# Bentley Residences: preconstruction prices and deposits

> Source: https://bluebaybrokers.com/buildings/bentley-residences
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-10
> Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address.

## The bet

Bentley Residences is a 216-residence oceanfront tower by Dezer in Sunny Isles Beach, funded by a $630 million loan, and the number that decides it is $2,046: what the entry residence asks per interior foot, against $1,704 at which 33160 homes between $5 and $10 million closed this past year. That is a 20 percent premium for new construction, and it sits under the $2,123 that Sunny Isles deliveries since 2023 resold at in 2025.

## Absorption and timing

How many homes close each year in this building's price band and postcode, against how many it is about to deliver. No brochure answers this, and it governs both the resale and the developer's willingness to discount.

Units delivering 216 all at once, to the same buyer pool

Closings per year 58 trailing 12 months, 33160, same band

Years of supply 3.7 this building alone

Band closes at $1,704/sf median of real closings, not asks

| Band, 33160 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $5M – $10M | 36 | $6,775,000 | $1,704 |
| $10M and above | 22 | $13,400,000 | $2,252 |

**A deep luxury market, and half the building already placed**

216 residences against 58 closings a year above $5 million in 33160 is 3.7 years of supply, but more than half the tower was presold when the loan closed, so roughly 100 residences remain to sell over the 20 months to delivery. Sunny Isles is one of the few postcodes where that is a realistic pace: 36 homes closed between $5 and $10 million and 22 above $10 million. The postcode as a whole runs 17.7 months of supply, which gives a buyer room to negotiate the remaining stack.

## The market it lands in

Everything for sale in 33160 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 1588 homes listed across 33160

Sold, trailing year 1078 recorded closings, every price

Months of supply 17.7 under 6 favours sellers, over 12 favours buyers

Asking vs sold $507/sf asked, against $421/sf actually paid

How to read the gap

Asking is an opinion, sold is a fact, and months of supply is your leverage. Do not compare this building to the postcode median, which mixes in stock built decades ago: the comparison that counts is the band below.

## What recent deliveries resell for

The only read-across that means anything here: condominiums in 33160 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $970/sf median of 6 closings this year

Movement since -57.3% across recently delivered buildings

This building asks $2,046/sf entry residences

Entry vs new stock +111% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2023 | 1 | withheld, 1 sale |
| 2024 | 5 | $2,272 |
| 2025 | 7 | $2,123 |
| 2026 | 6 | $970 |

Why a year can show no figure

Under 5 transactions a median is noise, so it is withheld. Recently delivered buildings are thin by nature, which is itself worth knowing before counting on a quick resale.

## The basis

What it asks per foot against what its band actually closes at. Comparing one preconstruction ask to another tells you nothing: both are price lists.

Asking

$2,046–$2,935/sf

Remaining residences from $5.8M (The Real Deal, Nov 2025) · MLS asks $5.8M and $8.85M on 2,835 – 3,015 sf interior · two penthouses at $37.5M each

Band closes at $1,704/sf $5M – $10M, trailing 12 months

Listed here today 2 median $2,491/sf

**Read the interior foot, not the brochure foot**

Unit 1104, an Intracoastal three-bedroom, asks $5.8 million on 2,835 sf of interior: $2,046 a foot. The MLS record and the remarks quote 5,275 to 5,418 sf, which adds the pool terrace and the three-car sky garage; on that figure it reads about $1,100 and looks cheap, which it is not. Ocean-facing 4801 asks $8.85 million, $2,935 interior. Closings in 33160 sit at $1,704 between $5 and $10 million and $2,252 above $10 million, and recent deliveries resold at $2,272 (2024) and $2,123 (2025). The six 2026 resales at $970 are smaller units, a mix effect.

## On the MLS today

2 listings at this address are Active right now, pulled 2026-10-10. Leases are excluded: a monthly rent sitting in the price column wrecks any comparison. This is what a buyer can actually transact on today, as opposed to what a price list says.

| Unit | Bd/Ba | Interior | Asking | $/sf | HOA / mo | Days |
|---|---|---|---|---|---|---|
| [1104](https://bluebaybrokers.com/listing?mls=A11954386) | 3/4 | 2,835 sf | $5,800,000 | $2,046 | $4,429 | 129 |
| [4801](https://bluebaybrokers.com/listing?mls=A11952668) | 3/4 | 3,015 sf | $8,850,000 | $2,935 | $4,742 | 131 |

How to read this table

On new construction the MLS area is routinely the total rather than the interior, and it runs larger than the County's recorded figure, by 10 to 30 percent on the units already tested in this pipeline. Treat the $/sf column as the seller's own arithmetic and re-divide by the recorded area before comparing it with anything delivered.

## Photographs

The 11 photographs carried on MLS listing A11952668 at this address. On a building still under construction these are the developer's renders and the sales-gallery material, not the finished product.

**Photographs** © SEFMLS, displayed from the MLS under the same licence that permits display of the listing itself. Renders are the developer's own and are subject to change.

## What the deposit costs to hold

A preconstruction deposit is committed years before you hold a deed, earning nothing. That carry is a real cost of the trade and it is never in the pitch. Modelled on $5,800,000 at 4.5% simple, 20 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $580,000 | $580,000 | 20 mo | −$43,500 |
| At groundbreaking, already passed, due at signing (assumed) | 10% | $580,000 | $1,160,000 | 20 mo | −$43,500 |
| At top-off | 10% | $580,000 | $1,740,000 | 11 mo | −$23,925 |
| At closing | 70% | $4,060,000 | $5,800,000 | 0 mo | −$0 |
| Committed before closing |  |  | $5,800,000 |  | −$110,925 |

Why this line matters more than the yield

Nothing is rented and nothing is owned meanwhile, so the whole return has to come from the gap between contract price and the market at delivery. That carry, about $110,925, is the hurdle before you break even, and deposits are generally non-refundable, so a delivery that slips extends it without your consent.

## Carry at delivery

What it costs to own before any income, on the smallest residence of 2,835 sf.

| HOA at $1.56/sf/month | −$53,071 |
|---|---|
| Property tax at 2.02% of $5,800,000 | −$117,160 |
| Insurance (HO-6), $3.60/sf | −$10,206 |
| Annual carry, before any income | −$180,437 |

**What to secure before you sign**

Dezer has not published a deposit schedule; third-party sites show two that disagree (10/10/10/10/10/50 and 30/10/10/50). The table uses the Miami standard and assumes the groundbreaking milestone is due at signing, so 20 percent is committed 20 months before a 2028 closing. The association runs about $4,429 a month on 1104, $1.56 per interior foot. The rental rule is marketed as a 30-day minimum on a broker inventory sheet: at this price this is a residence, not an income asset.

## Delivery risk

| Construction financing | $630M from Madison Realty Capital, November 2025, arranged by Berkadia. The largest South Florida construction financing of 2025 at the time (The Real Deal). |
|---|---|
| Presold | 50% at last disclosure |
| Delivery | 2028, per Commercial Observer at the loan closing. Groundbreaking early 2024, Coastal Construction as general contractor (Florida YIMBY). The broker inventory sheet's 2027 is superseded. |
| Developer | Dezer Development, Gil Dezer, the developer behind Porsche Design Tower next door and most of the Trump-branded towers on this stretch of Collins Avenue. |
| Rental policy | Marketed as monthly rental, 30-day minimum (broker inventory sheet, read 17 September 2026) |

## Recommendation

BlueBay Brokers · Bentley Residences

### Buy the oceanfront name at the interior price

Funded and half sold: Dezer, a $630 million Madison Realty loan, Coastal Construction building it, and a $5 million-plus market in 33160 that closed 58 homes last year. Delivery risk is low.

Pay for the interior, not the garage. Near $2,000 a foot on the entry Intracoastal line is in step with what Sunny Isles deliveries resell at; get the written deposit schedule first, and treat the $2,935 oceanfront ask as the place to negotiate.

## Want the rest of it?

I am Steve Gabison, a Florida broker, licence BK3411036. I wrote this page. New developments are Carolina Peña's desk at BlueBay Brokers, broker, licence BK3288753: she will send you what is behind it, in English or Spanish.

#### The full file

This page is the public read. The file adds the unit-level price list and what is actually left, the developer's land basis and what it says about room on price, the recorded rental language, and a rental underwriting on the specific line you are looking at. No charge.

#### On the purchase

Developers in this pipeline pay a cooperating broker, so having me represent you costs nothing on top of the price. I negotiate the deposit schedule, the credits and the co-broke, with the recorded comps to argue from.

#### After delivery

This building is monthly, not nightly, so Property Management Brickell LLC would run it as mid-term. Different rate, different occupancy, and I will show you that pro forma rather than a nightly one.

## Read next

- [Aria Reserve, Edgewater, Delivered 2025–2026](https://bluebaybrokers.com/buildings/aria-reserve)
- [Casa Bella Residences by B&B Italia, Downtown, Delivered 2026](https://bluebaybrokers.com/buildings/casa-bella)
- [The Standard Residences Brickell Miami, Brickell, Delivering 2027](https://bluebaybrokers.com/buildings/standard-brickell)
- [All the new-development studies](https://bluebaybrokers.com/new-developments)
- [Developer price vs resale on six delivered Miami condos](https://bluebaybrokers.com/developer-price-vs-resale-miami)
- [What a preconstruction deposit costs to hold](https://bluebaybrokers.com/preconstruction-deposit-carry-miami)
- [Buying preconstruction in Miami as a foreign buyer](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer)

## Sources

- [The Real Deal, Dezer gets $630M construction loan for Bentley Residences (Nov 2025)](https://therealdeal.com/miami/2025/11/05/dezer-gets-630m-construction-loan-for-bentley-residences/)
- [Commercial Observer, Dezer lands $630M to build Bentley-branded condos (Nov 2025, delivery 2028)](https://commercialobserver.com/2025/11/gil-dezer-bentley-miami-sunny-isles-madison-realty-resi-construction-financing/)
- [Florida YIMBY, $630M construction loan for Bentley Residences (Nov 2025, groundbreaking and contractor)](https://floridayimby.com/2025/11/630-million-construction-loan-for-bentley-residences-in-sunny-isles-marks-largest-financing-deal-in-south-florida-in-2025.html)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-10. Deemed reliable, not guaranteed.

**Developer data.** Unit counts, sizes, pricing and delivery dates are the developer's own and are not verified by BlueBay Brokers LLC, which does not represent the developers named here and receives no compensation from them.

**Not investment advice.** A scenario built from stated assumptions. Deposit carry uses simple interest and ignores tax. The recorded condominium documents govern every legal question raised here. Consult your own tax and legal advisers.

**Rental policy** as published by the developer and routinely amended before closing.