Bal Harbour · Building guide
Oceana Bal Harbour
Two oceanfront towers on Collins Avenue, recorded as one condominium. How the building is organised, what the county records show about its units, and what to check before an offer or a listing.
The building
One condominium, two towers
Oceana Bal Harbour stands on the Bal Harbour oceanfront in two towers of 28 storeys designed by Arquitectonica. The South tower is addressed 10201 Collins Avenue and the North tower 10203; the county records every residence in both under a single condominium, Oceana Bal Harbour Condo. A buyer in either tower therefore joins the same association and shares one budget.
The architect describes the two volumes as joined by a bridge structure about 40 feet above the ground, which frames an open breezeway toward the ocean where a sculpture by Jeff Koons was placed, with a second Koons work on the pool deck. Deep balconies with glass rails follow the curve of each facade, and the top two floors were designed as penthouses with rooftop terraces. The original programme also listed a restaurant, a spa, tennis courts and a garage for 530 cars. Whether each of these operates today, and on what terms, is a question for the association's current budget and rules, not for a design description.
The Property Appraiser records 236 residential unit parcels on the 2026 roll. The architect's figure is 240 residences; four parcels on the roll are recorded as two original units combined into one, which accounts for the difference.
- Addresses
- 10201 Collins Avenue (South tower)
10203 Collins Avenue (North tower) - Municipality
- Bal Harbour
- Structure
- One condominium, two towers linked by a bridge Arquitectonica
- Condominium of record
- OCEANA BAL HARBOUR CONDO
- Year built
- 2016–2017
- Unit parcels on the county roll
- 236
- Residences as designed
- 240 Arquitectonica
- Storeys
- 28 Arquitectonica
- Architect
- Arquitectonica Arquitectonica
- Bedrooms recorded
- 1–6
- Recorded unit areas
- 1,267 – 8,993 sq ft
Unless marked, source: Miami-Dade Property Appraiser, 2026 roll. Areas are those recorded by the Miami-Dade Property Appraiser for each unit parcel. They often differ from developer or listing figures, which may measure differently.
Unit lines
Reading a unit number
Unit numbers combine the floor and the line: 2402 is line 02 on the 24th floor. Both towers repeat the same core lines. Lines 04 and 05 are the compact ones, recorded at about 1,267 and 1,704 square feet with one and two bedrooms. Lines 01, 02 and 03 hold the three-bedroom plans, and their recorded areas stretch far above the typical figure because the upper floors and the combined units sit in these stacks. The South tower carries two further two-bedroom lines, 06 and 07, that the North tower does not.
The practical consequence: two apartments with the same bedroom count can differ by tower, by line and by what was combined above them. Exposure and view depend on where each line sits on the floor plate; confirm it on the floor plan of the specific unit rather than inferring it from the number.
| Line | Typical bedrooms | Recorded area (sq ft) | Units |
|---|---|---|---|
| 01 | 3* | 3,992 (2,148–8,931) | 26 |
| 02 | 3* | 3,450 (2,019–5,854) | 25 |
| 03 | 3* | 3,264 (1,459–6,714) | 23 |
| 04 | 1 | 1,267 (1,267–1,752) | 11 |
| 05 | 2 | 1,704 | 10 |
| 06 | 2 | 2,526 (2,526–2,531) | 19 |
| 07 | 2 | 2,233 (2,226–2,233) | 19 |
| 11 | 2 | 1,805 | 4 |
| Line | Typical bedrooms | Recorded area (sq ft) | Units |
|---|---|---|---|
| 01 | 3* | 3,992 (2,148–8,993) | 26 |
| 02 | 3* | 3,450 (2,019–5,918) | 24 |
| 03 | 3* | 3,464 (1,513–3,464) | 23 |
| 04 | 1 | 1,267 (1,267–1,752) | 11 |
| 05 | 2 | 1,704 | 10 |
| 11 | 2 | 1,805 | 5 |
Areas are those recorded by the Miami-Dade Property Appraiser for each unit parcel. They often differ from developer or listing figures, which may measure differently. Property Appraiser
* Not every unit in the line has the bedroom count shown.
Costs and documents
What to review for a unit here
The name on the record
The county roll records the condominium as: OCEANA BAL HARBOUR CONDO. That is the name to search in county records. Both towers belong to one condominium and share one budget, so a project in either tower concerns every owner. Property Appraiser
Milestone inspection
Recorded as built in 2016. The first inspection is due by December 31 of the year the building turns 30, counted from its certificate of occupancy (which the roll does not show), then every ten years; the local building official may require it at 25. Our reading: around 2046, or as early as 2041 if the local option applies. Ask the association where it stands. § 553.899
Structural integrity reserve study
Required at least every ten years for each building of three habitable storeys or more, here one for each tower. Ask for the latest study, the reserves actually funded and how any shortfall will be met. § 718.112
What applies to every resale
The documents a buyer is entitled to, the 7-day cancellation window, the estoppel certificate and the property tax reassessment after a sale apply to every Florida condominium: they are explained once, with sources, in the costs guide and the selling guide.
General information as of November 9, 2026, not legal or tax advice.
Before choosing Oceana
Questions to settle
- Which tower and which line, and does the floor plan confirm the exposure you expect?
- If the unit is a combination, does its recorded legal description match what is being sold, and were the works approved by the association?
- Which amenities in the original programme are operating, and how they appear in the budget.
- Parking, storage and cabana rights attached to the unit, if any, and whether they transfer with it.
- Leasing rules in the declaration and the current rules: minimum terms, approval, frequency.
- The association's insurance programme and what the unit owner must insure inside the unit.
Alternatives
Buildings to weigh alongside
Nearby oceanfront buildings of a similar generation answer different briefs: a smaller building of larger units in Surfside, two towers beside a hotel, or a single tower farther north in Sunny Isles Beach.
| Building | Municipality | Year built | Unit parcels on the county roll | Recorded unit areas (sq ft) |
|---|---|---|---|---|
| Oceana Bal Harbour | Bal Harbour | 2016–2017 | 236 | 1,267 – 8,993 |
| Fendi Château Residences | Surfside | 2016 | 57 | 3,168 – 7,101 |
| The Surf Club Four Seasons Private Residences | Surfside | 2017 | 147 | 786 – 9,279 |
| Jade Signature | Sunny Isles Beach | 2018 | 191 | 1,125 – 9,975 |
Compared on recorded facts only: location, age, size of the condominium and unit sizes. Property Appraiser
Questions
Oceana Bal Harbour, briefly
Are the North and South towers separate condominiums?
No. The Property Appraiser records all residences at 10201 and 10203 Collins Avenue under one condominium, Oceana Bal Harbour Condo, so both towers share one association and one budget.
Why does the county show 236 units when the building has 240 residences?
The architect lists 240 residences. On the 2026 roll, four parcels are recorded as two units combined, which brings the count to 236.
Can I lease my apartment?
That depends on the declaration and the rules in force, which can change by vote. Read the current documents in the resale package; Raphael reviews them with buyers before an offer. For owners weighing a rental instead of a sale, RentMyCondoMiami.com covers leasing in Miami condominiums.
Are there apartments for sale at Oceana right now?
This guide does not show listings. Raphael can prepare a selection of what is available in the building, with the units' documents, through the request form below.
Buying
A selection at Oceana, with the documents.
Tell Raphael what matters to you. He replies personally with the apartments currently available that match, and the building documents to read before an offer. A request does not subscribe you to anything.
Selling
An opinion of value for your unit here.
A commercial opinion built on your unit, its line, floor and condition, the building's documents and the sales that genuinely resemble it. It is not an appraisal and carries no guaranteed price. How Raphael prepares a condo sale.
Sources and review
- Miami-Dade Property Appraiser, Property Search · Property Appraiser of Miami-Dade County · consulted
Condominium name, municipality, year built, unit parcels and recorded unit areas and bedrooms, 2026 roll. Summarised by us; owner information is not used. - Arquitectonica, Oceana Bal Harbour · Arquitectonica · consulted
- Florida Statutes § 553.899, Mandatory structural inspections for condominium and cooperative buildings · The Florida Legislature (2026 Florida Statutes) · consulted
- Florida Statutes § 718.112(2)(g), Structural integrity reserve study · The Florida Legislature (2026 Florida Statutes) · consulted
Last reviewed: . Public records change; a consultation date does not mean a figure is still current. Nothing here is a listing, a price or an availability.