Ocean Delray operates more like a private enclave than a typical coastal condo. With just 19 residences, the building is intentionally low‑density, with near full‑floor layouts and private elevator access to each home. The strategy is simple: limit the number of owners, maximize interior square footage, and reuse proven floorplan stacks instead of experimenting for the sake of marketing.

This is not a view‑first, “glass trophy” tower. It’s a space‑first, privacy‑first building. That immediately narrows the buyer pool at this price tier — in a good way for the right person, and as a real risk factor for the wrong one.

Homes & architecture: understanding the floorplan logic

Ocean Delray does not have 19 unique layouts. In practice, it has roughly eight core 3‑bedroom plans plus two penthouse estate plans, many of them mirrored and repeated by stack. That’s not a flaw — it’s cost‑control and quality‑control — but anyone spending $5M+ should understand the framework.

Primary 3‑bedroom plan types (approximate interior sizes):

• Plan A – 3 bed / 4.5 bath (~3,635 SF) — Units #1, #2 · larger terraces · lower‑floor positioning.
• Plan B – 3 bed / 5.5 bath (~3,142 SF) — Units #3, #4 · more baths, slightly smaller interior, higher “luxury bath” count.
• Plan C – 3 bed / 4.5 bath (~3,254 SF) — Units #5, #6 · more compact terrace, mid‑tier pricing.
• Plan D – 3 bed / 5.5 bath (~3,496 SF) — Unit #7 · one‑off transitional layout.
• Plan E – 3 bed / 4.5 bath (~3,591 SF) — Units #8, #9 · similar scale to Plan A with area redistributed.
• Plan F – 3 bed / 5.5 bath (~3,421 SF) — Units #10, #11 · larger terraces, upper‑tier 3‑bedroom stack.
• Plan G – 3 bed / 4.5 bath (~3,405 SF) — Units #12, #13, #17, #18 · most repeated “core luxury” layout.
• Plan H – 3 bed / 5.5 bath (~3,841 SF) — Units #14, #19 · meaningfully larger, clear pricing premium.

Penthouse / estate residences:

• Plan PH – 4 bed / 6.5 bath (~4,171 SF interior) — Units #15 and #16 with massive terraces (~6,446 SF total area) and a “true penthouse” feel.

Ground‑floor residences: the real arbitrage

The first‑floor residences are where analytical buyers pause. Every ground‑floor home includes:

• Private terrace
• Private pool
• Indoor‑outdoor living that no upper‑floor penthouse can fully replicate

Example ground‑floor typology:

• #101 — 4 bed / 4.5 bath · ~4,528 SF interior
• #102 — 2 bed / 3.5 bath · ~2,758 SF interior
• #104 — 2 bed / 4.5 bath · ~3,296 SF interior
• #105 — 2 bed / 4.5 bath · ~2,396 SF interior
• #106 — 2 bed / 3.5 bath · ~3,014 SF interior
• #107 — 2 bed / 2.5 bath · ~2,455 SF interior
• #108 — 3 bed / 3.5 bath · ~3,556 SF interior

For the right person, a ground‑floor residence with a private pool and true indoor‑outdoor living can deliver a better daily experience than a penthouse: privacy is horizontal, not vertical. Entertaining feels like a residence, not a tower.

Penthouse vs ground floor: a rational framework

This shouldn’t be an emotional decision. It’s a use‑case decision.

Choose a penthouse if:

• You prioritize elevation and a long horizon line.
• You want zero interaction with ground‑level activity.
• You value symbolic positioning as much as daily use.

Choose a ground‑floor residence if:

• You want true indoor‑outdoor living and a private pool.
• You entertain frequently and don’t want elevators between kitchen and terrace.
• You want something that’s functionally impossible to recreate later.

Real estate market insights (where the risk actually lives)

At this price level, view exposure matters a lot — and not every residence in Ocean Delray has the kind of ocean view most buyers assume they’re getting.

Example data points:

• Unit #9 (no meaningful ocean view) sold for roughly $6M in early 2024.
• Unit #2 (limited / no direct view) sold for approximately $5.6M in early 2024.

That pricing may feel extreme when you factor in that some coastal alternatives at similar numbers offer more consistent view certainty. The gap is explained by:

• Asset scarcity at this build quality and scale
• Replacement‑cost explosion for new coastal product
• Monetary expansion and capital chasing hard assets
• Almost no comparable supply with the same density profile

In other words: this is what happens when a niche, irreplaceable‑style asset meets excess capital — but it does make unit‑by‑unit underwriting mandatory.

Amenities: capital‑grade, not marketing‑grade

Core amenities are exactly what you’d expect at this level:

• Private docks
• Garage parking
• Secure lobby
• Fitness center
• Pool & spa
• Sauna
• Cabana and lounge areas
• Additional storage

The HOA is high because the building runs like a small institution, not a casual condo. At this price tier, HOA is less “expense” and more line item in the operating reality of the asset.

Pros & cons of living at Ocean Delray

Pros

• Extremely low density: just 19 residences total.
• Near full‑floor layouts with private elevator access.
• Large, house‑scale interior square footage.
• Quiet, contemporary coastal architecture — no branding circus.
• Ground‑floor units with private pools and true indoor‑outdoor living.
• Strong build quality and modern systems.

Cons

• Not all units have strong or direct ocean views.
• Price points reach levels where view‑guaranteed alternatives exist.
• Repeated floor plans reduce uniqueness for some buyers.
• Future nearby construction could influence perceived value or sightlines.
• Liquidity is thinner due to niche buyer profile and absolute price point.

Location, lifestyle & convenience

Living at Ocean Delray typically means:

• A quiet stretch of A1A rather than the chaos of Atlantic Avenue.
• Direct coastal corridor living with quick access to downtown Delray.
• Less foot traffic and drive‑by attention than “headline” downtown condos.
• More “private coastal residence” than “social hub” energy.

Frequently asked questions

Is Ocean Delray a view‑driven building?
Not consistently. Some residences have strong ocean exposure, others do not — which is why unit‑level analysis matters so much.

Are the residences large?
Yes. Most are in the 3,000–4,000+ SF range, with penthouse plans larger than that.

How many layouts are there really?
Roughly eight core 3‑bedroom plans, plus two penthouse estate plans, many of them mirrored and repeated.

Is this a good long‑term hold?
It depends on the specific unit. View‑protected stacks and penthouses are materially stronger from an asset‑defensibility standpoint than limited‑view positions.

What kind of buyer does this fit?
Someone who values space, privacy, and low density over the loudest branding or the most dramatic skyline views.