Iris on the Bay Miami Beach Location & Neighborhood
25 North Shore Drive, Miami Beach, FL 33141
The Neighborhood
What's within reach.
-
Indian Creek (direct waterfront) Direct waterfront (25 units)0.05 mi
-
Fairway Park (18-hole golf) Direct adjacency (18 units)0.05 mi
-
Bal Harbour Shops Short drive1.5 mi
-
Aventura Mall Short drive3.5 mi
-
Lincoln Road Short drive3.0 mi
Life at Iris on the Bay Miami Beach
Iris on the Bay is perfectly located on the southeast coast of Normandy Shores — a waterfront enclave in Miami Beach's North Beach neighborhood, within walking distance to restaurants, cafés, and shopping. Normandy Island is conveniently located between Bal Harbour and South Beach. The Normandy Isles area combines residential tranquility with marine access to Biscayne Bay.
Marine Access to Biscayne Bay
25 townhomes face Indian Creek providing direct marine access to Biscayne Bay and the Atlantic Ocean. Boat-friendly positioning.
Fairway Park Adjacency
18 townhomes face Fairway Park — offering an 18-hole golf course, tennis and basketball courts, children's playground, and abundant green space.
Private Elevator Each Residence
Every townhome features a private elevator and foyer — uncommon for Miami Beach townhomes. Plus rooftop terraces with optional summer kitchens.
8 Different Floor Plans
8 unique floor plans across 43 townhomes — each residence has its own design philosophy with minimalist design approach. Stress-releasing lifestyle.
Fills Miami Beach Gap
Town homes like Iris on the Bay fill a unique gap in the Miami Beach market — new construction at accessible price points (rare for Miami Beach beyond multi-million waterfront mansions and older Alton Road homes).
Iris on the Bay Miami Beach Investment & Market Outlook
Why Miami Beach Pre-Construction Outperforms
South Florida pre-construction has historically delivered double-digit appreciation between contract and delivery, especially in branded residences. Miami Beach specifically has seen sustained demand from international buyers seeking US dollar-denominated real estate, tax advantages from Florida's no-income-tax structure, and currency hedging against home-market inflation.
Branded residences like Iris on the Bay Miami Beach typically command 25–35% price premiums over comparable non-branded inventory in the same submarket, and resale price retention has consistently outpaced the broader Miami condo index over the past decade.
Friends & Family Pricing
As pre-construction specialists with direct developer relationships, we offer qualified buyers access to friends-and-family pricing — typically 4–8% below current public release pricing — along with extended deposit schedules, custom unit selection, and priority on the most desirable exposures and floors.
Deposit Structure
Standard Miami Beach pre-construction deposit structures range from 20% at contract to 50% by delivery, with milestone payments at groundbreaking, top-off, and certificate of occupancy. Iris on the Bay Miami Beach follows the Miami Beach market standard. Our team can walk you through the full deposit schedule and any current developer incentives reducing the at-contract deposit requirement.
How to Reserve a Residence at Iris on the Bay Miami Beach
Pre-construction purchases follow a different path than resale transactions. Here's what to expect, step by step.
-
01
Initial Consultation
We start with a 30-minute call to understand your goals — primary residence, investment, legacy asset — and walk you through current availability, pricing tiers, and the floor plans best suited to your needs.
-
02
Floor Plan Selection & Reservation
Once you've narrowed your selection, a refundable reservation deposit (typically $25,000–$100,000) holds your residence for 14–30 days while contracts are prepared. You'll receive the full developer reservation package and the most current pricing for your specific unit.
-
03
Contract & First Deposit
The purchase contract is executed with the developer, and the first deposit (typically 10–20% of the purchase price) is wired to the developer's escrow account at a Florida-licensed institution. All funds are protected under Florida pre-construction escrow law until milestones are reached.
-
04
Construction Milestones
Subsequent deposits are released as construction reaches defined milestones — typically groundbreaking, top-off, and certificate of occupancy. You'll receive quarterly construction updates, photo documentation, and the option to tour the unit once interiors are roughed in.
-
05
Closing & Delivery
At closing, the final balance is funded (cash or financing via approved lenders), title transfers, and you receive keys. Closing typically occurs 30–60 days after the developer issues the certificate of occupancy. Move-in coordination, designer access, and Mercedes-Benz/Bentley/Armani concierge enrollment all happen at this stage.
Iris on the Bay Miami Beach FAQs
Answers to the most common questions about Iris on the Bay Miami Beach pricing, amenities, and policies. For anything else, our team is here to help.
How much do Iris on the Bay townhomes cost?
Iris on the Bay pricing ranges from approximately $499,900 to $1.95 million (some sources cite up to $2.5M). 3-bedroom townhomes from $1.5M, 4-bedrooms from $2M, premium waterfront townhomes facing Indian Creek up to $2.5M (2,513 sq ft interior).
When was Iris on the Bay completed?
Iris on the Bay completed construction in 2015 and has been a delivered townhome community for nearly a decade.
How many townhomes does Iris on the Bay have?
43 modern 4-story townhomes total. 25 face Indian Creek (waterfront, with marine access to Biscayne Bay and Atlantic Ocean). 18 face Fairway Park (overlooking 18-hole golf course, tennis and basketball courts, playground, green space). 8 different floor plans across the 43 townhomes.
What's included in each townhome?
Private elevators and foyer in every townhome, 3- to 4-bedroom configurations (interiors 2,152-2,513 sq ft), expansive balconies and rooftop terraces with optional outdoor/summer kitchens, private 1-car garage, generous glass-panel balconies. Total sizes including rooftop terraces/balconies/garages: 3,163-3,499 sq ft.
What are the floor plans like?
8 different floor plans with 3-4 bedroom configurations. Interiors range from 2,152 to 2,513 sq ft. Each residence has its own design philosophy with a minimalist design approach.
What's the difference between Indian Creek and Fairway Park orientations?
25 townhomes face Indian Creek (waterfront) — direct bay views, marine access to Biscayne Bay and Atlantic Ocean, and the most premium positioning. 18 townhomes face Fairway Park — overlooking an 18-hole golf course, tennis courts, basketball courts, children's playground, and green space. Both offer unique advantages.
Where is Iris on the Bay located?
Iris on the Bay is at 25 North Shore Drive in Miami Beach — on the southeast coast of Normandy Shores in the North Beach neighborhood. Walking distance to restaurants, cafés, and shopping. Normandy Island is between Bal Harbour and South Beach. Short drives reach Aventura Mall, Bal Harbour Shops, and Lincoln Road.
Is Iris on the Bay a condo or townhome community?
Iris on the Bay is a modern TOWNHOME community — featuring 43 fee-simple, 4-story townhomes (not condominium-style ownership). This provides full home ownership with land beneath each townhome plus private 1-car garages.
