Gran Paraiso Guide: Edgewater's Bayfront Tower

Gran Paraiso is a Related Group condominium at 480 NE 31st Street in Miami's Edgewater, designed by Arquitectonica with interiors by Piero Lissoni. Miami-Dade County's parcel records list 312 units with a 2019 year built, numbered from floor 6 up to PH54, and Florida's condominium file names Gran Paraiso Condo Assn Inc as its association.

GranParaiso, Gran Paraiso Condo: which name to search

Related Group markets the tower as GranParaiso, one word. The public records use two. Florida's Division of Florida Condominiums, Timeshares and Mobile Homes publishes a condominium file for Miami-Dade; the copy we downloaded on October 18, 2026 lists Gran Paraiso Condo, project PR76292, at 480 NE 31 St, Miami, FL 33137, with 313 units, a recorded date of December 28, 2018 and a status of approved and recorded. The managing entity is Gran Paraiso Condo Assn Inc, number MA71357, with a mailing address in care of FirstService Residential at a post office box in Charlotte, North Carolina.

Miami-Dade County files every unit under the subdivision Gran Paraiso Condo, and each unit's legal description points to the same recorded declaration, Official Records book 31271, page 2472. Use the two-word name on an estoppel request, a records request or a Sunbiz search, and confirm the current manager with the association, because a mailing address on a state file can lag a change. The 2018 date is when the condominium was recorded; the county's year built for every unit is 2019. Our profile at /buildings/gran-paraiso keeps the developer facts and the county boundary check together, and /condo-associations explains how to look up other Miami-Dade associations.

One of four separately filed Paraiso towers

The same state file lists the other Paraiso condominiums as separate filings, each with its own association. Paraiso Bay, at 650 NE 32nd Street, shows 368 units recorded November 15, 2013. One Paraiso, at 3131 NE 7th Avenue, shows 273 units recorded July 25, 2014. Paraiso Bayviews shows 388 units recorded November 17, 2014. Gran Paraiso was the last of the four to be recorded. The file lists the same FirstService Residential care-of line for Gran Paraiso, One Paraiso and Paraiso Bay.

That matters because the selling points are partly shared. Related Group's page says residents have access to chef Michael Schwartz's Amara at Paraiso waterfront restaurant and to the Paraiso District Beach Club. Those are district features, not amenities inside the Gran Paraiso declaration by default. Ask the association which agreement grants that access, who pays for it and whether it can change. Compare the sister towers at /buildings/one-paraiso, /buildings/paraiso-bay and /buildings/paraiso-bayviews, and the wider neighborhood at /neighborhoods/edgewater.

What Related Group lists inside the building

Related Group's GranParaiso page describes the location as East Edgewater, although its location heading reads Brickell. It credits the architecture to Arquitectonica, the interiors to Piero Lissoni and the landscaping to Enzo Enea, and it mentions a permanent installation of curated art. The on-site amenities it lists are a fitness center, a bowling alley, a hammam spa, a tennis center, a cigar lounge and an amenity deck with a circular zero-entry pool, an outdoor spa, poolside cabanas and a summer kitchen.

Treat that as the developer's description of the original project. A bowling alley, a tennis center and a spa are specialized spaces with their own equipment and maintenance cycles, so ask how each one is budgeted and when it was last refurbished.

How the unit numbers run

The county's unit parcel layer, checked October 18, 2026, returns 312 units at 480 NE 31 St. Floors 6 through 49 carry units ending 01 to 07, and no unit begins with 13. Above them, penthouse numbers run from PH5001 to PH5404, four to a floor. The county's address layer returns one more record, the building's reference folio, with no unit label.

Nine numbers that the pattern would predict are missing from the roll: 1203, 2803, 3003, 3603, 3605, 3803, 4203, 4703 and 4802. Several neighboring units carry a larger share of the common elements than the rest of their line. Units 2802, 3002, 3602, 3802, 4202 and 4702 each show 0.238572 percent, against 0.104452 percent for other 02 units. That pattern suggests combined residences, but only the declaration and its amendments can confirm what a unit contains. The state's 313 units and the county's 312 also need reconciling with the association.

Eleven plan sheets, and the floor they skip

Our page at /buildings/gran-paraiso/floor-plans publishes the 11 sheets of the developer's plan set, reviewed September 24, 2026: Residences 01 to 07 and Penthouses 01 to 04. Every residence sheet is marked levels 6 to 49. Every penthouse sheet is marked levels 50 to 53.

Residence 02 is the smallest, a one-bedroom-plus-den with two baths, 1,062 square feet of air-conditioned area and a 217-square-foot terrace. Residences 03, 04 and 05 are two-bedroom-plus-den, three-bath plans between 1,301 and 1,322 square feet, and Residence 06 is a two-bath version at 1,244. The end units differ sharply. Residence 01 is a four-bedroom-plus-den with 2,246 square feet inside and an 849-square-foot terrace labeled sunrise and sunset terraces. Penthouse 04 is the largest, with 3,213 square feet inside, 951 of terrace and a stated total of 4,164.

Two cautions. The Residence 07 sheet's caption reads one bedroom, two baths and a den, but its drawing labels a master bedroom, bedroom 2 and bedroom 3, and the county records three bedrooms for the units ending in 07 that we checked. And the county lists 20 penthouse units, including PH5401 to PH5404, while the penthouse sheets stop at level 53. The PH54 units also carry larger shares than the same positions below, for example 0.312466 percent for PH5401 against 0.264352 percent for the 01 penthouses on floors 50 to 53. Do not assume a sheet describes a PH54 home. More Miami plan sets are at /condo-floor-plans.

Two measurements of the same home

The Miami-Dade Property Appraiser's record for unit 2002 shows 940 square feet, while the Residence 02 sheet states 1,062 square feet of air-conditioned area. Unit 2001 shows 1,871 against the Residence 01 sheet's 2,246, and PH5004 shows 2,792 against Penthouse 04's 3,213. The county figure is smaller on every line we compared, assuming residence numbers match unit endings, which the association should confirm.

The two sources appear to measure on different terms. Before comparing homes or computing a price per square foot, ask which figure a listing uses and match it to the unit's description in the declaration.

Questions buyers ask about the Gran Paraiso condominium in Miami

The papers to ask for before an offer

Start with the recorded declaration at Official Records book 31271, page 2472, its amendments and the current budget. Section 718.112(2)(g) of the 2026 Florida Statutes requires a residential condominium association to complete a structural integrity reserve study at least every 10 years for each building three habitable stories or higher, covering items such as the roof, structure, plumbing, electrical systems, waterproofing and windows. Ask for the most recent study and how the budget funds it.

Then ask about the district: which beach-club and restaurant arrangements bind this association, and what owners pay for them. Miami Condo HQ is a research publisher, not a brokerage, so verify every figure here against the documents for the exact unit.