Shore Club Private Collection: Inside Robert A.M. Stern's First-Ever Oceanfront Project (Pre-Construction Guide 2026)

There are very few buildings under construction in Miami Beach right now where you could justifiably use the word "estate" to describe the site.

The Shore Club Private Collection is one of them. Three acres on the South Beach oceanfront, anchored by a fully restored 1939 Art Deco landmark, a new ~20-story residential tower, and a single standalone beach house — the only private detached residence directly on the South Beach sand.

Forty-nine residences. One Auberge-managed hotel. One $430 million construction loan. And one architect — Robert A.M. Stern Architects — taking on its first-ever oceanfront commission anywhere in the world.

This is a pre-construction project unlike anything else currently selling in South Beach. The combination of historic preservation, ground-up new construction, and the inclusion of a standalone single-family oceanfront house inside a branded-residence compound has no peer in the Miami Beach pre-con market.

View the Shore Club Private Collection building page

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Project Snapshot

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The Setup: Three Buildings, One Estate

The Shore Club Private Collection occupies the entire footprint of the historic Shore Club Hotel parcel at 1901 Collins Avenue. Rather than demolish and replace, the development team is restoring what should be preserved and adding what the site has been missing — yielding a compound made of three architecturally distinct components:

1. The Tower

A ground-up new oceanfront tower of approximately 20 stories, designed by Robert A.M. Stern Architects to maximize Atlantic Ocean and bay views. The tower contains the majority of the residences — two- to six-bedroom homes with sizes ranging from approximately 1,900 sq ft to over 10,000 sq ft, with floor-to-ceiling glass and sculpturally curving balconies.

2. Cromwell House

The historic 1939 Cromwell House — an 8-story Art Deco landmark — is being fully restored and converted into just 4 residences, three of which are duplexes and one of which is a penthouse. This is preservation as luxury product: residences with the proportions, character, and stories of an original Art Deco hotel re-engineered for 2026 residential standards.

3. The Beach House

The most unusual residence in the entire compound — and arguably in all of Miami Beach pre-construction — is The Beach House: a single, standalone, ~6,000 sq ft single-family beach house with more than 2,180 sq ft of outdoor space across three terraces, sitting directly on the sand. It is the only private detached residence on the South Beach oceanfront within a development of this kind. Asking price for the Beach House when it was unveiled was approximately $37.5 million.

The three components share landscape, hotel services, security, and amenities but are physically distinct buildings on the estate. Owners can choose their preferred typology — high-rise, restored Art Deco duplex, or standalone house — and still belong to the same private resort enclave.

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Why RAMSA's First Oceanfront Project Matters

Robert A.M. Stern Architects — RAMSA — is the most coveted name in residential architecture in the Western Hemisphere. The firm's New York portfolio includes 15 Central Park West and 220 Central Park South, the two most expensive residential addresses in Manhattan. RAMSA buildings consistently achieve a 15–35% pricing premium over comparable non-RAMSA towers in the same neighborhood.

What RAMSA has not done, until Shore Club, is design an oceanfront residential building. Anywhere.

The implications for Shore Club:

1. First-mover collector value. Architecture-focused buyers who acquire RAMSA's first oceanfront project are buying a piece of the firm's portfolio history.
2. Design language built for permanence. RAMSA's signature is a layered, neoclassical-infused contemporary that ages substantially better than the glass-box towers that dominate Miami pre-con. In 30 years, a Shore Club residence will look intentional. Most of its neighbors will look dated.
3. Interior architecture by RAMSA. Most branded residences hire one firm for exterior architecture and a separate firm for interiors. At Shore Club, RAMSA designed both — meaning the architectural language is consistent from the curb to the inside of your closet.

Pair that with restoration of the 1939 Cromwell House by the same firm, and you have a building that sits comfortably in conversation with the most architecturally significant residential addresses in the world.

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Location: 1901 Collins Avenue

Shore Club sits at the center of the South Beach oceanfront corridor, a few blocks north of the Lincoln Road retail core and a few blocks south of Mid-Beach.

This stretch of Collins is historically protected — part of the Miami Beach Architectural District. The streetscape will not change in your lifetime. Your view east is the Atlantic. Your view west is original Art Deco and Miami Modernist hotel architecture.

The address has another characteristic that is hard to overstate: the Shore Club site is gated. Unlike the typical Miami Beach condo where residents share their lobby with the sidewalk traffic of Collins Avenue, the Shore Club estate is set back behind landscaped grounds. The arrival sequence — gate, motor court, lobby — feels like a private resort, not an apartment building.

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The Residences

Floor Plan Mix Across the Three Buildings

Residence Specifications (RAMSA Design Standard)

• Floor-to-ceiling impact-resistant glass on every exterior wall
• Curving balconies on tower units (signature RAMSA detail) — no straight cookie-cutter cantilevers
• 10–11 ft ceilings on most residences; double-height in select units
• Wide-plank European hardwood flooring throughout living spaces
• Italian-designed kitchens with Sub-Zero, Wolf, and Miele appliances integrated
• Honed marble or quartzite countertops with waterfall edges
• Bathrooms with stone slab walls, freestanding tubs, oversized walk-in showers
• Custom millwork closets in primary suites
• Smart-home automation throughout
• Pre-wired for art lighting and motorized window treatments
• Service entry on most residences

The signature configurations to know:

• 2-bedroom Tower residences (~2,400 sf) — the entry product, with full ocean exposure
• Half-floor Tower residences (~5,000 sf) — most common large unit
• Full-floor Tower estates (~10,000 sf) — the trophy product within the tower
• Cromwell House duplexes — restored Art Deco proportions with new RAMSA infrastructure
• The Beach House — unique inventory, no comparable elsewhere on the South Beach oceanfront

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Amenities & Hotel Service

The 75-key Auberge Resorts Collection hotel is the operational anchor for the entire estate. Auberge is widely regarded as the most curated of the small-format luxury hotel brands — properties like Auberge du Soleil (Napa), The Inn at Mattei's Tavern (Los Olivos), and The Vanderbilt (Newport).

Auberge's signature is lower density, higher staffing ratios, and longer guest dwell time than the larger luxury brands. The Shore Club residence service program is built on the same operational standard.

Resident-Facing Amenities

• Private residential entrance separate from hotel arrival
• 24-hour attended lobby with concierge for both residential and resort services
• Multiple oceanfront swimming pools set within landscaped gardens
• Sun decks with chaise lounges, daybeds, and private cabanas overlooking the Atlantic
• Direct beach access with attendant service, loungers, umbrellas, towel service
• Full-service spa with treatment rooms and relaxation areas
• State-of-the-art fitness center with cardio, strength, and functional training
• Yoga and movement studio with natural light and outdoor connectivity
• Lobby lounges and club-style seating for informal gatherings
• Garden, lawn, and courtyard event spaces
• Valet parking and secure attended garage
• 24-hour security with controlled-access entry throughout

Hotel-Level Services Available to Residents

• Butler service (a defining Auberge differentiator)
• Personal chef access through the on-site culinary team
• Dedicated Director of Residences — single-point-of-contact for owner needs
• Housekeeping, in-residence dining, in-residence spa
• Signature oceanfront restaurant and bar
• Poolside food and beverage service with curated menus

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Developer Team & Capital Structure

This is one of the most well-capitalized pre-con projects currently building in South Florida:

• Witkoff Group — multi-generational New York real estate developer with a portfolio of trophy assets including the Park Lane Hotel acquisition and major Manhattan residential conversions.
• Monroe Capital — institutional asset manager and capital partner.
• Auberge Resorts Collection — brand operator (not just a name licensor).
• J.P. Morgan — provided a $430 million construction loan, reportedly the largest ever for a South Florida residential project.

That financing detail matters more than it appears. J.P. Morgan's underwriting standards on residential development are stricter than most institutional lenders — a record-breaking loan from JPM signals strong confidence in absorption pace and project viability. Pre-con buyers occasionally face the risk of developer financing failures mid-construction; that risk at Shore Club is meaningfully lower than at most peer projects.

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Pricing & Deposit Structure

Pricing Range

Pricing shifts with the developer release schedule. Confirm current availability and pricing through the sales gallery — by the time public pricing surfaces it is often outdated.

Deposit Structure

Total 40% pre-closing, balance at delivery — a relatively buyer-friendly structure compared to the 50% pre-closing at Ritz-Carlton South Beach.

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Construction Status & Timeline

As of recent reports, the project is approximately 85% sold. Remaining inventory is concentrated in the higher-priced tower units and select Cromwell House and Beach House configurations.

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Who This Building Is For

1. The Architecture Collector

You buy art for the artists, not the subjects. RAMSA's first oceanfront commission is a portfolio entry. You are paying a premium for the architectural authorship as much as for the address.

2. The Estate-Scale Buyer

You want oceanfront living at the scale of a single-family home — 5,000+ sq ft of interior space, deep terraces, multiple living zones, staff quarters. The half-floor and full-floor tower residences and the standalone Beach House deliver exactly that, in a way that no Brickell or Downtown Miami building can.

3. The Auberge Loyalist

You travel for Auberge properties (Napa, Los Olivos, Big Sur, Newport, Saint Barth). The brand consistency and the curatorial sensibility translate to a residential experience most other branded residences cannot match.

If you are primarily looking for rental income, this is not the right building — branded residences at this density and service level have HOAs that absorb a substantial portion of gross rental income, and Miami Beach short-term rental restrictions limit nightly upside.

If you are primarily looking for maximum density of amenities at the lowest price-per-square-foot, you should look at Mid-Beach or Brickell branded residences instead. Shore Club's premium is intentional.

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Cost of Ownership

For Auberge-level service at this density, expect cost of ownership at the high end of the Miami branded-residence market:

• HOA fees: Estimated $2.50–$3.50/sf/month for an Auberge-staffed building of this scale. A 3,500 sf residence would expect ~$8,750–$12,250/month in association dues.
• Property taxes: Miami Beach ad valorem taxes typically run ~1.4–1.8% of assessed value annually.
• Insurance: Hurricane-zone HO-6 condo insurance for an oceanfront building runs higher than inland — budget $5,000–$15,000/year depending on unit size and floor.
• Optional hotel-service add-ons: À la carte butler, spa, in-residence dining, private chef. These are billed monthly to the residence.

Combined, expect all-in carrying costs of ~3.5–4.5% of purchase price annually.

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How It Compares to the Other South Beach Oceanfront Pre-Cons

This is one of three ultra-luxury oceanfront branded residences currently in pre-construction in South Beach. Each has a distinct positioning:

These three projects are not direct substitutes — they target overlapping but distinct buyer profiles. A serious South Beach pre-con buyer should walk all three before contracting on any single one.

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Frequently Asked Questions

What makes the Beach House unique?

The Beach House is the only standalone, single-family detached residence directly on the South Beach oceanfront within a branded-residence development. No other Miami Beach pre-con offers this typology. It is a ~6,000 sf single-family home on the sand, with all the privacy of a house and all the services of a five-star hotel campus.

Are the Cromwell House residences smaller than the Tower units?

Not necessarily — the Cromwell House contains only 4 residences across 8 stories of restored Art Deco architecture. Three are duplexes with original 1939 ceiling heights and proportions, and one is a penthouse. They are dimensionally distinct from Tower residences and many buyers will find them the most architecturally compelling product in the building.

Why is the loan size relevant to me as a buyer?

A record-breaking $430M construction loan from J.P. Morgan signals institutional confidence in the project's absorption pace and developer balance sheet. Pre-construction buyers occasionally face the risk of developer financing failures mid-construction; that risk at Shore Club is meaningfully lower than at projects with smaller or non-institutional financing sources.

Can I rent my unit out?

Yes — long-term rentals are typically permitted (per condo docs and Miami Beach ordinance, usually 6-month minimum). Short-term and nightly rentals are not permitted from residential units — that is what the Auberge hotel inventory is for.

Is the Auberge hotel separate from the residences?

Operationally integrated, physically distinct. Residents have a separate entrance, separate lobby, and separate elevators from the hotel. Hotel-level services (butler, in-residence dining, spa) are available à la carte to residents at preferred rates. Residents do not encounter hotel-guest traffic in their daily flow.

Are residences delivered furnished?

Fully finished but unfurnished. Cabinetry, appliances, flooring, lighting, and bathroom fixtures are included. Furniture is the buyer's responsibility — though developer-affiliated RAMSA-curated furniture packages are typically offered.

What is the closing process like for a $50M+ residence?

Standard Florida pre-construction closing — wire-funded at delivery, Florida title insurance, Miami-Dade documentary stamps, and pre-closing inspections. For ultra-luxury residences, most buyers structure the purchase through an LLC or family trust for tax and privacy considerations. Consult counsel before contracting.

How does this compare to investing in established South Beach oceanfront condos?

Established oceanfront condos (W South Beach, Setai, Continuum, Apogee) trade at maturity prices with predictable HOAs and rental performance. Shore Club is a pre-construction bet on first-occupancy premium and brand-launch appreciation. Your downside is delivery risk and HOA ramp; your upside is the value lift that typically follows a successful branded-residence launch in its first 24 months of occupancy.

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How to Buy at Shore Club Private Collection

With sales reportedly at ~85%, remaining inventory is shrinking by the month. The process for serious buyers:

1. Get a full inventory list. Public-facing pricing is rarely the best deal, and the most desirable configurations are not on most public-facing pages.
2. Compare across the three components. A 3-bedroom Tower residence, a Cromwell House duplex, and the Beach House are different products at different price points. Decide which typology fits.
3. Understand the deposit-at-risk math. 40% pre-closing is meaningful capital. Map your deposit timeline against your liquidity calendar.
4. Walk the site. No published material substitutes for standing on the lawn at 1901 Collins, looking up at the restored Cromwell House, and walking the beach where the Beach House will sit.
5. Map the full ownership cost. HOA + tax + insurance + opportunity cost on deposits + à la carte hotel spend.

Visit the Shore Club Private Collection building page for current inventory, floor plans, and to schedule a private appointment with our team.

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This guide is for educational purposes. Pricing, availability, and project specifications are subject to change without notice. Consult your real estate attorney and tax advisor before contracting on any pre-construction unit. Specifications are based on the developer's most recently published materials.