Panoramic Views from 3 Bedroom Penthouse at Quantum on the Bay
June 17, 2008 by Lucas Lechuga
To the south, you can see Brickell Key and Key Biscayne from the Penthouse at Quantum on the Bay.
You can also see the Venetian Islands, Fisher Island, South Beach and Star, Hibiscus and Palm Islands.
Here you see the rest of Miami Beach from the Penthouse at Quantum on the Bay.
To the north, you can see Surfside, Bal Harbour and Sunny Isles Beach in the distance.
glad to see you are alive…..how much is this unit going for?
List price is $850,000. The unit has 1,890 square feet of interior space.
Anyone know anything about Roney Palace on the beach? What is 760 feet city view completely renovated worth at the bottom of course??
Lucas,
Is there a problem with your site server ? I do not see any pics.
I personally consider Quantum a great design building and excellent location longer term. Apartments in line 01 have pretty much same view (2 bedroom) around 1400 sqft listed for around $550K….pricey but reasonable for foreigners given weak dollar
This is the crapiest building I have seen in Miami. The view and location is great but the lobby and amenities look like the developer ran out of money. What a shame, could have been a great building. New owners should throw in 20k in a special assessment (around $13,000,000 total) to revamp the building amenities and lobby to bring it up to par and get a real value out of their investment.
Do not exagerate, what is wrong with the lobby? The lobby looks nice!. Public areas are really nice and big! On the amenities side, yes, Quantum owners where shortchanged, no jacuzzi, no steamroom as promissed in writing, and the two pools are for kids, maximum depth 4′ 8”, but serve their purpose. The maintenance is on the average $200 more than at 1800, I was told in part because the developer chose flood insurance coverage and Quantum might be overstaffed, something the HOA will have to look into. The garage is problematic, especially if you park on the higher floors. So there are pluses and minuses. The location is great, Margaret Pace park is nice and will get better.
Lucas,
You should have come to see ours. Ours has been upgraded.
I really like the amenities at quantum, sure it would of been nice to have a steam room, but heck its got everything else. Granted, I agree with its parking problems and yes these are issues that can and will be dealt with, but the reality is that for the money and location I really feel that it is the most bang for your buck. I, personally, was impressed with their amenities floor as I thought that it was unparalleled in size and in its offerings. Its got a huge gym and I really feel a sense of community building in the whole area. Whatever problems exist are workable and minute in comparison to most buildings anywhere in Miami.
I recently began using this site and I find it a great help. I live in NE and I am in the market to purchase a condo in SoBe, perhaps towards the end of the year.
The agent I work with has suggested the following three communities:
Waverly
Floridian
Flamingo
Since I am not very familiar with the area, it would be helpful ( I think )to get a more objective view than the agent. I would appreciate hearing not only the good but also the BAD info. on these communities. Or if you could recommend a site that would be helpful. Thanks.
All three are converted apartment buildings and the common areas, including narrow hallways, are not what you would expect for the money.
Find an agent with some taste. If you are spending SoBe $$$, you can do better.
While Un-Related is correct about the buildings being converted from apartment and not having exquisite common areas, he’s not painting the whole picture.
The Floridian and the Waverly are both very nice, fairly new (circa 2000), upscale complexes. They are both situated in great locations on the bay, with many units in both having fantastic bay views. While they may not have the allure or amenities of some of the South of Fifth buildings, their locations (especially the Waverly–a 7 minute walk from Lincoln Road) are, in my opinion, better.
While South of Fifth may have more appeal as an elite area, it lacks a neighborhood feel and is also much more isolated from most of the great areas of South Beach. Forget walking to Li ncoln Road from South of Fifth. It’s an easy stroll from the Waverly or Flamingo and very doable from the Floridian (about 8 blocks).
So as long as you get an upgraded unit in the Floridian or Waverly (one that has been enhanced since the conversion and no longer has the cheaper finishes), there’s a lot of positives to living/buying in the Floridian or Waverly. Flamingo is another (very long) story.
As a resident of south of fifth, I have to object with JB’s assessment of my neighborhood. SoFi most certainly feels like a neighborhood and is has the strongest neighboorhood association on the beach (SOFNA). You might not be able to walk to lincoln road from sofi, but you can most certainly walk to the beach, which I will take any time over a tourist congested generic gentrified mall. It is a quiet neighborhood with its parks which considering the size of sofi are considerable and some of the best restaurants in all of the beach which you can literally walk to. It is family friendly and at the same time welcoming to all. We have a grade A elementary school within walking distance from all of sofi and we have a brand new kids park on 3rd and ocean. I am sorry, but this certainly feels like a neighborhood to me and to all who I know. I would have to agree with Unrelated, find a realtor with taste.
South of Fifth has a very strong neighborhood association for a reason.
Because it’s full of problems.
http://www.youtube.com/watch?v=xFcnXLONSMk
People living South of Fifth need to quit crying about the noise and move to a condo to get away from it or go to Brickell.
Don’t live in South Beach if you don’t want to play by it’s rules.
I heard a lot of porn gets filmed at the Flamingo…
As a trained urban planner and New Urbanist, I agree with DLJ, South of 5th is a charming neighborhood, I don’t live there and know nothing about its noise concerns or other issues. Urbanistically though, it’s charming and feels like a neighborhood.
I also applaud DLJ’s description of Lincoln Road- “a tourist congested generic gentrified mall” too funny! Shudder!
Just entered contract to purchase 2 BR south of fifth…. wife and I looked all over the beach. SOFI fits out needs… quiet, park for my daughter and a neighborhood feel. The video on youtube does a great job and seems the local government passed law that will restrict future problem restaurant/bars.
Also… want to go to Lincoln Road … can catch the bus for a quarter.
1. JB said: “The Floridian and the Waverly are both very nice, fairly new (circa 2000), upscale complexes. They are both situated in great locations on the bay, with many units in both having fantastic bay views. ”
The Waverly is a lot nicer than the Floridian. I have lived in the latter. The HOA monthly on the unit I am renting is approximately $950. I have seen multi-day AC shut-offs, water leaking through ceilings over both showers, “dark” hallways, unfinished (f0r a year) paint jobs, dog poop in pools, foreclosures, etc, etc…..
2. JB also said: “While South of Fifth may have more appeal as an elite area, it lacks a neighborhood feel and is also much more isolated from most of the great areas of South Beach. Forget walking to Li ncoln Road from South of Fifth. It’s an easy stroll from the Waverly or Flamingo and very doable from the Floridian (about 8 blocks). ”
There is a small bus that runs every 15 minutes that costs $.25 that does a loop around SoBe (Washington (on east) West (on west) Publix (north) and South Pointe Dr. (on south).
DLJ said: “It is a quiet neighborhood with its parks which considering the size of sofi are considerable and some of the best restaurants in all of the beach which you can literally walk to. It is family friendly and at the same time welcoming to all. We have a grade A elementary school within walking distance from all of sofi and we have a brand new kids park on 3rd and ocean. I am sorry, but this certainly feels like a neighborhood to me and to all who I know. I would have to agree with Unrelated, find a realtor with taste.”
Thanks and I FULLY AGREE with your (and la la’s) analysis of SoFi. As long as you have a parking space, you can not beat the neighborhood.
la la said: “I heard a lot of porn gets filmed at the Flamingo…”
I spent 2 years on the east side of the Aimco center-tower at the Flamingo. Loved THAT one building despite the occasional frat party. Porn, who needed porn, with the Eros Guide Brazilian hookers that lived there? The bigmouthfuls.com were filming in the North Tower (one of the old buildings) there constantly!
EIRE
Both the westside & SOFI are greast hoods. You just need to see 10/15 buildings in both & other locations to feel the vibe yourself. Beach access & water views play a big factor obviously so if you’re not familiar with the area break out your 33139 sneakers . After you tour the buildings with your realtor revisit the locations by foot solo 10/11pm as well.
Wild Bill, South of fifth is not full of problems. The video you posted is about a loop hole that existed that allowed small hotels with a restaurant to seat as many people as they wanted in their restaurants and hence congesting ocean drive south of fifth. That video was posted by our association and hence you can see just how aggressive they are in dealing with any potential issue that can disrupt our lifestyle. How many other associations do you know that are that involved in this city? That loop hole has since been addressed. We have an active neighborhood association because there are numerous concerned educated individuals who live in this neighborhood that do not want to see what goes on north of fifth come into our neighborhood. We are relatively quiet, safe and I can tell you that as an almost native miamian (have lived in Miami 34 years) this is by far the best place that I have ever lived.
South of Fifth is designated a Residential zone for a reason. Its an easy $5 cab ride to Lincoln, but you can walk to the beach easily. West Avenue is a loooooooooong hot walk to the beach.
Besides, Lincoln Rd isn’t what it used to be.
I am looking for opinions on Neo Vertika. I have not seen it in person but I see the prices are dropping and I am interested in purchasing one of their 2 story (one bedroom) lofts sometime early next year. If anyone lives there or have visited, I would love any info.
P.S. If you happen to know how many floors in the parking garage because being assigned parking on anything over the 5th floor is a deal breaker for me.
As for the topic of this strand, Quantum. I have been there several times and I like the building overall but for some reason I get the feel of being at the Flamingo on South Beach whenever I am there. It seems like someday it will turn in to a party building. Everyone seems to be in there 20’s or early 30’s and relatively good looking (with a few exceptions).
The 12 parking garage floors sucks, though. My friend is assigned parking on the 11th floor. Good thing he is a renter and does not drive.
Anton,
I do not know what you are talking about, that the Quantum common areas being crappy! In fact if there is one thing I am wishful about, it is that the common areas of my building should look like that of Quantum. Their lounge areas are fantastik. Especially the duplex lounge facing the bay on the 11th and 12th floor. I agree that the Lobby is not dramatic or huge like the Plaza on Brickell or even the 1800 but is pleasing and does the job very well. If I were on the board of Quantum HOA (or even just a home owner) and if anyone suggests a $13 million special assessment to redo the lobby or common areas, I will personally wring their neck.
Neo,
You are very correct in your assessment. Quantum might eventually become the party building ala Flamingo etc. Yes the building is populated with the young and hip. That may be due to the fact that it is becoming very rental oriented, very conveniently located close to the UM and also because it has many many more studios and 1 BR’s compared to all other new buildings in the downtown/parkwest/OMNI areas which are geared heavily towards 2 BR and 3 BR apts. I dont know if it is good or bad (certainly a great Eye Candy though), but for a long term living I prefer the 1800 with its more homely and established feeling and still able to meet the cuties and the beauties at the Pace park in front!
AJ,
Fully agree with your observations. Lounge are at Quantum is really nice and gym is quite good too. I dont have a problem with the lobby….it is not a hotel but a residential building, so it performs the role appropriately. Parking is definitely a negative point and it will just be this way by design. Pressure should be placed on Terra to add mirrors on turns just to increase safety in general.
Hi everybody,
I am the owner of one of the lofts in Quantum.
I think that their lobby lacks paintings or any other forms of decorations. It has some but alot of empty walls. May be they did not install them yet. It takes about 1 years until the building settles so to speak and pays attention to details. I think that Quantum is a very funtional building in great location.
Eire,
There is a reason why your realtor suggested you these 3 buildings and not SOFI like all others are recommending. You must have expressed your interest to live on SOBE and experience the SOBE living and lifestyle. If I were your realtor, I would have done the samething and not redirect you towards SOFI or OMNI or Sunny Isles with better, newer buildings, neighborhoods and prices. If I am correct in what your requirement is you must definitely look into Waverly and Floridian. I hated Flamingo from day 1 and so I wont even attempt to discuss that building.
I like the Floridian for the views and location. The layout of the flats is not bad either. The hallways and the general quality of construction is bad as Unrelated has suggested due to the fact that they were made as rental buildings initially and they kind of slapped some $hit together to make those kind of buildings. Floridian is way way overpriced and not worth the money. The monthly maintenace is a killer there.
My favorite lines are Ist choice = Line 11 and 2nd choice = lines 12 and lines 1
Waverly used to be as overpriced as the Floridian but off late, there are many deals to be had there. Other than the High Maintenance just like the Floridian, I do not have any other major issues with the Waverly. Location cant be beat.
My favourite lines are 1st choice = Lines 1 and 2 and 2nd choice = Lines 7,8,13 and 14.
I cannot understand why the Quantum owners are griping about the building and feeling helpless. Is there no one in that building with some initiative and some testosterone? Do you guys have to put flyers on car windshield to talk to each other? Such a pity and a shame.
OK, this is what I have done:
I have first proposed to form a 1800 Club Home Owners Liaison Committee to have a dialogue with the developer to take care of things of common interest until he is ready to hand it over to the HOA and also so that the home owners can have a say in the affairs of the building until then.
I talked to a couple of likemindede people, drafted a call to meeting, asked the manager to put it up in all the common areas. Initially he was reluctant but I spoke to the developer directly and he gave the consent.
The first day, 31 owners showed up at the lobby (I was thinking that if I get 10 owners, I would be lucky!). For 5 committee positions, 12 people competed and there had to be elections! Finally we formed a committee and they made me the secretary (I did not want to be the chairman as I feel that it should belong to a more mature and dignified person LOL). We had a second meeting and we passed a lot or recommendations and resolutions and made a laundry list of things and gave it to the developer for consideration. Even though these recommendations are non-binding, they have a powerful group of home owners supporting them. The developer has graciously agreed to consider all of those issues and get back to us. But I also credit the developers of 1800 to be very good and decent people. I do not know if the other developers are as co-operative and as nice.
This is what you guys at Quantum or any other building has to do. Once you guys form a committee and eventually a HOA, I want to form a Master association of all buildings from the Grand to the Paramount Bay so that we can make the Pace Park area, the Envy of all of Miami. Any questions, e-mail me at this address I created just for the purpose of this committee [email protected]
Neo asked about opinions in NeoVertika (2 storey loft):
The one bedroom 2-story lofts are cool and hip, but not too practical…..the living room is so tiny, you can barely fit a normal sized couch there, but the bedroom is big enough to put two couches plus a bed…I was going to buy one myself, but didn’t want to live like that…prefer a larger living room.
Also, funcionality. For some but not all, living on two floors is an issue (can be a hassle) as well as the loft space…..again, nice to look at, but not good for privacy if you have guests in town….
good luck…I rented there for a year and got out…finishes are cheap in the kitchens as well…
Neo,
I spent a lot of time in Neo Vertika while looking for a place downtown. As AZ88 mentioned, the spaces are nice looking, but very impractical and lack function. The LR space is very small (which might explain why the pictures on the realtor sites only show that strange angle of the kitchen!). Can’t be more than 6-8 feet to the windows from the edge of the kitchen. And the other side is lost underneath the staircase. But worst of all, there is no real closet space. Also, I went by there one evening and in a couple of the units I visited, I could hear everything on the neighbor’s TV.
Good luck with your search!
Yes, NeoVertika walls are PAPER thin and the place is a college party zone….
Is the Quantum/Edgewater neighborhood zoned light commercial/residential like South Pointe in Miami Beach?
Rumor has it that the City of Miami needs more revenue, they’re going to rent out Pace Park to a Nikki Beach type club. It’s going to be called Edgewater Beach. 18 and under welcome.
No educated neighborhood associations in this area to stop it.
bring it on
Edgewater is just like South Pointe if you add in the hookers, drug dealers, homeless and then take away the beach and nice restaurants.
AJ visit some of the buildings in the area. Like Marina blue, 900 biscayne and 10 Museum you will puke once you go back to Quantum. Even an old crapy building like the Venetian has a nicer loby that Quantum. The furniture in the commoun areas won’t last a year as none of it is comercial grade nor tastefully picked.
Nikki beach has been in south pointe since time immemorial and way before we were here. Our neighborhood association has in fact limited the amount of noise they can make and their ours of operation. FYI, and truthfully it certainly doesn’t bother me or anyone else in this neck of the woods.
Trust me those 20k will turn into 80k in valuation per appartment, a big difference in value of the units in the building. Comparing to Quantum to Flamingo please…. Flamingo has the high grade hookers and bar/club/model crowd living there. All Quantum has is a bunch of low end call girls and strippers and a bunch of weird people living there at least that’s the impression I got when I visited the building.
anton,
I would have to agree with you that in fact, those other buildings do have nicer lobbies, but the reality is that they don’t compare in location. I would much rather live around Pace park than anywhere near that dilapidated area of downtown with all its urban decay still pretty raw to the naked eye. Those buildings had to be imposing in order to sell at the prices that they sold. Which incedently is my second point: quantum sold at much cheaper prices and hence has done relatively well in this terrible market in comparison to some of those buildings that you mentioned. Quantum is teeming with life and appears to be filling fast so to me it’s an issue of more affordable housing and therein lies its success.
Neo,
Next to NeoVertika is Latitude. You may consider buying in this building as well and you will get more options.
gustavo.
Anton,
Puhlease… Marina Blue and beautiful lobby in the same breath? Instead of industrial chic, it is industrial nightmare. 10 Museum Park? Now that is a stretch. Have you seen all around TMP? The building looks dilapidated outside already.
Come on, tell the truth and shame the devil. Are you an exclusive agent for a lot of the units in park west by any chance?
I completely agree with DLJ. Affordability with an acceptable level of luxury amenities is the reason why the Q and the 18 will succeed where others will fail and are failing.
Brickell and Sunny Isles will fail simply because there is tremendous amount of oversupply.
Parkwest, SOFI and some Luxury SOBE buildings will fail because of affordability issue(Overpriced and high HOA dues)
Midtown will fail because because the area is 5-10 years ahead of its time.
That leaves OMNI and its 4 new buildings
1. Opera: Utter and miserable failure because of breathtakingly overpriced for crappy and tiny units.
2. Paramount Bay: Very very high end. Great location, seems like a good construction and going to be great amenities but I am very afraid for its survival or success due to the affordability factor
3 & 4. Q and 18: Price per sf is half of the park west buildings and one third or even one fourth of some SOBE and SOFI buildings. Comparable amenities. The best location in all of Miami in terms of accessibility, congestion, noise levels, recreation facilities, views, art and cultural options and eateries. Rentals are on fire. The only new buildings out of the 50 odd new constructions in Miami with teeming life.
If Lucas can find a way to put those nice bar graphs of Occupation levels of these new buildings rather than closing rates, Q and 18 will come out on tops. Dont take my word. Go to these buildings and see it for yourself.
Bush and Paulson have a new mortgage gimmick:
White House Pushing Mortgage “Covered Bonds”
Thanks for the feedback on Neo Vertika. I suspected as much but i soooo wanted to live in a 2 story loft.
Another pointer for Quantum owners:
When you form a committee, assure the developer that you are not ganging up against him, even though that might be his first reaction.
I have successfully argued in front of the developer of 1800 that the recomendations that we are are proposing are actually in his interest. He has 30% of units yet to close which works out to 150 units. He has agreed that as he does not live in the building, he does not know the day to day issues or problems that are confronting the unit owners and he appreciates the effort. He has already cleared quite a few suggestions made by us and inthe process of doing the rest. By end July we are hoping that he would attempt and clear all the remaining items on the wish list.
In case of Quantum, your developer still holds 40% of units that are not closed. That translates into about 300 units. I heard that the south tower is doing very well but the north tower is still lagging behind quite a bit. That is a big trump card for you guys. Tell him that doing good things for the building and listening to you, the home owners will help him in clearing off his unsold stock quicker than otherwise.
Even if he is not going to be co-operative like the 1800 developer, at least form a committee or a group and put all the things of concern as a list and throw it on his table. If he does not tackle them and attempts to hand over the building to the HOA, you do have options at that stage. But putting everything on paper is the first step. Someone should take up the challenge.
Anton,
what is the name of the girl(s) there, certainly a plus eh? good selling point versus other buildings
Eire I’m surprised your broker mentioned those three buildings but left out the Mirador, where the units are larger and the prices are lower. After a couple of initial bumps the management is doing a fantastic job of running the building like a tight ship and values have largely been maintained.
And where else do you have those amenities? The gym is first rate, there’s a convenience store on the ground floor, a hairdressed, salon, laundry/dry cleaning pick up and delivery, business center, AND a luxury hotel (Mondrian) coming in next door.
Plus Starbucks across the street, Wild Oats supermarket down the street, and unobstructed views of the bay and the ocean that will never be obstructed because of the school in the foreground.
Mirador should definitely be a consideration.
Mirador was built in 1968. The cost to replace the windows with impact glass would be over ten thousand per unit. It should have never sold without a complete upgrade like the Mondrian. It will bite the owners in the ass one day.
AJ,
I can’t agree with you more about the Opera Tower. Not only is it overpriced, but of course very few of the 635 units closed. Of those few not many have ever been treated with respect whatsoever or held in any regard by the developer.
Not even parking assignments for those that closed has occurred. All the studios with no dishwasher or ovens. Although studios I understand are small, has anyone ever heard of no stove or dishwasher? Primitive is what I call that.
Interestingly enough, over the past 3 weeks there has been a massive number of workers on site and with no formal admission from anyone yet, 300 of the units have been apparently sold to a hotel chain. These 300 random rooms which will be scattered all over building will be a nightmare for current owners who paid so much to now have transient hotel guests in and out so frequently.
What was formerly the “customer service” office has now been changed to some sort of check-in area for the new rooms. The public laundry room on the 10th floor has been equipped with white towels and linens. Many of the staff who started with the building have recently been fired.
At the same time “Vista” no longer exists from what I heard and has changed their name. Anyone have any insight? Know any more about the chain that bought the 300 units?
It would be nice for once, (although a stretch) if a developer took more than 1 minute of interest in the buyers to at least have the common decency to let the few owners know what is happening when these deals are made.
Had to post this, although most of you have probably already read it…
Kim thanks for posting, I’m sure this will be the most talked-about article at work today.
I can’t understand how transients can get by security in the buildings, what with all the CCTV’s and all the HOA money spent on rent-a-cops… something tells me that the rent-a-cops are probably in on this.