Decoplage

Condominium

Summary

Decoplage is a 667-unit oceanfront condominium built in 1965 at the beach end of Lincoln Road in South Beach, across from the Ritz-Carlton. It has one of the most praised pools and locations on Miami Beach, with 24-hour security and a fitness center, but as an older building with individually owned units, apartment condition, laundry setup and lease terms vary a lot by unit, and many apartments are rented out short-term by their owners alongside longer-term residents.

667 unitsBuilt 1965

Reviews

Residents appreciate the oceanfront Lincoln Road location, pool and improvements to security and cleanliness. Complaints concern water, AC and elevator interruptions, construction noise and inconsistent management responses.

What residents praise

Unbeatable oceanfront location and pool

Long-term owners and renters repeatedly call this the best location in South Beach, right on the beach at the foot of Lincoln Road, with an oceanfront pool residents describe as one of the best in the area.

Improved security and cleanliness

Residents credit the condo board with improvements to building security, cleanliness and common-area upkeep.

What residents complain about

Periodic utility and elevator outages

Residents describe recurring days without water or air conditioning and occasional elevator problems, on top of construction noise from ongoing building work.

Apartment condition and service vary by unit and staff

As an individually owned building with a large share of units on short-term rental programs, apartment finishes, valet and front-desk service, and management responsiveness vary depending on the unit's owner and which staff a resident deals with.

Amenities

An oceanfront heated pool with direct beach access, a fully equipped fitness center, and 24-hour security with an attended lobby. Air conditioning and a dishwasher are standard in every apartment; laundry varies by unit between in-unit machines and a common laundry room. Garage and valet parking are available.

In the apartment

In-unit laundry

Some apartments

Air conditioning

Dishwasher

In the building

24-hour doorman

Elevator

Fitness center

Pool

Shared outdoor space

On-site parking

Package service

Resident storage

Shared laundry

Also here: Community room

Location

Decoplage is located at 100 Lincoln Rd, Miami Beach, FL 33139. Decoplage sits directly on the beach at the ocean end of Lincoln Road in South Beach, across from the Ritz-Carlton, putting Lincoln Road's shops and restaurants and Ocean Drive within walking distance.

Around Miami Beach Supermarkets Parks

Around Miami
11 minby car
Downtown
13 minby car
Brickell
13 minby car
Wynwood
16 minby car
Miami International Airport
20 minby car
Coral Gables
34 minby car
Fort Lauderdale Airport

Driving times without traffic.

Things to know

FloodingHigh flood risk

FEMA high-risk flood zone (AE)

Safety and upkeepUnsafe-structure notices

2 unsafe-structure notices from the city since 2023, 2 still open Show all 2Hide
- Case US2025-05404 · openMay 2025
- Case US2023-04669 · openOct 2023
1 review reports elevator problems since 2026
1 review reports AC problems since 2026
2 reviews report unresolved maintenance since 2026
Major repair permits in the past year: concrete and structural repairs, roof work Show all 9Hide
- Concrete and structural repairsSep 2026
- Roof workAug 2026
- Concrete and structural repairs, 2 permitsJul 2026
- Concrete and structural repairsJun 2026
- Roof workMay 2026
- Concrete and structural repairsApr 2026
- Concrete and structural repairsMar 2026
- Concrete and structural repairs, 2 permitsFeb 2026
- Concrete and structural repairsJan 2026
34 city code violations since 2023, 28 of them inside individual apartments, 12 still open

Noise and disruptionConstruction nearby

1 review reports noise from neighbors, parties or nightlife since 2025
1 review reports construction noise since 2026
21 noise complaints to the city since 2023
1 construction site within 750 ft, nearest 300 ft Show all 1Hide
- 1 Lincoln Rd300 ft

Short-term guests23% nightly rentals

23% of units (156) licensed for nightly rental, one of the highest shares on this site
The building holds a license to rent apartments by the night, like a hotel

Similar buildings

Flamingo

South Beach

3.4 ★ (475)

From $2,089 studio · 48 listings

Another South Beach building where owner-set condo rental terms sit alongside centrally leased apartments, to compare against Decoplage's fully owner-run rental setup.

Southgate Towers

South Beach

3.7 ★ (304)

From $2,209 studio · 18 listings

A nearby South Beach condominium to compare oceanfront amenities and individually owned lease terms.

Sources

Availability

Apartments are individually owned, ranging from studios to two-bedroom layouts of roughly 500 to 1,500 square feet. Lease terms and any short-term rental option are set by each unit's owner, not the building.

Apartment	Beds	Rent	Size (sq ft)	Available	Listing
#514A#514A	Studio	$1,950	550	Nov 14, 26	Zillow
#418#418	Studio	$2,100	535	Sep 21, 26	Zillow
#411-A#411-A	Studio	$2,100	400	—	Zillow
#1524#1524	Studio	$2,300	560	—	Zillow
#2110075603#2110075603	Studio	$2,400	530	Oct 17, 26	Zillow
#614A#614A	Studio	$2,995	500	—	Zillow
#1424#1424	1 bed	$2,900	560	—	Zillow
#411B#411B	1 bed	$3,100	900	—	Zillow
#CU-710#CU-710	1 bed	$3,100	835	Sep 23, 26	Zillow
#1208#1208	1 bed	$5,000	865	Sep 30, 26	Zillow
#1642#1642	1 bed	$5,500	880	—	Zillow

Costs on top of rent

Budget about $130/month on top of rent. Recurring costs include FPL electricity. Dues, application and move-in fees are set by the individual owner leasing the unit, not the building.

Recurring costs

Cost	Monthly amount
Electricity Electricity Electricity is billed directly by Florida Power & Light. We estimate $130/month, based on FPL's published typical residential bill. Source: FPL rates and typical bill	~$130

Estimated monthly total Excluding any owner-set fees

~$130

Areas