SELENE Penthouse vs. ST. REGIS Penthouse : the $10 Million question!

CRAIG BUJNOWSKI | 617-784-7504 | @craigbuj

SELENE vs. ST. REGIS: THE $10M PENTHOUSE QUESTION

Buy the ~$10M Selene penthouse.
Keep ~$10M invested.
Get the oceanfront TROPHY lifestyle today.

YOU DON’T NEED SELENE TO BECOME ST. REGIS.
YOU JUST NEED THE VALUATION GAP TO NARROW.

1. $10M vs. $20.5M — roughly $10.5M less capital for Selene Penthouse than the St. Regis Penthouse.
2. $1,929/SF vs. $3,555/SF — roughly 46% lower $/SF at Selene.
3. 5,183 SF vs. 5,767 SF — ~100% higher purchase price for St. Regis, and only ~11% more interior space at St. Regis.
4. Keep ~$10.5M invested — at a hypothetical 5% return, that’s approximately $525K/year before taxes.
5. Completed vs. future delivery — see, touch and enjoy Selene today instead of waiting for construction.
6. Lower entry basis — you don’t need Selene to ever reach St. Regis pricing for the valuation gap to potentially narrow.
7. St. Regis could actually help Selene — substantially higher new-construction pricing can establish a higher benchmark for Fort Lauderdale Beach luxury.
8. $2,300/SF = ~$11.9M on 5,183 SF. $2,500/SF = ~$13.0M. Illustrative valuations, not forecasts.
9. You’re buying the penthouse, not just the flag — St. Regis offers a major brand and service ecosystem, but the buyer pays significantly more for it.
10. The $10.5M question: Is the St. Regis brand, services and additional ~584 SF worth another $10.5 MILLION?

WHO’S THE MOST LIKELY SELENE BUYER?

Someone who could afford either property but thinks like an investor:

Hedge-fund PM • PE partner • Portfolio manager • Tech founder • Entrepreneur • Family-office principal • CEO • Retired Wall Street executive

The attraction isn’t buying the cheaper penthouse.

It’s buying a trophy residence while keeping ~$10M working somewhere else.

WHAT COULD THEY DO WITH THE EXTRA ~$10M?

• Keep $10M invested at 5% → ~$500K/year before taxes.
• At 7% → ~$700K/year.
• At 10% → ~$1M/year.
• Buy a $3M–$5M yacht and still retain millions of liquidity.
• Buy another South Florida investment property.
• Maintain a diversified equity/Treasury/alternative investment portfolio.
• Put $1M+ into customizing Selene and still be millions below the St. Regis purchase price.
• Preserve liquidity for the next market dislocation rather than locking another ~$10M into a second home.

THE REAL TRADE

Buy the ~$10M penthouse.
Keep ~$10M invested.
Get the oceanfront lifestyle today.

YOU DON’T NEED SELENE TO BECOME ST. REGIS.
YOU JUST NEED THE VALUATION GAP TO NARROW.

CRAIG BUJNOWSKI | 617-784-7504 | @craigbuj