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#132 in South Beach · #197 in Miami
Nearest: What Water Remembers, 0.5 mi away
For sale
0
0 pending
Sold, 12 months
6
16 recorded sales
Last sale
$1.14M
Sep 28, 2026
Last sale, per sqft
$809/sqft
$642/sqft sold, 12 mo
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No units for sale right now
6 sold in the last 12 months. Get an email the moment a unit lists here — and our team will reach out so you can move first.
Off-market and pocket listings never hit the portals. Ask us — we know who is thinking of selling.
Located on the exclusive Belle Isle, Belle Plaza is a waterfront landmark designed by architect T.Trip Russell. The building offers expansive views of Biscayne Bay and the downtown skyline. It is situated across from Belle Isle Park and near the dining and shopping of Sunset Harbour.
The building features a variety of resort-style amenities, including a heated bayside pool, a jacuzzi, a fitness center, and a tennis court. Additional common features include a BBQ area, bike storage, a resident lounge, and a media/recreation room. The property provides 24-hour security, a doorman, and valet services.
Live near more of Miami
What surrounds Belle Plaza: seasonal events, annual programs and lifestyle indexes, measured from the building.
Publix IndexLive now
66 / 100
Nearest Publix: Publix at Publix On The Bay, 0.4 mi
#46 in South Beach · #185 in Miami
Pub Sub radius. Congratulations.
2 Publix stores nearby
Distances are straight-line, not walking or driving.
Getting around
South Beach is a walkable urban neighborhood. Transit, parks, dining and landmarks within reach:
Ocean DriveLincoln RoadSouth Pointe ParkMiami Beach BoardwalkEspañola Way
70
/ 100
A−
own.miami Score
A data-grounded score for Belle Plaza from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value37
$642/sqft — vs. South Beach condos, then all of Miami
Momentum65
+4.9% $/sqft over 6 months
Liquidity94
0.0 months of supply
Health97
Verified records on file — nothing adverse
Waterfront90
Waterfront building
Age9
Built 1962 — vs. South Beach buildings
own.miami Condo Index
102At market100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#330 of 698 tracked Miami condos
Top 47% by price per sq ft
#72 of 121 in South Beach
Momentum
↑ Rising
$642/sqft median ask
Liquidity
Warm
The stacks
8 lines · modeled from 41 salesCondos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct Belle Plaza’s lines from its sale history: the floorplan, the view, and how $/sqft climbs with the floor. The best value is the -16 line.
| Line | Layout | Size | View | $/sqft | Per floor | Low→high floor | Sales |
|---|---|---|---|---|---|---|---|
| -01 | 2 bd · 2 ba | 1,403 sqft | BayWaterfront | $691/sqft | — | — | 3 |
| -03 | 1 bd · 1.5 ba | 897 sqft | BayWaterfront | $596/sqft | — | — | 3 |
| -05 | 1 bd · 1.5 ba | 856 sqft | BayWaterfront | $612/sqft | +$29 | $575/sqft → $662/sqft | 5 |
| -09 | 2 bd · 2 ba | 1,403 sqft | BayWaterfront | $739/sqft | $-11 | $778/sqft → $654/sqft | 4 |
| -10 | 1 bd · 1.5 ba | 897 sqft | BayWaterfront | $691/sqft | — | — | 3 |
| -15 | Studio · 1 ba | 592 sqft | BayWaterfront | $661/sqft | $-1 | $665/sqft → $657/sqft | 4 |
| -16Best value | 1 bd · 1.5 ba | 897 sqft | BayWaterfront | $574/sqft | $-2 | $587/sqft → $565/sqft | 4 |
| Penthouses | 2 bd · 2 ba | 1,871 sqft | BayWaterfront | $975/sqft | — | — | 2 |
Modeled from Belle Plaza’s past listings and sales — a guide to the building’s layouts and floor premiums, not an official floor plan. “Per floor” is the average $/sqft change per floor up the stack.
What’s a unit here worth?
Pick a line and a floor — we estimate the value from Belle Plaza’s own sales history.
Estimated value
$513,000
$427,000–$598,000 · $571/sqft
Moderate confidence · 4 sales
Estimate only — not an appraisal. It reflects the line and floor, not a specific unit’s condition, renovations or view obstructions.
Inventory
$398,500Sep 17, 2026
0 bd · 1 ba · 592 sqft
20 Island Ave #315
Short-term leases OK
Listing courtesy of Redfin Corporation, Jennifer Bijl (Lic. #3253224) · MLS #A12054437
$1,135,000Sep 28, 2026
2 bd · 2 ba · 1,403 sqft
20 Island Ave #1401
Listing courtesy of Compass Florida, LLC, Vanessa de Formanoir (Lic. #3304822) · MLS #A12016042
$535,000Jul 21, 2026
1 bd · 1.5 ba · 897 sqft
20 Island Ave #1203
Listing courtesy of Compass Florida, LLC, Michael Porat (Lic. #3520305) · MLS #A12003666
$550,000Dec 17, 2025
1 bd · 1.5 ba · 856 sqft
20 Island Ave #1005
Listing courtesy of Douglas Elliman, Michael Ringer (Lic. #3627353) · [email protected] · MLS #A11913307
$515,000Dec 31, 2025
1 bd · 1.5 ba · 897 sqft
20 Island Ave #211
Listing courtesy of Keller Williams Eagle Realty, Daniela Ferraro (Lic. #3366721) · MLS #A11872713
$1,070,000Jul 11, 2025
2 bd · 2 ba · 1,403 sqft
20 Island Ave #609
Listing courtesy of Douglas Elliman, Michael Ringer (Lic. #3627353) · MLS #A11780080
$530,000Jun 17, 2025
1 bd · 1.5 ba · 897 sqft
20 Island Ave #210
Listing courtesy of Gary Hennes Realtors, Marjory Dressler (Lic. #3104789) · MLS #A11773467
$900,000Mar 9, 2026
2 bd · 2 ba · 1,403 sqft
20 Island Ave #1509
Listing courtesy of BHHS EWM Realty, Esther Percal (Lic. #0197819) · [email protected] · MLS #A11763894
$619,920Mar 28, 2025
1 bd · 1.5 ba · 897 sqft
20 Island Ave #910
Listing courtesy of Fortune Christie's Intl R.E., Carmen Somarriba (Lic. #3186431) · MLS #A11739478
$675,000Mar 24, 2025
1 bd · 1.5 ba · 897 sqft
20 Island Ave #1210
Listing courtesy of Live Work Play Miami Group, LLC., Allison Cotter (Lic. #0599923) · MLS #A11708419
$1,005,000Feb 21, 2025
2 bd · 2 ba · 1,403 sqft
20 Island Ave #1109
Listing courtesy of Coldwell Banker Realty, William Hahne (Lic. #0688245) · MLS #A11707230
$1,100,000Mar 21, 2025
2 bd · 2 ba · 1,530 sqft
20 Island Ave #308
Listing courtesy of Gary Hennes Realtors, Raymond Janssen (Lic. #3048118) · MLS #A11664841
Sold $/sqft trend
3-month rolling median of closed sales in Belle Plaza; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 20 Island Ave
- Year built
- 1962
- Floors
- 18
- Residences
- 222
- Developer
- Industrial Avenue Realtiesltd
- Waterfront
- Yes
Amenities
- · Bayside pool
- · Jacuzzi
- · Fitness center
- · Tennis court
- · BBQ area
- · Bike storage
- · Concierge
- · Valet
- · 24-hour security
- · Resident lounge
- · Media/recreation room
Building rules
- Parking
- The building offers assigned parking and valet services.
Special assessments & recertification outlook
ElevatedPublic records checked Oct 27, 2026 (Miami-Dade Clerk, civil docket, Florida DBPR).
Verified records
- PositiveBank financingOct 31, 2026
Regulated lenders recorded 5 purchase or refinance loans on this building in the last 12 months, financing 33% of its recorded sales, and accepted a down payment as low as 20%. A bank writing a condominium loan has just checked the building's reserves, insurance, litigation and owner-occupancy against its own standards — verified due diligence, read from the public record. Financeability Index 62/100.
Source: Miami-Dade Clerk official records
- Built 1962 — a recurring structural milestone inspection is due around 2027
Estimated from Belle Plaza’s age and signals in active listings — not an official inspection or reserve report. Always verify the building’s milestone-inspection status and reserves with the association before buying.
Financeability
What the banks say about Belle Plaza: recorded purchase mortgages, the down payments they accepted, and the programmes in use.
Regulated lenders are writing purchase loans here at ordinary down payments — their due diligence on reserves, insurance and litigation, verified by the public record.
- Mortgages recorded, 12 months
- 5
- 5 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 33%
- 9 recorded sales, 12 months · Resales only
- Average down payment
- 36.3%
- Lowest down payment accepted
- 20%
Loan programmes, 24 months:Conventional 5
High confidence · As of 2026-10-31
Source: Miami-Dade County official records and the FHA/VA approval lists. Aggregates only; individual instruments are never shown. Compare with South Beach
Flooding and storm surge
Public flood data at this building’s location, read Oct 22, 2026.
- FEMA flood zone
- Zone AE: high-risk area. FEMA maps a 1% yearly chance of flooding here.
- Base flood elevation on the map: 9.0 ft.
- Hurricane evacuation zone
- Zone B
- Miami-Dade storm surge planning zones run from A (called first) to E. The county decides which zones evacuate in a storm.
- Ground at the building
- 4.5 ft
- Lowest nearby street
- 1.5 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 0.5 ft above this year’s highest predicted tide (Oct 27, 2026). Tides that run higher than predicted can reach streets this low.
Estimated from public data, not a flood determination. Check the FEMA flood map and an elevation certificate for this building.
Legal & Regulatory
No material litigation foundCivil court cases involving the condominium association, classified by what they are about. Routine collections against individual owners are counted separately and do not affect the building’s standing.
- Active material lawsuits
- 0
- Owner / association disputes
- 0
- Routine collection cases
- 2
- DBPR complaints
- 1
- Open DBPR complaints
- 0
DBPR registration PR1V003786 · Approved,Recorded. Public complaints on record with the Florida Division of Condominiums; investigations are confidential and not counted.
Court records are matched to the association by name and summarized by us; a case is a claim, not a finding. Ask the association for its litigation disclosure before buying.
Frequently asked
Is Belle Plaza a waterfront building?+
Yes — Belle Plaza is a waterfront building (South Beach).
When was Belle Plaza built?+
Belle Plaza was built in 1962, 18 stories, 222 residences.
Who developed Belle Plaza?+
Belle Plaza was developed by Industrial Avenue Realtiesltd.
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