Understand Portofino unit lines, floor ranges, room arrangements, outlooks and terraces. Prepare a residence brief before your tour.
The floor family changes the comparison
Choose the floor range, then request the plan for that residence. A matching unit suffix does not guarantee the same layout.
Floor-specific layout families shown in the recorded declaration and reviewed plan sheets
Three terrace residences: 301, 303 and 305. The recorded floor schedule shows separate lanais.
Request: The exact residence plan and terrace/lanai record; do not substitute a typical balcony area.
01/03/05 use the D-family layouts. 02/04/06 use smaller B-family variants; the fourth floor has its own modifications.
Request: The applicable B or D variant and the actual bedroom arrangement.
Nine residences per floor: 01 through 09. The declaration shows A-family variants plus the 01/03/05 D-family homes.
Request: The exact A or D plan; this is not a six-residence floor plate.
Six principal lines. Even lines use C or modified C plans; the declaration separates floor 10, numbered floors 11–26 and floors 27–28; floor 13 is omitted from the recorded schedule.
Request: The floor-range-specific plan, not only a unit-number suffix.
The recorded schedule identifies a skycourt and common-purpose rooms.
Request: Confirm common-space access separately; this is not a missing standard residential floor plan.
Reviewed 3101/3103/3105 sheets show a two-floor residence family. Several sheets depict only one level.
Request: Both levels and current measured/as-built layout; reconcile conflicting printed area labels.
Reviewed DD sheets cover all six lines, with larger odd-line plan-area labels than some lower-floor versions. The declaration separately identifies modified plans for 3501/3502.
Request: The correct upper-floor variant; a generic 32–39 sheet may not describe every modification.
Reviewed marketing sheets depict multilevel 4001–4006 layouts and 02/04/06 variants on 42–43. The drawing alone does not establish a legal combination.
Request: The exact residence and all levels, outdoor areas and alterations.
The declaration includes multilevel penthouse boundary plans for PH 1, PH 3 and PH 5.
Request: The current interior layout, all levels and outdoor areas; boundary plans do not show every present room.
Source: recorded condominium declaration, PDF pages 59–66 for floors 3–28 and boundary-plan schedules on pages 80–119 and the unit-type schedule on page 120; supplied upper-floor plan sheets reviewed November 1, 2026. Boundary plans identify the unit outline and common areas; they do not establish today’s interior partitions or bedroom count.
Portofino has several residence families. The recorded floor schedules are more useful than a single “typical floor plan”: they distinguish the third-floor terrace homes, smaller lower-floor layouts, nine-residence floors and upper-level variants.
Portofino Tower building overview / Floor Plans & Layouts
A plan is a starting record
On floors 3–28, the final two digits identify the line and the preceding digits identify the floor: 405 is fourth-floor line 05; 2305 is twenty-third-floor line 05. The plan still depends on the floor range. A matching suffix does not establish the same bedroom arrangement, interior area or view.
405
Fourth floor · 05 line
2305
Twenty-third floor · 05 line
What still needs matching
The floor-range-specific plan, actual rooms, reported area and current outlook.
Adrian Burke identifies the 05 and 06 lines as Tower 3. The recorded declaration uses the labels Wing I, Wing II and Wing III. It places 01/02 in Wing I, 03/04 in Wing II and 05/06 in Wing III, with additional 07/08/09 residences on floors 7–9. These are connected parts of Portofino Tower; the wing schedule is useful for locating the home and its elevator core.
Do not extend the standard unit-number pattern to a duplex, combined residence or different upper-floor plan without its applicable drawing. The third floor and floors 7–9 also need their own schedules.
Interior, balcony and terrace are separate
Keep living, balcony and terrace areas separate. The reviewed plan-sheet figures are approximate printed values, not measurements of every current home. MLS, tax, declaration and marketing-plan areas can differ.
Smaller lower-floor homes also appear in the rental history. Examples include unit 704 listed as one bedroom and 1,160 square feet, unit 406 as one bedroom and 1,430 square feet, and units 404/504 as two bedrooms and 1,780 square feet. Unit 706 was listed as two bedrooms and 1,160 square feet. These are historical MLS configurations, not a declaration of approved room counts. Compare the smaller-layout rental observations.
Approximate areas printed on the reviewed marketing plan sheets; interior and outdoor areas remain separate
Plan sheet / floor range | Printed living area | Printed balcony area | How to use it |
|---|---|---|---|
03 DD · floors 3–28 | 2,550 sq ft | 315 sq ft | The sheet labels three bedrooms plus a den. Several 03 MLS reports instead state 2,340 sq ft. Reconcile the residence-specific area source. |
05 DD · floors 3–28 | 2,340 sq ft | 315 sq ft | The sheet labels three bedrooms plus a den. Third-floor terrace homes require their separate outdoor-space record. |
02 /04 /06 DD · floors 10–28 | 2,040 sq ft | 293 sq ft | The drawings label two suites even though the sheet heading says three bedrooms. Verify the actual enclosed rooms and any alteration. |
01 /03 /05 DD · floors 32–39 | 2,550 sq ft | 315 sq ft | Use the correct upper-floor and modified-unit plan. Do not transfer a lower-floor MLS area automatically. |
02 /04 /06 DD · floors 32–39 | 2,040 sq ft | 293 sq ft | The same printed-bedroom versus drawn-suite discrepancy applies; confirm the current home. |
02 /04 /06 DD · floors 42–43 | 2,040 sq ft | 293 sq ft | These are reviewed even-line sheets; they do not establish the full inventory on these floors. |
4001 /4003 /4005 multilevel marketing plans | 4,300 sq ft | Not stated on the reviewed sheets | The sheets label four bedrooms and four bathrooms. Check both levels and outdoor-space measurements. |
4002 /4004 /4006 · floors 40–41 | 4,095 sq ft | 371 sq ft | Request both levels; the recovered 4002 and 4004 sheets show only the lower level. |
3105 · floors 30–31 | 5,447 sq ft | 195 sq ft | The reviewed sheet shows the floor 30 portion only. Request its companion level and current measured plan. |
The reviewed 3101 and 3103 sheets carry conflicting 4,095- and 5,447-square-foot area blocks. They are not used here as a single definitive size. A floor-plan label also does not establish that a renovation or added bedroom was permitted.
When comparing price per square foot, use the same area basis for the homes being compared and explain any unresolved difference. For example, do not divide an 03 sale price by 2,550 simply because a plan sheet shows that value when the transaction reports 2,340.
A combined offer needs its own evidence. A cancelled 2022 listing marketed 401 & 402 together. The recorded fourth-floor drawing shows two separate numbered boundaries and six residences, 401–406. An “entire floor” marketing description does not establish ownership of the building’s whole fourth floor, an approved connection or a private landing. Request the current measured layout, relevant governing/title records and alteration/permit closeout records before treating the offering as one legally combined home. Unit 402 is a lower-floor modified B-family home; substituting a typical 2,040-square-foot upper-floor plan would misdescribe the comparison.
Sources: Tower Declaration, physical PDF p.60, Exhibit 2 sheet9 (O.R. 17405 p.2816); historical cancelled MLS A11206590, 3rd and 4th Floor Sales.pdf, pp.6–9. The listing’s different area fields remain unreconciled; this guide does not certify current combination status.
Three different records
Check the living room, primary bedroom and each terrace. Note open water, park and landscaping, nearby façades, screening, privacy and light. The wing, line, exterior outline or north arrow does not establish the outlook from every room.
Adrian identifies unit 405 as a north-facing Tower 3 home without an open-water outlook. The dated annual rental evidence records $11,500 per month in December 2025. Unit 801’s reviewed window and balcony photos show water above the trees; its May 2026 annual lease records $13,000. Unit 2103’s reviewed balcony and main-room imagery shows broader water and city outlooks; its July 2026 annual lease records $16,000. These are specific homes and transaction dates, not fixed prices for a floor or exposure.
Recorded wing
Locates the home within the declaration’s schedule.
MLS exposure
Reports the listing’s direction label; conflicting fields remain unresolved.
Room-level outlook
Shows what is visible from the actual room or balcony at the relevant date.
The 405 / 801 / 2103 rental examples are three selected historical annual reports, one observed lease per home. They are not a combined median or current offers. Reported monthly USD; accepted October 30, 2026 export, reviewed November 1. Photos have unverified camera dates and do not verify delivered condition.
A seventh-floor cutoff is too broad for the building. Floors 7–9 contain different smaller layouts as well as larger residences, and sightlines depend on the line, room and nearby obstructions. Higher floor, newer finishes, furnishing and transaction timing may all affect the comparison.
Source: dated MIAMI Association of REALTORS/SEFMLS listing sheets supplied through October 30, 2026, matched to the completed rental reports. Photographs show the presentation in the supplied record, which can include images from another date or virtual images. They do not necessarily document condition at closing. Current photos must be checked before choosing a home.
Location, exposure and outlook answer three different questions. The recorded wing locates the home. An MLS exposure field reports a listing’s direction label. The view is what a person can see from a particular room or balcony. Keep all three visible in the comparison: none substitutes for the others.
Dated fourth-floor examples: compare the specific outlook rather than assigning one view category to the floor
Residence | Historical placement / direction evidence | What the reviewed unit images show | What to verify now |
|---|---|---|---|
401 | Recorded Wing I, southeast outer position. | Pool, garden and palm foreground in reviewed 2021–22 galleries. | The sightline from the living room and each balcony; current foliage, screening and nearby work. |
403 | Recorded Wing II, west outer position. Historical MLS fields variously say east, southeast or south. | Partial water beyond palms, park and landscaping in several historical sales galleries. This differs from both garden-only and broad open-water outlooks. | Which window or balcony provides that glimpse, its actual compass direction and whether the current sightline matches the dated images. |
405 | Adrian identifies a north-facing Tower 3 residence. | Garden, roofs and nearby buildings dominate the reviewed unit outlooks; an open-water panorama is not demonstrated. | Current unstaged room and balcony photographs, including the view at normal eye level. |
Unit 403’s historical partial-water frames do not move the home to the southeast wing or establish a north-facing-window exception. Likewise, a pool or ocean photograph in a listing may show a common area or an aerial view. Ask where the camera was standing. A floor number alone does not answer the view question.
Sources: Tower Declaration, physical p.60, Exhibit 2 sheet9; 3rd and 4th Floor Sales.pdf: 401/A11246500 pp.56–59; 403/A2100170 pp.12–13, A1893371 pp.98–99, A2032127 pp.103–104 and M1457673 pp.90–91; November 1, 2026 review of 405 galleries and Adrian’s dated building guidance. These are historical observations, not a current-view guarantee. Source-reported exposure labels have not been converted into verified bearings.
Outdoor space needs its own evidence
The declaration’s third-floor schedule identifies 301,303 and 305 with lanais. Compare these homes for the usability of the outdoor area: its shape, access from the rooms, privacy, landscaping, nearby buildings, drainage and maintenance responsibilities. A screened terrace can offer useful outdoor living without a panoramic water view.
Keep terrace figures separate from interior living area. Different historical area claims do not establish current measured boundaries or exclusive-use rights.
Source-reported outdoor areas · figures have different evidence bases and are not interchangeable verified measurements
Residence | Area reported by the source | Source and how to use it |
|---|---|---|
301 | Area not located in the reviewed records | The declaration identifies the lanai. Request the current residence-specific measured plan before quoting its area. |
303 | 1,121.66 sq ft · approximately 1,122 sq ft | Annotated takeoff on sheetA-111 B in a source file identified as 303. Confirm that the drawing and takeoff describe the particular terrace and which boundaries were measured; this is not an independent measurement. |
305 | 3,500 sq ft · historical marketing statement | Historic MLS descriptionsA 2035099 andA 10362974 report this outdoor-area figure. A current measurement and area basis have not been verified. |
Keep these outdoor figures separate from interior living area. They do not establish net usable area, legal ownership, exclusive-use rights or a current surveyed measurement. Compare the underlying drawing, declaration and actual residence before using the number in a valuation or listing.
The typical 315-square-foot balcony figure on some plan sheets is not a confirmed terrace measurement for all three third-floor homes. Ask for the residence-specific plan or measured takeoff, the measurement method and the records establishing exclusive-use rights. Historical listing descriptions use different outdoor-area figures, so they should not be treated as interchangeable surveyed measurements.
For an owner preparing to sell or lease, a clear current plan and an unstaged terrace walkthrough can make the distinction easier for buyers and tenants to understand. For a buyer or tenant, confirm what outdoor space belongs to the offering and whether any current work limits use. Building Documents & Updates explains which records to request.
The three third-floor homes occupy different parts of the recorded plan
Residence | Historical recorded position | Practical comparison |
|---|---|---|
301 | Wing I, southeast outer position, with an exterior lanai. | Review the current terrace boundaries, access and privacy. A measured terrace area was not located in the reviewed record. |
303 | West arm, aligned with Wing II on the fourth-floor plan, with a lanai. | Review the planted/screened outdoor area, the current room arrangement and the scope used for each area figure. |
305 | Wing III, northeast outer position, with a lanai. | Compare the usable zones and levels, landscaping, circulation and maintenance obligations; large historic marketing figures need a current measured basis. |
For 303, several different numbers exist. The annotated A-111 B takeoff above reports 1,121.66 square feet. A11318008’s 2024 marketing states 1,120 square feet of outdoor space; an older A10673677 record states 1,800 in one remarks field and 2,000 in another. The near match between 1,120 and the takeoff does not prove they measure identical boundaries. Request the dated plan, its area calculation and what is included: planted areas, circulation, usable paving and any other components. Do not add an exterior figure to living area or infer a terrace measurement by subtracting interior from a “total area” field.
For 305, 3,500 and 3,000+ square feet are historical marketing claims. The first appears in A2035099 and A10362974; the latter appears in the expired Lanai 305 listing A11322090. Neither is a verified current measurement. Those statements should not be carried over to 301 or 303.
Sources: Tower Declaration, physical p.59, Exhibit 2 sheet8 (O.R. 17405 p.2815), read with p.60 for wing alignment; 3rd and 4th Floor Sales.pdf: 301/A1809895 pp.44–46; 303/A11318008 p.61 and A10673677 p.77; 305/A2035099 pp.2–3; 3rd and 4th Floor Leases.pdf A10362974 p.15; Portofino Expired.pdf A11322090 pp.88–89. November 1, 2026 review. The prior annotated303 takeoff is retained as a separate source basis.
Bring the same questions to every home
Send Adrian the exact homes and your must-haves. He can organize the applicable plan, room-level outlook, current condition and open questions so you can compare each residence on the same basis.
A reusable residence brief for buyers and tenants. Record the source and date beside each confirmed answer.
Decision | Evidence to request before the tour | What to check in the residence |
|---|---|---|
Room arrangement | Plan for the correct unit and floor range; current room photos; any supplied alteration records. | Bedroom access, doors, closets, workspace and whether the rooms work for your daily routine. |
Views and daylight | Current photographs or video taken from the living room, each bedroom and usable balcony; identify the camera position. | The seated and standing outlook, neighboring structures, privacy and light at the time you expect to be home. |
Condition and work | Separate current photographs from old photographs, renderings and virtual staging; ask what was changed and when. | Kitchen, bathrooms, windows/doors, air-conditioning condition and visible maintenance. A tour does not replace inspections. |
Furniture and outdoor space | Furniture dimensions; an identified source for interior/terrace areas; relevant terrace-use information. | Actual clearances, usable furniture zones, balcony doors and the outdoor space you would use. |
Parking, storage and arrival | Unit-specific parking/storage information and the access route; confirm what is included in the sale or lease. | Your vehicle fit, elevator route, entry sequence and any access constraints. |
Building work and amenities | Current notices covering the dates you intend to occupy; identify affected amenities, access or terrace work. | Whether the disruption changes your willingness to use this residence during those dates. |
The complete budget | For buyers: current unit billing and assessment schedule. For tenants: included services, furnishings and payment schedule. | Compare the same monthly-cost and upfront-cash categories for each home. |
Decide which two or three features can eliminate a home: the needed room arrangement, a particular outlook, outdoor living, condition or an occupancy date. A high floor or extra bedroom alone may not solve them.
A direction is not a view guarantee. A listing photograph can be dated, virtually staged or taken from a common area. Ask for an ordinary current video from the actual rooms before using the image to justify a price.
For each shortlisted residence, record what fits, what still needs proof, and who can supply it. Put measuring, inspection, association, lender or closing questions with the appropriate professional.
For a buyer, the brief should help decide which residence merits a deeper purchase review. For a tenant, it should help decide which home fits the actual dates, furnishings and service inclusions. Apply the brief to a purchase shortlist or compare rental choices. Use Cost of Living for the complete budget and Building Documents & Updates for source records.
Request a residence brief
Hi Adrian, please help me prepare a Portofino residence brief. Units or links: [homes]. I am [buying/renting]. Dates: [dates]. My must-haves are [rooms, outlook, terrace, condition]. Furniture or access requirements: [details].
This is Adrian’s proposed comparison workflow, not a claim that a home has been measured, inspected or approved. The floor-plan and source limitations elsewhere on this page continue to apply.
It depends on the floor. The recorded schedules show three terrace residences on floor 3, nine residences per floor on floors 7–9, and six principal lines across many of the higher standard floors. Use the floor-range schedule for the home you are considering.
Adrian Burke identifies 05 and 06 as Tower 3. The declaration places those lines in WingIII and shows an additional 09 residence in that wing on floors 7–9. Confirm the actual residence and applicable floor plan.
No. The final digits identify the line on floors 3–28, but floor ranges have different plan families. Interior alterations and combined residences can also change the home.
The reviewed DD sheets contain that inconsistency. Compare the actual enclosed rooms, current floor plan and supporting records. A marketing label alone does not establish a third bedroom or an approved conversion.
No. The declaration shows separate third-floor lanais. The reviewed typical balcony areas do not establish the terrace area or exclusive-use rights of 301,303 or 305.
No. Compare the applicable layout, actual outlook, interior condition, furnishing, outdoor space and transaction date. The historical records show overlapping prices across floors; they do not establish one universal per-floor premium.
Use completed sale-price comparisons for purchases and annual and under-one-year rental comparisons for leasing. Counts, periods and source limits are displayed beside the figures.
Send the unit number, purpose of your move or listing, current plan if available, desired dates, and any important bedroom, view or terrace requirements. Owners can include current photos and details of documented improvements.
Use it to screen possible arrangements, then verify the dimensions in the actual residence. Approximate or not-to-scale plan labels do not establish clearances, door widths or the current room layout. Bring the dimensions of important pieces and check the delivery and elevator route separately.
No. Historical unit photographs show different outlooks: pool and garden foreground at 401, partial water beyond landscaping at 403, and garden, roofs and nearby buildings at 405. Confirm the sightline from the actual room or balcony today. The recorded wing, an MLS exposure label and a photograph’s visible outlook are separate evidence.
No. The reviewed cancelled 2022 offer is marketing history. The recorded fourth-floor plan shows separate unit boundaries and six residences on the floor. Ask for the current measured layout, the relevant governing/title records and the alteration permits and closeout evidence before relying on a combined configuration or exclusive-floor claim.
Share the unit number and what matters most: bedrooms, layout, light, view, terrace, condition or timing. Adrian can compare the relevant plan and historical transactions with the current homes available.
Choose your next step: buy a condo · find a rental · sell your condo · lease out your condo.
Recorded condominium declaration: supplied PDF, floor schedules on pages 59–66 and dimensioned unit-boundary plans on pages 80–119 and unit-type schedule on page 120. The declaration is the source for wing/line and lower-floor plan-family distinctions; boundary outlines are not current interior as-built plans.
Marketing floor-plan sheets: supplied mycondoplans / Renaissance plan sheets, copyright 2011, reviewed November 1, 2026. They are marked approximate and not to scale. This guide summarizes factual labels; it does not reproduce the drawings. Conflicting bedroom and area labels are disclosed above.
Market observations: SEFMLS via Matrix, across participating brokerages, supplied through October 30, 2026. Rental examples are reported achieved monthly rents, not current asking prices or Adrian’s personal production. Detailed periods, counts and comparison limits appear on the linked transaction pages.
Broker building guidance: Adrian Burke’s firsthand unit-number, Tower 3 and 405-outlook observations, November 1, 2026. Current residence condition, sightlines, dimensions and permissions require residence-specific review.
Review Adrian’s Sales & Leasing Resume and client testimonials. Return to the Portofino Tower building overview.
Additional lower-floor review: November 1, 2026 analysis package v3 and its Fourth Pass, including 3rd and 4th Floor Sales.pdf (137 physical pages) and 3rd and 4th Floor Leases.pdf (165 physical pages). The packet adds detail to already matched MLS records; it does not add new transactions to the historical denominator. Exact source pages appear beside the new comparisons. No original listing photographs, restricted plan artwork, private owner details or unverified legal combination claims are reproduced.