North Bay Village New Developments: What Is Coming Next to Normandy Isles

Normandy Isles and North Bay Village have been called "up and coming" for as long as I have been selling real estate in Miami-Dade. That is 10+ years.

Now it is coming, and soon to be up.

The list of North Bay Village new developments has grown to nine towers, a full-size Publix, two marinas and a public baywalk. All of it sits five minutes from Normandy Isles in Miami Beach, in the same 33141 ZIP code.

Here is what is coming, what it brings, and what I expect it to do to prices.

What is being built in North Bay Village right now?

Nine residential towers are under construction or in approvals in North Bay Village, totaling more than 1,800 condo units. Four are already under construction: Continuum Club & Residences, Pagani Residences, Tula Residences and Shoma Bay. Five more, including a planned Ritz-Carlton Residences by Related Group, are moving through village and Miami-Dade County review.

The money is real

In May 2026, Continuum and Aksoy closed a $350 million loan from S3 Capital . Tula, stalled in 2023, was revived with a $67 million construction loan.

Lenders do not write checks that size for a pass-through neighborhood.

The amenities these North Bay Village new developments bring

Condos alone do not change a neighborhood. Daily-life amenities do, and that has always been the missing piece on these three islands.

A Publix you can walk to

Shoma Bay brings the village's first Publix, about 35,000 square feet, plus 15,600 square feet of restaurants and retail, according to Miami New Times . For every building on Kennedy Causeway, this is the single biggest quality-of-life upgrade.

Marinas and waterfront dining

Continuum plans a waterfront restaurant and a 20-slip marina. The Related and Macklowe project adds a 42-slip marina. Continuum's second phase brings a 96-room hotel, which keeps restaurants open for more than residents.

A public baywalk

The Related filing includes a 9,000-square-foot waterfront park and 1,289 feet of public walkway extending the village's Island Walk. Sunbeam's tower adds an 18-foot-wide public easement along the water.

A 13-acre district on the old Channel 7 site

Sunbeam's master plan, approved in 2022, calls for residential, office, retail and hotel space with public access to Biscayne Bay.

Public money too

Voters approved $60 million in bonds for stormwater and roads. The village lists a new Village Hall and safety complex, a civic park with a kayak launch on East Drive, and crosswalk upgrades on Kennedy Causeway among its capital projects .

I share updates on projects like these on Instagram @investmiami_livemiami .

Will new construction raise prices in older North Bay Village condos?

I believe it will. The reason is the price gap.

Redfin reports a median sale price of $395,000 and about $256 per square foot on Treasure Island for the three months ending March 2026. A few blocks away, new product starts around $750,000 at Shoma Bay and runs from $2 million to $6.9 million at El-Ad, Tula and Pagani.

Gaps that wide tend to narrow from the bottom:

• New closings reset the comps.
• The Publix, baywalk and restaurants are shared by every building, old or new.
• Buyers priced out of the towers buy the renovated two-bedroom with the same bay view.

One condition applies: you choose the building before you choose the condo. The lift goes to older buildings with a completed reserve study, funded reserves and no major litigation. Check the building's inspection status under the Florida DBPR condominium rules before you buy.

Expect it to build gradually as each tower opens between 2027 and 2030. That is the window to buy at today's prices.

What about Normandy Isles?

Normandy Isles sits directly east, on the Miami Beach side of the causeway. Much of it is a National Register historic district with low-rise zoning, so you will not see 40-story towers there.

New construction is small: a 12-unit condo proposed at 1940 Bay Drive, the Denbora Bay II and III multifamily filings, and a Lefferts project proposed at 880 71st Street just east of the island.

That scarcity is the point. Normandy Isles keeps its MiMo character, its 71st Street restaurants and the Normandy Shores golf course, while gaining a Publix, marinas and waterfront dining five minutes west ( see them on the map ).

For investors, the small 1950s multifamily buildings on the island are the kind of asset I like: limited new supply, land value underneath, and a neighborhood improving around you. My Miami multifamily page explains how I underwrite these deals.

What to do with this

If you want new: Shoma Bay is the lowest entry point. Continuum, Tula and Pagani compete with Miami Beach luxury at a lower price per foot. 

If you want value: target well-run older bayfront buildings and search current North Bay Village and Normandy Isles listings . Cielo is one of them 

If you already own in 33141: do not sell on yesterday's comps. Request an updated home value first, then see my selling page .

Send me the address. I'll run the numbers. Text me at 305-608-6357.

Frequently asked questions

Is North Bay Village a good place to invest?

For a buyer with a five-year horizon, I think yes. Roughly $5.5 billion of announced investment ( Islander News ), the village's first Publix, new marinas and a baywalk are arriving while existing condos still trade near $256 per square foot on Treasure Island. Building selection decides the outcome.

Is North Bay Village part of Miami Beach?

No. North Bay Village is its own municipality made up of three islands in Biscayne Bay: North Bay Island, Harbor Island and Treasure Island. It shares the 33141 ZIP code with the North Beach section of Miami Beach and connects to Normandy Isles by the 79th Street (Kennedy) Causeway.

When will Continuum Club & Residences in North Bay Village be finished?

The first 36-story tower with 236 units is under construction with completion expected in 2028. The second phase, with about 300 condos, 96 hotel rooms and 114 hotel residences, is planned for 2030.

Is a Ritz-Carlton coming to North Bay Village?

Related Group and Macklowe Properties are planning two 43-story towers with 364 residences on East Drive on Harbor Island, widely reported as Ritz-Carlton branded. The project filed for Miami-Dade County shoreline review in February 2026. The brand does not appear in the public filings yet.

Is Normandy Isles a good neighborhood to buy in?

Normandy Isles offers low-rise, historic-district housing, a golf course and walkable dining on 71st Street at prices below most of Miami Beach. Because zoning limits new supply, it stands to benefit from the amenities arriving in North Bay Village without losing its scale.