Miami Art Week 2026Upcoming
0 exhibitions within 1 mile
Art Week Score 12 · #67 in Brickell
#67 in Brickell · #409 in Miami
Nearest: Beyond Time: Antonia Eiriz, Juan Sánchez, and Pedro Vizcaíno, 1.7 mi away
For sale
3
2 pending · 3.0 mo supply
Median asking
$1.33M
from $1.2M
Median $/sqft
$629/sqft
$578/sqft sold, 12 mo
Days on market
187
104 to sell · 12 in 12 mo
Located in the heart of Brickell, Villa Regina is a premier waterfront condominium offering a blend of classic and modern luxury. The building is situated in a tree-lined residential section, providing easy access to the financial district, dining, and shopping at Brickell City Center and Mary Brickell Village.
The property is characterized by its extensive amenities and its proximity to the water. Residents have access to a large bay-side pool, a state-of-the-art fitness center with saunas and steam rooms, and a 43-slip marina with docks available for rent or purchase. The building also features a children's playroom, a golf simulator, a convenience store, and multiple party rooms for social gatherings.
Many residences within the building feature expansive views of Biscayne Bay and the Brickell skyline. The building is well-maintained, having completed its 40-year certification and maintaining full reserves.
Live near more of Miami
What surrounds Villa Regina: seasonal events, annual programs and lifestyle indexes, measured from the building.
Flanigan's IndexLive now22 / 100
Nearest Flanigan's: Flanigan's Seafood Bar and Grill (Coconut Grove), 3.1 mi
#29 in Brickell · #408 in Miami
Room for improvement.
1 Flanigan's locations nearby
Publix IndexLive now
68 / 100
Nearest Publix: Publix at Publix at Brickell Village, 0.4 mi
#46 in Brickell · #158 in Miami
A five-minute walk to the deli counter.
3 Publix stores nearby
Distances are straight-line, not walking or driving.
Getting around
Brickell is a walkable urban neighborhood. Transit, parks, dining and landmarks within reach:
MetromoverMetrorail (Brickell)Brickell City CentreMary Brickell VillageSimpson ParkThe UnderlineBrickell Key
61
/ 100
B
own.miami Score
A data-grounded score for Villa Regina from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value33
$629/sqft — vs. Brickell condos, then all of Miami
Momentum84
+16.1% $/sqft over 6 months
Liquidity55
3.0 months of supply · 187 days on market
Health79
3 verified records: Recertification not approved (2022 cycle)
Waterfront90
Waterfront building
Age18
Built 1982 — vs. Brickell buildings
own.miami Condo Index
91At market100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#422 of 698 tracked Miami condos
Top 60% by price per sq ft
#40 of 79 in Brickell
Momentum
↑ Rising
$629/sqft median ask
Liquidity
Warm
The stacks
9 lines · modeled from 39 salesCondos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct Villa Regina’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 | 3 bd · 3.5 ba | 3,060 sqft | BayWaterfront | $719/sqft | — | — | 3 |
| -02 | 2 bd · 2 ba | 1,795 sqft | BayWaterfront | $660/sqft | +$6 | $618/sqft → $730/sqft | 4 |
| -03 | 2 bd · 2 ba | 2,005 sqft | BayWaterfront | $585/sqft | +$5 | $539/sqft → $602/sqft | 3 |
| -04 | 2 bd · 2 ba | 2,121 sqft | BayWaterfront | $589/sqft | $-7 | $668/sqft → $526/sqft | 5 |
| -05 | 2 bd · 2 ba | 1,895 sqft | BayWaterfront | $521/sqft | +$1 | $503/sqft → $512/sqft | 8 |
| -06 | 3 bd · 3.5 ba | 2,403 sqft | BayWaterfront | $587/sqft | $-1 | $571/sqft → $560/sqft | 3 |
| -07Best value | 1 bd · 1.5 ba | 1,042 sqft | BayWaterfront | $492/sqft | +$10 | $461/sqft → $564/sqft | 4 |
| -08 | Studio · 1 ba | 717 sqft | BayWaterfront | $571/sqft | +$5 | $525/sqft → $616/sqft | 6 |
| Penthouses | 2 bd · 2 ba | 2,008 sqft | Water ViewWaterfront | $579/sqft | — | — | 3 |
Modeled from Villa Regina’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 Villa Regina’s own sales history.
Estimated value
$594,000
$463,000–$724,000 · $570/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.
Want the inside track on Villa Regina?
Get new listings here before the portals, and a straight answer from someone who knows the building.
Inventory
$1,335,000$629/sqft
2 bd · 3 ba · 2,121 sqft
1581 Brickell Ave #PH104
No special assessments
Listing courtesy of Fortune Christie's Intl R.E., Irina Jidkovsky (Lic. #3139507) · MLS #A12040790
$1,485,000$618/sqft
3 bd · 4 ba · 2,403 sqft
1581 Brickell Avenue #406
Listing courtesy of LISTWITHFREEDOM.COM, Ralph M Harvey (Lic. #3337811) · 855-456-4945 · MLS #B26013337
$1,196,000$631/sqft
3 bd · 3 ba · 1,895 sqft
1581 Brickell Ave #2005
No special assessments40/50-yr recertification
Listing courtesy of Inmobiliata, LLC, Maria Osorio Cardona (Lic. #3596658) · MLS #A11898066
Sold $/sqft trend
3-month rolling median of closed sales in Villa Regina; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 1581 Brickell Ave
- Year built
- 1982
- Floors
- 31
- Residences
- 200
- Developer
- Villa Regina, A Joint Venture
- Waterfront
- Yes
Amenities
- · Pool
- · Jacuzzi
- · Fitness center
- · Sauna
- · Steam room
- · Marina
- · Children's playroom
- · Party/social room
- · Concierge
- · Valet
- · 24-hour security
- · Golf simulator
- · Convenience store
- · Billiard room
- · Bike storage
- · Electric vehicle charging stations
Building rules
- Parking
- The building offers assigned covered parking spaces and provides free valet parking for guests.
Special assessments & recertification outlook
ElevatedPublic records checked Oct 25, 2026 (Miami-Dade Clerk, civil docket, Florida DBPR).
Verified records
- PositiveBank financingOct 31, 2026
Regulated lenders recorded 12 purchase or refinance loans on this building in the last 12 months, financing 63% of its recorded sales, and accepted a down payment as low as 9.6%. 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 80/100.
Source: Miami-Dade Clerk official records
- PositiveNo special assessment — noted on 2 listingsJun 24, 2026
Source: MLS listing remarks
- ElevatedRecertification not approved (2022 cycle)Dec 1, 2023
The 2022 40-year recertification is still pending with the City of Miami (plan status: in review).
- City of Miami records: the 2022 recertification is not yet approved
- Verified: no special assessment in force
- Built 1982 — a recurring structural milestone inspection is due around 2027
Estimated from Villa Regina’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 Villa Regina: 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
- 12 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 63%
- 16 recorded sales, 12 months · Resales only
- Average down payment
- 24.1%
- Lowest down payment accepted
- 9.6%
Loan programmes, 24 months:Conventional 12Private lenders 1Other 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 Brickell
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: 11.0 ft (NGVD29).
- 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
- 8.0 ft
- Lowest nearby street
- 11.1 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 10.1 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
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
- Contractor / vendor disputeClosedassociation as plaintiff · Filed Mar 2026
The association filed a contract and indebtedness lawsuit against a vendor, On Land Inc. The case proceeded to a motion for default judgment, resulting in a final judgment in April 2026.
Source: Miami-Dade Clerk civil docket, summarized by own.miami
No civil cases involving the association were found on the Miami-Dade docket in the last five years.
DBPR registration PR1S000431 · 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 Villa Regina cost?+
There are 3 condos for sale at Villa Regina, from $1,196,000, with a median asking price of $1,335,000 ($629/sqft).
How much are the HOA fees at Villa Regina?+
HOA / maintenance fees at Villa Regina run around $2,417 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 Villa Regina a waterfront building?+
Yes — Villa Regina is a waterfront building (Brickell).
When was Villa Regina built?+
Villa Regina was built in 1982, 31 stories, 200 residences.
Who developed Villa Regina?+
Villa Regina was developed by Villa Regina, A Joint Venture.
Stay ahead
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If you like Villa Regina, compare
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