://abodeintlrealty.com/branded-residences/fendi-chateau-residences-surfside/) | Surfside, Miami-Dade County, on the oceanfront | 12 stories, with 58 units in trade reports and 60 in the architect’s page. Château Group is the developer, the same firm as one of this building’s two developers. The 2016 trade report said it was scheduled to open that fall (Notes 13, 14, 1) | | [Aston Martin Residences](https://abodeintlrealty.com/branded-residences/aston-martin-residences-miami/) | Downtown Miami, on the waterfront | Developed by G&G Business Developments. The general contractor reported a temporary certificate on April 18, 2024, and lists 70 stories and 393 residences; a 2021 report gave 391 residences. See its page for the conflicts (Notes 15, 16) | Two other branded Florida condominium projects, compared only on facts found in the sources cited. Sourced where noted. Brand, developer, height and status differ across the three projects, and some sources conflict on counts. ## How does ABODE help with a purchase here? ABODE International Realty is a Florida-licensed brokerage with its office on West Bay Drive in Largo. It represents buyers and sellers of condominiums statewide. ABODE is not affiliated with The Ritz-Carlton, Fortune International Group or Château Group, does not speak for them, and does not claim to hold this project’s sales listings. Their names appear here only to identify the building. Before you sign anything with any agent, ask for a written disclosure of whom that agent represents. We keep conversations private. [Talk about buying](#contact)   [Talk about selling](#contact) ## Which related guides should you read next? ### [Residences by Armani/Casa](https://abodeintlrealty.com/branded-residences/armani-casa-sunny-isles-beach/) Sunny Isles Beach tower; developer-listed completed, with sourced buyer checks ### [Porsche Design Tower](https://abodeintlrealty.com/branded-residences/porsche-design-tower-sunny-isles-beach/) Sunny Isles Beach condominium tower with a sourced status and buyer checks ### [Bentley Residences Miami](https://abodeintlrealty.com/branded-residences/bentley-residences-miami-sunny-isles-beach/) A Sunny Isles Beach tower under construction, with shifting dates and developer-sale checks ### [FENDI Chateau Residences](https://abodeintlrealty.com/branded-residences/fendi-chateau-residences-surfside/) A Surfside oceanfront condominium with sources that disagree on counts ### [Branded residence guides](https://abodeintlrealty.com/branded-residences/) The hub for 13 sourced project guides in Florida and Nashville, with no prices ## Ritz-Carlton Residences real estate: frequently asked questions What is The Ritz-Carlton Residences, Sunny Isles Beach? It is an oceanfront condominium tower at 15701 Collins Avenue in Sunny Isles Beach, Miami-Dade County (Notes 2, 4). Fortune International Group and Château Group developed it, and The Ritz-Carlton is named as manager (Notes 1, 5). How many residences does it have? The sources disagree. The developers’ February 2020 release and the architect’s page say 212 residences (Notes 1, 2). A May 2020 trade report says 209 after buyers combined units (Note 4), and a September 2020 magazine profile says 209 residences plus eight guest suites (Note 5). The declaration of condominium is the document to check. Is the building finished? The developers announced a temporary certificate of occupancy on February 24, 2020, which they said signaled the start of closings (Note 1). A September 2020 profile says it opened in March 2020 (Note 5). The sources checked as of October 6, 2026 date from 2020, so ask for the current certificate of occupancy record. Do developer rules or resale rules apply when buying here? For a unit bought from an owner, Florida’s resale disclosure rules in section 718.503(2) apply (Note 7). Developer rules, including the 15-day cancellation right, deposit escrow and the prospectus, apply only to a unit bought from the developers (Notes 7, 10, 11). The sources checked do not say whether any units are still offered by them. What must a seller give a buyer? A non-developer unit owner must give a prospective buyer the declaration, articles of incorporation, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the structural integrity reserve study or a statement that none exists, the inspection report for a turnover inspection performed on or after July 1, 2023, and a frequently-asked-questions document (Note 7). Is ABODE International Realty affiliated with The Ritz-Carlton or the developers? No. ABODE International Realty is a Florida-licensed brokerage with its office at 801 West Bay Drive, Suite 324, in Largo. It represents buyers and sellers of condominiums statewide, is not affiliated with the brand or the developers, and does not claim to hold this project’s sales listings. Ask for a written disclosure of whom an agent represents before you sign. ## Sources and notes 1. [Business Wire: Developers of The Ritz-Carlton Residences, Sunny Isles Beach receive TCO (February 24, 2020)](https://www.businesswire.com/news/home/20200224005724/en/Developers-Ritz-Carlton-Residences-Sunny-Isles-Beach-Receive). Press release distributed by Business Wire and headlined as coming from the developers. Source for the 52-story and 212-residence figures, the developers, the architect and interior designer, the temporary certificate of occupancy announcement and the location description. It describes the building as it stood in February 2020. Checked October 6, 2026 2. [Arquitectonica: The Ritz-Carlton Residences, Sunny Isles Beach (project page)](https://arqa.com/en/architecture/projects/the-ritz-carlton-residences-sunny-isles-beach.html). The architect’s own project page. Source for the address, the 2.2-acre site, 250 feet of beachfront, the 52-story and 212-residence figures, the developer entity and a listed completion year of 2018, which differs from other sources. Checked October 6, 2026 3. [Thornton Tomasetti: The Ritz-Carlton Residences, Sunny Isles Beach (project page)](https://www.thorntontomasetti.com/project/ritz-carlton-residences-sunny-isles-beach). The structural engineer’s project page. It lists 54 stories, a height of 649 feet and a 2019 completion year, and places the 2.2-acre site between the Atlantic Ocean and the Intracoastal Waterway. The story count and completion year differ from other sources. Checked October 6, 2026 4. [The Mann Report: Puttin’ on the Ritz (May 10, 2020)](https://www.mannpublications.com/mannreportmanagement/2020/05/10/puttin-on-the-ritz/). Secondary source: a South Florida trade publication. Source for the 209-residence figure (adjusted from 212 because buyers combined units), the February 2020 temporary certificate and the description of the building as a condominium. Checked October 6, 2026 5. [South Florida Agent Magazine: Best New Development Miami, The Ritz-Carlton Residences, Sunny Isles Beach (September 30, 2020)](https://southfloridaagentmagazine.com/2020/09/30/best-new-development-miami-the-ritz-carlton-residences-sunny-isles-beach/). Secondary source: a trade magazine. Source for the 209 residences plus eight guest suites, the statement that the building opened in March 2020 and the manager’s name, The Ritz-Carlton Hotel Co. Checked October 6, 2026 6. [City of Sunny Isles Beach: About Sunny Isles Beach](https://www.sibfl.gov/City-Hall/About-Sunny-Isles-Beach). The city’s own description of its location. Checked October 6, 2026 7. [Florida Statutes, section 718.503 (developer and nondeveloper unit owner disclosure prior to sale; voidability), 2026](https://www.flsenate.gov/Laws/Statutes/2026/718.503). Subsection (1) covers sales by a developer; subsection (2) covers sales by a unit owner who is not the developer. Laws change; confirm the current text with your attorney. Checked October 6, 2026 8. [Florida Statutes, section 553.899 (mandatory structural inspections for condominium and cooperative buildings), 2026](https://www.flsenate.gov/Laws/Statutes/2026/553.899). Milestone inspection rules. The law has been amended recently; confirm the current text with the association and your attorney. Checked October 6, 2026 9. [Florida Statutes, section 718.112(2)(g) (structural integrity reserve study), 2026](https://www.flsenate.gov/Laws/Statutes/2026/718.112). Structural integrity reserve study (SIRS) requirement. Confirm the current text with the association and your attorney. Checked October 6, 2026 10. [Florida Statutes, section 718.202 (sales or reservation deposits prior to closing), 2026](https://www.flsenate.gov/Laws/Statutes/2026/718.202). Escrow of buyer deposits paid to a developer before closing. Relevant only to a purchase from a developer. Checked October 6, 2026 11. [Florida Statutes, section 718.504 (prospectus or offering circular), 2026](https://www.flsenate.gov/Laws/Statutes/2026/718.504). Prospectus or offering circular for developers of residential condominiums with more than 20 units. Relevant only to a purchase from a developer. Checked October 6, 2026 12. [FEMA Flood Map Service Center](https://msc.fema.gov/portal/home). Look up the flood zone for any address. Flood zone is parcel specific 13. [Multi Housing News: Fendi Lands in US with Oceanfront Condos (August 24, 2016)](https://www.multihousingnews.com/fendi-enters-us-with-first-oceanfront-luxury-residential-development/). Secondary source: trade press. Used in the comparison for the 58 units, 12 stories, architect and the fall 2016 opening plan. Checked October 6, 2026 14. [Arquitectonica: Fendi Chateau Residences (project page)](https://arquitectonica.com/architecture/project/fendi-chateau/). The architect’s page lists 60 units and 12 stories, while 2014 and 2016 trade reports give 58 units. Used in the comparison. Checked October 6, 2026 15. [Coastal Construction Group: Announces TCO for Aston Martin Residences (May 7, 2024)](https://coastalconstruction.com/coastal-construction-group-announces-tco-for-aston-martin-residences/). Release from the project’s general contractor. Used in the comparison for the developer, the April 18, 2024 temporary certificate, 70 stories and 393 residences. Other sources give different counts. Checked October 6, 2026 16. [PROFILEmiami: Aston Martin Residences tops out (December 6, 2021)](https://profilemiami.com/miamirealestate/2021/12/6/aston-martin-residences-at-300-biscayne-way-tops-out-as-tallest-residential-building-south-of-nyc). Secondary source: South Florida real estate publication. Used in the comparison for the 391 residences and the developer. Checked October 6, 2026 17. ABODE local knowledge. Comparisons and plain-language descriptions reflect ABODE’s experience and are not statistics