Palm Beach Pre-Construction
Condos & New Developments

The top luxury pre-construction condos in Palm Beach County include Aman Palm Beach (41 ultra-luxury residences on Palm Beach Island, the first new condo in 20 years), Forte on Flagler (41 residences from $14.7M with Jean-Louis Deniot interiors), Ritz-Carlton Residences West Palm Beach (138 residences by Related Group with Arquitectonica and Rockwell Group design), Alba Palm Beach (55 residences with penthouses from $6.95M), and Ritz-Carlton Residences Palm Beach Gardens (106 Intracoastal residences). In Boca Raton, the Residences at Mandarin Oriental and Glass House bring luxury to a walkable downtown setting.

Aman Palm Beach is a groundbreaking ultra-luxury development by OKO Group and Cain International on Palm Beach Island. The project will consist of three five-story buildings with just 41 residences, making it the first newly constructed condominium on Palm Beach in 20 years. Interior design is by William Sofield's Studio Sofield, the same designer behind Aman's most celebrated properties. An integrated Aman hotel and spa will anchor the amenities. The project received initial approval in November 2025, with dual oceanfront and Intracoastal frontage and a proposed pedestrian tunnel connecting both sides of the site.

Palm Beach County is experiencing a luxury development boom driven by an influx of ultra-high-net-worth individuals and families relocating from the Northeast, particularly New York and Connecticut. West Palm Beach has become "Wall Street South" with Citadel, Goldman Sachs, and numerous hedge funds establishing offices. The area offers Florida's zero state income tax, world-class cultural institutions, proximity to exclusive Palm Beach Island, and a more private, family-friendly lifestyle. The arrival of brands like Aman, Ritz-Carlton, and Mandarin Oriental reflects the county's emergence as one of the world's most desirable luxury markets.

Palm Beach County offers an exceptional selection of branded residences including Aman (Palm Beach Island), Ritz-Carlton (both West Palm Beach and Palm Beach Gardens), Mandarin Oriental (Boca Raton), and Mr. C (both West Palm Beach and Boca Raton). These branded developments bring world-class hospitality standards, concierge services, and design to residential living. The Ritz-Carlton alone has two distinct communities in the county, reflecting strong demand for branded luxury across different neighborhoods.

Most Palm Beach County pre-construction condos require a total deposit of 20% to 50% of the purchase price, paid in stages over the construction period. A typical schedule includes 10% at contract signing, 10% at groundbreaking, 10% at mid-construction, and 10% at top-off. The initial reservation deposit is usually $50,000 to $100,000. Ultra-luxury projects like Aman Palm Beach and Forte on Flagler may have different deposit structures. All deposits are held in escrow and protected under Florida condominium law.

Forte on Flagler is one of the most exclusive residential towers in West Palm Beach, located at 1309 South Flagler Drive on the Intracoastal Waterway. Developed by Two Roads Development and Alpha Blue Ventures, the 25-story tower features just 41 residences (two per floor) ranging from approximately 4,200 to 8,400 square feet. Interiors are by renowned Paris-based designer Jean-Louis Deniot. Prices range from $14.7 million to $47.5 million for the penthouse. Construction topped off in 2024 and closings are underway.

Palm Beach County presents one of the strongest investment cases in US luxury real estate. The market benefits from extremely limited waterfront supply, surging demand from Wall Street relocations and wealth migration, zero state income tax, and an unprecedented wave of luxury branded developments. The arrival of Aman to Palm Beach Island signals the market's ascent to the very top tier of global luxury. Unlike markets with abundant new supply, Palm Beach County's constrained geography and strict zoning create a structural supply deficit that supports long-term appreciation.

Foreign buyers can purchase pre-construction condos in Palm Beach County with no special visa or residency requirements. The deposit schedule is the same as for domestic buyers (20-50% during construction). Several South Florida banks offer foreign national mortgage programs with 30-50% down for the closing balance. You will need a US-based attorney for contract review, and we recommend establishing a US bank account for deposit transfers. Manhattan Miami guides international clients from Latin America, Europe, Canada, and beyond through every step of the purchase process.

Closing costs on a new construction condo in Palm Beach County typically range from 1.5% to 3% of the purchase price for the buyer. These include title insurance, title search fees, recording fees, lender fees (if financing), and prorated property taxes and HOA dues. In new construction deals, the developer typically pays for documentary stamps on the deed and the owner's title insurance policy, saving the buyer significant money. There is no real estate commission owed by the buyer. Manhattan Miami provides a detailed closing cost estimate specific to each project before you commit.

The Residences at Mandarin Oriental, Boca Raton is a long-anticipated luxury development in downtown Boca Raton that has faced financial challenges. The developer, Penn-Florida Companies, filed for Chapter 11 bankruptcy protection in December 2025. While the hotel and residences are physically under construction with a target completion of 2026, the financial restructuring creates uncertainty. The developers are seeking new capital to complete the project. Contact Manhattan Miami for the latest status updates and information on buyer protections under Florida condominium law.