LAS OLAS RIVER HOUSE VS. 100 LAS OLAS VS. ANDARE

LAS OLAS RIVER HOUSE VS. 100 LAS OLAS VS. ANDARE

SAME LAS OLAS NEIGHBORHOOD. UP TO 60% LESS PER SQUARE FOOT.

WHY INVESTORS SHOULD TAKE A CLOSER LOOK AT LAS OLAS RIVER HOUSE

CRAIG BUJNOWSKI
Luxury Waterfront Real Estate Advisor
Engel & Völkers Fort Lauderdale

CALL/TEXT: 617-784-7504
INSTAGRAM: @craigbuj

PRIVATE LAS OLAS SHOWINGS & INVESTMENT OPPORTUNITIES — DM CRAIG

 

TOP 5 LAS OLAS RIVER HOUSE CONDO OPPORTUNITIES

1. UNIT #2604 — BEST OVERALL VALUE

$1,395,000 | 2,129 SF | $655/SF

2 BEDROOMS | 3 BATHROOMS

• THE WATERFRONT VALUE PLAY: More than 2,100 SF on the 26th floor, with elevated river and downtown views to evaluate, at approximately 11% below River House’s $736/SF average asking price. A compelling opportunity for buyers who want a large luxury residence without the new-construction premium. NEGOTIATING STRATEGY: Open at $1.25M–$1.30M; target $1.30M–$1.35M.

 

2. PENTHOUSE #4206 — BEST TROPHY PENTHOUSE VALUE

$5,800,000 | 8,329 SF | $696/SF

5 BEDROOMS | 5.5 BATHROOMS

• THE THREE-LEVEL SKY MANSION: An extraordinary 8,329 SF penthouse spanning three levels, with panoramic Atlantic Ocean, Intracoastal, New River and downtown skyline views. Features include an office, gym, media lounge, dramatic staircase and a rare poolside cabana. At $696/SF, this is a distinctive alternative to dramatically more expensive new-construction penthouses. NEGOTIATING STRATEGY: Open at $5.00M–$5.15M; target $5.25M–$5.40M.

 

3. UNIT #1602 — BEST TWO-BEDROOM BUYING OPPORTUNITY

$1,150,000 | 1,522 SF | $756/SF

2 BEDROOMS | 2.5 BATHROOMS

• THE SUNSET AND SKYLINE PLAY: A spacious Chelsea floor plan with western exposure and potential New River, pool-deck and downtown skyline views. Its recent price reduction creates an opportunity to acquire a two-bedroom luxury residence near $1 million. NEGOTIATING STRATEGY: Open at $1.00M; target $1.05M–$1.075M.

 

4. UNIT #3502 — BEST HIGH-FLOOR LUXURY OPPORTUNITY

$2,700,000 | 2,726 SF | $990/SF

3 BEDROOMS | 3.5 BATHROOMS

• THE PANORAMIC VIEW PLAY: Thirty-fifth-floor positioning, approximately 2,726 SF and expansive west-facing river, skyline and sunset views make this an attractive alternative to smaller luxury residences in newer towers. NEGOTIATING STRATEGY: Open at $2.40M–$2.45M; target $2.50M–$2.60M.

 

5. UNIT #1208 — BEST ENTRY-PRICE INVESTMENT

$699,000 | 1,161 SF | $602/SF

1 BEDROOM | 2 BATHROOMS

• THE UNDER-$700,000 OPPORTUNITY: A generously sized one-bedroom residence with floor-to-ceiling glass and elevated city-view potential. Following an approximately 13% asking-price reduction, it offers one of the more accessible entry points into River House’s luxury lifestyle at approximately 18% below the building’s average asking price per square foot. NEGOTIATING STRATEGY: Open at $610,000–$625,000; target $635,000–$660,000.

THREE LUXURY CONDOS. THREE INVESTMENT STRATEGIES.

LAS OLAS RIVER HOUSE — THE WATERFRONT VALUE PLAY

$736/SF — AVERAGE ASKING PRICE

• BUY THE RIVERFRONT, NOT THE MARKUP: Direct New River frontage, oversized residences, panoramic yacht and skyline views, Steven G-renovated amenities and immediate access to Las Olas Boulevard - all at a substantial discount to newer luxury towers.

100 LAS OLAS — THE MODERN LUXURY PLAY

$1,211/SF — AVERAGE ASKING PRICE

• THE MODERN HIGH-RISE ADVANTAGE: Completed in 2020, this 46-story luxury tower combines contemporary interiors, dramatic skyline and distant ocean views, upscale amenities and immediate occupancy.

ANDARE — THE NEW-CONSTRUCTION TROPHY PLAY

$1,825/SF — AVERAGE ASKING PRICE

• THE PININFARINA PREMIUM: Italian-inspired design, private elevators, expansive terraces, premium finishes and an extensive planned amenity collection appeal to buyers prioritizing brand-new luxury.

WHICH BUILDING HAS THE BEST VIEWS?

LAS OLAS RIVER HOUSE — BEST DIRECT RIVERFRONT EXPERIENCE

• THE YACHT VIEW: Select residences overlook the New River, passing yachts, waterfront activity and the downtown skyline, with distant ocean views possible from certain high floors.

100 LAS OLAS — BEST HIGH-ELEVATION SKYLINE EXPERIENCE

• THE SKYLINE VIEW: Upper-floor residences can offer expansive downtown, river and Atlantic Ocean vistas, depending on orientation.

ANDARE — BEST CONTEMPORARY TERRACE EXPERIENCE

• THE MODERN VIEW EXPERIENCE: Expansive terraces and floor-to-ceiling glass emphasize city, skyline and distant water views, depending on floor and exposure.

THE STEVEN G LUXURY TRANSFORMATION

DESIGNER-RENOVATED LUXURY TODAY. A NEW RESORT-STYLE POOL DECK IN 2027.

WHY PAY $1,825/SF FOR NEW CONSTRUCTION WHEN RIVER HOUSE OFFERS DESIGNER-RENOVATED AMENITIES AT APPROXIMATELY $736/SF?

1. THE STEVEN G DESIGNER MAKEOVER

• FROM CLASSIC TO CONTEMPORARY: Steven G has transformed River House’s lobby and interior amenities with sophisticated finishes, contemporary furnishings and a modern luxury aesthetic.

2. THE REIMAGINED SIXTH-FLOOR AMENITIES

• A PRIVATE CLUB WITHOUT LEAVING HOME: Redesigned resident lounges and entertainment spaces deliver a sophisticated luxury experience that competes with newer downtown towers.

3. NEW $5 MILLION RESORT-STYLE POOL DECK — COMING 2027

• THE NEXT BIG LUXURY UPGRADE: A planned approximately $5 million transformation will introduce a refreshed resort-style pool deck, upgraded outdoor gathering spaces and tropical landscaping, further elevating River House’s waterfront lifestyle.

4. MAJOR BUILDING INFRASTRUCTURE UPGRADES

• MORE THAN A PRETTY LOBBY: The broader modernization program addresses the building’s façade, roofing, elevators and mechanical systems - important investments in long-term ownership quality.

5. THE 60% NEW-CONSTRUCTION PRICE ADVANTAGE

• BUY THE TRANSFORMATION BEFORE THE NEXT CHAPTER: River House’s $736/SF average asking price is approximately 60% below Andare’s $1,825/SF average, offering buyers an opportunity to purchase before the planned 2027 pool-deck completion.

THE LAS OLAS LUXURY PRICE GAP

SAME NEIGHBORHOOD. DRAMATICALLY DIFFERENT PRICES.

LAS OLAS RIVER HOUSE

$736/SF

100 LAS OLAS

$1,211/SF

ANDARE

$1,825/SF

WHAT DOES $2 MILLION BUY?

LAS OLAS RIVER HOUSE — 2,717 SF

100 LAS OLAS — 1,652 SF

ANDARE — 1,096 SF

THE LUXURY CONDO CARRYING-COST GAP

THE PURCHASE PRICE IS ONLY HALF THE INVESTMENT STORY.

WHAT DOES IT COST TO OWN 2,500 SF?

LAS OLAS RIVER HOUSE

ESTIMATED PURCHASE PRICE: $1,840,000

• Estimated Annual HOA: $40,000
• Estimated Annual Property Taxes: $36,800

TOTAL ANNUAL HOA + TAXES: $76,800

 

100 LAS OLAS

ESTIMATED PURCHASE PRICE: $3,027,500

• Estimated Annual HOA: $45,000
• Estimated Annual Property Taxes: $60,550

TOTAL ANNUAL HOA + TAXES: $105,550

 

ANDARE

ESTIMATED PURCHASE PRICE: $4,562,500

• Estimated Annual HOA: $55,000
• Estimated Annual Property Taxes: $91,250

TOTAL ANNUAL HOA + TAXES: $146,250

 

THE RIVER HOUSE OWNERSHIP-COST ADVANTAGE

VERSUS 100 LAS OLAS

$28,750 ESTIMATED ANNUAL SAVINGS

$287,500 ESTIMATED TEN-YEAR SAVINGS

VERSUS ANDARE

$69,450 ESTIMATED ANNUAL SAVINGS

$694,500 ESTIMATED TEN-YEAR SAVINGS

SEVEN REASONS RIVER HOUSE MAY BE THE SMARTER INVESTMENT

1. THE 60% PRICE DISCOUNT

• BUY THE LOCATION WITHOUT THE NEW-CONSTRUCTION PREMIUM: River House averages approximately $736/SF versus $1,825/SF at Andare.

2. DIRECT WATERFRONT IS DIFFICULT TO REPLICATE

• YOU CAN BUILD ANOTHER TOWER, BUT NOT ANOTHER RIVERFRONT LOT: Direct New River frontage creates a distinctive yacht-view lifestyle.

3. MORE THAN TWICE THE SPACE

• MORE REAL ESTATE FOR THE SAME MONEY: At the average asking-price benchmarks, $2 million equates to approximately 2,717 SF at River House versus 1,096 SF at Andare.

4. LOWER ESTIMATED OWNERSHIP COSTS

• KEEP MORE CAPITAL WORKING FOR YOU: The illustrative 2,500 SF comparison suggests River House could save approximately $694,500 in HOA and property taxes over ten years versus Andare.

5. DESIGNER-RENOVATED AMENITIES + NEW 2027 POOL DECK

• THE LUXURY MAKEOVER ISN’T FINISHED: Steven G-renovated interiors today, with a new resort-style pool deck planned for 2027—giving buyers a potential additional lifestyle enhancement without paying new-construction prices.

6. MORE ROOM TO NEGOTIATE

• YOUR RETURN STARTS WITH THE PURCHASE PRICE: Available resale inventory and earlier sales below original asking prices suggest opportunities for disciplined buyers to negotiate.

7. THE LAS OLAS LOCATION ADVANTAGE

• LIVE WHERE FORT LAUDERDALE LIVES: Walk to restaurants, galleries, nightlife and waterfront entertainment without sacrificing the convenience of downtown living.

 

THE FOUR-YEAR INVESTMENT THESIS: 2026–2030

WHICH BUILDING OFFERS THE MOST UPSIDE?

LAS OLAS RIVER HOUSE — THE VALUE TRADE

ILLUSTRATIVE PURCHASE: $700/SF

2030 UPSIDE SCENARIO: $1,000/SF

POTENTIAL GROSS APPRECIATION: +43%

• THE THESIS: Buy desirable waterfront square footage at a discount and benefit if renovated amenities and neighborhood investment strengthen resale demand.

 

100 LAS OLAS — THE MODERN LUXURY TRADE

ILLUSTRATIVE PURCHASE: $1,200/SF

2030 UPSIDE SCENARIO: $1,500/SF

POTENTIAL GROSS APPRECIATION: +25%

• THE THESIS: Capture demand for newer, completed luxury residences with high-floor views and contemporary finishes.

 

ANDARE — THE NEW-CONSTRUCTION TROPHY TRADE

ILLUSTRATIVE PURCHASE: $1,825/SF

2030 UPSIDE SCENARIO: $2,200/SF

POTENTIAL GROSS APPRECIATION: +21%

• THE THESIS: Benefit from premium architecture, successful project delivery and continued demand for brand-new luxury residences.

INVESTMENT RANKING

#1 LAS OLAS RIVER HOUSE - BEST RELATIVE VALUE

• THE WATERFRONT VALUE PURCHASE: Direct New River frontage, large floor plans, Steven G-renovated interiors, lower average asking prices and potential negotiating leverage.

#2 100 LAS OLAS - BEST MODERN LUXURY BALANCE

• THE ESTABLISHED MODERN-LUXURY PURCHASE: Newer construction, high-floor views, contemporary finishes and immediate occupancy without waiting for a new development.

#3 ANDARE - BEST NEW-CONSTRUCTION LIFESTYLE

• THE DESIGN-DRIVEN PURCHASE: Pininfarina architecture, private elevators, premium interiors and modern amenities for buyers prioritizing new construction over acquisition cost.

CRAIG BUJNOWSKI
Luxury Waterfront Real Estate Advisor
Engel & Völkers Fort Lauderdale

CALL/TEXT: 617-784-7504
INSTAGRAM: @craigbuj

PRIVATE SHOWINGS | OFF-MARKET OPPORTUNITIES | LUXURY CONDO INVESTMENT ANALYSIS

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