LAS OLAS BEACH CLUB - Top 10 Buyer Opportunities

LAS OLAS BEACH CLUB — INVESTOR BUYER REPORT

September 2026 | The Legacy Oceanfront Value Trade

The setup is interesting: current listings span a huge range, while the 10 sales over the last 12 months averaged about $764/SF and 90% of final asking price. The latest closing is especially important: #705 sold September 17 for $1.30M / $441/SF versus a $1.499M final ask.  

Top 10 Buyer Opportunities

1. #702 — $1.449M | 2,378 SF | ~$609/SF

• 3BR/3BA for less than many 1,905-SF two-bedrooms.
• Extremely compelling basis for an oceanfront building at Las Olas Boulevard.
• #1004’s March closing at $1.606M / $675/SF and #2004’s June closing at $2.10M / $882/SF illustrate the enormous value dispersion within this floor-plan size.  
• Negotiation: I’d open around $1.25M–$1.30M and try to buy around $1.35M–$1.40M.

2. #308 — $1.595M | 3,080 SF | ~$518/SF

• The pure $/SF investor trade.
• More than 3,000 SF for under $1.6M asking.
• That basis is dramatically below higher-floor inventory.
• Negotiation: Start around $1.35M and target roughly $1.40M–$1.50M, depending heavily on condition/view.

3. #607 — $1.195M | 1,905 SF | ~$627/SF

• Lowest absolute asking price among the current inventory.
• 1,905 SF gives you a lot of condo for ~$1.2M.
• #707 just closed for $1.0M / $525/SF, providing an unusually useful negotiating comp.  
• Negotiation: Use #707 aggressively. Start around $1.0M–$1.05M; I’d want the deal near $1.10M–$1.15M.

4. #1502 — $1.975M | 2,380 SF | ~$830/SF

• 3BR at a much better basis than many newer Fort Lauderdale Beach buildings.
• Higher elevation than #702.
• #2004 closed at $2.10M and #2402 at $2.22M, giving this line meaningful supporting comps.  
• Negotiation: Use #702 as the hammer. I’d open around $1.65M–$1.70M and target roughly $1.75M–$1.85M.

5. #1107 — $1.599M | 1,905 SF | ~$839/SF

• Good-sized 2BR.
• Middle floor gives a buyer better elevation without jumping toward $2M.
• #707 at $1M, #1406 at $1.40M and #1707 at $1.735M show how much view/elevation/condition influence this stack.  
• Negotiation: Start around $1.35M and target $1.40M–$1.50M.

6. #1706 — $1.695M | 1,905 SF | ~$890/SF

• Higher-floor 2BR.
• Better elevation can justify a premium over lower-floor alternatives.
• But #1707 closed at $1.735M / $911/SF, putting a ceiling on how aggressive I’d get.  
• Negotiation: Open around $1.45M–$1.50M; target $1.55M–$1.60M.

7. #1806 — $1.945M | 1,905 SF | ~$1,021/SF

• High-floor residence.
• Stronger lifestyle/view proposition than the low-floor value plays.
• But it’s difficult to justify $1,000+/SF when #1707 recently closed at $911/SF.  
• Negotiation: Make seller compete directly with #1706 and #1107. I’d target roughly $1.65M–$1.75M.

8. #1404 — $2.299M | 2,378 SF | ~$967/SF

• 3BR/3BA with useful family/second-home scale.
• #2402—the same approximate size—closed for $2.22M / $933/SF despite being ten floors higher.  
• That makes the current ask difficult to stretch on.
• Negotiation: Start around $1.85M and try to stay around $1.95M–$2.05M.

9. #1501 — $2.9999M | 2,950 SF | ~$1,017/SF

• Big 3BR/approximately 3,000-SF footprint.
• Excellent second-home/family layout.
• #1201 closed for $2.80M / $949/SF, while #705 just sold for only $1.30M / $441/SF—a huge spread demonstrating how important condition, view and seller motivation are.  
• Negotiation: I’d anchor around $2.4M–$2.5M and try to stay below ~$2.7M, subject to condition.

10. #2303 — $3.30M | 3,035 SF | ~$1,087/SF

• Large 3BR/4BA.
• High floor + 3,000+ SF makes it a legitimate luxury second home rather than simply an investor condo.
• But the premium versus the building’s recent closed-sale average is substantial.  
• Negotiation: Use #1501 and the 2,950-SF closed comps. I’d open around $2.6M–$2.7M and look for something around $2.8M–$3.0M.

Recent Sales — This Is Where It Gets Interesting

Recent closings include #705 $1.30M / $441/SF; #707 $1.00M / $525/SF; #1004 $1.606M / $675/SF; #1406 $1.40M / $735/SF; #1707 $1.735M / $911/SF; #2004 $2.10M / $882/SF; #2402 $2.22M / $933/SF; and #1201 $2.80M / $949/SF.  

That dispersion is the story. This isn’t a building where I’d pay a generic building-wide $/SF. Floor, view, renovation and seller motivation matter enormously.

The Investor Trade

Las Olas Beach Club = buy the old-building discount before paying the new-building premium.

Selene and the newer Fort Lauderdale Beach luxury product create a useful comparison, while Las Olas Beach Club offers larger floor plans at dramatically lower absolute $/SF in selected units. The most interesting hunt, in my view, is #702, #308 and #607 because the asking basis starts around $518–$627/SF.  

For buyers, I’d negotiate 2–3 acceptable units against each other and make the sellers compete for the same cash buyer rather than falling in love with one residence.