# Viceroy Aventura: preconstruction prices and deposits

> Source: https://bluebaybrokers.com/buildings/viceroy-aventura
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-11-10
> 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

Viceroy Residences Aventura is a 28-storey, 274-unit branded tower by Related and BH Group, and the number that decides it is $1,049 a foot: the $900,000 entry price over its 858 sf entry plan. Condos at $800K to $1.3M in 33180 and 33160 close at a median $532, and those built since 2023 resold at $861 this year. Demand is not the risk: the band clears 426 homes a year. The premium is.

## 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 274 all at once, to the same buyer pool

Closings per year 426 trailing 12 months, 33180, 33160, same band

Years of supply 0.6 this building alone

Band closes at $532/sf median of real closings, not asks

| Band, 33180, 33160 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $800K – $1.3M | 200 | $1,000,000 | $532 |
| $1.3M – $2.5M | 226 | $1,670,000 | $758 |

**Deep demand, and the first pick of the stack**

274 units against 426 closings a year in the $800K to $2.5M bands of 33180 and 33160 is **0.6 years of supply**, light, because this is the band Aventura and Sunny Isles buyers actually live in. That is the case for going early: the tower launched in January 2025, no construction loan is reported yet, and a developer price list only moves up as inventory depletes. The launch cohort holds the lowest price and the best plans, and every later buyer validates their basis. The postcode itself sits at 17.6 months of supply, a buyer's market, so the comparison is against resale stock that is negotiable today.

## The market it lands in

Everything for sale in 33180, 33160 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 2496 homes listed across 33180, 33160

Sold, trailing year 1701 recorded closings, every price

Months of supply 17.6 under 6 favours sellers, over 12 favours buyers

Asking vs sold $441/sf asked, against $373/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 33180, 33160 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $861/sf median of 8 closings this year

Movement since -62.1% across recently delivered buildings

This building asks $1,049/sf entry residences

Entry vs new stock +22% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2024 | 5 | $2,272 |
| 2025 | 7 | $2,123 |
| 2026 | 8 | $861 |

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

$1,049–$1,192/sf

From $900,000 at launch (January 2025) to about $2.4M · one to four bedrooms, 858 – 2,014 sf interior

Band closes at $532/sf $800K – $1.3M, trailing 12 months

Listed here today 0 nothing on the MLS

**A branded premium, twice the band**

Entry is $900,000 for 858 sf interior, $1,049 a foot; the top of the published range, about $2.4M for 2,014 sf, is $1,192. Homes at $800K to $1.3M here close at a median $532 a foot and at $1.3M to $2.5M at $758. Condos built since 2023 resold at a median $861 in 2026 over 8 sales, down from $2,123 in 2025, which is a change in which buildings sold on 7 and 8 sales, not a repricing. So the entry sits 22 percent over new resales and about twice the band. That premium is the Viceroy brand and a 2028 product; negotiate it as such.

## On the MLS today

Nothing at this address is on the MLS

Not one Active listing at 2999 NE 191st St, Aventura FL 33180, pulled 2026-11-10. The building is being sold off-market by the developer's own sales team, which is normal at this stage and has one consequence worth stating: there is no independent asking price to check the developer's price list against, so every size and price on this page comes from the developer or the trade press rather than from a transaction. It is also why this page carries no photograph: the MLS licence that lets us display a listing's images does not extend to a render off a brochure.

## 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 $900,000 at 4.5% simple, 20 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $90,000 | $90,000 | 20 mo | −$6,750 |
| Second instalment (assumed standard) | 10% | $90,000 | $180,000 | 17 mo | −$5,738 |
| At top-off (assumed standard) | 10% | $90,000 | $270,000 | 8 mo | −$2,700 |
| At closing | 70% | $630,000 | $900,000 | 0 mo | −$0 |
| Committed before closing |  |  | $900,000 |  | −$15,188 |

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 $15,188, 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 858 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $900,000 | −$18,180 |
| Insurance (HO-6), $3.60/sf | −$3,089 |
| Annual carry, before any income | −$21,269 |

**What to secure before you sign**

Three things. The loan: none is reported, so ask Cervera for the lender and the groundbreaking date before your second deposit is due. The deposit schedule: the developer has not published one we can cite, so the carry uses Miami's 10/10/10/70, about $15,188 on $900,000 over 20 months. And the rental clause: the policy is not published, so get the declaration language in writing if renting is part of the plan.

## Delivery risk

| Construction financing | No construction loan reported. The Real Deal's launch piece (January 2025) and the developers' pages name none, and groundbreaking was still described as slated for 2026. |
|---|---|
| Presold | Not disclosed |
| Delivery | 2028 per BH Group, with groundbreaking slated for 2026. With no loan reported and no start confirmed, 20 months is the model here, not a contract date. |
| Developer | The Related Group (Jorge Pérez) with BH Group (Isaac Toledano, Gregg Covin), a frequent pairing in South Florida. Cervera Real Estate sells; Arquitectonica designs. The site also carries a 105,000 sf office building and 13,000 sf of retail. |
| Rental policy | Rental policy not published; recorded declaration language to be read |

## Recommendation

BlueBay Brokers · Viceroy Aventura

### Buy the brand early, or not at all

Demand is real: 426 homes a year close in this band, and 274 units is about seven months of it. The risk is not absorption, it is a $1,049 entry against $532 to $758 for the band, and a construction loan not yet reported.

Buy early, in the launch pricing, with the loan confirmed and a plan you would hold. As a short flip the arithmetic does not work: new stock in these postcodes resells at $861 a foot, below the entry.

## 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.

#### Before anything else

The rental policy here is not published, so I will not sell you a management plan on it. I will get the recorded declaration language and tell you what is actually permitted. That has to be true before the rest matters.

## Read next

- [2200 Brickell, Brickell, 2026](https://bluebaybrokers.com/buildings/2200-brickell)
- [3000 Waterside, Fort Lauderdale, Delivering 2028](https://bluebaybrokers.com/buildings/3000-waterside-fll)
- [619 Brickell, Brickell, end of 2030 (developer deposit schedule)](https://bluebaybrokers.com/buildings/619-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, Related and BH Group launch Viceroy Residences Aventura (Jan 2025)](https://therealdeal.com/miami/2025/01/16/related-bh-group-launch-viceroy-residences-aventura)
- [Multifamily Executive, Related Group and BH Group launch Viceroy Residences Aventura (2025)](https://www.multifamilyexecutive.com/design-development/related-group-and-bh-group-launch-viceroy-residences-aventura_o)
- [Cervera Real Estate, Viceroy Residences Aventura](https://cervera.com/condo/viceroy-residences-aventura)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-11-10. 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.