Oceana Bal Harbour: Sales, Areas and Works, Verified
By Ariel Lima ·
At Oceana Bal Harbour the same apartment is published at four different square footages, and there is not one apartment in the building where the four agree: between the smallest and the largest the gap runs from 21% to 116%, with a median of 29%. I checked it by reading the recorded declaration of condominium unit by unit and comparing it against the developer’s floor plan book and all 32 MLS listings. None of the four figures is false: they measure different things, and almost nobody says so.
Oceana is also the only one of Bal Harbour’s thirteen oceanfront buildings whose unit count has been verified against the public record: 240 units and 652,458 square feet, per a recorded amendment certified by a surveyor.
This page reconciles the figures. It is the first of thirteen: every Bal Harbour building gets the same treatment, and the status of all of them is on the neighbourhood page.
Disclosure: I am a real estate investment advisor at Douglas Elliman Real Estate, operating under the ViveFlorida brand. I transact at Oceana regularly. The photographs are mine, taken 22 September 2026. The floor plans published on this site are used with the developer’s written permission.
The verified figures
| Item | Figure | Source |
|---|---|---|
| Units | 240 | Exhibit “3”, Substantial Completion Amendment |
| Total area | 652,458 square feet | Same |
| Legal structure | One condominium, two towers | Declaration of condominium, §3.1 |
| Addresses | 10201 and 10203 Collins Avenue | Record |
| Published floor plans | 32 | Developer’s floor plan book |
| Standard residences | 232 | Exhibit “3” |
| Penthouses | 8 (4 PH, floor 27; 4 UPH, 28) | Exhibit “3” |
| Smallest apartment | 1,171 square feet | Exhibit “3” |
| Largest apartment | 8,993 square feet | Exhibit “3” |
The 240 comes from Exhibit “3” to the Substantial Completion Amendment, CFN 2016R0665037, OR 30312/332, certified by surveyor Leiter, Perez & Associates from field measurements taken 14 October 2016. All three recorded amendments were read; none alters the count. The original 2013 declaration already said “one (1) Building containing a total of two hundred forty (240) Units.”
Four other figures circulate in live sources — 236, 237, 238 and 239 — and none matches the record. Oceana is one condominium of two towers, not two condominiums. There is no thirteenth floor.
Of the 240, 232 are standard residences and eight are penthouses: four PH on the 27th floor and four UPH on the 28th. The figure “236 residences and 4 penthouses” also circulates; in Exhibit “3” there are eight.
Four figures for the same home
This is the central finding on the page, and it is no longer an inference: it is read off the recorded declaration.
What the record says
Exhibit “3” to the recorded amendment lists all 240 units one by one, with an area and a percentage of ownership for each, closing on a total of 652,458 square feet and 100.0000%. That is the legal area of each apartment.
It does not match the developer’s floor plan book. The 01 line, for instance, is recorded at 3,992 square feet; the developer’s book publishes 4,185. The developer says so itself at the foot of each of its 32 plans:
“Stated dimensions are measured to the exterior boundaries of the exterior walls and the centerline of interior demising walls and in fact vary from the dimensions that would be determined by using the description and definition of the ‘Unit’ set forth in the Declaration… For the square footage of the ‘Unit’ calculated in the manner set forth in the Declaration, see Exhibit ‘3’ to the Declaration.”
MLS publishes both, mixed together
I compared the 24 Oceana listings I could match to a unit in Exhibit “3”:
| The MLS figure is… | Listings |
|---|---|
| the recorded figure | 10 |
| the developer’s book figure (2.8% to 5.5% larger) | 9 |
| neither | 5 |
The cleanest demonstration is a single apartment. Unit 1701 in the south tower was published at 3,992 square feet in 2020 and at 4,185 in 2023. Unit 701 in the north tower was published at 3,992 in 2021 and at 4,185 in 2026. The declaration records 3,992 for both, in all four listings.
There is a fourth source as well: at least one listing states that the square footage was supplied by the owner rather than taken from a document, with a figure that is neither the record’s nor the book’s.
This is not fraud and should not be read as such. Taking square footage from developer material is ordinary practice across the industry, and publishing one figure per line is a normal shortcut. The finding is not that anyone did anything improper; it is that a buyer needs to know which of the four figures they are reading before comparing it to another.
An example you can check today
The 04 line is recorded at different areas depending on the floor:
| Floors | Recorded area | County |
|---|---|---|
| 3 to 5 | 1,171 | 1,267 |
| 6 | 1,257 | 1,267 |
| 7 to 9 | 1,256 | 1,267 |
| 10 to 12 | 1,267 | 1,267 |
MLS publishes 1,267 for the whole 04 line, without distinguishing floor. For a low-floor 04 that is 8.2% above the recorded area. The developer’s book, meanwhile, publishes 1,323 of residence plus 305 of terrace for the same line.
Four figures, then, for one low-floor 04 apartment: 1,171 recorded, 1,267 in MLS, 1,323 of residence per the developer, and 1,628 with the terrace included. From smallest to largest is 39%.
Apartments 204 N and 204 S carry an 04 number but belong to plans 04N and 04S, not 04NW or 04SW: 1,752 square feet in the declaration and the same 1,752 in the county record, with no developer figure. They are the only two apartments with an 04 number outside this line.
The size of the building, in all four figures
The four figures do not only change apartment by apartment. They change the size of the whole building depending on which one is read.
| Source | Smallest | Largest |
|---|---|---|
| The recorded declaration | 1,171 | 8,993 |
| The county record | 1,267 | 8,993 |
| Residence, developer’s plan book | 1,323 | 9,371 |
| Residence plus terrace | 1,628 | 19,321 |
Fourteen apartments at Oceana are smaller than the 1,267 square feet usually quoted as the building’s minimum. Six are recorded at 1,171; 1,267 is the figure the county records for the 04 line.
The full sale record — 126 transactions since delivery
All 240 apartments, four figures each
The terrace that appears in no listing
MLS publishes the residence area. The terrace appears in no field. At Oceana that is not a minor detail, because the terrace varies enormously between lines.
| Line | Floors | Residence | Terrace | Total | Terrace / residence |
|---|---|---|---|---|---|
| UPH01 | 28 | 9,371 | 9,950 | 19,321 | 106.2% |
| UPH02W | 28 | 5,183 | 5,193 | 10,376 | 100.2% |
| 01NW / 01SW | 2–6 | 1,917 | 795 | 2,712 | 41.5% |
| 01N / 01S | 7–26 | 4,185 | 1,595 | 5,780 | 38.1% |
| PH-01 | 27 | 7,774 | 2,335 | 10,109 | 30.0% |
| 05NW / 05SW | 3–12 | 1,778 | 465 | 2,243 | 26.2% |
| 02NE / 02SE | 3–6 | 2,130 | 425 | 2,555 | 20.0% |
| 06E | 7–26 | 2,625 | 445 | 3,070 | 17.0% |
From 17.0% to 106.2% — a 6.3x difference between the least and most terraced line. At UPH01 the terrace is larger than the residence, and carries a pool and a spa.
All 32 lines are in the floor plan library.
Why that breaks price per square foot
Unit 611 closed at $4,040,000. MLS publishes 1,917 square feet. The developer’s book publishes 1,917 of residence plus 795 of terrace.
- On the residence: $2,107 per square foot
- On residence plus terrace: $1,490 per square foot
The same sale, 41.5% apart, depending on what is counted. Neither figure is wrong.
Both figures in this comparison are the developer’s: 1,917 square feet of residence and 2,712 with the terrace. In the declaration the same apartment is recorded at 1,805, and the sale record computes price per foot on that figure.
The practical consequence is that comparing price per square foot between Oceana lines compares different things, and the units that look most expensive per foot are usually the ones with the most outdoor space. That is why this page organises the building by line and by terrace, and not by price per foot.
What has closed
Fifteen closed sales, $151,815,000 in volume, between 30 September 2025 and 21 July 2026.
These are the fifteen closings visible in the MLS export of 29 September 2026, the preceding ten months. The complete record since delivery contains 126.
| Unit | List price | Closing price | Difference | Sq ft (MLS) |
|---|---|---|---|---|
| 10201 #2601 | $35,900,000 | $29,000,000 | −19.2% | 7,442 |
| 10201 #UPH2803 | $23,950,000 | $22,000,000 | −8.1% | 4,900 |
| 10201 #1701 | — | $14,500,000 | — | 3,992 |
| 10203 #701 | $13,995,000 | $12,750,000 | −8.9% | 4,185 |
| 10201 #801 | $12,900,000 | $12,500,000 | −3.1% | 4,185 |
| 10203 #2601 | $13,500,000 | $11,800,000 | −12.6% | 4,185 |
| 10201 #1802 | $9,995,000 | $9,350,000 | −6.5% | 3,592 |
| 10203 #1403 | $9,495,000 | $8,725,000 | −8.1% | 3,345 |
| 10201 #1706 | $7,000,000 | $6,400,000 | −8.6% | 2,526 |
| 10203 #302 | $6,200,000 | $5,950,000 | −4.0% | 2,130 |
| 10203 #202 | $6,200,000 | $5,800,000 | −6.5% | 2,114 |
| 10201 #611 | $4,350,000 | $4,040,000 | −7.1% | 1,917 |
| 10203 #903 | $3,800,000 | $3,700,000 | −2.6% | 1,632 |
| 10203 #204 | $2,950,000 | $2,750,000 | −6.8% | 1,752 |
| 10201 #405 | $2,650,000 | $2,550,000 | −3.8% | 1,704 |
Across the full record of 126 transactions since delivery, sellers who never reduced their asking price closed 6.78% below it at a median of 109 days; sellers who reduced at least once closed 14.31% below at a median of 210 days. That analysis is on the sales page.
The pattern is that the gap widens with price. The three largest differences are the three highest sales. That is useful in both directions: for a seller setting an asking price, and for a buyer who wants to know what room actually exists.
What is for sale today
As of 29 September 2026, sixteen active units and one pending, asking between $2,450,000 and $69,500,000. Five of the active listings are the 04 line (1,267 sq ft per MLS, 1,628 with the terrace per the book), between $2,450,000 and $3,095,000 on that date.
The figures on this page are MLS as of 29 September 2026 and do not update themselves. For what is available today, write to me.
The 2024 works
There is a recorded Notice of Commencement, CFN 2026R0577534, permit BLC2024-1264, sworn 16 September 2024, covering “concrete repairs, waterproofing, landscaping, paver and tennis court replacement.”
This is the ordinary maintenance cycle of an oceanfront concrete building in Miami, and it is worth saying plainly because it is easily misread. Concrete repair and waterproofing is what every oceanfront building in the area does periodically; not doing it would be the warning sign. The special assessments that fund these cycles are equally normal in Miami condominiums.
What matters is whether the market punishes it. At Oceana, with the work permitted and under way, fifteen sales closed for $151,815,000 in under ten months. That is the answer, and it is in the data rather than in an opinion.
An opinion, labelled as one
Everything above is a checkable figure. This is not: in my view Oceana is arguably the best building in Bal Harbour. The St. Regis is what competes for that title. And when Rivage delivers, I think it will take it.
I say that including the part that doesn’t help me, because a page that only says what assists a sale is no use for deciding anything.
What is not yet verified
Three published square footages match none of the four figures for their own apartment: 502 at 2,140 square feet, 902 SE at 2,260 and 604 at 1,285. At least one listing states that the area was supplied by the owner rather than by a document. 502 is the clearest case: it has been published twice, once at 2,130, the residence figure from the developer’s plan book, and once at 2,140, which corresponds to no document. I do not know where it comes from.
In nine transactions the apartment cannot be determined: in eight the MLS gives a bare 01-line number without saying whether it is the west or the east apartment, and the two have different recorded areas; in one the number falls between two penthouses of 4,977 and 5,854 square feet. Three further transactions carry two numbers, 2803 and UPH2803, that have no row in Exhibit 3. No area and no price per foot is published for any of them.
And two sales are unexplained. Units 604 and 605 in the north tower went to contract on the same day in April 2019, under consecutive listing numbers, at $716 and $947 per square foot. The next lowest in the record is $1,274. Both carried an asking price, price reductions and 140 days on the market, so they are published as they stand. I have not established why they sold where they did.
Two listings that previously did not reconcile now do. Unit 2601 at 10201 Collins is two apartments combined — its own listing says so — and its 7,442 square feet are exactly the sum of the recorded areas of 2601 N and 2602 N. UPH2803 is unit UPH-2802W in the record, and its listing states that the square footage was supplied by the owner.
Method and sources
What counts as verified. Only a figure read off the recorded declaration of condominium or a recorded amendment, in Miami-Dade Official Records. The per-unit areas on this page were read from Exhibit “3” to the recorded amendment, pages 50 to 53 of the document, all 240 rows.
Market data. Miami Realtors MLS export, 32 Oceana Bal Harbour listings, pulled 29 September 2026. Closed, active and pending.
Dimensions. Developer’s floor plan book, 32 plans. Residence and terrace are its own published figures.
Sources:
- Miami-Dade County, Official Records — CFN 2016R0665037, OR 30312/332 (Substantial Completion Amendment); CFN 2013R0895231, OR 28907/932 (original declaration); CFN 2026R0577534 (Notice of Commencement).
- Oceana Bal Harbour, developer’s floor plan book, used with written permission.
- Miami Realtors MLS, pulled 29 September 2026.
The 32 floor plans
Every Oceana plan is published, with its residence area, its terrace and its total, in the floor plan library.
If you find the line you want and none is for sale, tell me anyway. I will send you what has closed in that line and let you know when something moves. That is exactly the conversation worth having.
Oceana requires a six-month minimum and permits two leases per calendar year. The clause itself, and how the other thirteen Bal Harbour condominiums compare, are in the corridor’s leasing rules.
Alerts for this building
What closes here, and notice when something moves, on-market or off. Name a line if you have one, or leave it blank for the whole building.