Buyers searching for new construction condos in Surfside will find fewer options than in neighboring Bay Harbor Islands, where land availability has supported a broader portfolio. Surfside's geographic constraints — approximately one square mile between the ocean and the Intracoastal — mean that new development tends to occur through redevelopment of older sites rather than on vacant land. The two projects active in the current cycle reflect exactly this dynamic: boutique scale, ocean proximity, and pricing that reflects what it actually costs to build at this address.
Local Development Context
Surfside is one of the smallest municipalities in Miami-Dade County, situated along Collins Avenue between 88th and 96th Streets. The market is almost entirely composed of oceanfront and near-ocean residential buildings, the majority of which were constructed between the 1960s and 1990s. New construction in Surfside is structurally limited by the availability of redevelopable sites, which is why the volume of new development here is meaningfully lower than in Bay Harbor Islands despite comparable buyer demand for oceanfront product.
Post-Champlain Towers legislation has added an additional layer of complexity to the redevelopment landscape. The milestone inspection and SIRS compliance requirements have accelerated conversations about older buildings in Surfside — some of which are approaching the end of their economic useful life — and created conditions where redevelopment may become more viable for certain sites than continued maintenance of aging structures.
Current New Developments
Surf Row Residences — 8800 Collins Avenue
Surf Row Residences is a boutique project from LD&D, ONE Capital, and IGEQ — 25 residences at 8800 Collins Avenue, one block from the beach. Architecture by Boris Pena Architects, with interiors developed by the LD&D design team. This is the firm's first residential project in Miami, and the design draws from coastal forms without defaulting to the generic beachside aesthetic that defines a lot of new construction in this price range.
Unit sizes run from approximately 894 to 2,004 square feet across one- to three-bedroom configurations — a range that gives the building broader appeal than the ultra-large-format projects you find in Bal Harbour or the larger Bay Harbor Islands waterfront towers. Select residences include private rooftop terraces, with optional plunge pools and summer kitchens available. An InteriorSelect customization program allows buyers to personalize finishes, which is relatively uncommon at this scale. Kitchens include Miele appliances and Dekton countertops; bathrooms include freestanding bathtubs and rainfall showers.
Delivery timeline has not been publicly confirmed. For current availability and pricing, reach out directly.
Source: Developer materials / marketing release · Verify current pricing, timeline, and availability before making any purchase decision.
Ocean House Surfside — 9317 Collins Avenue
Ocean House Surfside is a completed oceanfront building — delivered in 2024 — developed by Multiplan Real Estate Asset Management, with architecture by Bernardo Fort-Brescia of Arquitectonica and interiors by Carla Guilhem Design. Twenty-five residences on direct ocean frontage, ranging from approximately 2,093 to 5,470 square feet across two- to four-bedroom configurations and penthouse levels.
The building is positioned at the upper end of what Surfside can deliver: private elevator vestibules for each residence, floor-to-ceiling glass oriented to capture east, south, and west exposures, and a rooftop amenity level with an event lounge and pool. The spa and wellness center includes a vitality pool and private training room. Reflecting ponds with floating cabanas anchor the landscaped terraces. The interior approach uses natural materials and a restrained palette — the kind of finish level that tends to hold up well in resale comparisons five and ten years out.
As a completed building, Ocean House Surfside now trades as resale inventory rather than pre-construction. For buyers who want oceanfront Surfside product without pre-construction risk or a multi-year delivery window, it is one of the few direct-ocean boutique options in the market. Verify current availability and pricing directly before making any evaluation.
Source: Developer materials · Building completed 2024 · Verify current resale availability before making any purchase decision.
Why Development in Surfside Is Different
In Bay Harbor Islands, a buyer can compare eight or ten active new construction projects at different price points and waterfront configurations. Surfside does not work that way. The municipality covers roughly one square mile between Collins Avenue and the Intracoastal, and virtually every viable oceanfront site is already occupied by a building. New development here happens through teardown and redevelopment — not on vacant lots — which means each project requires assembling a site, navigating a concentrated ownership structure, and justifying a land cost that makes only high-end oceanfront development economically viable.
The result is that Surfside new construction, when it does appear, tends to be significant: oceanfront positioning, boutique scale, and pricing that reflects what it actually costs to build here. Buyers shouldn't expect to find the same variety of product type and price point they find in Bay Harbor Islands. What they do find — rarely — is oceanfront new construction that is genuinely irreplaceable in terms of location.
What the Post-Champlain Landscape Means for New Supply
The 2021 Champlain Towers collapse, which occurred in Surfside, changed the trajectory of the older building stock in ways that are still unfolding. Florida's new structural milestone inspection and SIRS reserve funding requirements apply directly to Surfside's building inventory — most of which is 30 to 60 years old and within three miles of the coast. Some buildings have completed inspections and are in strong positions. Others are facing assessments that, combined with the cost of bringing reserves into compliance, have opened internal conversations about whether continued ownership makes more financial sense than redevelopment.
This dynamic is worth tracking for buyers and investors. A building where the association is weighing redevelopment options is a different investment than one with fully funded reserves and a stable ownership community. It also means that over the next decade, some older Surfside sites that were not previously viable for redevelopment may become so — which could introduce new supply at the higher end of the market. When and how that materializes depends on individual building situations that change year to year.
How Surfside New Construction Compares Across the Corridor
Buyers evaluating new construction across the Bay Harbor Islands, Surfside, and Bal Harbour market typically sort into two groups: those who require oceanfront access and those who are open to bay-facing product. For the first group, Surfside and Bal Harbour are the only options in this corridor. The comparison between them usually comes down to building scale, address positioning, and whether the Bal Harbour address premium is worth the additional cost.
Buyers flexible on waterfront type often find that Bay Harbor Islands offers more options, a more active portfolio, and entry points that are lower than comparable oceanfront product — without requiring them to leave this specific corridor. The tradeoff is bay views versus ocean access, and for many buyers that tradeoff is worth running carefully before committing to a price point based on address alone.
For a custom comparison across the corridor, or to discuss how Surfside new construction fits a specific buyer profile, see the contact information below. For current market context, see the Surfside market trends page.
Frequently Asked Questions
What new construction condos are available in Surfside Miami?
Two projects represent the current Surfside new development cycle. Surf Row Residences at 8800 Collins Avenue is a boutique pre-construction building with 25 residences from approximately 894 to 2,004 square feet, developed by LD&D, ONE Capital, and IGEQ. Ocean House Surfside at 9317 Collins Avenue is a completed 25-residence oceanfront building delivered in 2024 by Multiplan Real Estate Asset Management, with architecture by Arquitectonica — now trading as resale inventory. Both reflect the core constraint of this market: boutique scale, high land cost, and limited alternatives. For current pricing on either project, reach out directly.
Why is there so little new construction in Surfside?
Surfside covers approximately one square mile between Collins Avenue and the Intracoastal. Virtually every viable oceanfront site is already occupied by a building built between the 1960s and 1990s. New construction happens through teardown and redevelopment — not on vacant land — which requires assembling ownership, navigating HOA structure, and underwriting a land cost that makes only high-end development viable. Bay Harbor Islands has supported a broader development portfolio because more redevelopable sites have come available there. Surfside, by contrast, may see new supply emerge over the next decade as SIRS compliance costs accelerate redevelopment conversations in older buildings, but that timeline is building-specific and unpredictable.
How does Surfside compare to Bay Harbor Islands for new construction?
Bay Harbor Islands currently has eight or more active new construction projects across different price points and waterfront configurations. Surfside has two in the current cycle. The difference matters beyond inventory count: Surfside new construction is almost exclusively oceanfront or near-ocean, which is why the pricing reflects that access. Buyers who require direct ocean proximity will find Surfside and Bal Harbour as the corridor options. Buyers flexible on waterfront type — and prioritizing new construction as the primary filter — typically find more to compare in Bay Harbor Islands.
What is the price range for new condos in Surfside?
Surfside new construction pricing reflects the difficulty of acquiring and developing land here — oceanfront sites are scarce and the economics of what gets built reflect that. For current pricing on Surf Row Residences or Ocean House Surfside, reach out directly. The entry point in neighboring Bay Harbor Islands can be lower, though that market is predominantly bay-facing rather than oceanfront for most new projects.