+18 more
$1.4M
Oceania Condominium Unit 1246
16400 Collins Ave, Unit 1246 • Sunny Isles Beach, FL 33160
About This Unit
This beautiful 3 Bedroom 3 Bath is a slice of paradise located on a private and secure island in prestigious Sunny Isles Beach Florida. Enjoy beautiful panoramic views from every room through floor to ceiling windows. This 12th floor unit offers a spacious wrap around balcony with pool, intracoastal, ocean and city views. Enjoy Italian porcelain floors, spacious kitchen with granite countertops, walk-in closets, master bath with jacuzzi and much more. Amenities include fitness center, tennis courts, storage unit, and 1 covered parking space. Owners also have access to the Oceania Beach Club and Spa offering a state of the art fitness center, on-site dining, spa services, racquetball court and beach service. Easy to show! Have your agent schedule an appointment today!
Pricing at Oceania Condominium — $577/sqft
Oceania Condominium Unit 1246 is listed at $577/sqft.
Oceania Condominium Unit 1246 vs Recent Sold Listings at Oceania Condominium: This unit is +12.9% higher (+$66/more per sqft) than recent 3BR sales (median $511/sqft, based on 3 sales over 9 months).
Insider Negotiation Strategy: 3BR units at Oceania Condominium typically close at 91.3% of asking. At that ratio, this unit could plausibly trade around $1,232,550.
Based on live MIAMIRE active & closed listings at Oceania Condominium.
Time on Market — 2 days
Oceania Condominium Unit 1246 has been on the market for 2 days.
Building-level pace data is thin for this bedroom count.
Estimated Monthly Cost
Mortgage (P&I)
$7,331
HOA
$1,778
Property Tax
$584
Total / mo
$9,693
Assumes 7.20% rate on 20% down (30-year fixed).
Tax effective rate 0.52%.
HOA $0.76/sqft · All-in $4.14/sqft / month.
Excludes wind / flood / contents insurance — verify your actual rate with a lender.
Schedule your private showing at Oceania Condominium.
Walk the unit with someone who knows this building inside out. Get pricing history, negotiation strategy, and the things the listing won't tell you.
That's (305) 337-4259 • Available 7 days a week
Recent Comparable Sales
Active 3BR Comps at Oceania Condominium
UnitListSqft$/sqftDOM
#1246
$1,350,000
2,340
$577
2
Recent Closed 3BR Sales
ClosedUnitSold$/sqftvs List
2025-09-02
#841
$1,200,000
$513
93.0%
2026-02-06
#646
$1,050,000
$449
91.3%
2026-05-04
#644
$900,000
$511
78.3%
Comps are limited to the same bedroom count. Sold prices reflect what closed buyers actually paid.
Insider Notes from Ricky
- Oceania Condominium is a 30-story mid-high-rise at 16400 Collins Ave, Sunny Isles Beach, FL 33160, built 1995. Currently 5 active listings on the market, with active asking prices ranging up to $1.4M.
- Neighborhood: Sunny Isles Beach. Sunny Isles Beach is the two-mile barrier-island strip between Miami Beach and Aventura -- about 30 oceanfront residential towers stacked against each other so densely that out-of-town buyers usually need a minute to take it in. Brand-driven luxury, heavy international ownership, beachfront everything.
- Buyer profile here: Heavy international buyer presence -- Russian-speaking community is the historical anchor; Latin American (Brazilian, Argentine, Colombian) and European ownership has grown since 2022. Many second-home buyers.
- Built 1995 (now 31 years old) -- past Florida's 25-year structural recertification trigger.
- Entry-luxury condos with active asking prices up to $1.4M.
- At 30 stories, Oceania Condominium is mid-rise scale -- a typical balance of view exposure and intimate community feel.
- Compared anchor: Compared to Aventura (inland, more parking, the Mall, easier highway access), Sunny Isles wins for buyers who actually want to walk to the ocean. Trade-off is causeway traffic at peak times.
- Rental rules vary per association in this market -- most Miami-Dade condos require 6 or 12-month minimum leases. Verify per-association before assuming Airbnb potential.
- Pre-offer diligence: Top-tier Sunny Isles HOAs run $2,500-$8,000+/month at trophy buildings; carrying costs can match the mortgage payment on luxury units.
- Ricky has worked the Sunny Isles Beach market for years and can pull HOA documents, recent comps, and reserve study status on any unit you're considering. Text (305) 33-RICKY -- that's (305) 337-4259 -- for a same-week walk-through.
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 1995 (31 years old) — approaching Florida's 30-year recertification trigger.
Ricky will verify all of the above with the HOA before closing.
💰 Current Owner's Cost Basis
The current owner bought this unit Jan 1997 for $391,900 — held 29 years. They’re now asking $1,350,000 — +244.5% (+$958,100) vs. cost basis.
Source: most recent qualified deed on file with the Miami-Dade Property Appraiser.
🏛 Property Tax Reset
The current owner pays approximately $9,548/yr in property tax thanks to a $587,950 Save Our Homes assessment cap (Florida shelters long-time owners from market-value increases).
On purchase, your assessment resets to full market value — expect roughly $21,307/yr, about 2.2× the current owner’s bill.
Estimate uses Miami-Dade’s ~2% effective millage; your actual bill depends on the millage in the year you close and any homestead exemption you may qualify for.
Sales History
| Date | Price | Type |
|---|---|---|
| Jan 1997 | $391,900 | arm’s-length |
Source: Miami-Dade Property Appraiser. County living area: 2,340 sqft.
Building: Oceania Condominium
Unit: 1246
Year Built: 1995
Stories: 30
City: Sunny Isles Beach
Postal Code: 33160
HOA Fee: $1,778 / Monthly
View: Canal, Intracoastal View, Ocean View, Pool Area View, Water View
Waterfront: Yes
Private Pool: No
Heating: Central, Electric
Cooling: Electric
Days on Market: 2
Listed: November 26, 2025
MLS #: A11916712
Location
Listing courtesy of: Optimar International Realty
Information provided by Miami Association of Realtors / SEFMLS • Deemed reliable but not guaranteed • MLS #: A11916712
• Updated Nov 28, 2025
