Buying Guides · June 19, 2026

Tula Residences vs Pagani Residences 2026: Two Visions of Waterfront Living in North Bay Village

North Bay Village is emerging as Miami's most exciting boutique waterfront enclave — and two projects are defining its future. Tula Residences offers serene elegance and boutique intimacy. Pagani Residences brings hypercar-inspired design and global brand prestige. For buyers in 2026, the choice reveals everything about your lifestyle and investment philosophy.

By Condo Invest Miami Research · Editorial & market research · 10 min read

North Bay Village: Miami's Emerging Boutique Waterfront Enclave

North Bay Village sat under the radar for decades — a three-island pocket between Miami Beach and the mainland, more Old Hollywood cachet than condo-market heat. That changes in 2026. Two headline pre-construction projects are repositioning the enclave: Tula Residences and Pagani Residences.

They occupy the same stretch of Biscayne Bay, separated by just 22 addresses on West Drive. Both promise waterfront sightlines, low unit counts, and finishes that rival Brickell and Sunny Isles Beach. Beyond those overlaps, they diverge sharply. For buyers in 2026, that divergence matters.

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The Projects at a Glance

· Tula Residences · Pagani Residences

--- · --- · ---

Address · 7918 West Drive, NBV · 7940 West Drive, NBV

Developer · Bayshore Grove Capital · Riviera Horizons

Architect · M77R Architecture · Revuelta Architecture

Interior Designer · Shannon Farrell Design · Pagani Arte

Stories · 21 · 30

Total Units · 54 · 70

Units Per Floor · 4 · 4

Unit Sizes · 2,120 – 5,370 SF · 2,000 – 3,300 SF

Starting Price · $1,995,000 · $2,400,000

Penthouse Price · $8,000,000+ · $28.5M – $30M

Completion · 2027 · 2027

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Design Philosophy: Serenity vs Statement

Tula focuses on restraint. M77R designed a building that reads as an extension of the bay — hand-trowelled stucco, wraparound glass terraces, and a façade that lets the setting lead. Shannon Farrell’s interiors speak in controlled tones: marble counters, champagne metal framing, and Miele appliances throughout. The overall impression: a private retreat built on understated but unmistakable quality.

Pagani aims to be a declaration. As the world's first residential project to carry the Pagani name — the Italian hypercar maker behind the Zonda and Huayra — the building requires attention. Pagani Arte inscribes the brand’s material obsession into every surface: carbon fiber, aluminum, leather, custom Listone Giordano wood flooring in Pagani Chevron pattern, Gaggenau appliances, and 11-foot ceilings throughout. This is engineered theatre — dramatic, exacting, unapologetic.

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Unit Types and Pricing

Tula Residences

• 2 Bed + Den (2,120–2,350 SF): $1,995,000 – $2,500,000
• 3 Bed (2,920 SF): $2,800,000 – $3,500,000
• Penthouse 5 Bed + Den (4,880–5,370 SF): $8,000,000+

Pagani Residences

• 2 Bedroom (from 2,000 SF): from $2,400,000
• 3 Bedroom (from 2,600 SF): from $3,500,000
• 4 Bedroom (from 3,300 SF): from $5,000,000
• Penthouse (6,900 SF + 4,400 SF terrace): $28.5M – $30M

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Amenities Comparison

Amenity · Tula · Pagani

--- · --- · ---

Concierge · 24-hour · 24/7 + butler service

Pool · Resort-style, bay views · Rooftop pool, panoramic

Fitness Center · 2,100 SF · State-of-the-art + Pilates/yoga

Spa · No · Full spa, sauna, steam rooms

Dining · Private dining room for 12 · Alfresco rooftop dining

Club Room · Skyline club room · Residents' lounge + co-working

Marina · No · Private marina + 240-ft boardwalk

Pet Spa · Yes · Yes

Theater · Surround-sound theater · Media room

Boat Slips · No · Yes

Pagani offers the deeper amenity set — rooftop pool, full spa, private marina. Tula trims the roster. The strategy there prioritizes curation and intimacy over the broadest possible package.

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Investment Analysis

Price Per Square Foot

Tula Residences averages approximately $850–$950/SF for standard residences. Pagani Residences averages $1,100–$1,500/SF, reflecting the brand premium.

Brand Premium

Pagani's brand premium is measurable — branded residences historically appreciate 20–30% faster than non-branded equivalents. Brand premiums depend on sustained cultural relevance. Tula, by contrast, delivers comparable waterfront quality at a lower entry price and a broader buyer base.

Rental Potential

Both buildings are in North Bay Village, which currently has no short-term rental restrictions. Estimated gross rental yields:

• Tula: 4–6% gross yield on 2-bedroom units
• Pagani: 3–5% gross yield on 2-bedroom units

Who Should Buy Each

Buy Tula if you:

• Want boutique waterfront luxury at a lower entry price
• Prefer timeless, understated design
• Are a yield-focused investor seeking 4–6% rental returns
• Are buying as a primary or secondary residence

Buy Pagani if you:

• Want the prestige of a globally recognised luxury brand
• Are targeting long-term appreciation driven by brand scarcity
• Want the most comprehensive amenity package in North Bay Village
• Are comfortable paying a brand premium for potential outsized appreciation

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The Verdict

Tula and Pagani do not chase the same buyer. They represent two distinct interpretations of waterfront luxury. Tula targets buyers who prize serenity, discretion, and timeless design. Pagani targets buyers who want statement, scarcity, and brand prestige.

Both projects create attractive entry points into one of Miami's most undervalued waterfront neighbourhoods. For the most current pricing, floor plans, and availability for both Tula Residences and Pagani Residences, visit condoinvestmiami.com — Miami's #1 pre-construction portal.

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