Flanigan's IndexLive now65 / 100
Nearest Flanigan's: Flanigan's Seafood Bar and Grill (Surfside), 0.8 mi
#75 in Bal Harbour & Surfside · #112 in Miami
Within a mile. The city planners knew.
Own Bal Harbour & Surfside · Bal Harbour
Bellini
10225 Collins Ave · Built 2004 · 23 floors · 77 residences
For sale
5
1 pending · 20.0 mo supply
Median asking
$4.23M
from $3.1M
Median $/sqft
$1,299/sqft
$1,062/sqft sold, 12 mo
Days on market
19
228 to sell · 3 in 12 mo
Bellini is a waterfront condominium tower at 10225 Collins Ave in Bal Harbour, completed in 2004 with 23 floors and 77 residences. It was developed by Martin Z. Margulies. The Property Appraiser records it as Bellini Condo.
The building sits in FEMA flood zone X, a minimal risk area where flood insurance is not federally required but is available. It is in Miami-Dade hurricane evacuation zone B. There are 2 active tower construction sites within 1 km, 1 of them within 500 m. Construction nearby can bring noise and traffic while it lasts, and new towers can change views. The nearest Publix is 1410 m (about 0.9 miles) away in a straight line.
On the 2025 Florida tax roll, 27% of the 77 units carry a homestead exemption and 35% are owned by a company or trust. The Miami-Dade Clerk recorded 4 resale deeds in the 12 months to October 21, 2026. Financeability is rated limited, with an index of 30 of 100, meaning few recent purchases were financed by regulated lenders.
Live near more of Miami
What surrounds Bellini: seasonal events, annual programs and lifestyle indexes, measured from the building.
Flanigan's IndexLive nowPublix IndexLive now
36 / 100
Nearest Publix: Publix at Publix at Surfside, 0.9 mi
#85 in Bal Harbour & Surfside · #615 in Miami
Within a mile. The city planners knew.
1 Publix stores nearby
Crane IndexLive now
Tower sites within 1 km: 2
Within 500 m: 1 · within 250 m: 1
Nearest tower site: Rivage Bal Harbour, <0.1 mi
4 tower sites nearby
- Rivage Bal Harbour<0.1 mi
- Bay Harbor Towers0.6 mi
- La Maré0.7 mi
- La Baia North0.8 mi
Distances are straight-line, not walking or driving.
Getting around
Bal Harbour & Surfside is a walkable urban neighborhood. Transit, parks, dining and landmarks within reach:
Bal Harbour ShopsSurfside BeachHaulover ParkKane ConcourseBal Harbour Beach PathSurfside Community Center
61
/ 100
B
own.miami Score
A data-grounded score for Bellini from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value27
$1,299/sqft — vs. Bal Harbour & Surfside condos, then all of Miami
Momentum50
Recent price trend
Liquidity49
20.0 months of supply · 19 days on market
Health93
Public records checked — no liens, lawsuits or complaints on file
Waterfront90
Waterfront building
Age57
Built 2004 — vs. Bal Harbour & Surfside buildings
own.miami Condo Index
153Above market100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#128 of 698 tracked Miami condos
Top 18% by price per sq ft
#14 of 76 in Bal Harbour & Surfside
Momentum
→ Steady
$1,299/sqft median ask
Liquidity
Warm
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Inventory
$3,350,000$1,148/sqft
2 bd · 4 ba · 2,918 sqft
10225 Collins Ave #804
Tenant occupied
Listing courtesy of One Sotheby's International Realty, Marta Waserstein (Lic. #0129079) · [email protected] · MLS #A12109443
$4,230,000$1,450/sqft
3 bd · 4 ba · 2,918 sqft
10225 Collins Ave #1604
Listing courtesy of The Brokerage South Florida Real Estate, LLC., Joel Lusky (Lic. #3280598) · MLS #A12093806
$3,100,000$1,062/sqft
3 bd · 4 ba · 2,918 sqft
10225 Collins Ave #503
Listing courtesy of Douglas Elliman, Ariel Lima (Lic. #3128301) · MLS #A12030232
$4,595,000$1,575/sqft
4 bd · 4.5 ba · 2,918 sqft
10225 Collins Ave #2004
Listing courtesy of One Sotheby's International Realty, Jonathan Bigelman (Lic. #3460340) · MLS #A12008319
$13,995,000
7 bd · 8.5 ba · —
10225 Collins Ave #301,303,304
Listing courtesy of Lifestyle International Realty, Leila Chikhladze (Lic. #3564369) · MLS #A11960196
Sold $/sqft trend
3-month rolling median of closed sales in Bellini; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 10225 Collins Ave
- Year built
- 2004
- Floors
- 23
- Residences
- 77
- Developer
- Martin Z. Margulies
- Waterfront
- Yes
Amenities
- · Pool
- · Fitness center
- · Concierge
- · Beach service
- · Cafe
- · Restaurant
- · Security
- · Tennis
- · Sauna
Building rules
- Parking
- 24-hour valet
Special assessments & recertification outlook
WatchPublic records checked Oct 31, 2026 (Miami-Dade Clerk, civil docket, Florida DBPR).
- Built 2004 — its first 25-year structural milestone inspection is due around 2029
Estimated from Bellini’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 Bellini: recorded purchase mortgages, the down payments they accepted, and the programmes in use.
- Mortgages recorded, 12 months
- 5
- 3 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 25%
- 4 recorded sales, 12 months · Resales only
- Average down payment
- —
- Lowest down payment accepted
- —
Loan programmes, 24 months:Conventional 3Private lenders 2
Medium 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 Bal Harbour & Surfside
Flooding and storm surge
Public flood data at this building’s location, read Oct 22, 2026.
- FEMA flood zone
- Zone X: minimal-risk area on FEMA’s map.
- 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
- 4.9 ft
- Lowest nearby street
- -
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
No street within 120 m of this building could be measured.
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
- 0
- DBPR complaints
- 0
- Open DBPR complaints
- 0
No civil cases involving the association were found on the Miami-Dade docket in the last five years.
DBPR registration PR1S026376 · 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
How much do condos at Bellini cost?+
There are 5 condos for sale at Bellini, from $3,100,000, with a median asking price of $4,230,000 ($1,299/sqft).
How much are the HOA fees at Bellini?+
HOA / maintenance fees at Bellini run around $4,550 per month among units currently for sale; the exact fee varies by unit size and line, so confirm the current amount with the listing or the condo association.
Is Bellini a waterfront building?+
Yes — Bellini is a waterfront building (Bal Harbour & Surfside).
When was Bellini built?+
Bellini was built in 2004, 23 stories, 77 residences.
Who developed Bellini?+
Bellini was developed by Martin Z. Margulies.
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If you like Bellini, compare
Majestic Tower
9601 Collins Ave · 1998 · 22 floors
5 for salefrom $2.95M$1,502/sqft
The Palace at Bal Harbour
10101 Collins Ave · 1994 · 21 floors
5 for salefrom $2.5M$1,220/sqft
Azure
9401 Collins Ave · 2005 · 12 floors
3 for salefrom $1.25M$1,174/sqft
Atlantic Rose
8816 Collins Ave · 1995 · 4 floors
0 for sale
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