A 26-story residential tower in North Miami Beach delivering institutional-grade entry pricing within a supply-constrained, infrastructure-connected corridor of Greater Miami.
The William Miami
Pre-Construction Investment Brief
Prepared by Katerina Bucciarelli, Broker-Owner, Innovatio Realty Group | Licensed FL, NY, NJ
At a Glance
| Address | 2040 NE 163rd Street, North Miami Beach, FL 33162 |
| Project | 26 stories, 374 residences, 40,459 SF of amenities |
| Units | Studios to 3 bedrooms, 552 to 1,412 SF |
| Starting Prices | Studios $380,900 / 1BR $412,900 / 2BR $598,900 / 3BR $990,900 |
| Entry Basis | ~$690 to $702 per SF |
| Developer | Blue Road + Ilia Development Group |
| Architect | Carlos Ott + Behar Font & Partners |
| Interiors | Urban Robot |
| Legal | Greenberg Traurig |
| Sales | Fortune Development Sales |
| Groundbreaking | Mid-2026 |
| Delivery | Summer 2029 |
Access the Investor Decision Framework Guide
Accede a la Guía del Marco de Decisión para Inversionistas
The Opportunity in One Line
The William is priced 30 to 45 percent below Miami's delivered luxury condo market, inside a submarket receiving multi-billion-dollar institutional reinvestment, built by an institutional-grade team.
Executive Snapshot
- Address: 2040 NE 163rd Street, North Miami Beach
- Developers: Blue Road + Ilia Development Group
- Architecture: Carlos Ott + Behar Font & Partners
- Residences: 374 units (studios to 3-bedrooms)
- Height: 26 stories
- Unit Sizes: ~552 to 1,412 SF
- Completion Target: ~2029
- Pricing (developer guidance):
- Studios ~ $429K+
- 1BR ~ $550K+
- 2BR ~ $650K+
- 3BR ~ $980K+
- EB-5 Component: Investment pathway included in capital strategy.
The EB-5 program is a U.S. federal immigration program that allows foreign investors to obtain a Green Card by investing in a qualifying project.
At The William, it is structured as:
- A real estate-backed investment
- Embedded within the project’s capital stack (financing layer)
- Managed through a New Commercial Enterprise (NCE) entity
Investment Thesis
1. Entry Basis
- Entry pricing begins in the high $300Ks, significantly below Miami coastal luxury benchmarks
- Product positioned as accessible luxury with institutional upside, not ultra-prime pricing at entry
2. Replacement Cost Context
- Full-cycle development includes:
- Land acquisition in a growing corridor
- 26-story vertical construction
- Architect-led design (Carlos Ott)
- ~40,000 SF of amenities
- Replacement cost inflation in Miami (labor, insurance, materials) creates a widening gap between:
- Today’s pre-construction pricing
- Tomorrow’s delivered cost basis
3. Supply Constraint
- Located in North Miami Beach growth corridor
- Limited pipeline of mid-density, design-forward towers at this price point
- Boutique + scale hybrid (374 units but not mass-market product)
Barrier to Entry Drivers:
- Zoning + land availability near Biscayne corridor
- Increasing construction costs limiting future mid-market supply
4. Exit Profile
Target buyers at stabilization:
- End-users priced out of Aventura / Sunny Isles
- International buyers seeking Miami foothold
- Yield-focused investors (short/medium-term hold)
- EB-5 aligned global capital.
Location Intelligence
Strategic Connectivity
- Between I-95 and the Atlantic Ocean
- Minutes to:
- Aventura Mall
- Bal Harbour Shops
- Sunny Isles Beach
- Oleta River State Park
Interpretation:
This is a mobility-driven location, not purely lifestyle-driven—critical for long-term liquidity.
Product & Design (Developer-Verified)
Residences
- Floor-to-ceiling windows
- Expansive balconies
- Imported porcelain flooring
- In-unit washer/dryer
Amenities - 40,000 Sqft
- Resort-style pool + sun deck
- Fitness center + yoga studio
- Pickleball court + social lounge - Roof TOP
- Spa treatment rooms
- Outdoor training & recovery zones
Design Intent:
Lifestyle-driven, but not overbuilt, aligned with cost efficiency + usability.
Developer Credibility
- Blue Road: vertically integrated development platform focused on long-term value delivery
- Ilia Development Group: backed by a diversified capital group with 50+ years of global experience
- Carlos Ott: internationally recognized architect (Waldorf Astoria NYC)
City Hospital Anchor - The William Context
At The William Miami, the surrounding area is anchored by a strong institutional ecosystem that supports long-term demand and stability:
- UHealth SoLé Mia Medical Center
A major academic medical center bringing specialized care, research, and a steady flow of professionals and patients to the area. - Baptist Health South Florida
The largest private employer in South Florida, reinforcing consistent job creation and housing demand across the region. - Mater Academy Charter School
A well-regarded charter school network contributing to family-oriented demand and long-term residential stability.
Strategic Take:
This combination of healthcare infrastructure, major employment drivers, and educational institutions creates a true live-work ecosystem, the type of foundation that supports sustained rental demand, resale liquidity, and long-term value.
Market Context (Miami Macro)
- Continued domestic + international migration inflows
- Structural tax advantage vs. global cities
- Expansion of North Miami / Aventura corridor as a secondary luxury node
Positioning:
This asset sits below the prime luxury layer, capturing next-tier demand growth.
The Williams is a disciplined allocation at a below-market entry basis, in a submarket where institutional capital is deploying at scale, built by a team whose execution history supports the thesis.
For the right portfolio, it fits. For the wrong one, it doesn't. I'll tell you which you are in one conversation.
It is a:
- Basis-driven investment
- In a growth corridor
- With broad buyer appeal at exit
That combination is what typically drives:
- Faster absorption
- Stronger liquidity
- More predictable resale outcomes
Book a Consultation
Dedicated Pre-Construction Consultation (The William, Nobu Residences, and select projects)
Frequently Asked Questions
Who is the developer of The William Miami? Blue Road + Ilia Development Group. Architecture by Carlos Ott + Behar Font & Partners. Interiors by Urban Robot. Legal counsel: Greenberg Traurig. Sales: Fortune Development Sales.
Where is The William located? 2040 NE 163rd Street, North Miami Beach, FL 33162.
What are the starting prices? Studios from $430,900 / 1BR from $530,900 / 2BR from $600,900 / 3BR from $990,900. Roughly $770 to $900 per SF at entry.
When does it deliver? Groundbreaking mid-2026. Completion summer 2029.
How does pricing compare to Miami's luxury market? The William at ~$770 to $900 per SF is ~20 to 30% below delivered Miami luxury averages ($1,030 per SF in 2025, $1,165 per SF in Mid-North Beach Q4 2025).
Is this right for a family office or UHNW buyer? As a complement, yes. As a trophy asset, no. Best positioned as a yield-oriented, entry-basis-driven allocation alongside trophy product like Nobu, Delano, or Mandarin Oriental.
Can international buyers purchase? Yes. Foreign nationals have the same ownership rights as U.S. residents. Financing programs for foreign nationals typically require 30 to 50% down. I advise clients from Italy, Colombia, Mexico, Argentina, Venezuela, Honduras, and across Europe on entity structure, FIRPTA, and cross-border tax planning.
What makes Innovatio Realty Group different? One integrated platform: sourcing, acquisition, construction through OKABREMA CORP (our licensed bonded insured construction partner led by Octavio Maniglia), staging, marketing, resale. One relationship across the full life cycle of the asset.
