OLIN Palm Beach: the first new condominium on the island in a generation
OLIN Palm Beach condos are the first new condominium project on Palm Beach island in roughly two decades. They are being sold before a price list, residence sizes or a completion date exist, so the offering documents and the escrow terms decide the purchase.
- OLIN Palm Beach pricing
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- OLIN Palm Beach pricing
- 3031 South Ocean Villas pricing
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- 3031 South Ocean Villas pricing
The short answer
- OLIN Palm Beach offers 32 residences in 3 five-story buildings, 1 on the Intracoastal and 2 on the ocean, against 41 approved by the town.
- Inquiry bands run up to $20 million, up to $30 million and over $40 million, against an island condominium record of $23.75 million.
- The Town of Palm Beach tax stack is 14.869 mills, about a third lighter than West Palm Beach's 20.4468.
- The project is not Aman-branded; earlier press reports said otherwise, and the developer has denied the affiliation.
- Demolition has started, but only $55 million of pre-development financing has been announced, and no construction lender or completion date is public.
The figures side by side
Live from our building files. Est. per square foot divides the entry price by the smallest residence.
OLIN Palm Beach condos at 2720 and 2730 South Ocean Boulevard
OLIN Palm Beach is the island's first new condominium development in roughly two decades. It offers 32 residences across 3 five-story buildings at 2720 and 2730 South Ocean Boulevard, designed by OMA and developed by OKO Group and Cain International. No price list exists yet, and inquiry bands run from under $20 million to over $40 million.
The project replaces the Ambassador Hotel and Residences and the Edgewater House co-op on the South End's condominium row, about half a mile north of the Lake Worth Beach pier. The OKO Group and Cain International joint venture bought both in October 2022 for a recorded $147.6 million. The 2 properties held roughly 135 units.
Little has been built here in a generation. The most recent South End condominium before this one, Bellaria at 3000 South Ocean Boulevard, was completed in 2006. Search results still surface OLIN as the Ambassador redevelopment, as Edgewater House condos and as Aman Palm Beach.
The brand question is settled for now. The Real Deal reported in August 2025 that an OMA architect had said the project would carry the Aman brand. OKO denied it, Commercial Observer later corrected its own report, and the official site states no brand. The building should be treated as unbranded unless the offering documents say otherwise.
OLIN Palm Beach pricing and the Palm Beach condo record
Pricing exists only as bands. The official site sorts inquiries into 3: up to $20 million, up to $30 million and over $40 million. The Palm Beach Daily News reported in August 2026 that some residences may exceed $40 million. That would clear the island's condominium record of $23.75 million, set by Robert Kraft at Leverett House in 2022.
Brokerage sites quoting a fixed starting price are not drawing on a published list. On the mainland, the closest price reference is South Flagler House, whose developer listed availability up to $72.5 million at top-off. OLIN's advantage is the address and the ocean. Until a price sheet appears, a buyer cannot test value per square foot against anything.
Taxes on the island are materially lighter than on the mainland. The 2025 Town of Palm Beach stack is 14.869 mills against 20.4468 in West Palm Beach. A $25 million residence assessed at full value pays about $371,700 a year on the island and about $511,200 at the mainland rate. That gap is part of the premium buyers pay to be east of the Intracoastal.
Choose the side of the road before the floor plan
The approved plan is 3 five-story buildings totaling 277,833 square feet. Commercial Observer reported 24 residences in 2 oceanfront buildings at 2730 South Ocean Boulevard, over a 126-space underground garage. Another 17 sit in the Intracoastal-facing building at 2720, and a tunnel under the road links the garages.
The sale offering is 32 residences. The reason for the reduction from 41 has not been published and may reflect combined units. Residence sizes have not been released either. One brokerage describes three- to five-bedroom plans of roughly 3,500 to 7,000 square feet with private elevators, plausible for the building area and unconfirmed.
GACHOT, the studio of Christine and John Gachot, is the interior designer, and Spina O'Rourke + Partners is architect of record. The two sides of the road are different products. Oceanfront residences trade beach access for exposure to the Atlantic, while lakefront residences at 2720 face the Lake Worth Lagoon and sunsets.
The contract should name the building. The sales team should also explain how residents of 2720 reach the beach and how the underground garage is protected from water. Those answers shape daily life more than any rendering.
OLIN has its approvals and still lacks a construction loan
The town's approvals took more than two years. A 2024 zoning text amendment was withdrawn after council opposition. At its first review in March 2025, the Architectural Commission deferred the plan 4 to 3. On October 29, 2025 it approved demolition unanimously, recommended 18 variances 4 to 3 and approved the design 5 to 2 with conditions.
On June 24, 2026 the commission granted the remaining design items. Town records cite 21 variance requests, the central one allowing added fill to bury the parking. Demolition was visible at both sites by July 10, 2026, and sales launched that month through The Corcoran Group.
The money has not caught up with the approvals. In January 2026 the developers announced $55 million from BDT & MSD Partners, which the joint venture said would fully capitalize the pre-development phase. No construction loan, groundbreaking date or completion date has been published.
That sequence matters for deposits. Under section 718.202, deposits above 10 percent of the price can be spent on construction only if the contract allows it and the statute's conditions are met. Section 718.503 gives a 15-day cancellation right after signing or receiving the documents. Without announced construction financing, the escrow terms deserve a close reading.
Palm Beach island new construction condos stay scarce by code
One other new condominium is approved on the island: the unnamed Copperline Partners project at 3031 South Ocean Boulevard. It holds 12 connected Italian villa-style residences of about 3,500 to 5,600 square feet by Fairfax, Sammons and Partners on a man-made peninsula.
The Town Council approved the site plan and 14 variances unanimously on April 15, 2026. The plan still needs state permits to dredge a canal and boat basins, and no name or pricing exists. Both OLIN and Copperline sit in FEMA Zone AE with an 8-foot base flood elevation.
Scarcity on the island is structural rather than cyclical, and the town's code is the reason. It caps multifamily buildings at 5 stories. That supports pricing. It also leaves a buyer few direct comparables to negotiate against.
Against mainland towers, the useful measure is all-in annual cost rather than price alone. Island taxes are lower, while dues in a 32-residence building spread fixed costs over few owners. An advisor can arrange a private presentation with the Corcoran sales team once the residence program is unveiled.
Questions to put to the sales team
- Which of the 32 residences are in the oceanfront buildings at 2730 and which in the lakefront building at 2720?
- Why is the offering 32 residences when 41 were approved, and can it change before closing?
- What are the interior and terrace square footages and the price per square foot for each residence?
- Has a construction lender been engaged, and what is the outside completion date in the contract?
- What deposit schedule applies, and will deposits above 10 percent be used for construction?
- What is the estimated monthly assessment, and how are the tunnel, garage and two-site amenities allocated?
- Will any hotel or lifestyle brand be attached, and if so under what license terms?
- How is the underground garage protected against flooding, and where are generators and electrical rooms located?
For every new tower in South Florida with its figures, floor plans and sources, open the index.
Questions this article answers
How much do OLIN Palm Beach condos cost?
No price list has been published. The developer's website sorts inquiries into bands of up to $20 million, up to $30 million and over $40 million, and the Palm Beach Daily News reported that some residences may exceed $40 million. That would surpass the island's condominium record of $23.75 million, set at Leverett House in 2022.
Is OLIN Palm Beach an Aman project?
No. The Real Deal reported in August 2025 that the project would carry the Aman brand. OKO Group denied any affiliation, Commercial Observer corrected its own report, and the official OLIN Palm Beach site names no brand. An OKO spokesperson said a brand may be named later, so rely only on the offering documents.
Where is OLIN Palm Beach located?
OLIN Palm Beach is at 2720 and 2730 South Ocean Boulevard on the South End of Palm Beach island, on the former sites of the Ambassador Hotel and Residences and the Edgewater House co-op. The oceanfront buildings are at 2730 and the Intracoastal-facing building is across the road at 2720, linked by an underground garage tunnel.
How many residences are at OLIN Palm Beach?
The Town of Palm Beach approved 41 residences in 3 five-story buildings, 24 oceanfront and 17 on the Intracoastal. At the July 2026 sales launch the developer offered 32. The difference has not been explained publicly and may reflect combined units, so confirm the final count in the declaration of condominium.
When will OLIN Palm Beach be finished?
The developer has not published a completion date. Demolition of the existing buildings began in July 2026, and the January 2026 financing of $55 million was described as covering the pre-development phase. Until a construction loan and groundbreaking are announced, broker estimates of 2029 or later are speculation.
What are property taxes on a Palm Beach island condo?
The 2025 Town of Palm Beach millage stack is 14.869 mills, about $14,869 a year per $1 million of assessed value before exemptions. A $25 million residence assessed at full value would pay roughly $371,700. Homestead owners receive the exemption and the Save Our Homes cap of 3 percent a year on assessment growth.
Who is developing OLIN Palm Beach?
OKO Group and Cain International develop OLIN as a joint venture, with OMA as designer and Spina O'Rourke + Partners as architect of record. GACHOT, the studio of Christine and John Gachot, designs the interiors, and The Corcoran Group handles sales.
What stood on the OLIN Palm Beach site before?
The Ambassador Hotel and Residences and the Edgewater House co-op, which together held roughly 135 units. The OKO Group and Cain International joint venture bought both in October 2022 for a recorded $147.6 million, and demolition was visible at both sites by July 10, 2026.
Is OLIN Palm Beach in a flood zone?
Yes. The site is in FEMA Zone AE with an 8-foot base flood elevation, as is the Copperline project at 3031 South Ocean Boulevard. Town approval allows added fill to bury the parking, so ask how the underground garage is protected against flooding and where generators and electrical rooms sit.
Who is the developer of OLIN Palm Beach?
OKO Group and Cain International. Architect: OMA (Jason Long, design architect); Spina O'Rourke + Partners, architect of record. Interiors: GACHOT (Christine and John Gachot).
SourcesShow
- OLIN Palm Beach (official)OKO Group and Cain International · October 2026
- Name, price ranges unveiled for ultra-luxe condo project in Palm BeachPalm Beach Daily News via Boca Raton Tribune · August 1, 2026
- Ultra-luxury OLIN Palm Beach condos begin salesPalm Beach Now · July 22, 2026
- Cain and Oko unveil Palm Beach's first new condo project in 20 yearsCommercial Observer · April 2, 2025
- Oko, Cain land $55M for Palm Beach's lux condo developmentCommercial Observer · January 23, 2026
- Palm Beach board OKs bulk of design for luxury condo project to replace Ambassador hotelPalm Beach Daily News via Yahoo · October 30, 2025
- Palm Beach design board gets first look at condo project to replace aging Ambassador hotelPalm Beach Daily News via Yahoo · March 29, 2025
- Ultra-luxury Palm Beach condo in the works for site of The Ambassador hotel on South EndPalm Beach Daily News via Yahoo · February 16, 2024
- Developer of high-end South End condo in Palm Beach kills controversial zoning requestPalm Beach Daily News (republished by OKO Group) · February 16, 2024
- Palm Beach oceanfront condo project moves forward on Condominium RowDiscover South Florida · May 14, 2026
- A rare dual-waterfront opportunity in Palm BeachThe Worth Group (brokerage) · November 13, 2025
- OKO and Cain's planned Palm Beach condos will be Aman-brandedThe Real Deal · August 27, 2025
- Little Italy on the Lake Worth LagoonStet News / Lake Worth Beach Independent · April 13, 2026
- South Flagler House (official)Related Ross · October 2026
- TRIM notices and millage tablesPalm Beach County Property Appraiser · 2026
- 3% and 10% capsPalm Beach County Property Appraiser · 2026
- Flood zonesFEMA · July 8, 2020
- Section 718.503, Florida Statutes: Developer disclosure prior to sale; residential condominiumsFlorida Legislature · 2026
- Section 718.202, Florida Statutes: Sales or reservation deposits prior to closingFlorida Legislature · 2026
