The Berkeley Palm Beach: Prices, Floor Plans, 2028
Updated October 29, 2026
The Berkeley Palm Beach is a 193-residence, 25-story condominium at 550 South Australian Avenue, West Palm Beach, on the shores of Clear Lake just west of CityPlace. Pricing runs $2 million to $10 million against published sizes of 2,000 to 5,000 square feet, which computes to roughly $1,000 per square foot - the lowest in the city. It is under construction with delivery now estimated 2028.
Building facts
| Address | 550 South Australian Avenue, West Palm Beach, FL 33401 is the marketing address. 500 South Australian Avenue and 601 and 621 Clearwater Park Road are also published for the same 1.9-acre site. See the note below |
|---|---|
| Neighborhood | Directly west of CityPlace, on the shores of Clear Lake - not Intracoastal waterfront. Near the Kravis Center, The Square, Cleveland Clinic and Related Ross headquarters, with direct I-95 and PBI airport access |
| Residences | 193, including four penthouses |
| Stories | 25 |
| Starting price | $2 million to $10 million, unchanged since the December 2024 launch. One source reports starting "just under $2 million" with an average of about $3.5 million |
| Unit sizes | Sources disagree. 2,000 to 5,000 sq ft per launch coverage; about 2,500 (2BR) to 4,800 sq ft (5BR) per 2025 reporting. A live listing shows a 2-bed at 1,699 living sq ft / 2,061 total sq ft - below both published ranges |
| Bedrooms / baths | 2 to 5 bedrooms. One aggregator's data table says 1 to 5 while its own description says 2 to 5. Bathroom counts not published; residences are described with spa-style baths and many include flex, office or media rooms |
| Price per square foot | About $1,000 computed at entry ($2,000,000 divided by 2,000 sq ft), to about $2,000 at the top ($10,000,000 divided by 5,000 sq ft). Using the reported $3.5 million average against a 3,500 sq ft midpoint also gives $1,000 |
| Developer | Al Adelson / Australian Property Group with Sympatico Real Estate (the Morrison family's firm, led by Carlos and Thomas Morrison) |
| Architect | Arquitectonica |
| General contractor | John Moriarty and Associates (Boston), per launch coverage |
| Interior design | Not published. Snaidero kitchens from Italy and smart-home systems are specified |
| Landscape | Not published |
| Sales brokerage | Originally in-house under Joe Conwell. Douglas Elliman Development Marketing took over sales in November 2025 |
| Status | Under construction. Broke ground December 2024. About 20% presold as of November 2025 |
| Delivery | 2028 as of November 2025 reporting, revised from 2027 at launch. One aggregator and MLS listings still show 2027 |
The cheapest price per square foot in West Palm Beach, and exactly why
| Basis | Arithmetic | Price per sq ft (computed) |
|---|---|---|
| Published entry | $2,000,000 divided by 2,000 sq ft | About $1,000 |
| Published top | $10,000,000 divided by 5,000 sq ft | About $2,000 |
| Reported average price against size midpoint | $3,500,000 divided by 3,500 sq ft | About $1,000 |
At roughly $1,000 per square foot, The Berkeley is the lowest price per square foot of any new condominium in West Palm Beach - about a third of South Flagler House and roughly half of Mr. C downtown. Two separate calculations, one from the entry price and one from the reported average, land on the same figure, which gives it some weight.
The reason is almost entirely the water. The Berkeley fronts Clear Lake, not the Intracoastal. Clear Lake is an inland lake west of the downtown core; the Intracoastal is the waterway separating West Palm Beach from Palm Beach Island. They are not the same asset and the market prices them very differently.
That gap is the most useful single data point in this market. Compare like for like at the entry level:
- The Berkeley, Clear Lake: about $1,000 per square foot
- Olara, Intracoastal: about $1,333 per square foot
- Edgeworth, Intracoastal: about $1,563 per square foot
So the Intracoastal premium in West Palm Beach runs roughly $330 to $560 per square foot at the entry level. On a 2,000 square foot residence that is $660,000 to $1.1 million for the water. If you do not need the Intracoastal, this building is where that money stays in your pocket - and the size you get for it is substantial. A 2,000 to 2,500 square foot entry plan is larger than the entry plan at nearly every competing project in the city.
The residences and floor plans
Two to five bedrooms across 193 residences and 25 stories, with four penthouses. The signature floor-plan feature is east-to-west flow-through layouts that give both sunrise and sunset exposure, with what the developer describes as the largest east- and west-facing balconies in West Palm Beach. Many plans include a flex, office or media room. Kitchens are Snaidero, and smart-home systems are specified.
The published sizes do not agree, and a live listing is smaller than both. Launch coverage said 2,000 to 5,000 square feet. Mid-2025 reporting said about 2,500 square feet for a two-bedroom up to 4,800 square feet for a five-bedroom. An active MLS listing shows a two-bedroom at 1,699 living square feet and 2,061 total square feet - meaningfully below both published minimums. Its monthly association dues are $2,549, which is about $1.50 per living square foot.
What that probably means is that the published ranges describe the primary collection and there are smaller plans not reflected in the marketing material. What it definitely means is that you should not rely on "from 2,000 square feet" when you are comparing - and that the $1,000 per square foot figure would be about $1,177 if the real entry plan is 1,699 square feet at $2 million. Get the plan with the square footage printed on it, and ask whether it is living area or total.
Amenities
- Seventh-floor amenity deck with a resort-style family pool, spa and fitness center
- Separate rooftop adult pool and sky lounge
- Teen lounge and children's center
- Wellness studios and his and hers spas with sauna and treatment rooms
- Golf simulator
- Chef's kitchen and private dining room
- Cigar lounge and rooftop nightclub
- Gourmet resident market
- Yoga lawn, game lawn and event lawn
- Pet grooming and dog run
- Full-time concierge and valet
Two pools split by audience - a family pool on the amenity deck and an adults-only pool on the roof - plus a teen lounge and a children's center. This is the most family-oriented amenity program in the West Palm Beach set, which is consistent with the larger floor plans and the five-bedroom option.
Price history - flat for a year, and the developer said why
| Date | Price range | Sales progress |
|---|---|---|
| December 2024 (launch and groundbreaking) | $2 million to $10 million | Not published |
| November 2025 | $2 million to $10 million - unchanged | About 20% presold |
No price escalation at all in the first year. The developer's own explanation, given to trade press in November 2025, was that the market "has slowed down a bit." I would rather quote that than dress it up.
Two buildings in this market are flat - The Berkeley and Olara - while South Flagler House rose 34%, Ritz-Carlton Residences 20% to 24% and Mr. C 13%. The common factor in the flat ones is unit count: 193 and 287 respectively, against 105, 138 and 146 for the three that rose. Deep inventory does not get repriced upward; it gets absorbed slowly or discounted. For a buyer that is good news on price and a question mark on everything else.
Worth knowing before you place a deposit
The sales brokerage changed, and the absorption number tells you why. The Berkeley launched in December 2024 selling in-house under Joe Conwell. In November 2025, Douglas Elliman Development Marketing took over sales - roughly eleven months in, with the building about 20% presold. That is the lowest reported absorption of any West Palm Beach project that discloses a figure. For comparison: Ritz-Carlton Residences was more than 70% pre-sold at groundbreaking, Mr. C about 70%, and Alba reached 95% at completion.
A developer handing an in-house sales operation to an outside brokerage after a year is a normal commercial response to slow sales, not a scandal. But it is a signal, and you should price it in rather than ignore it. Slow absorption on a 193-unit building means more inventory for longer, more negotiating room now, and more resale competition later when early buyers want out.
The delivery date slipped a year. Completion was reported as 2027 at the December 2024 launch and 2028 as of November 2025. One aggregator and current MLS listings still show 2027. Use 2028 and treat 2027 as stale.
Three addresses are in circulation. 550 South Australian Avenue is the marketing address. 500 South Australian Avenue appears in trade reporting. 601 and 621 Clearwater Park Road are the development-site addresses in the filings. Same 1.9-acre parcel, assembled in 2021 and 2022 for a combined $13.8 million.
The financing looks light for the project's scale, and that is worth asking about. Publicly reported: a $30 million construction loan in May 2025 and a $62.5 million pre-construction loan in September 2025, about $92.5 million in total. Compare that to $285 million at Mr. C for 146 condominiums plus 110 hotel suites, $380 million at Olara and $600 million at South Flagler House. A 25-story, 193-residence tower is not getting built for $92.5 million. Either there is additional financing that has not been publicly reported, or more is still to be raised. Ask the sales team directly whether the full construction financing is closed, and get the answer in writing before you place a deposit.
The interior designer and landscape architect are not published. Arquitectonica is the architect and Snaidero supplies the kitchens, but no interior design firm is credited. On a $2 million to $10 million building that is an unusual gap.
The bedroom range is internally inconsistent on one aggregator - its data table says 1 to 5 bedrooms while its description says 2 to 5. Trade press says 2 to 5.
Rental and leasing policy is not published. Get it from the condominium documents.
Who this building suits, and who it does not
It suits you if you want the most square footage per dollar in new West Palm Beach construction and you genuinely do not need the Intracoastal. At roughly $1,000 per square foot with a 2,000-plus square foot entry plan, nothing else in the city is close on space for money. It suits a family - five-bedroom plans, a teen lounge, a children's center, a family pool separate from the adult pool. It suits someone who wants I-95 and airport access over a waterfront address, and who will use CityPlace, the Kravis Center and The Square on foot. And at 20% presold, it suits a buyer who wants choice and some negotiating leverage.
It does not suit you if you want Intracoastal frontage or Palm Beach Island views - Clear Lake is a different thing and the resale market will treat it differently. It does not suit you if slow absorption, a mid-sales brokerage change, a one-year schedule slip and publicly reported financing that looks thin for the build would worry you through 2028. And it does not suit a buyer who wants a brand or a hospitality service platform; The Berkeley is an independent building with no brand partner.
Register me as your broker on your first visit to the sales gallery - not your second. The developer pays the buyer-side commission either way, so representation costs you nothing. But developers require your broker to be registered with you on your first visit. Walk in alone and you give up representation in this building permanently. The agent you meet is paid by the developer and works for the developer.
At The Berkeley there is more for a buyer's broker to do than usual. At 20% presold there is real room to ask for things. And there are three questions that need written answers before any deposit: is the full construction financing closed, what is the actual square footage and measurement basis of the plan you are buying, and what is the current contractual completion date. I will get those, or go with you and ask them in the room.
How it compares to the towers you would realistically weigh against it
A Berkeley buyer is weighing square footage against water. The real comparisons are Nora House inland, Mr. C downtown, and Olara on the Intracoastal.
| The Berkeley | Nora House | Mr. C Residences | Olara | |
|---|---|---|---|---|
| Address | 550 S. Australian Ave | 1105 N. Dixie Hwy | 383 Okeechobee Blvd | 1919 N. Flagler Dr |
| Position | Clear Lake, inland | Nora District, inland | Downtown, inland | Intracoastal waterfront - wins |
| Starting price | From $2M | From $2M | From $1.7M - wins | From $2M |
| Price per sq ft (computed) | About $1,000 - wins | About $1,333 | About $2,048 to $2,215 | About $1,333 to $1,400 |
| Entry plan size | 2,000 to 2,500 sq ft published - wins | About 1,500 sq ft | 830 sq ft | About 1,500 sq ft |
| Bedrooms | 2 to 5 - wins for families | 2 to 4 | 1 to 3 | 2 to 4 plus den |
| Residences | 193 | 117 | 146 condos plus 110 hotel suites | 287 condos plus 170 rentals |
| Presold | About 20% | Not published | About 70% - wins on market validation | Not published |
| Status | Under construction | Not started | Under construction, $285M closed - wins | Under construction, $380M closed |
| Delivery | 2028 | 2029 | 2027 - wins | Late 2027 to early 2028 |
- Olara wins on water. Same $2 million entry, on the Intracoastal, with a private marina and a Jose Andres restaurant. You pay about $330 more per square foot and get a smaller entry residence - but you get the waterway, and in this market the Intracoastal is what holds value.
- Mr. C wins on timing and on market validation - 2027 delivery, about 70% sold, $285 million of construction financing closed. It costs twice as much per square foot in an 830 square foot residence, which is the opposite trade from The Berkeley.
- Nora House wins on district. The Nora District is a new walkable dining and culture quarter, and Nora House is its first for-sale condominium. It is about 33% more per square foot and has not broken ground.
- The Berkeley wins on space for money, by a wide margin. Roughly $1,000 per square foot, published entry plans of 2,000-plus square feet, five-bedroom options and a family amenity program. The price of all that is Clear Lake instead of the Intracoastal, 20% absorption, a brokerage change and a schedule that has already moved once.
Frequently asked questions
How much is The Berkeley Palm Beach?
Pricing runs $2 million to $10 million and has not changed since the December 2024 launch. One source reports a starting price just under $2 million with an average of about $3.5 million. A live listing shows a two-bedroom at 1,699 living square feet with $2,549 a month in association dues.
What is the price per square foot at The Berkeley?
About $1,000 per square foot - the lowest of any new condominium in West Palm Beach. That comes from dividing the $2 million entry price by the 2,000 square foot published minimum, and it is confirmed by a second calculation: the reported $3.5 million average divided by a 3,500 square foot size midpoint also gives $1,000. At the top of the range it is about $2,000. The main reason it is this low is that The Berkeley fronts Clear Lake rather than the Intracoastal. Note that a live listing shows a 1,699 square foot residence, which if paired with a $2 million price would compute closer to $1,177. These are computed figures, not quoted prices.
Is The Berkeley on the water?
It is on Clear Lake, an inland lake directly west of CityPlace - not on the Intracoastal Waterway. That distinction is the single biggest driver of its price advantage, and it is also what a resale buyer will focus on. Clear Lake frontage is genuine water frontage; it is simply a different and less expensive asset than Intracoastal frontage in this market.
When will The Berkeley be finished?
2028 is the current estimate, revised from 2027 at the December 2024 launch. One aggregator and current MLS listings still show 2027, which is out of date. The building broke ground in December 2024 and is under construction. Publicly reported financing totals about $92.5 million, which looks light for a 25-story, 193-residence tower - confirm with the developer whether the full construction financing is closed before you commit to a date.
How many units are in The Berkeley?
193 residences across 25 stories, including four penthouses. That is the second-largest condominium count among the new West Palm Beach projects, after Olara.
Why did the sales brokerage change at The Berkeley?
The project launched in December 2024 selling in-house under Joe Conwell, and Douglas Elliman Development Marketing took over sales in November 2025 with the building about 20% presold - the lowest reported absorption among West Palm Beach projects that disclose one. The developer told trade press that the market "has slowed down a bit." Bringing in an outside development marketing firm after a slow first year is a normal commercial decision, but it is information you should have before you negotiate.
What is the deposit schedule at The Berkeley?
Not published publicly, and developers revise deposit terms during sell-out. Florida pre-construction deposits are generally staged across construction milestones and held in escrow, with a statutory rescission window after you receive the condominium documents. Given the publicly reported financing total and the one-year schedule slip, this is a building where you should specifically ask which portion of your deposit stays in escrow and which may be released to fund construction, and have a Florida real estate attorney read the answer.
Is The Berkeley a good investment?
The factual picture: it is the cheapest new construction in West Palm Beach per square foot by a wide margin, it is physically under construction, and at 20% presold there is inventory and likely some negotiating room. Against that: the price has not moved in a year, absorption is the slowest in the market, the sales brokerage changed eleven months in, delivery slipped from 2027 to 2028, the published unit sizes conflict with each other and with a live listing, the interior designer is uncredited, publicly reported financing looks thin for the build, and rental policy is unpublished. The value case rests on Clear Lake being underpriced relative to the Intracoastal. That may well be right - but it is a bet on a location repricing, not on a building with proven absorption.
Can I use my own realtor to buy at The Berkeley?
Yes. The developer pays the buyer's broker, so representation generally costs you nothing. Register your broker on your first visit to the sales gallery; a broker introduced after you have toured alone is usually not recognized, and you can lose representation in the building permanently.
Construction status as of October 29, 2026: Under construction. Broke ground December 2024 with sales launching the same week. Publicly reported financing: a $30 million construction loan in May 2025 and a $62.5 million pre-construction loan in September 2025. About 20% presold as of November 2025, when Douglas Elliman Development Marketing replaced the in-house sales operation. Completion revised from 2027 to 2028. Site assembled in 2021 and 2022 for a combined $13.8 million. Interior designer and landscape architect not published.
Damara Cohn - Founder and Broker, Mangrove Realty, Inc. Licensed Florida real estate broker since 2002, with 25+ years in the industry and over 35 years living in South Florida. I work the coastal corridor from Pompano Beach through West Palm Beach, and Clear Lake has been the quiet edge of downtown for as long as I have been selling here - which is exactly why the price per foot is where it is, and why that could change if the west side of CityPlace keeps filling in. Contact me directly.
Keep reading
- All West Palm Beach pre-construction condos, with the master price per square foot table
- Olara - what the Intracoastal premium actually costs
- Nora House - the other inland option, priced like the waterfront
- Mr. C Residences - the opposite trade: small units, high price per foot
- Banyan Tree Residences - downtown, branded, not yet started
Figures on this page are compiled from developer materials, county and city filings, trade reporting and live MLS listings. Prices are "starting from" and change without notice. Price per square foot is computed by Mangrove Realty from published prices and published unit sizes and is an estimate, not a quoted figure. Where published addresses, unit sizes, bedroom counts or completion dates conflict between sources, that conflict is stated on this page rather than resolved. Approved and announced projects may be redesigned, delayed, repriced or cancelled. Statements about financing reflect what has been publicly reported and may be incomplete; verify the status of construction financing with the developer. This page is informational and is not an offer to sell or a solicitation to buy where registration is incomplete. Allegations in pending litigation are allegations and not findings of fact. Consult a licensed Florida real estate attorney before placing a deposit on any project with litigation or a paused schedule. Nothing here is legal, financial or tax advice. Verify unit size, assessments, reserves, deposit schedules and escrow terms in the condominium documents. Mangrove Realty, Inc. is not the developer and is not affiliated with Australian Property Group, Sympatico Real Estate, Arquitectonica or Douglas Elliman Development Marketing. Square footage, dimensions and lot sizes shown here are approximate, are taken from developer-published materials, and may differ from as-built conditions and from the measurements stated in the condominium or governing documents. All information on this page, including pricing, availability, specifications, amenities and delivery dates, is believed accurate but is not guaranteed. Mangrove Realty, Inc. makes no representation or warranty, express or implied, as to the accuracy or completeness of any information on this page, and assumes no liability for errors, omissions or subsequent changes. Last updated October 29, 2026.