Waterfront Penthouses in North Bay Village: The New Developments to Watch

North Bay Village is a three-island community in Biscayne Bay between Miami and Miami Beach, and it is changing from a quiet residential enclave into a market with several significant luxury and mixed-use projects. Vanesa Carpignano described that transition in a September 2026 market post, pointing to a pipeline that includes Continuum Club & Residences, Pagani Residences and Shoma Bay.

For a penthouse buyer, the appeal is geometric. The islands are small, the water is on every side, and a top-floor residence in a tall tower can look across the bay to Miami Beach, back toward the mainland skyline, or both. Each of the projects below approaches that opportunity differently, in scale, in branding and in the amenities that surround the upper floors.

Delivery timelines and pricing in new construction shift, and several of these projects are at different stages. Where a figure appears below, it is attributed to the outlet and date that reported it. Penthouse floor plans, terrace dimensions and finishes should always be confirmed against the current plan set from the developer.

Carpignano's September 2026 post describes Continuum Club & Residences as a 32-story waterfront development planned to include 198 condominium residences and penthouses, with construction under way at 1755 John F. Kennedy Causeway. BRG International reports that it is the first phase of a larger Continuum Waterfront plan and the second Continuum-branded condominium in South Florida, following Continuum South Beach.

The larger context matters for anyone weighing the penthouses. BRG International reports that North Bay Village's commission unanimously approved the special area plan, site plan and development agreement for Continuum Waterfront, a mixed-use project on 3.6 acres that replaces the Palm Tree Club, formerly Shuckers Waterfront Bar & Grill. The approved plan allows up to 547 condominiums, including a second Continuum tower, and up to 200 hotel rooms, according to BRG International. A hotel component with a rooftop pool is also planned under the Continuum brand.

What sets Continuum apart is that its penthouses would sit within a waterfront district rather than a standalone tower: retail, hotel and public waterfront access are part of the approved concept. Buyers should ask how the penthouse floors are positioned relative to the future second tower and hotel, because that relationship will shape long views from the terraces.

Pagani Residences is the most intimate of the group. Haute Residence listed it, as of November 2, 2026, as a pre-construction waterfront condominium of 70 homes developed by 7940 NBV Partners LLC with architecture by A++. Its New Developments card showed pricing on request and delivery to be announced, and the same page describes corner-oriented two- to four-bedroom lines plus penthouses, advising buyers to confirm the current plan set.

The Real Deal reported in July 2025 that the project, planned at 30 stories, is the first condominium development for the Italian hypercar maker. Carpignano's September 2026 post says Pagani Residences broke ground in May 2026 and lists planned amenities including a private baywalk and marina, a rooftop pool, fitness facilities, private garages and panoramic views.

The distinction here is scale and identity. With only 70 residences across a tall tower, each floor is relatively exclusive, and a penthouse is one of very few at the top. Because the sources differ on project status, ask the sales team for the current construction stage, the outside closing date in the purchase agreement and the exact terrace layouts.

Tula Residences sits at 7918 West Drive and is the project in this group closest to the finish line. Treat those as a snapshot of listings rather than a fixed price list, since inventory and pricing change.

That price range suggests a building whose upper tier is meaningfully distinct from its lower floors, and the West Drive location faces the bay and city skyline. For buyers who prefer to see a finished residence, walk the terrace and judge the view in person, a nearer-term delivery has an obvious appeal compared with towers still rising.

Ask the building which units carry the largest terraces, how the penthouse levels are separated from the floors below and what the current delivery or occupancy status is. Confirm the details directly, since a directory entry is not a substitute for the developer's own materials.

Shoma Bay, though outside the three named projects, is the one most often discussed beside them. It is a 24-story, 333-residence tower at 1850 John F. Kennedy Causeway on Treasure Island. A guide to the building says it is designed by MSA Architects with interiors by Adriana Hoyos Design Studio, and that the penthouse collection consists of duplex residences topping 2,000 interior square feet.

That guide, published in 2026, reports that more than 30 percent of inventory is sold, that penthouse pricing reaches into the $5 million range, and that delivery is targeted for the end of 2026. The Real Deal reported in July 2025 that the project received a commission extension after being described as delayed, so buyers should ask for the current schedule in writing.

What sets Shoma Bay apart is the ground floor: Carpignano's 2026 post describes a retail component anchored by a Publix of roughly 36,000 square feet, and Shoma Group announced C-PACE construction financing for the project in September 2026. For a penthouse owner, a grocery and food hall below the tower is a daily convenience unusual on an island this small.

Beyond the towers above, a larger proposal is moving through review. BRG International reported on February 13, 2026 that a shoreline filing covers 8000 East Drive and the adjacent 7946 East Drive parcel on Harbor Island, with two 43-story towers rising 498 feet and 364 condominiums ranging from one to four bedrooms. The Real Deal reported in July 2025 that the town commission approved the Related Group and Macklowe Properties joint venture, with architecture by Arquitectonica.

The plans described by BRG International include a 42-slip private marina, a 9,000-square-foot public waterfront park and about 1,289 linear feet of public baywalk extending the Island Walk promenade. Because it is in county review, penthouse details are not yet defined, and buyers should treat it as a future option to track rather than a product to compare today.

Nearby, a 22-story, 94-unit tower at 7913 West Drive has approvals in place, according to a Miami Penthouses & Estates blog post, and Sunbeam Properties has proposed a larger master plan on 14 acres. For readers who also want a more established island setting, Biscayne Point and Normandy Isles sit a short distance away across the water.

Start with what you can verify. For each project, request the penthouse floor plans, terrace square footage, ceiling heights, the number of penthouses and their position on the floor. A terrace facing the open bay differs from one that looks onto a neighboring tower, and a rendering cannot settle that question.

Next, compare setting and status. Continuum offers a district with a hotel and public waterfront access, Pagani a very small branded building, Tula an address at an earlier stage of delivery, and Shoma Bay duplex penthouses over a supermarket. Ask each for the construction stage, the outside closing date and which amenities, such as marinas and baywalks, are for residents versus the public.

Finally, confirm the water. Ask about dock or slip availability, how the shoreline is treated and what is publicly accessible. Denis Smykalov and Wolsen Waterfront can help buyers organize those questions and compare the waterfront projects of North Bay Village side by side.