OPUS Miramar: What Buyers Should Know
Miramar · New Developments · Luxury Real Estate · Buyer Guides Lizvette Robles September 29, 2026
Miramar · New Developments · Luxury Real Estate · Buyer Guides Lizvette Robles September 29, 2026
Miramar has historically offered something different from Condado. Its appeal has been rooted in residential streets, architectural character, proximity to metropolitan San Juan and a housing mix that includes established condominiums and historic residences. OPUS Miramar introduces something new to that equation: large-format, amenity-driven luxury new construction within the Convention District.
Designed by Puerto Rican architect Segundo Cardona, OPUS is planned as a collection of only 40 luxury residences, with floor plans ranging from approximately 2,700 square feet to nearly 7,850 square feet. Construction officially began in April 2026 with a reported investment of approximately $80 million, making the project an important addition to San Juan's emerging luxury residential inventory. For buyers, however, the important question is not whether OPUS is luxurious.
It clearly positions itself in that market. The better question is: What exactly are you buying, and how should OPUS be evaluated against other luxury residences in San Juan?
OPUS Miramar is a new luxury residential development in the Distrito del Centro de Convenciones area of Miramar. The project is designed by architect Segundo Cardona and consists of a limited collection of 40 residences. The official project materials describe residences ranging from approximately 2,700 to 7,800 square feet, with floor-to-ceiling windows, expansive private terraces or verandas and open layouts designed around privacy and views.
The development is notable not only because of its size and pricing. It also represents a different residential product for this part of San Juan. Rather than adapting an older condominium or historic residence, OPUS introduces a purpose-built contemporary luxury tower into a neighborhood better known for established architecture and a more residential character.
Feature | OPUS Miramar |
|---|---|
Residences | 40 limited-edition residences |
Residence sizes | Approx. 2,700–7,848 SF |
Architect | Segundo Cardona |
Veranda residences | 3 BR / 3.5 BA / 3 parking |
Terrace residences | 3 BR / 3.5 BA / 3 parking |
Sub-Penthouses | 4 BR / 4.5 BA / 4 parking |
Penthouses | Two levels / 5 BR total / 4 parking |
Entry pricing | From approximately $3M |
Penthouse pricing | From approximately $10.8M |
Security | 24/7 |
Services | Concierge + valet |
Pool | Yes |
Fitness | Performance studio / gym |
Backup systems | Generator + water cistern |
EV infrastructure | Electric-vehicle car ports |
Construction | Began April 2026 |
Project specifications and pricing can change during development and should always be confirmed against the current offering documents and availability schedule.
One of the most important features of OPUS is scale. The project is not designed as a large high-density residential tower. The official site describes only 40 residences.
That matters because luxury is not determined solely by finishes. Density matters too. A building with fewer residences can potentially provide a different experience in terms of: elevator traffic, common-area usage, privacy, arrival experience, and the number of owners sharing amenities.
The project also states that there will be two separate lobbies for every 20 apartments, further emphasizing separation and privacy within the building. For buyers accustomed to boutique luxury development, that may be as important as the kitchen specification.
This is another area where OPUS distinguishes itself. The residences do not begin with compact one- or two-bedroom layouts. The official project offerings start around 2,700 square feet, and the portfolio extends to two-level penthouses approaching 7,850 square feet.
That positions OPUS toward buyers who want condominium convenience without dramatically downsizing from a larger home. For relocation buyers coming from: large suburban residences, single-family homes, estate properties, or larger metropolitan luxury apartments, that distinction may be particularly important.
The project's Veranda residences are currently described as approximately 2,709 to 2,711 square feet, with: 3 bedrooms, 3.5 bathrooms, 3 parking spaces, and pricing starting around $3 million. One of the more unusual features is the flexible veranda concept. According to OPUS, these spaces can function as a balcony or as additional enclosed living space, creating flexibility between indoor and outdoor use. For buyers, that feature deserves careful review.
Confirm: how the veranda is legally classified, whether it is included in total advertised square footage, how enclosure operates, and what modifications are permitted under the final condominium documents. The concept may be attractive. But the exact legal and construction specifications are what determine how the space can actually be used.
The Terrace residences expand the indoor-outdoor component. Official project information describes them as ranging from approximately 3,467 to 5,059 total square feet, with: 3 bedrooms, 3.5 bathrooms, 3 parking spaces, and pricing starting around $3.4 million.
These residences may appeal particularly to buyers who want significantly more exterior space than is typically available in a traditional urban condominium. But buyers should distinguish carefully between: interior square footage and total square footage including terraces. That distinction becomes extremely important when comparing price per square foot.
OPUS provides a good example of why luxury buyers should never rely on one square-footage number without understanding what it includes. The project’s current availability page, for example, lists Residence N204 with approximately: 2,665 SF interior and 2,394 SF exterior. That produces more than 5,000 total square feet, but only slightly more than half is interior conditioned space.
Another currently displayed residence, N402, shows approximately: 2,497 SF interior and 970 SF exterior. Meanwhile, N603 and N901 show approximately 2,676 interior square feet with only about 33 exterior square feet. These are very different properties even if all are part of OPUS.
This is exactly why buyers should ask: “What am I paying per interior square foot?” and before comparing residences.
A residence with a 2,394-square-foot terrace is not directly comparable to one with a 33-square-foot exterior area. Even if their interior square footage is similar. The buyer is purchasing a different lifestyle.
Large terraces may provide: entertaining space, outdoor dining, views, and a stronger indoor-outdoor connection. But interior space generally has different utility from uncovered exterior area. That means two OPUS residences may deserve different valuation logic even before accounting for: floor, orientation, view, and parking.
OPUS moves into a substantially different category with its Sub-Penthouses. The official project materials describe these residences as occupying approximately half a floor, with: 4 bedrooms; 4.5 bathrooms; 4 parking spaces; approximately 5,397 square feet; and pricing starting around $7.2 million.
At this level, the relevant competition becomes much narrower. A buyer should not evaluate a 5,000+ square-foot OPUS residence against the broad Miramar condominium market. Potential alternatives may instead include: large Condado penthouses, new-development inventory, exceptional renovated residences, or even luxury single-family homes in other San Juan submarkets.
The buyer pool changes as the property type changes.
The project's largest residences are two-level penthouses measuring approximately 7,848 square feet. The official plan describes: five bedrooms across two levels, six bathrooms including powder rooms, four parking spaces, private terraces, a service kitchen, and a private infinity pool. Current project pricing begins at approximately $10.8 million. At this price point, OPUS is not competing simply with Miramar. The competitive universe expands across San Juan, and potentially across Puerto Rico's broader luxury market.
That is an important distinction for both acquisition analysis and future resale.
OPUS emphasizes large open layouts and floor-to-ceiling glazing. The official project description includes: private entry foyers, en-suite bathrooms, oversized walk-in closets, and a midnight bar in the primary bedroom. Primary bathrooms are described with oversized showers and freestanding tubs. Kitchens include European cabinetry, premium hardware, stone countertops and stainless-steel appliance packages including refrigerator, cooktop, speed oven and hood. Each apartment is also designed with a private trash room.
These may sound like small details. But in luxury residential design, functionality often distinguishes a home from a property designed primarily for presentation.
OPUS also introduces a substantial amenity package. According to the developer, planned features include: concierge service, valet, 24/7 security, private elevators, coworking spaces, conference room, fitness center, children's playground, package storage, secured common-area Wi-Fi, pool, wine cellar / cavas, storage rooms, electric-vehicle car ports, backup generator, and water cistern.
Optional storage rooms and wine cavas are described as having limited availability and additional cost. For buyers, this means the amenity discussion should lead immediately to another question: What will it cost to operate all of this?
A luxury amenity package does not operate for free. Concierge, valet, security, pool, elevators, fitness facilities, common areas and backup systems. These services ultimately become part of the condominium's operating structure. Before purchasing, buyers should review: the proposed HOA budget, what expenses are included, staffing assumptions, insurance, reserve contributions, utility expenses, and how optional services are charged.
Preconstruction marketing should not be used as a substitute for the final condominium budget. This becomes particularly important for a second-home buyer who may only use the residence part of the year. That article focuses on Condado, but the same total-cost-of-ownership principle applies to luxury condominiums throughout San Juan.
Parking is an important differentiator in urban San Juan. OPUS Veranda and Terrace residences are currently marketed with three parking spaces, while the Sub-Penthouses and Penthouses are described with four. For large residences aimed at full-time luxury ownership, that makes sense.
A household purchasing a 3,000- to 7,000-square-foot property may have: multiple vehicles, adult children, staff, or frequent guests. Parking should still be verified in the actual purchase documentation. Buyers should confirm: which spaces correspond to the residence, where they are located, whether they are deeded or assigned, and whether EV infrastructure is attached to the specific spaces.
OPUS is positioned differently from a traditional Ashford Avenue project. Its official neighborhood materials emphasize proximity to: Club Náutico, Isla Grande Airport, Condado Lagoon, Condado, Old San Juan, and Luis Muñoz Marín International Airport. The developer currently estimates approximately: 3 minutes by car to Club Náutico, 5 minutes to Isla Grande Airport, 8 minutes to Condado, 9 minutes to Old San Juan, and 13 minutes to Luis Muñoz Marín International Airport.
Actual travel time will obviously vary with traffic. This location creates a very different proposition from direct beachfront Condado.
This needs to be clear. A buyer comparing OPUS with Vanderbilt Residences or The ICON should not assume these properties provide the same lifestyle. Vanderbilt offers direct oceanfront positioning.
The ICON is located approximately one block from Condado Beach. OPUS is positioned in the Miramar/Convention District environment. The value proposition is therefore different.
OPUS is less about: “Walk downstairs and you are at Condado Beach.” And more about: large residences + contemporary luxury + Miramar/Convention District connectivity. For certain buyers, that may be a better fit.
Our Condado analysis has repeatedly shown why San Juan luxury property should be segmented by product rather than simply geography. A traditional Condado resale may trade around a completely different price per square foot from new construction. Even within new construction, Vanderbilt and The ICON are not identical.
OPUS creates another category. A buyer may be comparing: a 2,700 SF new residence at OPUS; against; a direct-oceanfront established condo in Condado; against; a new residence at The ICON; against; and a significantly smaller residence at Vanderbilt. Those are not interchangeable alternatives. The right comparable depends on what the buyer is trying to accomplish.
The comparison within Miramar is equally important. OPUS should not automatically be priced from traditional Miramar resale transactions. An older condominium with: limited amenities, older systems, smaller parking allocation, and renovation needs, is not necessarily competing with OPUS simply because it sits nearby. At the same time, an exceptional historic Miramar residence may offer something OPUS cannot reproduce: land, architectural history, private outdoor space, and single-family ownership.
This is precisely why Miramar should not be analyzed as a single price-per-square-foot market.
This remains one of the most important principles in our San Juan analysis. The right comparable isn't necessarily the closest property. It's the property competing for the same buyer.
For an OPUS purchaser, that competing property could potentially be outside Miramar. A buyer seeking: 3,000+ square feet; new construction; 3 parking spaces; concierge; generator; pool; and central San Juan access, may have relatively few genuine alternatives. That scarcity matters more than simply drawing a one-mile radius around the property.
According to current official project information:
From approximately $3,000,000
From approximately $3,400,000
From approximately $7,200,000
From approximately $10,800,000. These are developer asking prices. They are not closed comparable sales. That distinction matters.
What has actually reached the MLS. Six OPUS residences have been filed, all of them under the street address N611 Baldorioty de Castro Boulevard rather than the building name, which is why they do not come up in a search for "OPUS". The newest is N202, 2,666 square feet, asking $3,630,000, which came to market on October 14, 2026. The unit-by-unit list is on our OPUS Miramar development page. Call 787-717-6443 and we will tell you what the comparable buildings have actually closed at before you sign.
The same rule applies to OPUS that applies to every new development. An asking price tells us: where the developer is positioning the residence. A reservation or contract tells us: that a buyer has shown enough conviction to proceed under those contract terms.
A completed closing tells us: where the transaction actually executed. Those are different data points. When construction began in April 2026, El Nuevo Día reported that nearly 40% of the units had buyers. That provides useful historical evidence of early demand, but it should not be interpreted as current September 2026 availability or as closed-sale pricing.
Buyers should request the current availability schedule directly.
One material difference from a purely conceptual project is that OPUS has entered construction. El Nuevo Día reported that construction officially began on April 30, 2026, with an investment of approximately $80 million. The publication described it as the first exclusively residential project in the Convention District.
Construction is being handled by CIC Construction Group, according to project coverage published at the time of groundbreaking. That said: construction started does not mean delivery date guaranteed. Buyers should rely on the current purchase agreement for delivery obligations and remedies.
I would be careful with any delivery date shown in marketing. Construction schedules can change. Weather, permitting, material availability, labor, design changes, utilities and inspections.
All can affect timing. For a relocation buyer, timing may be particularly important because the buyer may be coordinating: a move to Puerto Rico, school enrollment, a lease expiration, sale of another property, or Act 60 residency planning. The legally relevant delivery provisions should come from the purchase agreement, not a brochure.
OPUS itself includes an important disclosure on its website. The developer states that project images, renders and visual representations are conceptual and that dimensions, finishes, furniture and materials may change; the website images do not constitute a legal commitment by the developer. That is standard enough in development marketing.
But buyers should take it seriously. Before signing, confirm: exact floor plan, interior and exterior square footage, finish schedule, appliance package, parking, storage, ceiling heights, windows, terrace configuration, views, and permitted developer substitutions. The contract matters more than the rendering.
Before purchasing at OPUS, buyers should understand at least the following.
Confirm interior and exterior square footage separately.
Understand the actual expected views and surrounding parcels. 3. Parking. Confirm the exact spaces and legal rights associated with them.
4. Storage. Determine whether storage is included or purchased separately. 5. Wine Cava.
The developer notes that cavas are limited and available at additional cost. Confirm whether one is included in your transaction. 6. HOA Budget. Review projected monthly expenses and what they include.
7. Master Insurance. Understand expected condominium coverage and owner obligations. 8. Generator.
Confirm the level of backup power available to individual residences, not merely the existence of a building generator. 9. Water Cistern. Understand capacity and coverage.
10. Finish Schedule. Confirm materials and permitted substitutions. 11. Deposit Structure.
Understand when deposits become due and the conditions governing them. 12. Construction Delays. Review delivery extensions and buyer remedies.
13. Punch List. Understand how deficiencies are identified and corrected. 14. Warranties.
Review developer and manufacturer warranties. 15. Condominium Documents. Review rules, budgets, parking, limited common elements and owner obligations.
OPUS may be particularly compelling for several buyer profiles.
Someone moving from a large home may appreciate having 2,700+ square feet while maintaining condominium convenience.
This may be one of OPUS's strongest positioning points. The buyer stays close to Condado and central San Juan without purchasing directly within Condado's hotel/beach corridor.
A buyer who does not want to renovate an older Miramar residence may find the proposition attractive.
Three- and four-bedroom configurations, large interiors and multiple parking spaces may function better for full-time family life than many smaller luxury developments.
Proximity to Club Náutico and Isla Grande Airport may be meaningful for a specific subset of buyers.
There are relatively few new urban San Juan condominiums offering residences approaching 5,000 to nearly 8,000 square feet. That alone places the upper OPUS inventory into a specialized competitive segment.
OPUS will not replace Condado for every buyer. Someone whose priorities are: direct oceanfront, daily beach access, walking to Ashford Avenue restaurants, hotel-oriented services, or a strong beach-city environment and may still prefer Condado. The purpose of comparing the markets is not to declare a winner. It is to identify what the buyer is actually paying for.
These projects both target high-end buyers but provide very different propositions.
Miramar / Convention District 40 residences, large-format units, 3–4 parking spaces depending on residence category and residential urban positioning.
Condado Direct oceanfront positioning, hospitality-oriented amenity environment and Condado Beach lifestyle. A buyer deciding between them should not begin with price per square foot. Begin with: Where do I want to live?
The comparison with The ICON is somewhat different. Both represent boutique-style new residential construction in urban San Juan. But The ICON is located at 1120 Ashford Avenue, approximately one block from Condado Beach, while OPUS is oriented toward Miramar and the Convention District.
The ICON's typical current residences are also generally smaller than the largest OPUS offerings. For a buyer requiring substantial square footage and three or four parking spaces, OPUS may compete differently.
OPUS may ultimately be important beyond the individual residences. It introduces a contemporary multimillion-dollar residential product into a market known historically for: established condominiums, historic houses, and lower-density residential character. That has the potential to create a clearer luxury new-construction segment within Miramar. But buyers should avoid making the opposite mistake too: OPUS pricing should not automatically reprice every Miramar property around it. New-development pricing is product-specific.
A $3 million OPUS residence does not make a nearby unrenovated apartment worth the same price per square foot. And a lower-priced historical comparable does not automatically establish the value of a new OPUS residence. Different product. Different buyer. Different comparable set.
The developer currently describes a collection of 40 luxury residences.
The project's residence categories range from approximately 2,700 square feet to 7,848 square feet, depending on floor plan.
Current official project pricing begins around $3 million for Veranda residences, $3.4 million for Terrace residences, $7.2 million for Sub-Penthouses and $10.8 million for Penthouses. Pricing and availability can change.
Current plans include three-bedroom Veranda and Terrace residences, four-bedroom Sub-Penthouses and five-bedroom two-level Penthouses.
The developer currently describes three parking spaces for Veranda and Terrace residences and four for Sub-Penthouses and Penthouses. Exact parking should be confirmed in the purchase documents.
The official amenity list includes a backup generator and water cistern. Buyers should still confirm exactly what the backup system powers within individual residences.
Yes. Both are included in the project's currently advertised amenity program.
Yes. The official amenity list includes a pool, and the Penthouses are described as having private infinity pools.
No. OPUS is positioned in Miramar's Convention District. The project itself currently estimates Condado at approximately eight minutes by car, depending on traffic.
No. Buyers looking specifically for direct Condado oceanfront should compare properties such as Vanderbilt Residences and established oceanfront condominiums separately.
Yes. Construction began in April 2026. El Nuevo Día reported an investment of approximately $80 million.
In April 2026, at the beginning of construction, El Nuevo Día reported that nearly 40% of the units already had buyers. That is a historical development milestone and should not be treated as current availability. Buyers should request the latest inventory directly.
Buyers should rely on the current developer contract and official project documentation for the applicable delivery schedule. Construction timelines can change, so we would not base a purchase decision on an older marketing date.
OPUS Miramar is not simply another new condominium in San Juan. Its combination of: only 40 residences; approximately 2,700 to 7,848 square feet; large terraces and verandas; three to four parking spaces; concierge and valet; pool and fitness amenities; backup infrastructure; and Miramar / Convention District positioning.
places it in a relatively specialized part of Puerto Rico's urban luxury market. But luxury specifications do not eliminate the need for analysis. Buyers should distinguish between: interior and exterior square footage, asking prices and closed-market evidence, marketing materials and contractual obligations, and the lifestyle offered by Miramar versus Condado.
For some buyers, OPUS may solve a problem that Condado inventory does not:
For others, direct beach access or established resale history may still outweigh new construction. There is no universal winner. There is only the property that best fits the buyer.
At InvEstate Puerto Rico, we help buyers evaluate new developments within the context of the broader Puerto Rico luxury market. That means looking beyond the rendering and analyzing: floor plan, interior vs. exterior square footage, pricing, parking, ownership costs, contract terms, alternative properties, and the resale or new-construction inventory competing for the same buyer.
If you are considering OPUS Miramar, Condado new construction or another luxury residence in Puerto Rico, we can help you compare the options before making a commitment. See Living in Miramar, Puerto Rico: Real Estate, Historic Homes & Luxury Condos. Condado vs. Miramar: Where Should You Live in San Juan? · What Does It Cost to Own a Condo in Condado? · Relocating to Condado, Puerto Rico: A Buyer’s Guide.
Antonio Cartagena, Broker Lic. C-13471 · Lizvette Robles, Lic. 23765 · (787) 717-6443
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