40 Palm Avenue from Biscayne Bay, as built

BuiltDrawn

Palm Island, Miami BeachCase Study

Palm Island, Miami Beach

From drawing set to keys on 100 feet of Biscayne Bay.

40 Palm Avenue, built by Insignia Construction. Drag across the picture to compare the drawing with the finished house.

Plan your build Walk through the build

Living area: 14,930sf
Bedrooms: 8
Full and half baths: 9 + 4
On Biscayne Bay: 100ft
Lot: 0.73acre
Sold in 2025, an island record: $45M

The owner brought the plans. Insignia built them, to the inch.

The architect drew a house that opens to the water from every main room. Building it on a bay lot meant deep foundations, a slab set above the flood line, impact glass in every opening and a seawall and dock approved on their own track.

Architect: Caesar Molina
General contractor: Insignia Construction
Developer: The Boschetti Group
Address: 40 Palm Ave, Miami Beach, FL

Site plan, diagrammatic. Lot 0.73 acre.

Walk through the build.

Each room starts as linework from the drawing set. Keep scrolling and it becomes the room Insignia delivered.

40 Palm Avenue from Biscayne Bay, with dock, lawn and infinity pool

1 of 4 · The site

100 feet of Biscayne Bay

Seawall, private dock and a lawn that runs to the water, with the infinity-edge pool set parallel to the bay.

Flood, note 1 of 3
The floor sits above the flood line
Bay lots sit in FEMA flood zones, so we set the finished floor at base flood elevation plus the freeboard (extra safety height) Miami Beach requires, which protects the house and can lower flood insurance costs.
Soil, note 2 of 3
Foundations matched to the ground below
South Florida ground mixes limestone, sand and pockets of organic muck, so the soil report decides whether the house can bear on footings or needs piles driven down to firm bearing.
Waterfront, note 3 of 3
Seawall, dock and salt air
Seawall and dock work is permitted on its own track, and anything in salt spray gets marine-grade stainless hardware and protective coatings so it resists corrosion for years.

Entry court with floating travertine steps between two reflecting pools

2 of 4 · Arrival

The entry court

A double-sided water feature with floating travertine steps leading to the front door, under a wood soffit.

Wind, note 1 of 3
Built for the High-Velocity Hurricane Zone
Miami-Dade builds to the strictest wind rules in the Florida code, so we tie roof to walls to foundation in one continuous load path and fasten the roof to resist uplift.
Openings, note 2 of 3
Impact glass and doors with county approval
Every window and exterior door carries a Miami-Dade Notice of Acceptance (NOA, the county product approval), so it is tested against flying debris and needs no storm shutters.
Heat, note 3 of 3
Shade first, then glass that rejects heat
Deep overhangs shade the glass, low-e coatings (a thin heat-reflecting film) cut solar heat gain, and a reflective cool roof keeps attic heat and cooling bills down.

Double-height foyer with a floating staircase and black fluted columns

3 of 4 · Circulation

The double-height foyer

A floating stair with a glass rail, black fluted columns and an interior planter at its base.

Humidity, note 1 of 3
Indoor humidity held between 40 and 60 percent
Air conditioning alone often can't pull enough moisture out of Miami air, so we add dedicated dehumidification that keeps finishes stable and mold out.
Finishes, note 2 of 3
Wood and stone acclimated before install
Flooring, stone and millwork rest inside the conditioned house until they match its humidity, so floors don't cup and joints don't open after you move in.
Structure, note 3 of 3
A floating stair starts inside the wall
Treads that look weightless are carried by structure hidden in the wall, so we coordinate it with the engineer before the walls close and the finishes go on.

Living room with a linear fireplace and a dark wood bar island

4 of 4 · Living

Living room and bar

A linear fireplace, a wet bar in dark wood, and the kitchen beyond with Mia Cucina cabinetry and Wolf and Sub-Zero appliances.

Envelope, note 1 of 3
A sealed, insulated shell
Closed-cell spray foam at the roof deck makes the attic part of the cooled house, and tight air sealing keeps humid outdoor air off cold surfaces, where it would condense.
Cooling, note 2 of 3
AC sized for moisture, not just heat
We size equipment from a room-by-room load calculation that counts latent load (moisture in the air), because an oversized system cools fast, shuts off and leaves rooms clammy.
Kitchen, note 3 of 3
Appliances designed in, not fitted later
Built-in refrigeration, wine storage and pro ranges need exact openings, dedicated circuits, gas, water and venting, so we lock appliance specs with the designer before rough-in.

Finished, room by room.

Kitchen with a waterfall stone island and dark wood cabinetry — Kitchen with a stone waterfall island

The estate seen from Biscayne Bay — From the bay

Marble steam shower beside a wood-lined sauna — Steam room and sauna on the gym level

Foyer staircase with a glass rail — Floating stair in the foyer

Primary closet with lit oak shelving — Primary closet in lit oak

Entry court water feature with travertine steps — Water feature at the front door

Living room with linear fireplace — Fireplace wall and wet bar

Photography: The Boschetti Group

Seven stages from plans to keys.

Most owners arrive with an architect and a drawing set. What they rarely have is a clear picture of what happens next on a Miami-Dade waterfront build.

Durations are typical ranges for this class of home. Insignia confirms them for each project.

We walk the lot with you and your architect before a line is final.
- Survey, soil report and flood zone check (most bay lots sit in a FEMA AE zone)
- Budget range and schedule by phase
- Which approvals the city will require
Your part. Bring the lot survey and any early concept drawings.
Preconstruction: we price the drawing set line by line and lock the plan to build it.
- Detailed estimate and bid packages for each trade
- Value-engineering options that keep the design intent
- Contract terms, schedule and draw plan
Your part. You decide the final scope and sign the contract.
The longest wait on a Miami-Dade waterfront home, and the one we manage for you.
- Building permit to the Florida Building Code, High-Velocity Hurricane Zone
- Miami-Dade product approvals (NOA) for every window, door and roof system
- Separate approvals for seawall and dock work
Your part. You sign the applications. We answer every city comment.
Site work and structure out of the ground.
- Demolition and site preparation
- Pile or deep foundations where the soil calls for them
- Slab set at the required flood elevation
Your part. A weekly site report with photos.
Long-lead items are bought while the structure goes up, so finishes never hold the schedule.
- Impact-rated glass and large sliding systems
- Imported cabinetry, stone slabs and fixtures
- Elevator, pool equipment and smart-home systems
Your part. Your designer signs off selections on a fixed calendar.
Room-by-room walkthroughs until every item is closed.
- Owner and designer walkthroughs
- Systems tested and commissioned
- Final inspections
Your part. You walk the house with us and sign off each room.
Certificate of occupancy, then a home that is ready to live in.
- Certificate of occupancy
- Owner orientation and manuals for every system
- Warranty and a direct line to the project team
Your part. You move in. We stay on call.

Plan your build.

Four questions, under a minute. You get a straight answer on fit, what to bring to the first meeting, and a time with the builder.

45 minutes with the builder, on site or in South Miami
No obligation and no sales call to find out if we fit
Architects and realtors can book for a client

Question 1 of 4Who is planning this build?

About this case study

Where it lives

Inside the Boschetti partner portal. Architects, designers and realtors sign in, browse built work like this, and send clients a link that already explains how Insignia builds.

How it was made

The drawings and walkthrough clips were generated from the project photography on theboschettigroup.com. In production they come from the real drawing set and drone footage.

Sources

Size, rooms and features from the 2023 Compass listing coverage in Profile Miami. Sale price from The Real Deal and South Florida Agent Magazine, March 2025. Builder from insigniacc.com. Specs are confirmed with Insignia before publishing.