Portofino Hollywood
A Related Group tower on city land at Hollywood Beach
- Hollywood
- Hollywood Beach
- Not yet released
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- From
- Not released
- Per sq ft
- Private
- Interiors sq ft
- 2,025 to 7,300
- Residences
- 126
- Floors
- 30
- Setting
- Waterfront
Premier research file. Updated October 20, 2026 from 9 sources. See them Rendering courtesy of the developer, conceptual.
Portofino Hollywood is Related Group's plan for 1301 South Ocean Drive, the city-owned site of the Hollywood Beach Culture and Community Center. The draft design is a 30-story, 375-foot tower with 126 condominiums above 84 workforce rentals, a new community center and public parking, all on a 99-year ground lease from the City of Hollywood. The Commission has approved the deal terms, a lawsuit challenges them, and nothing is for sale yet.
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- You hear about the launch, release pricing and the first floor plans for Portofino Hollywood as they are released.
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Inside Portofino Hollywood
About Portofino Hollywood
The draft site plan attached to the October 7, 2026 Commission item, drawn by CFE Architects, shows a 30-story residential tower 375 feet 4 inches tall beside a 4-story, 55-foot community center. Parking for 508 cars sits in a podium, 81 spaces of it public. The tower is set between South Ocean Drive and Surf Road with the beach directly east.
The plan has grown. The 2022 agreement showed 159 condominiums with a cap of 190 units, and a 2025 information site described 27 stories. The 30-story, 210-unit version followed the May 2026 amendment that brought the project under Florida's Live Local Act.
Portofino Hollywood residences and prices
On the draft plan the condominiums occupy floors 8 to 29 at 6 per floor: 40 2-bedroom residences of 2,025 square feet, 40 2-bedroom residences of 2,575 square feet and 40 3-bedroom residences of 3,325 square feet, with 6 4-bedroom penthouses of 4,050, 5,150 and 7,300 square feet on floors 28 and 29.
Separately, 84 Hero Housing rentals, 74 studios and 10 1-bedrooms, are reserved for households at or below 120% of area median income, with priority for Hollywood police, firefighters and city employees and then hospital workers and teachers. The rentals are owned and run apart from the condominium.
Portofino Hollywood pricing and floor plan sizes
- Residence types
- Draft plan (October 2026): 126 condominiums on floors 8 to 29, 6 per floor, as 40 two-bedroom of 2,025 sq ft, 40 two-bedroom of 2,575 sq ft and 40 three-bedroom of 3,325 sq ft, plus 6 four-bedroom penthouses of 4,050 to 7,300 sq ft on floors 28 and 29. Separately, 84 workforce rentals (74 studios and 10 one-bedrooms) on lower floors
- Interior sizes
- 2,025 to 7,300 sq ft
What comes with a residence at Portofino Hollywood
The residences
- Draft site plan (City of Hollywood, October 7, 2026 agenda): 126 condominiums in a 30-story, 375-ft tower
- Condominium floors 8 to 29, 6 residences per typical floor
- 2-bedroom, 2.5-bath residences of 2,025 and 2,575 sq ft (40 each)
- 3-bedroom, 3.5-bath residences of 3,325 sq ft (40)
- 6 four-bedroom, 4.5-bath penthouses of 4,050, 5,150 and 7,300 sq ft on floors 28 and 29
- 84 separate Hero Housing rental units (74 studios, 10 one-bedrooms) for households at or below 120% of area median income
Amenities
- Residential amenities not yet published
- Public components: new 3-story community center with event space, cafe and restaurant; refreshed Harry Berry Park; covered public beach parking (81 public spaces in the draft plan)
The approvals
Related affiliate PRH 1301 S. Ocean Drive, LLC made an unsolicited proposal in January 2020, won a CBRE-run competition, and was approved by a unanimous Commission in March 2021. The comprehensive agreement and 99-year ground lease were signed on May 5, 2022. On May 20, 2026 the Commission approved a first amendment adding the 84 Hero Housing units, and on October 7, 2026 it approved the amended and restated agreement and lease, holding the Harry Berry Park piece for October 21.
Under the lease the city keeps the land, receives an initial rent of up to $10 million and 14% of gross condominium sales net of that rent and the developer's community center costs, with a $45 million minimum, plus a base rent that starts near $297,500 a year and rises with inflation for 99 years. Every condominium resale pays the city 0.25% of the price for the life of the lease. Residents have sued, arguing the lease breaks deed restrictions on the land and needed a public vote; the city's resolution says no referendum is required.
Who is building Portofino Hollywood
Related Group, Jorge Pérez's Miami developer, is the ground tenant through PRH 1301 S. Ocean Drive, LLC. CFE Architects is architect of record on the draft plans, the same firm designing Icon Beach farther south on South Ocean Drive. No interior designer, sales team or brand has been announced.
Portofino Hollywood developer and design team
- Developer
- Related Group and BH Group
- Architecture
- Cohen Freedman Encinosa & Associates (architect of record on the October 2026 draft site plan)
Portofino Hollywood location
1301 South Ocean Drive is on the Hollywood barrier island, a block between South Ocean Drive (A1A) on the west and Surf Road on the east, with Azalea Terrace to the north and Bougainvillea Terrace to the south. The beach is across Surf Road and the Intracoastal lies west of A1A. The site today holds the 1-story community center, Harry Berry Park and 2 surface lots.
The full area guide: Hollywood and Hallandale Beach. Nearby: Icon Beach Waterfront Residences, The Residences at Shell Bay
Portofino Hollywood at a glance
Compiled from the developer’s releases, city filings and press. Pricing and availability move; the private presentation carries the current release.
Developer site- Address
- 1301 S Ocean Drive, Hollywood, FL 33019 (city-owned site of the Hollywood Beach Culture and Community Center, Harry Berry Park and two surface lots)
- Also searched as
- Hollywood Arts, 1301 S. Ocean Drive, Hollywood Beach Culture and Community Center redevelopment
- Area
- Hollywood and Hallandale Beach
- Status
- Approved (as of October 2026)
- Developer
- Related Group and BH Group
- Architect
- Cohen Freedman Encinosa & Associates (architect of record on the October 2026 draft site plan)
- Height
- 30 stories, about 375 ft
- Residences
- 126 · Draft plan (October 2026): 126 condominiums on floors 8 to 29, 6 per floor, as 40 two-bedroom of 2,025 sq ft, 40 two-bedroom of 2,575 sq ft and 40 three-bedroom of 3,325 sq ft, plus 6 four-bedroom penthouses of 4,050 to 7,300 sq ft on floors 28 and 29. Separately, 84 workforce rentals (74 studios and 10 one-bedrooms) on lower floors
- Sizes
- 2,025 to 7,300 sq ft
- Pricing
- Not released. Comparable towers nearby from $850K
- Dues
- Leasehold condominium: the city keeps the land. Base Rent starts at $0.85 per sellable sq ft a year (about $297,500 in year 1) with CPI increases for 99 years, and the lease may be assigned to the condominium association, which then becomes the tenant. Every resale pays the city 0.25% of the gross price for the life of the lease. Association dues have not been published.
- FEMA flood zone
- Zone AE, base flood elevation 7 ft NAVD88 (FEMA NFHL point query; Broward panel 12011C0588J effective July 31, 2024)
- Views
- Atlantic Ocean, Intracoastal Waterway
- Delivery
- Not scheduled. Entitlements are due by June 3, 2028, and the lease allows 36 months of construction after the start
Portofino Hollywood timeline and completion date
- January 21, 2020PRH 1301 S. Ocean Drive, LLC, a Related Group affiliate, submits an unsolicited P3 proposal for the city sitesource
- March 17, 2021City Commission unanimously approves Related as the top-ranked proposer after a CBRE-run competitionsource
- May 5, 2022Comprehensive Development Agreement and 99-year Ground Lease signed; conceptual design of 159 condominiums, cap of 190 unitssource
- April 23, 2025City acknowledges extension of the Entitlement Deadline to June 3, 2028source
- June 16, 2025Related begins the city's development review process for 'Hollywood Arts', renamed Portofino Hollywoodsource
- May 20, 2026Commission approves the First Amendment (R-2026-165): up to 210 units, 126 condominiums and 84 Hero Housing rentals at or below 120% of area median income, under the Live Local Actsource
- July 1, 2026State law (Chapter 2026-179) extends Live Local Act preemptions to municipally owned propertysource
- August 2026Residents' lawsuit challenging the May approval reported; plaintiffs argue the lease violates deed restrictions and needed a public votesource
- October 7, 2026Commission approves the Amended and Restated Comprehensive Agreement and Ground Lease (R-2026-332), minus Harry Berry Park; draft site plan shows a 30-story, 375-ft residential towersource
- October 21, 2026Harry Berry Park item scheduled before the City Commissionsource
- ExpectedNot scheduled. Entitlements are due by June 3, 2028, and the lease allows 36 months of construction after the start
Before you place a deposit
- This is a leasehold. The city owns the land, the association is expected to carry an inflation-indexed ground rent for 99 years, and each resale pays the city 0.25%. Lenders and buyers price leaseholds differently from fee simple.
- A residents' lawsuit challenges the approval on deed-restriction and public-vote grounds. A ruling against the city could stop or reshape the project.
- The site plan is a draft and the design has changed from 159 condos to 210 units and from 27 to 30 stories. Expect further changes before permits.
- Entitlements are not due until June 2028 and construction is scheduled at 36 months after the start, so delivery could be well into the 2030s.
- The site is in FEMA flood zone AE with a 7-foot base flood elevation.
Who it suits
- Buyers who want an oceanfront Hollywood address and can wait several years
- Families looking for 2,000 to 3,300 square feet at 6 residences per floor
- Buyers comfortable with a leasehold condominium on public land
Questions
Questions buyers ask about Portofino Hollywood
Can I buy a condo at Portofino Hollywood now?
No. Nothing is on sale and no prices or sales team have been announced. The Commission approved the deal documents in October 2026, but the site plan is a draft, the Harry Berry Park item was still pending and a residents' lawsuit is open. We track the project and will report when a sales program opens.
What does it mean that Portofino Hollywood is on a ground lease?
The City of Hollywood keeps ownership of the land and leases it to Related for 99 years. Buyers would own their condominium units but not the land beneath them. The lease sets a base rent that starts near $297,500 a year and rises with inflation, can be assigned to the condominium association, and charges 0.25% to the city on every resale.
How big will the residences be?
On the October 2026 draft plan the 126 condominiums are 2-bedroom residences of 2,025 and 2,575 square feet, 3-bedroom residences of 3,325 square feet, and 6 4-bedroom penthouses of 4,050 to 7,300 square feet, at 6 residences per floor. These sizes can change before final approval.
What is the lawsuit about?
According to CondoBlackBook's August 2026 summary, residents filed suit after the May 2026 approval, arguing that leasing the city-owned beachfront violates deed restrictions and should have gone to a public vote. The land came to the city through a 1974 settlement for public and municipal purposes. The case number and status were not available at publication.
What are the 84 workforce units?
They are Hero Housing rentals under the Live Local Act: 74 studios and 10 1-bedrooms for households earning up to 120% of area median income, with priority for Hollywood police, firefighters and city staff, then hospital workers and teachers. They are separate from the 126 condominiums and would be owned together as a single rental component.
When will Portofino Hollywood be completed?
Approved as of 2026-10. Lease and development agreements approved by the Hollywood City Commission on October 7, 2026; site plan still a draft and a residents' lawsuit is pending. Completion: Not scheduled. Entitlements are due by June 3, 2028, and the lease allows 36 months of construction after the start.
Who is the developer of Portofino Hollywood?
Related Group, through PRH 1301 S. Ocean Drive, LLC (ground tenant under a 99-year lease from the City of Hollywood). Architect: Cohen Freedman Encinosa & Associates (architect of record on the October 2026 draft site plan).
Is Portofino Hollywood on the water?
Yes. Views take in Atlantic Ocean, Intracoastal Waterway.
What flood zone is Portofino Hollywood in?
Zone AE, base flood elevation 7 ft NAVD88. Confirm with the building's elevation certificate before you sign.
Where is Portofino Hollywood located?
1301 S Ocean Drive, Hollywood, FL 33019 (city-owned site of the Hollywood Beach Culture and Community Center, Harry Berry Park and two surface lots), in Hollywood and Hallandale Beach.
Where these facts come fromShow sources
- Hollywood Beach Culture and Community Center RedevelopmentCity of Hollywood · October 2026
- File R-2026-332: 1301 Amended and Restated AgreementCity of Hollywood Legistar · October 7, 2026
- DRAFT Exhibit C Site Plan / Elevations, 1301 TowerCity of Hollywood Legistar · October 7, 2026
- Exhibit D, Amended and Restated Ground Lease AgreementCity of Hollywood Legistar · October 7, 2026
- Exhibit G, Baseline Project Development ScheduleCity of Hollywood Legistar · October 7, 2026
- Comprehensive Development Agreement First Amendment (presentation)City of Hollywood · May 20, 2026
- August 2026 Broward and Palm Beach Luxury Preconstruction Condo UpdatesCondoBlackBook · August 2026
- Portofino Hollywoodportofinohollywood.com (publisher not identified) · September 2025
- National Flood Hazard Layer (point query)FEMA · October 20, 2026
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