South of Fifth Condos for Sale: Luxury Living in Miami Beach

South of Fifth — "SoFi" to locals — is Miami Beach's most exclusive address: a small, walkable pocket at the island's southern tip where ultra-luxury towers meet South Pointe Park and some of the city's best restaurants. Here's what buying into it actually looks like.

The Towers

The Buildings That Define SoFi

South of Fifth's luxury inventory is concentrated in a handful of landmark towers, each with its own character. Most buyers start by choosing a street, because the street decides the view.

South Pointe Drive: the big-amenity towers

This is where the neighborhood's best-known names sit. Continuum spreads two towers across a 12-acre oceanfront site with its own beach club and tennis courts. Apogee is the opposite: 67 residences, most reached by private elevator. Portofino Tower (1997) and Murano at Portofino look over Government Cut, where cruise ships and yachts pass right below the balconies. Marea is a newer boutique building facing the marina.

Ocean Drive and Collins Avenue: the boutique buildings

Smaller buildings, fewer neighbors, more privacy. Glass has just ten residences, one full floor each. One Ocean and 321 Ocean are both designed by architect Enrique Norten. Ocean House is a restored 1946 Art Deco landmark with butler service. Listings here are rare, and many trade privately.

Alton Road: the bayfront

Murano Grande and ICON South Beach face Biscayne Bay and the Miami Beach Marina, with sunset views over the downtown Miami skyline. ICON's interiors are by Philippe Starck.

For addresses and a one-line profile of each tower, see the South of Fifth condo towers overview.

The Lifestyle

The Lifestyle Behind the Price

SoFi residents pay for a few square blocks that work like a private village. South Pointe Park and its pier sit at the tip of the island, with walking paths along the water where Government Cut meets the ocean. The beach here is quieter than the stretch north of 5th Street.

Some of Miami Beach's best-known restaurants are a short walk from any building: Joe's Stone Crab, Prime 112, Smith & Wollensky in South Pointe Park, and Estiatorio Milos. Lincoln Road, Brickell and downtown Miami are all a short drive away over the MacArthur Causeway.

The Market

Pricing and Inventory

Inventory in South of Fifth is small. A few towers hold most of the units, and the boutique buildings may go months without a single listing. Within one building, price depends mainly on four things:

• View direction. Direct ocean views carry the highest premium. Bay and city views are next, then Government Cut and the marina.
• Floor and line. Higher floors and corner lines sell for more, and they hold their value better.
• Building age and amenities. The newer boutique buildings price differently from the 1990s and 2000s towers, even on the same street.
• Layout. Full-floor and private-elevator residences form their own market. They trade at a different level from standard units.

Prices change from week to week. For current numbers, see the live South of Fifth listings or ask Marion for recent sales in a specific building.

Due Diligence

What to Actually Check Before You Buy

• Building safety and reserves. Since 2022, Florida requires condo buildings three stories and taller to complete milestone structural inspections and structural integrity reserve studies. Ask for both, plus the association's current reserve balance.
• Special assessments. Ask whether any are approved or planned. Recent safety work has led to large assessments in older buildings.
• Rental rules. Each association sets its own minimum lease length and number of leases per year, and the city has its own rules. Check both if you plan to rent the unit out.
• Insurance and flood zone. Get quotes before you sign, not after. Costs vary a lot by building, floor and elevation.
• HOA fees. Know what they cover: valet, beach service, security and amenities can differ widely between buildings.
• Parking and storage. Assigned spaces, valet-only buildings and storage units are not standard across buildings.

FAQ

Buyer Questions

Where exactly is South of Fifth?

South of Fifth (SoFi) is the southern tip of Miami Beach, south of 5th Street, between the Atlantic Ocean and Biscayne Bay. Its ZIP code is 33139.

Is South of Fifth part of South Beach?

Yes. It is the southernmost part of South Beach, but quieter and more residential than the Ocean Drive and Lincoln Road areas further north.

Can foreign buyers purchase a condo in South of Fifth?

Yes, in most cases. Buyers from Germany, the rest of Europe and most other countries face no ownership restrictions. A 2023 Florida law limits purchases by some buyers from a short list of "countries of concern," including China. Financing, taxes and how to hold title are different for international buyers, so plan those before you make an offer. German-speaking buyers can read our guide Immobilien in Florida kaufen.

Can I rent out my South of Fifth condo?

It depends on the building. Each association sets its own lease rules, and the City of Miami Beach regulates short-term rentals. Marion checks a building's rules before you make an offer.

See Current Listings and Full Neighborhood Details

Browse every condo for sale in the neighborhood on the South of Fifth page, or talk to Marion about a specific building, including units that are not publicly listed.