North Bay Village Waterfront Condos Under Construction: Delivery Timeline

North Bay Village is a small island municipality in Biscayne Bay, set along the 79th Street Causeway between the mainland and Miami Beach. It comprises three islands: North Bay Island, Harbor Island and Treasure Island. For decades it has been known for older bayfront towers and a quiet residential character. Its waterfront condominium pipeline is now the most closely watched part of the village.

The projects discussed here sit on or near the bay, and each handles the water differently. Some are tall bayfront towers. Others are boutique buildings with marina or boardwalk features. At least one is the first phase of a larger waterfront district. Delivery dates for new construction are moving targets, so this article ties every date to a named and dated report and says plainly where a current schedule has to come from the developer.

The market also includes established buildings, among them 360 Condos, Space 01, Cielo on the Bay, Eloquence on the Bay, Lexi and The Bridgewater. Those buildings give buyers a point of comparison for views, building age and the islands' general feel. The new projects below are separate from that existing inventory.

Continuum Club & Residences, at 1755 John F. Kennedy Causeway, is the North Bay Village project most often described as under construction. MILLION, in its coverage of the village's revival, wrote that the project has been described publicly as designed by Arquitectonica and that it has broken ground. The publication framed the groundbreaking as the moment when market conversation turns into a construction timeline.

The project is described as the first residential phase of a broader waterfront vision known as the Continuum Waterfront District. That distinction matters to anyone comparing contracts. The condominium that is physically under construction is one thing, and later components of the district are another. Buyers should ask which parts of the district are approved and which are conceptual, and who controls marina and amenity rights in the meantime.

A firm delivery date for Continuum is not something a single dated, named public report establishes. Delivery estimates for the building have appeared in several places and do not agree with one another. The reliable source is the current purchase contract and its stated estimated completion date, together with any extension provisions. A prospective buyer should request that language in writing and compare it with the construction progress visible from the causeway.

Pagani Residences sits at 7940 West Drive on Harbor Island. Florida YIMBY reported in April 2024 that Riviera Horizons and Pagani were developing what it called the world's first Pagani Residences there. The building was designed by Revuelta Architecture International, with interiors curated by Pagani Arte.

According to that April 2024 Florida YIMBY report, the boutique building was to contain 70 all-corner residences, a 240-foot waterfront boardwalk, private boat slips and entertainment spaces. The same report stated that completion was slated for 2027 and that starting prices were $2.4 million as sales were about to launch that spring. Those figures describe the plan and pricing as of April 2024. They are not a current price list or a confirmed construction schedule.

MILLION has also positioned Pagani Residences within the village's branded, design-led luxury wave and illustrated it with a sunset aerial on Biscayne Bay. For a buyer, the practical questions are specific. Which residences are still available, what the boat slip arrangement is and whether slips are deeded, assigned or leased. What the deposit schedule looks like. And whether the 2027 target in the April 2024 report is still the developer's current estimate.

Tula Residences is a waterfront condominium project at 7918 West Drive, also on Harbor Island and next door to the Pagani site. MILLION described it as reinforcing that the most coveted parcels in the village are still the ones that meet the bay directly. It is a more traditional condominium offering than the club-style or branded concepts nearby.

Tula is frequently described as one of the earlier-delivering projects in the village. However, the delivery timing for Tula cannot be tied to a dated, named editorial report. The date should therefore be treated as unconfirmed until the developer provides it. Ask for the current estimated completion date, the status of permits and inspections, and the expected timing of the temporary or final certificate of occupancy.

Because Tula and Pagani are neighbors on the same street, buyers considering either should also ask about the construction sequence on the block. Noise, staging and truck traffic from adjacent work can affect the experience of an early closing, and the developer or the association can describe how that is being managed.

Shoma Bay, developed by Shoma Group at 1850 John F. Kennedy Causeway, is a larger project than the boutique buildings on Harbor Island. Florida YIMBY reported in April 2024 that it would be a 24-story condominium with 333 units, designed by MSA Architects with interiors by Adriana Hoyos. The report gave unit sizes of 344 to 2,700 square feet and said that sales launched in September 2022.

The same April 2024 report said Shoma Bay was expected to break ground in the third quarter of 2024 and to be completed by the fourth quarter of 2026, and that prices started at $450,000. Those were projections made at that time. Other published descriptions of the project differ on floors, units and timing, which is a reason to rely on the developer's current offering documents rather than any single summary.

Beyond these, the village's development pipeline includes the Sunbeam plan at 1400 John F. Kennedy Causeway, known as Isle of Dreams, which has been described as an approved, phased and district-scale redevelopment. A Ritz-Carlton-branded project has been listed at 8000 East Drive. A broader group of mixed-use projects has also been reported to bring retail, offices and dining, and a community center and sports facilities tied to the Argentine Football Association. None of these should be treated as a near-term delivery without a developer-confirmed schedule.

A delivery date quoted in a news article is a snapshot. The April 2024 Florida YIMBY report, for example, gave a Shoma Bay completion window and a Pagani target year that reflected the information available at the time. Construction schedules shift with permitting, financing, weather and supply chains, so the date in the contract is the one that governs. Ask for the latest written estimate and compare it with the article date to see how far a project has moved.

It also helps to separate groundbreaking from vertical construction. A project that has broken ground, as MILLION described Continuum Club & Residences, has started its timeline. But the visible progress on the site, such as foundation, podium or tower floors rising, is a better indicator than a marketing renderings. A site visit from the causeway is free and often more informative than a brochure.

Finally, compare the water-specific features in writing. Boat slips, boardwalks, marina access and amenity decks differ from one project to the next and are not always included in the unit price. Ask whether the slip is part of the purchase, whether it has a size or draft limit, and what the association will charge to maintain it. Those details shape daily use of the water more than the headline view does.

A short, consistent list makes the projects easier to compare. Ask for the current estimated completion date and the contract's outside date. Ask which residences remain, which floors and exposures face the open bay and which face the city, and how the deposit schedule is structured. Ask for the amenity and marina plan, and whether any elements are subject to later approval.

Ask also about the surrounding construction. North Bay Village is small, and several sites are active or planned at once. The effect on access, noise and views from a given residence depends on which building is next to it and when each one is scheduled to finish.

Wolsen Waterfront covers waterfront property in Miami-Dade and Broward only. Readers who want help comparing these North Bay Village projects can contact Denis Smykalov and the Wolsen Waterfront team to organize the developer questions above before visiting a sales gallery.