1110 NW 1st St · Miami, FL 33128 · Health District

Centralis Residences

8-story mid-rise, completed 2025, 100 residences in Health District.

Tell me your unit and I'll prepare its value myself, from Centralis Residences's closed sales and what is listed now. Then we talk it through.

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At a glance Centralis Residences (1110 NW 1st St, Health District) is an 8-story, 100-unit building completed in 2025. FEMA flood zone AE. Source: Miami-Dade Property Appraiser and MLS building records, and the FEMA flood map.

Developer rendering

Built
2025
Floors
8
Residences
100
Flood zone
AEFEMA

MLS via Bridge IDX · as of Nov 2, 2026 · How these numbers are made

The project, decoded.

Status, the build, the rental rules and the deposit schedule as the developer publishes them, cross-checked against the MLS.

Pre-construction intel

Status & delivery

Condo Conversion

Est. completion
Q4 2025
Est. HOA
$0.81/SF/mo

Delivery dates are developer estimates and slip more often than they hold. I track the actual construction milestones.

The build

Floors
8
Residences
100
Mix
1 to 3 Bedrooms
Ceilings
Approximately 9 Ft
Balconies
3 Ft 6 In to 5 Ft 11 In deep
Developer
Gamla Cedron Group
Data
Developer-verified

Rental rules

Short-term / Airbnb
Not allowed
Minimum lease
30 days
Leases per year
12

Deposit schedule

  1. 10% at Contract (Owner-User)
  2. 15% at Contract (Non-Owner-User)
  3. Balance at Closing

What Centralis Residences comes with.

The developer

Gamla Cedron Group

The sales gallery works for the developer. I work for you. Same prices, same inventory, but the diligence, the negotiation and the read on this project against every other one in the pipeline are yours.

Developer site ↗Instagram ↗

Represent me here

The read on Centralis Residences.

Built in 2025, Centralis Residences is a 8-story mid-rise at 1110 NW 1st St in Health District. 100 residences are on record for the building. Behar Font & Partners designed it for Gamla Cedron Group.

The deposit schedule on file: 10% at contract (owner-user), 15% at contract (non-owner-user), balance at closing. Rental rules as published: no short-term rentals; minimum lease 30 days; up to 12 leases a year. The developer's estimated association fee is $0.81 per square foot per month.

Sources: Miami Assoc. of REALTORS® MLS via Bridge IDX, Miami-Dade Property Appraiser records. Blanks mean the record doesn't state it; nothing here is estimated.

The record 12 facts

The record

Address
1110 NW 1st St, Miami 33128
Neighborhood
Downtown
Developer
Gamla Cedron Group
Architect of record
Behar Font & Partners
Residence mix
1 to 3 Bedrooms
Ceilings
Approximately 9 Ft
Est. HOA
$0.81/SF/mo
Year built
2025
Status
Condo Conversion
Floors
8
Residences planned
100
Short-term rentals
Min lease 30 days

The file on Centralis Residences.

The rules on record, the documents in my files, the two Florida checks every buyer should run, and the buildings around it. Each card opens.

FEMA flood zone

AE

Inside FEMA's Special Flood Hazard Area. A federally backed mortgage requires flood insurance here.

What the zone means
  • The 1% annual chance ("100-year") flood area, with a base flood elevation set.
  • Base flood elevation 9 ft (NGVD29).
  • The zone is a map line, not a premium. Ask the association for its master flood policy, and get a flood quote for the specific unit before you commit.

FEMA National Flood Hazard Layer, checked at the building's mapped location on Oct 12, 2026. Open the official map ↗

Milestone structural inspection

Due 2055

Due by statute by December 31, 2055, 30 years after 2025, then every 10 years.

What the deadline means
  • Miami-Dade sets 25 years for condo buildings within three miles of the coastline, which would be December 31, 2050.
  • Based on year built 2025 (MLS record). The statute counts from the certificate of occupancy date, which can differ.
  • The association must give every owner the inspector's summary. Ask for it, and for the structural integrity reserve study, before you commit.

Fla. Stat. § 553.899(3) ↗ and Miami-Dade recertification ↗, read Oct 9, 2026. What the deadline means for buyers

Nearby

Around Centralis Residences

5 more nearby

Smaller buildings close by: The Edges at 2nd St (360 m) · The Edges at 4th (560 m)

Compare with the two nearest →Every Downtown building →Distances are straight-line. Building data from Miami Assoc. of REALTORS® MLS records via Bridge IDX.

Own here, or looking here

Owners: tell me your unit and I'll prepare its value myself. Buyers and renters: I'll tell you when a unit here lists or sells. Either way it starts a conversation with me, not a mailing list.

Own here?

Get your unit's value

Tell me your unit and I'll prepare its value myself, from Centralis Residences's closed sales and what is listed now. Then we talk it through.

Phone or email. One is enough.

Thinking about

Goes to Enrique only. No mailing list.

Looking here?

Get alerts when a unit lists or sells

When a unit at Centralis Residences lists or sells, I'll let you know. I send these myself, not a robot.

Phone or email. One is enough.

Alerts for

Goes to Enrique only. No mailing list.

Enrique Ponte Ojeda on a balcony overlooking the water in Miami
I read the building before you buy or sell a unit in it.Closed history, the association's rules, what is really for sale and what it should trade at. Then we talk.
Enrique Ponte Ojeda
Licensed Florida Real Estate Agent · Carmona Realty Group

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