+27 more
$1.2M
Fontainebleau III Ocean Club Unit 1605
4391 Collins Ave, Unit 1605 • Miami Beach, FL 33140
About This Unit
Located at the iconic Fontainebleau Resort. This lovely Jr Suite offers breathtaking views of the ocean with north and east views from a private balcony with unlimited views of the hotel pool and grounds. Unit includes turnkey furnishings with a king bed plus a sleeper sofa for additional guests. The Fontainebleau Resort offers fantastic restaurants located off the breathtaking pool surrounded by cabanas on the 22 oceanfront acres in Miami Beach, & notable fine-dining restaurants, a fabulous artisanal bakery & gelato cafe, a legendary bar situated in the main hotel lobby, shops, & so much more. Owner has the option of placing the property in the Hotel Program as income property. Owners enjoy access to Lapis Spa, amenities that include a private lounge exclusively for owners.
Pricing at Fontainebleau III Ocean Club — $2,197/sqft
At $2,197/sqft, Fontainebleau III Ocean Club Unit 1605 is priced at the top tier of units in this building. Fewer than 11% of comparable units ask more per sqft.
Rank: This unit's $/sqft is higher than 89% of currently-active units at Fontainebleau III Ocean Club (sample of 19).
Insider Negotiation Strategy: units at Fontainebleau III Ocean Club typically close at 98.0% of asking. At that ratio, this unit could plausibly trade around $1,171,100.
Based on live MIAMIRE active & closed listings at Fontainebleau III Ocean Club.
Time on Market — 244 days
Fontainebleau III Ocean Club Unit 1605 has been on the market longer than 93% of comparable active s — strong signal the seller will negotiate.
Inventory position: 93th percentile for s currently active at this building.
Estimated Monthly Cost
Mortgage (P&I)
$6,489
HOA
$937
Property Tax
$911
Total / mo
$8,337
Assumes 7.20% rate on 20% down (30-year fixed).
Tax effective rate 0.91%.
HOA $1.72/sqft · All-in $15.32/sqft / month.
Excludes wind / flood / contents insurance — verify your actual rate with a lender.
Schedule your private showing at Fontainebleau III Ocean Club.
Walk the unit with someone who knows this building inside out. Get pricing history, negotiation strategy, and the things the listing won't tell you.
That's (305) 337-4259 • Available 7 days a week
Recent Comparable Sales
Active 0BR Comps at Fontainebleau III Ocean Club
UnitListSqft$/sqftDOM
#—
—
538
$1599
30
#—
—
544
$1983
150
#—
—
802
$1475
150
#—
—
620
$1321
61
#—
—
544
$2197
244
Recent Closed 0BR Sales
ClosedUnitSold$/sqftvs List
2025-12-11
#—
$940,500
$1141
—
2025-12-22
#—
$826,000
$1535
—
2026-04-30
#—
$885,000
$1645
—
Comps are limited to the same bedroom count. Sold prices reflect what closed buyers actually paid.
Insider Notes from Ricky
- Fontainebleau III Ocean Club is a 19-story oceanfront condominium at 4391 Collins Avenue in Mid-Beach, completed 2008 as part of the Fontainebleau Resort redevelopment. The campus consists of Fontainebleau II Tresor, III Ocean Club, IV Sorrento, plus the 1954 original Morris Lapidus hotel tower.
- Developer/operator: Fontainebleau Development (Jeffrey Soffer). Architecture: Nichols Brosch Wurst Wolfe. III Ocean Club is the residences-only tower in the campus.
- Building type: residential-only condominium with full Fontainebleau Resort access. Not a condo-hotel — Ocean Club units do NOT enter a managed rental program (Tresor is the condo-hotel building if buyers want that).
- Lobby: separate Ocean Club lobby; covered connecting walkway to the resort hotel and amenities.
- Amenity stack: full Fontainebleau Resort access — one of the largest pool decks in Miami Beach, multiple pools and cabanas, butler beach service, 40,000 sqft Spa Lapis, fitness, kids club, nightlife.
- Restaurants on campus: Hakkasan (Cantonese), StripSteak by Michael Mina, Pizza Bar, Scarpetta (by Scott Conant), plus the resort cafes. LIV nightclub is on-site (loudest nightlife address on the beach — a factor for low-floor unit selection).
- Lines/views: 01 and 02 lines face direct ocean. 03 and 04 lines face inward over the resort pool deck. Lower floors are closer to beach access; higher floors get cleaner ocean line.
- At 17 years old (2008), Florida's 25-year structural recertification trigger comes up in 2033 — review reserves and inspection history before offering. Each tower in the campus has its own HOA.
- Rental rules at Ocean Club: minimum 30-day lease per association. NO condo-hotel rental program here. If a buyer wants short-term/managed rental, point them to Tresor instead.
- Compared to The Setai (further south at 20th Street): Setai is denser, more design-forward boutique-hotel-residence. Fontainebleau III is resort-scale lifestyle. Compared to Tresor (II) on the same campus: Tresor is condo-hotel; Ocean Club is residential. Text Ricky at (305) 33-RICKY — that's (305) 337-4259.
What to Verify
Flood Zone: This unit is in flood zone AE. High-risk flood zone (Special Flood Hazard Area). Federal flood insurance required for federally-backed mortgages.
Building Age: Built in 2008 (18 years old).
Ricky will verify all of the above with the HOA before closing.
💰 Current Owner's Cost Basis
The current owner bought this unit Jun 2021 for $765,000 — held 5 years. They’re now asking $1,195,000 — +56.2% (+$430,000) vs. cost basis.
Source: most recent qualified deed on file with the Miami-Dade Property Appraiser.
Sales History
| Date | Price | Type |
|---|---|---|
| Jun 2021 | $765,000 | arm’s-length |
| Jul 2014 | $705,000 | arm’s-length |
| Mar 2008 | $595,000 | arm’s-length |
Source: Miami-Dade Property Appraiser. This unit owns 0.16326586% of the building’s common elements. County living area: 544 sqft.
Building: Fontainebleau III Ocean Club
Unit: 1605
Year Built: 2008
Stories: 19
City: Miami Beach
Postal Code: 33140
HOA Fee: $937 / Monthly
View: Ocean View, Pool Area View
Waterfront: Yes
Private Pool: Yes
Heating: Central, Electric
Cooling: Central Air, Electric
Days on Market: 244
Listed: July 29, 2025
MLS #: A11848493
Location
Listing courtesy of: Cases Realty Group, Inc.
Information provided by Miami Association of Realtors / SEFMLS • Deemed reliable but not guaranteed • MLS #: A11848493
• Updated Mar 31, 2026
