MARTLEY U, Unsplash License
Las Olas and Downtown
Towers on the river and boat slips on the isles
- Fort Lauderdale
- Updated October 20, 2026
- 5 new towers
Las Olas Boulevard runs from downtown Fort Lauderdale east through the shopping district and across the Las Olas Isles to the beach. Its new condominiums come in 3 forms: downtown towers by the New River, where Andare Residences by Pininfarina is rising 46 stories at 521 East Las Olas and Viceroy Residences plans 45 stories in Flagler Village; low buildings on the boulevard and the isles, The Whitfield and 50 Isle of Venice; and Sage Intracoastal Residences, a 28-story tower on the mainland bank of the Intracoastal near Sunrise Boulevard.
Las Olas on the map
Every new tower in the index. Select a name to open the building.
New development in Las Olas
Andare Residences by Pininfarina521 E Las Olas BlvdNow selling, risingFrom $2.2M
Sage Intracoastal Residences900 Intracoastal DrNow selling, risingFrom $3M
Viceroy Residences Fort Lauderdale201 N Federal HwyNow sellingFrom $760KThe Whitfield Las Olas1007-1015 E Las Olas BlvdApproved, coming soonFrom $3.7M50 Isle of Venice50 Isle of Venice DrIn planningFrom $3MPrivate presentations for Las Olas
Current pricing, floor plans and which residences are still available here, sent personally by an advisor.
- The current price release and what remains
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- Deposit terms and our independent notes
Around Las Olas
The streets and landmarks a resident here walks to.
What the district is
Downtown Fort Lauderdale is the office and apartment core along the New River, with the Riverwalk on both banks and Las Olas Boulevard's restaurants and shops running east from it. Huizenga Park, the 3.6-acre riverfront park at the head of the boulevard, reopened in January 2026 after a 2-year, $15 million rebuild by the city, the state, the Downtown Development Authority and private donors. Flagler Village, north of Broward Boulevard, is the newer apartment district.
East of the shopping blocks, the Las Olas Isles are finger islands cut by canals, with houses and small condominiums whose main amenity is a dock. The Intracoastal's mainland bank north toward Sunrise Boulevard is a separate pocket of older mid-rises, where Sage is the first new tower.
What is being built and why now
Andare is the first high-rise condominium on Las Olas Boulevard in nearly 2 decades. Related Group broke ground in May 2025 on the 0.65-acre site it bought in 2020 for $11.25 million: 46 stories and more than 540 feet, 163 residences of 1,800 to more than 4,300 square feet, most priced between $2 million and $5 million and a $16 million penthouse, with more than half under contract at groundbreaking and completion planned for 2027.
Viceroy Residences by Naftali Group is the other tower: 45 stories, 500 feet and 251 residences between Las Olas and Flagler Village, with Rockwell Group interiors and penthouses priced from $8.8 million to $10.4 million. Condo Black Book reported a 2026 groundbreaking and 2029 completion; Florida YIMBY's May 2026 report gave no construction dates. Sage Intracoastal Residences by PMG broke ground in November 2025, closed a $115 million construction loan from GoldenTree in January 2026 and finished its foundation in June 2026: 28 stories and 44 residences, 2 per floor, from 2,767 square feet, for late 2027.
The small buildings carry the boulevard's character. The Whitfield at 1007 East Las Olas was redesigned in 2024 from a 10-story, 140-room hotel to 12 stories with 81 rooms and 17 condominiums, priced at about $2,500 per square foot with short-term rentals prohibited. 50 Isle of Venice, by Claremont Property Company, is 8 stories with 5 homes of 3,050 to 3,200 square feet on a 0.3-acre lot, each with access to 7 boat slips of 38 feet, priced from $3 million to $3.5 million.
Height and approvals
Height here follows a simple gradient. The downtown blocks around the New River and Flagler Village carry towers of 45 and 46 stories. The Las Olas shopping district is low, which is why The Whitfield's increase from 10 to 12 stories went back before the Planning and Zoning Board in November 2024. The isles are lined with 5- to 8-story buildings, and recent filings at 87 and 90 Isle of Venice Drive were 5 stories. A buyer on the isles is buying a small building with a dock, not a tower view.
Flood zones and the 2023 storm
On April 12, 2023, Fort Lauderdale recorded 25.91 inches of rain, the most ever measured in the city in a single day, and large parts of the city flooded. The downtown sites of Andare, Viceroy and The Whitfield are mapped zone AE with a 6-foot base flood elevation on FEMA's July 2024 maps; 50 Isle of Venice and Sage, on the water, are AE 7. New towers raise ground floors and parking above those elevations; what a buyer should check is the street and garage entrance at their own address during a king tide or a heavy rain, and the building's flood policy.
How buyers live here
This is the walkable part of Broward. Owners at Andare, Viceroy and The Whitfield walk to Las Olas restaurants, the Riverwalk and Huizenga Park, and the beach is a short drive over the Las Olas bridge. On the isles and at Sage the trade is reversed: quieter streets and a boat at the door, with the boulevard a short drive or water-taxi ride away.
Facts with sources
Andare Residences by Pininfarina broke ground at 521 East Las Olas Boulevard: 46 stories and more than 540 feet, 163 residences, most priced between $2 million and $5 million, completion in 2027, and the first high-rise condominium on Las Olas Boulevard in nearly 2 decades.
Florida YIMBY, May 19, 2025Viceroy Residences Fort Lauderdale is 45 stories and 500 feet with 251 residences between Las Olas Boulevard and Flagler Village; its 2 penthouses are priced from $8.8 million to $10.4 million.
Florida YIMBY, May 15, 2026Condo Black Book listed Viceroy Residences Fort Lauderdale with groundbreaking in 2026 and completion in 2029.
Condo Black Book, June 29, 2026PMG closed a $115 million construction loan from GoldenTree Asset Management for Sage Intracoastal Residences, 28 stories and 44 residences at 900 Intracoastal Drive, scheduled for completion in late 2027.
Florida YIMBY, January 6, 2026The Whitfield at 1007 East Las Olas Boulevard was redesigned from 10 stories and 140 hotel rooms to 12 stories with 81 rooms and 17 condominiums, expected to start at $2,500 per square foot with short-term rentals not permitted; the Planning and Zoning Board reviewed it on November 20, 2024.
Florida YIMBY, December 2, 202450 Isle of Venice is planned by Claremont Property Company as 8 stories with 5 homes of 3,050 to 3,200 square feet and 7 boat slips of 38 feet on a 0.3-acre lot bought for $7.5 million, priced from $3 million to $3.5 million.
Florida YIMBY, November 25, 2025Huizenga Park, 3.6 acres on the New River in downtown Fort Lauderdale, reopened January 24 and 25, 2026 after a 2-year, $15 million redevelopment; the Downtown Development Authority operates it.
Florida YIMBY, December 15, 2025Fort Lauderdale recorded 25.91 inches of rain on April 12, 2023, the city's highest single-day total, with most of it falling within about 6 hours.
WPTV, April 13, 2023On FEMA's Broward flood maps effective July 31, 2024, the Andare, Viceroy and Whitfield sites are zone AE with a 6-foot base flood elevation and the 50 Isle of Venice and Sage sites are zone AE 7.
FEMA, October 20, 2026- Landmarks: Huizenga Park, Riverwalk Fort Lauderdale, New River, Las Olas Isles, Stranahan House, Las Olas bridge, Flagler Village. Streets: Las Olas Boulevard, Federal Highway, Andrews Avenue, Isle of Venice Drive, Intracoastal Drive, Sunrise Boulevard, Broward Boulevard.
Questions
Questions about Las Olas
Which new condos are being built on Las Olas and downtown Fort Lauderdale?
Andare Residences by Pininfarina at 521 East Las Olas, under construction since May 2025 for 2027; Sage Intracoastal Residences at 900 Intracoastal Drive, under construction since November 2025 for late 2027; Viceroy Residences in Flagler Village, in sales; The Whitfield at 1007 East Las Olas, condominiums above a hotel; and 50 Isle of Venice, 5 homes with boat slips on the isles.
How much do new condos on Las Olas cost?
Most Andare residences are priced between $2 million and $5 million, with a $16 million penthouse. Sage starts in the high $2 millions, 50 Isle of Venice at $3 million to $3.5 million, and The Whitfield was expected to sell at about $2,500 per square foot. Viceroy's 2 penthouses are priced at $8.8 million and $10.4 million; ask the sales team for its lower floors.
Is Andare the tallest condo in Fort Lauderdale?
Andare is 46 stories and more than 540 feet, and Viceroy is planned at 45 stories and 500 feet, so Andare will be the taller of the 2. Florida YIMBY describes it as the first high-rise condominium on Las Olas Boulevard in nearly 2 decades rather than ranking it by height.
Did Las Olas flood in 2023?
Fort Lauderdale recorded 25.91 inches of rain on April 12, 2023, its highest single-day total, and much of the city flooded. The new downtown towers sit in FEMA zone AE with a 6-foot base flood elevation and are built with their ground floors above it, but buyers should look at street access and garage ramps at their address and ask how the building handled that storm.
Can I buy a new condo with a boat slip near Las Olas?
Yes. 50 Isle of Venice has 7 slips of 38 feet for its 5 homes, with access to the Stranahan River, and Sage Intracoastal Residences has proposed 4 private slips on its 200 feet of Intracoastal frontage. The downtown towers do not offer private slips.
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