The Case for
Icon Beach
Hollywood Beach is undergoing the most dramatic luxury transformation in South Florida's recent history — and Icon Beach is at the center of it. Here is why we believe early investors will see approximately 60% appreciation by the time keys are in hand.
3724 S. Ocean Drive · Hollywood, FL 33019 · Related Group + BH Group
Request a Consultation →Icon Beach avg. price per sq ft
at pre-construction pricing
Sunny Isles Beach luxury avg.
Q2 2025 · Blokhaus Research
Armani/Casa avg. listed $/sq ft
Sunny Isles Beach resale market
Projected appreciation to delivery
based on corridor convergence thesis
Why We Believe Icon Beach Delivers ~60% by 2028
This is not speculation — it is a pattern that has repeated across every South Florida luxury submarket that underwent the same transformation Hollywood Beach is now experiencing. Five compounding drivers make the ~60% appreciation case, each independently powerful. Together, they are historic.
The Price-Per-Foot Gap Is Enormous
Icon Beach is entering the market at approximately $995–$1,150/sq ft. The Sunny Isles Beach luxury market — just 15 miles south — averaged $1,485/sq ft in Q2 2025 (Blokhaus Research), with branded towers trading at $2,100–$2,900+. The convergence of Hollywood Beach toward this corridor's pricing baseline alone implies 30–90% upside. Pre-construction buyers capture the full spread.
The Same Developer Is Now Betting the Block
Related Group and BH Group — the team behind Icon Beach — just placed the historic Hollywood Beach Resort under contract (The Real Deal, June 24, 2026) with plans for a landmark luxury redevelopment. That is two major capital commitments from the same developer on the same stretch of coastline within 36 months. Developers don't do this unless they believe in where the market is going.
A Four Seasons-Caliber Anchor Is Coming
The Hollywood Beach Resort redevelopment is expected to introduce a branded luxury hotel partner — the kind of anchor hospitality that has historically repriced entire submarkets overnight. When the Four Seasons arrived in Brickell, when the Ritz-Carlton opened in Sunny Isles, when the Edition landed in Edgewater — surrounding residential values moved dramatically. Hollywood Beach's version is now in motion.
Jorge Pérez Has Called This Play Before
Related Group's Jorge Pérez sold his own Apogee Beach penthouse in Hollywood in 2021 at $1,190/sq ft — a 285% appreciation from his 2013 purchase price of roughly $400/sq ft. At the time he said: "Few markets can even come close to Hollywood Beach in terms of price appreciation — this neighborhood was long overlooked, but it is poised for its moment in the sun." He then committed two major projects to the same market. That is not rhetoric — it is a capital allocation decision.
Hollywood Beach Is Still Early
Sunny Isles Beach's transformation took a decade. Hollywood Beach is in year three. The Diplomat Beach Resort ($835M transaction, 2023) catalyzed institutional attention. Icon Beach followed. The Hollywood Beach Resort redevelopment is the third wave. Investors who bought Sunny Isles in 2010 at $600–$700/sq ft are now sitting on assets at $1,500–$2,900. History does not repeat exactly — but it rhymes consistently in South Florida's luxury coastal markets.
Illustrative Return Model: 2BR Residence
Based on a two-bedroom residence at the midpoint of the range, applying a conservative corridor-convergence scenario to Sunny Isles Beach luxury comps. Not a guarantee — an illustration of the thesis.
* All figures are illustrative projections based on publicly available market data. Past performance of comparable markets does not guarantee future results. Consult your financial advisor.
The Catalyst That Changes Everything
Jorge Pérez & BH Group Place the Hollywood Beach Resort Under Contract — Plans to Redevelop the Oceanfront Landmark Into a Luxury Branded Destination
Miami-based Related Group and BH Group — the exact same developer team behind Icon Beach — have the century-old Hollywood Beach Resort (101 North Ocean Drive) under contract from the Chetrit Group. The Hollywood City Commission voted 6-1 on June 17, 2026 to affirm vested development rights for 398 residential units on the 4.5-acre oceanfront site. A luxury hotel brand is expected to anchor the redevelopment. The property is a 10-minute walk from Icon Beach.
This is the hospitality anchor event that suburban markets wait a generation for. Here is what it means for Icon Beach investors specifically.
The Pricing Ceiling Rises
A luxury branded hotel on the oceanfront establishes a new reference point for what Hollywood Beach "is." Every residential product in the submarket gets repriced relative to that anchor. Buyers who contracted at Icon Beach before the announcement locked in pre-anchor pricing.
Demand Becomes Self-Reinforcing
Hotel guests become repeat visitors. Repeat visitors become buyers. The Four Seasons in Brickell, the Ritz-Carlton in Sunny Isles, the 1 Hotel in South Beach — each generated a halo of residential demand that lasted years. Hollywood Beach is next in this sequence.
Related's Double Commitment
Related Group now has two landmark capital commitments on the same stretch of Hollywood Beach coastline simultaneously. No developer makes that move without a high-conviction thesis on where the market is going. They are not just building here — they are betting here.
City Commission Alignment
A 6-1 vote affirming vested development rights signals that Hollywood's political and regulatory environment is fully aligned with the luxury transformation of its oceanfront. Approvals that once took years are moving in months. Execution risk is low.
"All of South Florida is seeing huge growth, but few markets can even come close to Hollywood Beach in terms of price appreciation. This neighborhood was long overlooked — Hollywood, Hallandale and other hidden gems across the region are poised for their moment in the sun."
— Jorge M. Pérez, Chairman & Founder, Related GroupHow the Dominos Fell — 36 Months of Catalysts
Source: The Real Deal Miami · "Jorge Pérez, BH have Hollywood oceanfront landmark under contract from Chetrit Group" · June 24, 2026 · therealdeal.com ↗ | Commercial Observer · Icon Beach $360M Financing · April 2026
Where Icon Beach Sits in the Coastal Landscape
The price-per-foot differential between Icon Beach and its Sunny Isles Beach comparables is the foundation of the appreciation thesis. As Hollywood Beach converges toward the luxury corridor pricing that the SIB market commands, the spread tightens — in the favor of early Icon Beach investors.
| Project | Location | Developer | Stories / Units | Price Range | Avg. $/Sq Ft | Status |
|---|---|---|---|---|---|---|
| Icon Beach Waterfront Residences | Hollywood Beach | Related Group + BH Group | 38 / 350 | $995K – $2.8M | ~$995–$1,150 | Under Construction (2028) |
| Jade Beach | Sunny Isles Beach | Fortune International Group | 48 stories | $1.2M+ | $1,400 | Delivered · Resale |
| SIB Luxury Market Avg. | Sunny Isles Beach | Various | — | $1M+ | $1,485 | Q2 2025 · Blokhaus Research |
| Acqualina Resort & Residences | Sunny Isles Beach | Jules Trump | 47 / 247 | $3.5M – $9M+ | $1,691 | Delivered · Resale |
| Armani/Casa Residences | Sunny Isles Beach | Dezer + Related Group | 56 / 308 | $3M+ | $2,130 | Delivered · Resale |
| Turnberry Ocean Club | Sunny Isles Beach | Fontainebleau Dev. | 54 stories | $4M+ | $2,400 | Delivered · Resale |
| Estates at Acqualina | Sunny Isles Beach | Jules Trump | 50 / 248 | $5M – $35M+ | $2,931 | Delivered · Resale |
| Bentley Residences | Sunny Isles Beach | Dezer Development | 63 stories | $7.4M – $15M+ | $3,500+ | Under Construction (2026) |
| St. Regis Residences | Sunny Isles Beach | Fortune International Group | High-rise | $5M+ | $2,500+ | Under Construction (2027) |
What You're Buying
350 one-to-three-bedroom waterfront residences designed by Meyer Davis — the same studio behind some of the world's most celebrated boutique hotels and private residences. Every detail is calibrated for a buyer who knows the difference.
Residence Specifications
Meyer Davis
Award-winning New York studio. Clean, minimal palette with chic coastal accents. Discreet luxury that holds its value — not trendy finishes that date.
Custom Italian Cabinetry
Gourmet kitchens with capacious islands, imported porcelain countertops, Bosch and Thermador appliances. Two color schemes available.
Spa-Inspired Finishes
Soaking tubs, Kohler and Hansgrohe fixtures throughout. Meticulously designed walk-in closets. Every detail curated to feel like a five-star hotel room — permanently.
Floor-to-Ceiling Glass
Expansive private balconies with floor-to-ceiling sliding glass doors. Every residence framing Atlantic Ocean and/or Intracoastal Waterway views.
60,000 Sq Ft of Amenities
Resort living without the hotel guests. Icon Beach's amenity program is calibrated to match — and in some cases exceed — what branded luxury towers deliver at twice the price.
The Team That Makes This Investable
Pre-construction investing is as much about who is building as what they are building. Icon Beach's developer team represents an alignment of talent, capital, and track record that is rarely assembled outside the top tier of global luxury residential development.
Related Group
Founded 1979 by Jorge M. Pérez. 100,000+ condominium and apartment residences built worldwide. Co-developer of Armani/Casa Sunny Isles, Rivage Bal Harbour, Ritz-Carlton West Palm Beach. The dominant force in South Florida luxury residential for 40 years.
BH Group
Miami-based luxury developer founded by Isaac and Liat Toledano. 20+ years of large-scale South Florida transactions. Co-developing Ritz-Carlton Residences (West Palm Beach), Rivage Residences (Bal Harbour) alongside Related Group. Also co-acquiring the Hollywood Beach Resort.
Meyer Davis
Will Meyer and Gray Davis's award-winning New York studio. At the forefront of high-end commercial and residential design for two decades. Portfolio spans private residences, boutique hotels, restaurants and retail environments across the U.S. and abroad.
CFE Architects
South Florida's premier high-rise residential firm since 1961. Partners Stuart Cohen, Lawrence Freedman, and Guillermo Encinosa. Nearly $4B in completed construction. National recognition for high-rise residential projects ranging from 80,000 to 600,000+ sq ft.
Dezer Platinum Realty
Led by Gil Dezer and Sebastian Tettamanti. The same firm that marketed and sold Porsche Design Tower, Armani/Casa, and Bentley Residences — all of which outperformed their market at delivery. Not an accident of selection.
Tyko Capital
Founded 2023 by Adi Chugh, backed by Elliott Management. Tyko has become one of South Florida's most active and selective construction lenders. Also funded Rivage Bal Harbour ($424M) and Terra's Coconut Grove development ($410M). Lenders of this caliber choose projects — they don't chase them.
Purchase Structure & Deposit Schedule
Icon Beach's phased deposit structure is investor-friendly by design — it stages your capital deployment across the construction cycle, preserves liquidity, and lets your deposit work for you while the market moves in your direction.
Only 50% of the purchase price is required at closing — when the asset is delivered and its full market value is realized. Your 50% deposit controls 100% of the appreciation from day one.
The 20/20/10/50 structure gives you approximately 24 months between groundbreaking (June 2026) and delivery (2028) to stage capital — your largest check not due until the building is complete.
Groundbreaking June 2026. Estimated delivery 2028. During that window: the Hollywood Beach Resort redevelopment advances, a hotel brand is announced, and the market reprices. You benefit from all of it.
Pre-construction residences remain available, but inventory is not unlimited. The groundbreaking milestone and the Hollywood Beach Resort announcement have materially accelerated buyer interest. This is the window.
The Window Is Open.
Not Indefinitely.
Icon Beach is under construction. The Hollywood Beach Resort redevelopment was just announced. Pre-construction pricing is still available. The same catalysts that will drive the ~60% appreciation thesis are now publicly on record — which means buyer interest will follow. Inquire now to review available residences, floor plans, and pricing.
This report was prepared by New Development Advisors for general informational and marketing purposes and does not constitute financial, legal, or investment advice. Appreciation projections (~60%) are illustrative estimates based on publicly available market data including Blokhaus Research (Q2 2025), MiamiBeachRealEstateBlog, David Siddons Group, and developer disclosures, and are not guarantees of future performance. Pre-construction real estate investing involves risk, including the risk of project delay, cancellation, or market depreciation. All renderings and project details for Icon Beach Waterfront Residences are conceptual and subject to change by the developer. Hollywood Beach Resort redevelopment details sourced from The Real Deal, June 24, 2026. New Development Advisors is an independent advisory and is not affiliated with Related Group, BH Group, or Dezer Platinum Realty. Oral representations cannot be relied upon as correctly stating representations of the developer. For correct representations, make reference to the documents required by Section 718.503, Florida Statutes.
© 2026 New Development Advisors · Kevin Berman, Broker Associate · eXp Luxury · newdevadvisor.com