Andare Fort Lauderdale - Las Olas - Investor Buyer Report

ANDARE RESIDENCES — INVESTOR BUYER REPORT

September 2026 | The Las Olas Repricing Trade

Andare is different from Selene, Auberge, Casamar and Solemar because it’s still under construction, so there are no meaningful Andare resale closings yet. The latest published developer sheet shows 8 released residences from $2.217M to $16M. Andare will have 163 residences, private elevators and 35,000+ SF of amenities.  

1. #1203 — $2.3045M | 2,144 SF |

$1,075/SF

• My favorite value on the current price sheet.
• 3BR/3.5BA for barely more than the 2BR #2002.
• ~$1,075/SF is an interesting basis for brand-new construction directly on Las Olas.
• Negotiation: I wouldn’t obsess over a huge price cut. Push for developer credit + parking + upgrade/closing incentives. I’d test $2.15M–$2.20M equivalent economics.  

2. #2002 — $2.2169M | 1,816 SF |

$1,221/SF

• Lowest absolute entry price currently released.
• 20th-floor 2BR/2.5BA.
• Attractive second-home footprint for buyers wanting Las Olas rather than the beach.
• Negotiation: Target $2.05M–$2.10M equivalent basis after incentives. But I’d make the sales team explain why you shouldn’t spend another ~$88K for #1203 and gain a bedroom plus ~328 SF.  

3. #2803 — $2.7266M | 2,138 SF |

$1,275/SF

• 28th-floor 3BR.
• Same basic 03 concept as #1203 but much higher elevation.
• The premium over #1203 is about $422K, providing a clean way to price the view/floor premium.
• Negotiation: Make the developer defend that $422K spread. I’d target roughly $2.55M–$2.60M equivalent economics.

4. #3204 — $2.7981M | 2,182 SF |

$1,282/SF

• 32nd floor for under $2.8M.
• 3BR/3.5BA with 272-SF terrace.
• Potential sweet spot between standard residences and trophy pricing.
• Negotiation: Compare directly against #2803 and #3105. Push toward $2.60M–$2.65M equivalent economics, preferably through credits rather than expecting a giant headline discount.  

5. #1401 — $3.4651M | 2,502 SF |

$1,385/SF

• 4BR/4BA.
• Huge 627-SF terrace.
• Strong family/primary-residence layout without penthouse pricing.
• Negotiation: The 14th-floor elevation gives you leverage. I’d test roughly $3.15M–$3.25M equivalent economics and push hard for incentives.  

6. #3105 — $3.063M | 2,190 SF |

$1,399/SF

• High-floor 3BR/3.5BA.
• Good 2,190-SF size without moving into 4BR pricing.
• But #3204 is one floor higher, similar size and roughly $265K cheaper.
• Negotiation: That’s your hammer. Unless there’s a meaningful exposure/view difference, I’d want #3105 pricing brought materially closer to #3204.

7. PH2 — $7.98M | 2,730 SF |

~$2,923/SF

• Penthouse elevation and scarcity.
• Completely different buyer from the standard inventory.
• But you’re paying more than 2× the $/SF of several regular residences.
• Negotiation: Don’t negotiate this as a percentage off list. Compare the $8M opportunity set across Fort Lauderdale luxury condos and demand a substantial package of concessions.

8. PH2/PH3 — $16M | 6,235 SF |

~$2,566/SF

• 5BR/5.5BA trophy residence.
• Massive 6,235-SF interior plus 745-SF terrace.
• True scarcity rather than a commodity floor plan.
• Negotiation: Make Related compete against every trophy condo available in Fort Lauderdale. At $16M, the buyer has enormous optionality.  

Why Andare Is Interesting

The building’s real investment argument isn’t today’s sales activity—there aren’t resale closings yet. It’s buying into what could become the new pricing benchmark for downtown Las Olas.

The official plans show residences from 1,812 SF to 6,980 SF, private elevators, 10-foot ceilings, Pininfarina-designed Italian cabinetry, Sub-Zero/Wolf appliances and large terraces. The amenity program includes rooftop pools, spa, fitness, pickleball, private dining and business spaces.  

The location is the differentiator: it’s directly on Las Olas Boulevard, with the New River/Riverwalk, restaurants, galleries and downtown all walkable, while the beach and marinas are nearby.  

The Andare Investor Trade

#1203 is the standout to me.

At approximately $1,075/SF, you’re getting a 3BR in a brand-new Pininfarina-designed Las Olas tower at a significantly lower basis than several other currently released Andare units.

The interesting long-term thesis is:

Buy Andare around $1,100–$1,300/SF → let the building complete → allow the Las Olas luxury market to establish the resale premium.

That’s a scenario, not a forecast, and there’s construction/delivery, carrying-cost and future-supply risk.

The developer’s published deposit structure is 15% contract + 15% groundbreaking + 10% top-off + 60% closing, so I’d negotiate economics, incentives and contract terms, not just purchase price.  

My order today: #1203 → #2803 → #3204 → #1401 → #2002.

And I’d use Las Olas River House as the resale-value benchmark: Andare has to eventually justify its premium through new construction, amenities, elevation and Pininfarina design, while River House offers the established New River location at a substantially lower resale basis.