Flanigan's IndexLive now30 / 100
Nearest Flanigan's: Flanigan's Seafood Bar and Grill (Surfside), 3.1 mi
#44 in Sunny Isles Beach · #299 in Miami
Close enough to make it a habit, far enough to call it an outing.
For sale
23
1 pending · 34.5 mo supply
Median asking
$950K
from $710K
Median $/sqft
$710/sqft
$673/sqft sold, 12 mo
Days on market
193
64 to sell · 8 in 12 mo
La Perla is a waterfront tower at 16699 Collins Ave in Sunny Isles Beach, rising 44 floors with 326 residences. It was completed in 2006 and developed by The Cornerstone Group. The Property Appraiser records it as La Perla 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, and the lowest street beside it is 6.1 ft above the highest tide predicted for 2026 at Virginia Key. The nearest Publix is 1800 m (about 1.1 miles) away in a straight line.
On the 2025 tax roll, 12% of units carry a homestead exemption and 39% are owned by a company or trust. Financeability is rated good, at 54 of 100, meaning regulated lenders have financed purchases here in the last two years. The Miami-Dade Clerk recorded 9 resale deeds in the 12 months to October 21, 2026.
Live near more of Miami
What surrounds La Perla: seasonal events, annual programs and lifestyle indexes, measured from the building.
Flanigan's IndexLive nowPublix IndexLive now
35 / 100
Nearest Publix: Publix at Publix at Sunny Isles Beach, 1.1 mi
#64 in Sunny Isles Beach · #624 in Miami
A quick hop. Your car will barely warm up.
1 Publix stores nearby
Distances are straight-line, not walking or driving.
Getting around
Sunny Isles Beach is a walkable urban neighborhood. Transit, parks, dining and landmarks within reach:
Sunny Isles BeachNewport Fishing PierAventura MallOleta River State Park
61
/ 100
B
own.miami Score
A data-grounded score for La Perla from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value51
$710/sqft — vs. Sunny Isles Beach condos, then all of Miami
Momentum68
+6.2% $/sqft over 6 months
Liquidity10
34.5 months of supply · 193 days on market
Health96
Verified records on file — nothing adverse
Waterfront90
Waterfront building
Age59
Built 2006 — vs. Sunny Isles Beach buildings
own.miami Condo Index
100At market100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#343 of 698 tracked Miami condos
Top 49% by price per sq ft
#33 of 79 in Sunny Isles Beach
Momentum
↑ Rising
$710/sqft median ask
Liquidity
Slow
The stacks
10 lines · modeled from 50 salesCondos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct La Perla’s lines from its sale history: the floorplan, the view, and how $/sqft climbs with the floor. The best value is the -04 line.
| Line | Layout | Size | View | $/sqft | Per floor | Low→high floor | Sales |
|---|---|---|---|---|---|---|---|
| -01 | 2 bd · 2.5 ba | 1,623 sqft | Ocean ViewWaterfront | $707/sqft | +$9 | $577/sqft → $829/sqft | 4 |
| -02 | 2 bd · 2.5 ba | 1,602 sqft | Direct OceanWaterfront | $872/sqft | +$3 | $791/sqft → $872/sqft | 8 |
| -03 | 2 bd · 2.5 ba | 1,602 sqft | Direct OceanWaterfront | $755/sqft | — | — | 3 |
| -04Best value | 2 bd · 2.5 ba | 1,715 sqft | Ocean ViewWaterfront | $617/sqft | +$11 | $517/sqft → $784/sqft | 3 |
| -05 | 1 bd · 1.5 ba | 1,000 sqft | Ocean ViewWaterfront | $750/sqft | +$1 | $744/sqft → $758/sqft | 4 |
| -06 | 2 bd · 2.5 ba | 1,637 sqft | Ocean ViewWaterfront | $648/sqft | $-1 | $662/sqft → $629/sqft | 5 |
| -07 | 2 bd · 2 ba | 1,423 sqft | Ocean ViewWaterfront | $720/sqft | $-4 | $770/sqft → $696/sqft | 5 |
| -08 | 2 bd · 2 ba | 1,423 sqft | Direct OceanWaterfront | $675/sqft | — | — | 3 |
| -09 | 2 bd · 2 ba | 1,266 sqft | Ocean ViewWaterfront | $693/sqft | +$2 | $665/sqft → $709/sqft | 8 |
| -10 | 1 bd · 1.5 ba | 1,000 sqft | Ocean ViewWaterfront | $735/sqft | +$4 | $701/sqft → $805/sqft | 6 |
Modeled from La Perla’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 La Perla’s own sales history.
Estimated value
$1,002,000
$817,000–$1,187,000 · $584/sqft
Moderate confidence · 3 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 La Perla?
Get new listings here before the portals, and a straight answer from someone who knows the building.
Inventory
$1,349,000$831/sqft
3 bd · 2.5 ba · 1,623 sqft
16699 Collins Ave #3101
Listing courtesy of Beycome of Florida LLC, Steven Koleno (Lic. #3469487) · MLS #A12115456
$750,000$750/sqft
1 bd · 1.5 ba · 1,000 sqft
16699 Collins Ave #3010
Motivated sellerShort-term leases OK
Listing courtesy of The Keyes Company, Marcio Sousa (Lic. #3215510) · MLS #A12093445
$710,000$710/sqft
1 bd · 1.5 ba · 1,000 sqft
16699 Collins Ave #1610
Short-term leases OK
Listing courtesy of One Sotheby's International Realty, Carolina Lopez (Lic. #3105385) · MLS #A12086761
$884,900$699/sqft
2 bd · 2 ba · 1,266 sqft
16699 Collins Avenue #3509
Listing courtesy of Douglas Elliman, Eli Cohen (Lic. #3587409) · MLS #B26063760
$940,000$548/sqft
2 bd · 2.5 ba · 1,715 sqft
16699 Collins Ave #1604
Listing courtesy of RE/MAX Advance Realty II, Kelly Salinas (Lic. #3149607) · MLS #A12049758
$710,000$710/sqft
1 bd · 2 ba · 1,000 sqft
16699 Collins Ave #1605
Listing courtesy of Optimar International Realty, Mariana Serbanescu (Lic. #0633398) · MLS #A12050639
$845,000$667/sqft
2 bd · 2 ba · 1,266 sqft
16699 Collins Ave #3309
Short-term leases OK
Listing courtesy of Captain Ross Estates & Yachts, LLC., Ross Milroy (Lic. #0663728) · MLS #A12041027
$999,999$703/sqft
2 bd · 2 ba · 1,423 sqft
16699 Collins Avenue #3407
Short-term leases OK
Listing courtesy of Douglas Elliman, Wendy Barnes (Lic. #3391327) · MLS #B26030550
$1,430,000$893/sqft
2 bd · 2.5 ba · 1,602 sqft
16699 Collins Ave #3802
Short-term leases OK
Listing courtesy of LoKation, Mirlan Saad (Lic. #3181488) · MLS #A12009143
$1,079,000$629/sqft
2 bd · 2.5 ba · 1,715 sqft
16699 Collins Ave #2404 w/3 parking
Short-term leases OK
Listing courtesy of Algebra Realty.com, Yorghi Abad Mitre (Lic. #3315879) · MLS #A12003251
$950,000$580/sqft
2 bd · 2.5 ba · 1,637 sqft
16699 Collins Ave #4006
Listing courtesy of Atlantic VIP Realty Group, LLC, Olga Mirer (Lic. #3221853) · MLS #A11995143
$799,000$799/sqft
1 bd · 1.5 ba · 1,000 sqft
16699 Collins Ave #2710
Listing courtesy of Beachfront Realty Inc, Laura Cymring (Lic. #3124918) · MLS #A11979778
Sold $/sqft trend
3-month rolling median of closed sales in La Perla; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 16699 Collins Ave
- Year built
- 2006
- Floors
- 44
- Residences
- 326
- Developer
- The Cornerstone Group
- Waterfront
- Yes
Amenities
- · Beach service
- · Fitness center
- · Valet
- · Concierge
- · 24-hour security
- · Pool
- · Sauna
- · Business center
- · Party/social room
- · Tennis
- · Marina
- · Jacuzzi
- · Kids playroom
- · Billiard room
Building rules
- Parking
- The building offers valet parking and some units include assigned self-parking.
Special assessments & recertification outlook
WatchPublic records checked Oct 28, 2026 (Miami-Dade Clerk, civil docket, Florida DBPR).
Verified records
- PositiveBank financingOct 31, 2026
Regulated lenders recorded 3 purchase or refinance loans on this building in the last 12 months, financing 22% of its recorded sales, and accepted a down payment as low as 22.4%. 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 54/100.
Source: Miami-Dade Clerk official records
- Listings note no special assessment currently
- Built 2006 — its first 25-year structural milestone inspection is due around 2031
Estimated from La Perla’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 La Perla: 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
- 4
- 3 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 22%
- 9 recorded sales, 12 months · Resales only
- Average down payment
- 29.7%
- Lowest down payment accepted
- 22.4%
Loan programmes, 24 months:Conventional 3Other 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 Sunny Isles Beach
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
- 9.1 ft
- Lowest nearby street
- 7.1 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 6.1 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
Material litigation identifiedCivil 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
- 1
- Owner / association disputes
- 0
- Routine collection cases
- 1
- DBPR complaints
- 2
- Open DBPR complaints
- 0
- Contractor / vendor disputeActiveassociation named as a party · Filed Aug 2026
A construction company filed a lawsuit against several individuals and the condominium association. The defendants filed an answer with counterclaims, and the case includes requests for admissions and production of documents. Filed August 2026.
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 another individual. The case has proceeded through the discovery phase, including requests for production, interrogatories, and requests for admissions. Filed March 2023.
Source: Miami-Dade Clerk civil docket, summarized by own.miami
DBPR registration PR1S026347 · 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 La Perla cost?+
There are 23 condos for sale at La Perla, from $710,000, with a median asking price of $950,000 ($710/sqft).
How much are the HOA fees at La Perla?+
HOA / maintenance fees at La Perla run around $1,754 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 La Perla a waterfront building?+
Yes — La Perla is a waterfront building (Sunny Isles Beach).
When was La Perla built?+
La Perla was built in 2006, 44 stories, 326 residences.
Who developed La Perla?+
La Perla was developed by The Cornerstone Group.
Stay ahead
Interested in La Perla?
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If you like La Perla, compare
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