A 44-story, 452-unit condominium on the Miami River in West Brickell. Developed by EA Fish Associates and designed by Arquitectonica, Latitude on the River was completed in 2007 and was a genuine pioneer in this part of the neighborhood. When it was built, there was almost nothing around it. Brickell has since expanded west and built up around it. The building was designed as mid-tier, not luxury, and that is exactly what it delivers. Large units with 9-foot ceilings, Snaidero Italian kitchens, granite countertops, and private balconies. It is a solid, functional building with a good location, but do not expect anything flashy. The complex also includes Latitude One, a connected office tower that shares the property.
Latitude on the River draws a mix of young professionals, couples, and investors looking for a Brickell address at a lower price point. You will find renters and owners in roughly equal measure. The crowd skews younger and more budget-conscious than the buildings to the east in central Brickell. This is not a luxury crowd and it is not a party building. It is a working building where people live because the location is good and the price is right. You will also notice more foot traffic than expected because of the connected Latitude One office tower, which brings office workers through the common areas during business hours.
Latitude on the River sits on the south bank of the Miami River in West Brickell, right next to the SW 2nd Avenue Bridge. When the building was completed in 2007, this stretch of the river was largely undeveloped. The neighborhood has built up significantly around it as Brickell expanded west. Today you are a short walk from Brickell City Centre, the Metromover, and the core of Brickell, but you are still on the western edge where things are quieter and less polished than the central corridor.
The neighboring condo building directly to the west. Another Miami River pioneer from the same era. Shares the same stretch of riverfront and similar neighborhood dynamics.
The massive mixed-use development with high-end retail, restaurants, and a movie theater. A walkable distance east, this is your closest major shopping and dining destination.
Free to ride and connects you to downtown, Brickell, and the Omni loop. Convenient for commuting without a car. A short walk east from the building.
The expanding waterfront walkway connects east along the river toward Lofty Brickell and eventually to the bay. Great for walking, running, or biking. However, the Riverwalk does NOT connect west under the SW 2nd Avenue Bridge, so you will have to walk around.
The drawbridge directly adjacent to the building. When it goes up for boat traffic, it can cause temporary traffic backups in the immediate area. It is part of daily life here.
The connected office building that is part of the same complex. Shares parking and common areas with the residential tower. Office worker traffic during business hours adds congestion to the garage and lobby.
The north-facing river views are permanently protected. The FPL power station sits directly across the river, and nothing will be built there anytime soon. That is a genuine long-term advantage for river-facing units. The neighborhood to the west and south will continue to develop as Brickell expands. The building itself is approaching its 20th anniversary and will face 30-year recertification within the next decade. Expect a significant special assessment for common area renovations, structural inspections, and potentially the pool reconstruction. Budget accordingly if you are buying.
Elevator Density Rating
4
Passenger
1
Service
~12
Units/Floor
452
Total Units
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This is the biggest issue at Latitude on the River right now. The pool has been closed for at least a year with no clear ETA on when it will reopen. For a building where the pool and pool deck are supposed to be the main amenity, this is a significant problem. If having a pool is important to you, factor this into your decision. There is no timeline for completion.
Latitude on the River was built as a mid-tier building in 2007 and that is exactly what it still is. The finishes are standard for the era: granite countertops, Snaidero cabinets, marble bathrooms. The units are large, which is typical of pre-recession construction, but do not expect the all-glass walls or high-end finishes you see in newer Brickell buildings. You have windows and sliding doors, not floor-to-ceiling glass curtain walls.
If you are looking at Latitude on the River, prioritize units facing north toward the Miami River. The FPL power station sits directly across the river, and it is not going anywhere. That means your river views are permanently protected. No developer is building on top of a power station. This is one of the few genuinely protected view corridors in all of Brickell.
Latitude One, the office tower, is part of the same complex and shares parking and common areas with the residential building. During business hours, you will notice increased traffic in the garage and lobby from office workers. Ingress and egress can be more complicated than a standalone residential building, especially during morning and evening rush hours.
You can walk east along the Riverwalk toward Lofty Brickell and eventually to the bay. But the Riverwalk does not connect to the west under the SW 2nd Avenue Bridge. If you want to walk west along the river, you will have to go around the bridge on surface streets. This is a minor inconvenience but worth knowing if you plan to use the Riverwalk regularly.
Because Latitude on the River is a mid-tier building on the western edge of Brickell, it prices below comparable buildings to the east in the central Brickell corridor. If you want a Brickell address with large units and do not need luxury finishes, you can get more space for less money here than at Icon, SLS, or 500 Brickell. The value proposition is the main reason people choose this building.
Latitude on the River was completed in 2007, which means the 30-year recertification will come due within the next decade. After the Surfside collapse, recertification requirements have become much stricter. Expect a thorough structural inspection and likely a special assessment to cover any required repairs. On top of that, the common areas, lobby, gym, and pool will all need significant renovation. If you are buying, budget for a potentially large special assessment in the next 5-10 years.
When Latitude on the River was built in 2007, it was one of the first buildings in this part of West Brickell. There was almost nothing around it. The neighborhood has built up since then, but the building itself still has the fit and finish of a 2007 construction. The lobby, gym, and common areas have been freshened up but they still have that unmistakable mid-2000s flavor. It is maintained, not renovated.
Like most pre-recession buildings, the units at Latitude on the River are generously sized. You will get more square footage per dollar than in newer construction. But the layouts and finishes are standard. Do not expect the open floor plans and floor-to-ceiling glass of modern buildings. You have traditional windows and sliding doors, standard kitchens, and conventional layouts. The size is the selling point, not the design.
Multiple residents have reported chronic elevator problems at Latitude on the River. In a 44-story building with over 450 units, reliable elevators are essential. The building has had periods where multiple elevators were out of service simultaneously, leaving residents waiting or taking the stairs. This has been an ongoing issue and something to ask about before committing.
Latitude on the River was one of the Miami buildings found to have defective Chinese drywall in some units. The association hired an engineering firm that confirmed the presence of imported drywall in 29 units through x-ray analysis and lab testing. This drywall releases sulfurous gases that can damage building materials and appliances. If you are looking at a specific unit, ask whether it was one of the affected units and whether remediation was completed.
One thing Latitude on the River does well is bundling utilities into the HOA. Basic cable and internet through Hotwire, water, sewer, and trash removal are all included in your monthly dues. This reduces the number of separate bills you need to manage and can make the total cost of living here more predictable than buildings where you pay for everything separately.
Latitude on the River is a 2.5-star building that delivers exactly what it promises: a mid-tier condo in a good location at a reasonable price. It was a pioneer in West Brickell when it was built in 2007, and the neighborhood has grown up around it nicely. The north-facing river views are permanently protected thanks to the FPL power station across the water, which is a genuine long-term advantage. The units are large, the location is walkable to Brickell City Centre and the Metromover, and the price per square foot is lower than central Brickell. But this is not a luxury building and it never was. The finishes are standard 2007, the common areas have that mid-2000s flavor even after freshening up, and the pool has been closed for over a year with no clear timeline for reopening. The connected office tower adds traffic to the garage and lobby. Elevators have been a chronic problem. And the 30-year recertification is coming within the next decade, which will likely mean a significant special assessment. If you want a Brickell address with big units and you do not need luxury finishes, Latitude on the River can be a solid value play. Just go in with your eyes open about the pool, the upcoming costs, and the fact that this building is exactly what it looks like: a functional, mid-tier, recession-era condo that has aged predictably.
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