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Own Edgewater · Paraiso District
Gran Paraiso
480 NE 31st St · Built 2018 · 53 floors · 312 residences
For sale
23
1 pending · 13.8 mo supply
Median asking
$1.2M
from $799K
Median $/sqft
$1,006/sqft
$771/sqft sold, 12 mo
Days on market
74
172 to sell · 20 in 12 mo
Gran Paraiso is a waterfront tower of 53 floors and 312 residences in the Paraiso District of Edgewater, finished in 2018. It was developed by Related Group and designed by Arquitectonica.
The building sits in FEMA flood zone AE, part of the Special Flood Hazard Area, where lenders require flood insurance for a federally backed or federally regulated mortgage. It is in Miami-Dade evacuation zone C, and the lowest street beside it is 1.3 ft above the highest tide predicted for 2026 at Virginia Key.
The Car-Free Index is 13, and the nearest rail station, Adrienne Arsht Center Metromover Station, is 1930 m away in a straight line. The nearest Publix is 1520 m away. Construction is active nearby, with 14 tower sites within 1 km and 7 of them within 500 m.
A public records check run on October 21, 2026 found no liens, lawsuits or regulatory complaints at watch level or higher. Financeability reads strong at 83 of 100, and the Miami-Dade Clerk recorded 21 resale deeds in the 12 months to October 22, 2026. On the 2025 tax roll, 10% of units carry a homestead exemption and 56% are owned by a company or trust.
Part of the Gran Paraiso complex
Sister towers that share the same development, address and often amenities — compare availability across the complex.
Live near more of Miami
What surrounds Gran Paraiso: seasonal events, annual programs and lifestyle indexes, measured from the building.
Publix IndexLive now
43 / 100
Nearest Publix: Publix at Baypoint, 0.9 mi
#42 in Edgewater · #558 in Miami
Excellent urban planning.
2 Publix stores nearby
Car-Free IndexLive now
13 / 100
Nearest rail station: Adrienne Arsht Center Metromover Station, 1.2 mi
#36 in Edgewater · #254 in Miami
Rail is an option, not yet a lifestyle.
1 rail stations nearby
Distances are straight-line, not walking or driving.
Getting around
Edgewater is a walkable urban neighborhood. Transit, parks, dining and landmarks within reach:
Margaret Pace ParkBiscayne BayThe UnderlineAdrienne Arsht CenterMetromover
65
/ 100
B+
own.miami Score
A data-grounded score for Gran Paraiso from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value32
$1,006/sqft — vs. Edgewater condos, then all of Miami
Momentum50
+0.0% $/sqft over 6 months
Liquidity43
13.8 months of supply · 74 days on market
Health100
Verified records on file — nothing adverse
Waterfront90
Waterfront building
Age82
Built 2018 — vs. Edgewater buildings
own.miami Condo Index
128Above market100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#209 of 698 tracked Miami condos
Top 30% by price per sq ft
#7 of 36 in Edgewater
Momentum
→ Steady
$1,006/sqft median ask
Liquidity
Warm
Floor plans
Penthouse 01
4 bd · 4.5 ba · 2,663 sqft
The stacks
8 lines · modeled from 66 salesCondos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct Gran Paraiso’s lines from its sale history: the floorplan, the view, and how $/sqft climbs with the floor. The best value is the -07 line.
| Line | Layout | Size | View | $/sqft | Per floor | Low→high floor | Sales |
|---|---|---|---|---|---|---|---|
| -01 | 4 bd · 4.5 ba | 1,871 sqft | BayWaterfront | $1,042/sqft | +$5 | $985/sqft → $1,157/sqft | 4 |
| -02 | 1 bd · 2 ba | 940 sqft | BayWaterfront | $790/sqft | +$2 | $756/sqft → $821/sqft | 11 |
| -03 | 2 bd · 3 ba | 1,187 sqft | BayWaterfront | $842/sqft | +$2 | $812/sqft → $885/sqft | 11 |
| -04 | 2 bd · 3 ba | 1,186 sqft | BayWaterfront | $835/sqft | +$2 | $824/sqft → $895/sqft | 12 |
| -05 | 2 bd · 3 ba | 1,143 sqft | BayWaterfront | $870/sqft | +$2 | $824/sqft → $897/sqft | 12 |
| -06 | 2 bd · 2 ba | 1,057 sqft | BayWaterfront | $851/sqft | +$1 | $826/sqft → $881/sqft | 7 |
| -07Best value | 3 bd · 3 ba | 1,649 sqft | BayWaterfront | $764/sqft | +$2 | $755/sqft → $797/sqft | 6 |
| Penthouses | 4 bd · 4.5 ba | 2,534 sqft | BayWaterfront | $1,283/sqft | — | — | 3 |
Modeled from Gran Paraiso’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 Gran Paraiso’s own sales history.
Estimated value
$1,244,000
$1,120,000–$1,367,000 · $754/sqft
High confidence · 6 sales
Estimate only — not an appraisal. It reflects the line and floor, not a specific unit’s condition, renovations or view obstructions.
Want the inside track on Gran Paraiso?
Get new listings here before the portals, and a straight answer from someone who knows the building.
Inventory
$1,199,999$1,012/sqft
2 bd · 3 ba · 1,186 sqft
480 NE 31st St #1404
Listing courtesy of One And Only Realty Miami LP, Mary May Yasol (Lic. #3305974) · MLS #A12106413
$2,399,000$1,282/sqft
4 bd · 4.5 ba · 1,871 sqft
480 NE 31st St #4601
Listing courtesy of BRG International , LLC, Lea Green (Lic. #3050654) · MLS #A12103045
$2,500,000$1,386/sqft
3 bd · 3.5 ba · 1,804 sqft
480 NE 31st St #PH5002
Listing courtesy of Compass Florida, LLC, Brittany Saenz (Lic. #3569377) · MLS #A12102985
$960,000$908/sqft
2 bd · 2 ba · 1,057 sqft
480 NE 31st St #4206
Tenant occupied
Listing courtesy of Florida.Doc Inc, Brad Johnson (Lic. #3255636) · MLS #A12102900
$1,150,000$1,006/sqft
2 bd · 3 ba · 1,143 sqft
480 NE 31st St #4705
Listing courtesy of The Corcoran Group, Ryan M Thorburn (Lic. #3465197) · MLS #A12101805
$1,990,000$1,064/sqft
4 bd · 4.5 ba · 1,871 sqft
480 NE 31st St #3301
Tenant occupiedRental income in place
Listing courtesy of Florida.Doc Inc, Brad Johnson (Lic. #3255636) · MLS #A12101510
$1,065,000$898/sqft
2 bd · 3 ba · 1,186 sqft
480 NE 31st St #2904
Listing courtesy of Barnes International Realty, LLC, Enzo Rosani (Lic. #3405787) · MLS #A12090494
$1,550,000$940/sqft
3 bd · 3 ba · 1,649 sqft
480 NE 31st St #3507
Listing courtesy of Celis Realty Group, Vittoria Ruzzi (Lic. #3378107) · MLS #A12090468
$1,895,000$1,013/sqft
4 bd · 4.5 ba · 1,871 sqft
480 NE 31st St #3201
Listing courtesy of Miami Beach Real Estate Group, Alejandro Genta (Lic. #0620019) · MLS #A12088291
$1,920,000$1,026/sqft
4 bd · 4.5 ba · 1,871 sqft
480 NE 31 St #3101
Listing courtesy of PMG Residential LLC, Alejandra Castillo (Lic. #3246215) · MLS #A12088584
$2,300,000$1,229/sqft
4 bd · 4.5 ba · 1,871 sqft
480 NE 31st St #3501
Listing courtesy of Cervera Real Estate Inc., Emerson De Lima (Lic. #3466155) · MLS #A12086848
$2,999,990$1,241/sqft
4 bd · 4.5 ba · 2,418 sqft
480 NE 31st St #PH5303
Listing courtesy of Related General Realty, LLC., Leila Abou Jokh (Lic. #3470714) · MLS #A12071428
Sold $/sqft trend
3-month rolling median of closed sales in Gran Paraiso; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 480 NE 31st St
- Year built
- 2018
- Floors
- 53
- Residences
- 312
- Developer
- Related Group
- Architect
- Arquitectonica
- Waterfront
- Yes
Developed by
Related Group63
B+ · Developer Score
- Ranks #18 of 49 scored Related Group buildings
- Asking $1,006/sqft here vs $865/sqft across the developer's portfolio
- 53% of the developer's portfolio has no adverse verified record
- All 52 buildings by this developer
Amenities
- · Beach Club
- · Fitness Center
- · Tennis Courts
- · Security
- · Valet
- · Concierge
- · Pool
- · Pool Cabanas
- · Bowling Alley
- · Game Room
- · Spa
- · Business Center
- · Cinema
- · Yoga Studio
- · Wine Cellar
- · Cigar Room
- · Golf Simulator
- · Children's Playroom
- · Spinning Room
- · Dining
Building rules
- Parking
- The building offers covered and valet parking, with some units including assigned parking spaces.
- HOA
- Full-service association; fees cover the shared Paraiso district amenities and beach club.
Special assessments & recertification outlook
ClearPublic records checked Oct 28, 2026: no liens, lawsuits or regulatory complaints found for the association.
Verified records
- PositiveBank financingOct 31, 2026
Regulated lenders recorded 13 purchase or refinance loans on this building in the last 12 months, financing 45% of its recorded sales, and accepted a down payment as low as 5%. 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 82/100.
Source: Miami-Dade Clerk official records
- Built 2018 — its first 25-year structural milestone inspection is due around 2043
Estimated from Gran Paraiso’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 Gran Paraiso: 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
- 14
- 13 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 45%
- 20 recorded sales, 12 months · Resales only
- Average down payment
- 30.2%
- Lowest down payment accepted
- 5%
Loan programmes, 24 months:Conventional 13Private lenders 1
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 Edgewater
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: 10.0 ft (NGVD29).
- Hurricane evacuation zone
- Zone C
- 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
- 3.9 ft
- Lowest nearby street
- 2.3 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 1.3 ft above this year’s highest predicted tide (Oct 27, 2026).
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
- 1
- Routine collection cases
- 1
- DBPR complaints
- 1
- Open DBPR complaints
- 0
- Personal injury / common-element claimClosedassociation as defendant · Filed Feb 2025
An individual filed a premises liability lawsuit against the Gran Paraiso Condominium Association. The association subsequently filed a third-party complaint against Thyssenkrup Elevator Corporation. The case involves discovery and motions regarding the claims. Filed February 2025.
Source: Miami-Dade Clerk civil docket, summarized by own.miami
- Personal injury / common-element claimClosedassociation as defendant · Filed Mar 2023
An individual filed a premises liability lawsuit against the condominium association and the master association. The case involved various discovery motions and an amended complaint before being voluntarily dismissed with prejudice and officially closed by the court. Filed March 2023.
Source: Miami-Dade Clerk civil docket, summarized by own.miami
DBPR registration PR76292 · 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 Gran Paraiso cost?+
There are 23 condos for sale at Gran Paraiso, from $799,000, with a median asking price of $1,199,999 ($1,006/sqft).
How much are the HOA fees at Gran Paraiso?+
HOA / maintenance fees at Gran Paraiso run around $1,805 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. Full-service association; fees cover the shared Paraiso district amenities and beach club.
Is Gran Paraiso a waterfront building?+
Yes — Gran Paraiso is a waterfront building (Edgewater).
When was Gran Paraiso built?+
Gran Paraiso was built in 2018, 53 stories, 312 residences.
Who developed Gran Paraiso?+
Gran Paraiso was developed by Related Group and designed by Arquitectonica. Related Group's own.miami Developer Score is B+ across 52 buildings.
Stay ahead
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