+27 more
$965K
Oceania Condominium Unit 745
16400 Collins Ave, Unit 745 • Sunny Isles Beach, FL 33160
About This Unit
Beautiful waterfront apartment located at private Oceania Island. Spacious living area, hurricane shutters, large balcony with amazing views from every room! This private condo has wonderful amenities such as exercise room, Olympic size pool, tenni s court, 24 hours security and a Marina located on the Island. Enjoy membership to Oceania's private beach and Club Spa!!!
Pricing at Oceania Condominium — $631/sqft
At $631/sqft, Oceania Condominium Unit 745 is priced above the building's typical 2BR — premium positioning.
Oceania Condominium Unit 745 vs Active Listings at Oceania Condominium: This condo is +10.1% higher (+$58/more per sqft) than the building's active 2BR median of $573/sqft, based on 4 active 2BRs.
Rank: This unit's $/sqft is higher than 75% of currently-active 2BR units at Oceania Condominium (sample of 4).
Insider Negotiation Strategy: 2BR units at Oceania Condominium typically close at 92.2% of asking. At that ratio, this unit could plausibly trade around $889,344.
Based on live MIAMIRE active & closed listings at Oceania Condominium.
Time on Market — 355 days
Oceania Condominium Unit 745 is above the typical days on market for this building. The seller may be flexible on price.
This unit's 355 days on the market is 293 days longer than the active 2BR median of 62 days (+472.6%).
Inventory position: 75th percentile for 2BRs currently active at this building.
Estimated Monthly Cost
Mortgage (P&I)
$5,240
HOA
$1,136
Property Tax
$400
Total / mo
$6,776
Assumes 7.20% rate on 20% down (30-year fixed).
Tax effective rate 0.50%.
HOA $0.74/sqft · All-in $4.43/sqft / month.
Excludes wind / flood / contents insurance — verify your actual rate with a lender.
Schedule your private showing at Oceania Condominium.
Walk the unit with someone who knows this building inside out. Get pricing history, negotiation strategy, and the things the listing won't tell you.
That's (305) 337-4259 • Available 7 days a week
Recent Comparable Sales
Active 2BR Comps at Oceania Condominium
UnitListSqft$/sqftDOM
#745
$965,000
1,530
$631
355
#744
$1,079,000
1,760
$613
0
#942
$815,000
1,530
$533
103
#544
$925,000
1,760
$526
21
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 Nov 2004 for $319,000 — held 22 years. They’re now asking $965,000 — +202.5% (+$646,000) vs. cost basis.
Source: most recent qualified deed on file with the Miami-Dade Property Appraiser.
🏛 Property Tax Reset
The current owner pays approximately $6,689/yr in property tax thanks to a $322,648 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 $13,142/yr, about 2.0× 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 |
|---|---|---|
| Nov 2004 | $319,000 | arm’s-length |
| Jun 1996 | $234,900 | arm’s-length |
| Oct 1995 | $205,900 | arm’s-length |
Source: Miami-Dade Property Appraiser. County living area: 1,530 sqft.
Building: Oceania Condominium
Unit: 745
Year Built: 1995
Stories: 29
City: Sunny Isles Beach
Postal Code: 33160
HOA Fee: $1,136 / Monthly
View: Canal, Pool Area View
Waterfront: No
Private Pool: No
Heating: Central
Cooling: Central Air
Days on Market: 355
Listed: December 14, 2024
MLS #: A11709631
Location
Listing courtesy of: AG Lux Group
Information provided by Miami Association of Realtors / SEFMLS • Deemed reliable but not guaranteed • MLS #: A11709631
• Updated Dec 4, 2025
