Palazzo Della Luna Fisher Island Location & Neighborhood
6800 Fisher Island Drive, Fisher Island, FL 33109
The Neighborhood
What's within reach.
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Fisher Island Club Direct island access (members)0.3 mi
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Fisher Island private beach Walking distance0.2 mi
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Fisher Island marina Walking distance0.1 mi
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South Beach (across Government Cut) Ferry access1.0 mi
Life at Palazzo Della Luna Fisher Island
Fisher Island has been the sole island residence community in the United States with the highest household income for years — situated on the southern edge of Miami Beach, accessible only by ferry or watercraft. Palazzo Della Luna is one of only 4 condominium buildings on Fisher Island (alongside Palazzo Del Sol completed 2016, Palazzo Del Mare completed 2007, and Villa Del Mare completed 1992).
Last New Fisher Island Construction Until Six Fisher Island
Palazzo Della Luna was the last new construction on Fisher Island after its 2019 completion — until the upcoming Six Fisher Island (final development site, delivering 2026). Completed inventory remains scarce.
Trophy Penthouse 6802 — $85M Asking
Penthouse 6802 — Fisher Island's premier sky residence — listed at $85 million. 10,194 sq ft interior + nearly 2,000 sq ft terraces. 5BR/5+3 baths. 7,300+ sq ft private rooftop with zero-edge heated pool, spa, summer kitchen, two wet bars.
Champalimaud + Enzo Enea Pedigree
Common areas by NYC-based Champalimaud (boutique hospitality firm). Landscape by Enzo Enea (Swiss landscape architect). European-styled floors and French gold ceiling coves throughout.
LPH (Lower Penthouse) — 14,380 Total Sq Ft
Legacy LPH with 14,380 total sq ft: 7 bedrooms + staff suite, 8 full + 2 powder baths. Gallery walls, oak floors, Boffi kitchen with Miele/Sub-Zero. 2,500+ sq ft rooftop with pool, outdoor kitchen, living area.
Fisher Island Club Membership
All Palazzo Della Luna owners receive Fisher Island Club membership — granting access to private golf course, racquet club, beach club, marinas, butler service, and member-only restaurant. America's highest-income island residence community by household income.
Palazzo Della Luna Fisher Island Investment & Market Outlook
Why Fisher Island Pre-Construction Outperforms
South Florida pre-construction has historically delivered double-digit appreciation between contract and delivery, especially in branded residences. Fisher Island 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 Palazzo Della Luna Fisher Island 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 Fisher Island pre-construction deposit structures range from 20% at contract to 50% by delivery, with milestone payments at groundbreaking, top-off, and certificate of occupancy. Palazzo Della Luna Fisher Island follows the Fisher Island 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 Palazzo Della Luna Fisher Island
Pre-construction purchases follow a different path than resale transactions. Here's what to expect, step by step.
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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.
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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.
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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.
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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.
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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.
Palazzo Della Luna Fisher Island FAQs
Answers to the most common questions about Palazzo Della Luna Fisher Island pricing, amenities, and policies. For anything else, our team is here to help.
How much do Palazzo Della Luna residences cost?
Palazzo Della Luna pricing in the resale market ranges from approximately $13.5 million for 3-bedroom residences to $85 million for the Trophy Penthouse 6802. 4-bedrooms approximately $13.5M+, 5-bedroom premium $25M+. The Lower Penthouse (14,380 total sq ft, 7BR + staff) lists in the $50M+ range.
Who developed Palazzo Della Luna?
Palazzo Della Luna was developed by Fisher Island Holdings, LLC.
Who designed Palazzo Della Luna?
Architecture by Miami's Kobi Karp Architecture (also designed Six Fisher Island, Raleigh Rosewood Residences, Ritz-Carlton South Beach, Monad Terrace collaboration). Common areas by NYC-based boutique hospitality firm Champalimaud. Landscape design by acclaimed Swiss landscape architect Enzo Enea.
When was Palazzo Della Luna completed?
Palazzo Della Luna completed construction in 2019 — and was widely cited as the last new construction project on Fisher Island until the upcoming Six Fisher Island delivers in 2026.
How many residences does Palazzo Della Luna have?
50 bespoke ultra-luxury residences across 10 stories. 3- to 7-bedroom floor plans (with select 8-bedroom premium configurations). Interiors 3,724 to 10,194 sq ft. Terraces 752 to 9,315 sq ft.
Is Palazzo Della Luna sold out?
Yes — Palazzo Della Luna is sold out from its original developer sales. The residences now trade in the resale market with approximately 4+ residences currently listed (ranging $13.5M to $85M). Trophy listings include the Lower Penthouse and the Penthouse 6802.
What's included in each residence?
European-styled floors, French gold ceiling coves, expansive terraces (sizes vary 752-9,315 sq ft), high-end fixtures and furnishings throughout, panoramic views where Atlantic Ocean meets Biscayne Bay. Penthouses include private rooftops with pools, summer kitchens, wet bars, and entertaining areas.
What about Fisher Island Club membership?
All Palazzo Della Luna owners receive Fisher Island Club membership — granting access to the private 9-hole golf course, racquet club, beach club, two deep-water marinas, butler service, member-only restaurant, and all the exclusive amenities of one of the world's most exclusive island residences. Plus 24/7 ferry access (Fisher Island is accessible only by ferry, helicopter, or private yacht).
