Bloemhof × Las Olas Grand · Fort Lauderdale
Tell us what you need, and an agent sends you the current list — every Las Olas Grand condo for sale, its floor, view, price per foot and HOA.
On the New River · 411 N New River Dr E
Las Olas Grand is a 2005 condo tower on the north bank of the New River in downtown Fort Lauderdale, a block south of Las Olas Boulevard with the Riverwalk at its door. Every Las Olas Grand condo for sale is listed below with its price, size and HOA.
The tower rises 39 stories by MLS records (about 397 ft and 38 floors in CTBUH data), with a curved glass façade and terraces facing the river. Sources put the residence count at 211 to 216, mostly two-bedrooms and up, plus a few four-bedroom penthouses and five two-story villas along the water.
Residents get a seventh-floor club, a heated pool and spa, a fitness center with sauna, valet and 24-hour security. At about 20 years old, the building is in the era of Florida’s milestone inspections and reserve studies — we cover what to check below.
The tower & the villas
Las Olas Grand is known for larger-than-average downtown plans and a polished, finished look — and for the five villas that sit right on the Riverwalk.
The New River · RiverwalkTower residences look out over the river, the skyline and, higher up on some lines, the Intracoastal and the ocean. The five two-story villas open onto the water at street level, with private garages per listings.
Listings describe marble floors, coffered ceilings and custom millwork, European kitchen cabinetry with Sub-Zero and Thermador appliances, and large terraces with glass railings. Many plans are through-floor, with light from two sides.
From two-bedrooms to the villas
Residences group by line and size. Ranges below are today’s asking prices from the MLS; sizes are as listed.
~1,280 sq ft as listed · 2 baths
~1,630 sq ft as listed · 2 baths
~2,110 sq ft as listed · 2.5 baths
~2,900 sq ft as listed · 3.5 baths
~3,700 sq ft as listed · 4 bedrooms
5 two-story villas · ~4,280 sq ft as listed
Availability
All 7 active listings are shown below. Tap any one and we’ll confirm the price, the exact view, the assessment status and what the seller will negotiate.
| Unit | Beds / baths | Size | $ / sq ft | Asking price | Action |
|---|---|---|---|---|---|
| 206Floor 2 · 06 line | 2 bd / 2 ba | 1,280 sf | $624 | $799,000 New | Details |
| 3605Floor 36 · 05 line | 2 bd / 2 ba | 1,630 sf | $828 | $1,350,000 | Details |
| 1903Floor 19 · 03 line | 2 bd / 2.5 ba | 2,110 sf | $652 | $1,375,000 New | Details |
| 401Floor 4 · 01 line | 3 bd / 3.5 ba | 2,900 sf | $517 | $1,500,000 New | Details |
| 3703Floor 37 · 03 line | 2 bd / 2.5 ba | 2,110 sf | $772 | $1,629,000 | Details |
| V-2Riverfront villa · two stories | 3 bd / 3.5 ba | 4,280 sf | $863 | $3,695,000 | Details |
| PH 39AFloor 39 · penthouse level | 4 bd / 3.5 ba | 3,700 sf | $1,074 | $3,975,000 | Details |
River, skyline or ocean — it depends on the line and floor. We add each unit’s exposure, condition and HOA, and which sellers have already cut their price.
The Residents’ Club & the pool deck
A full-service building: a seventh-floor club for residents, a heated pool and spa, valet and staff around the clock — with the Riverwalk and Las Olas a minute away.
Seventh floor: lounge, bar and catering kitchen.
Sports and media room with a bar.
Game room in the club.
Quiet room and meeting space.
With a landscaped sundeck.
Picnic and grill area for residents.
With saunas and showers.
Beverage storage in the club, per listings.
Secured resident parking.
Front desk and controlled access.
Two-story lobby with stone fireplaces.
Promenade and water taxis at the door.
Amenities as described in building directories and current listings. Hours, fees and availability are set by the association.
Owning & leasing
Las Olas Grand has full-time owners, seasonal owners and tenants. Leasing is allowed within the association’s rules — check them before you buy.
One rental listing, a 1,630 sq ft two-bedroom, now under contract (October 2026).
Across current sale listings, by listed size.
Median of current listings; covers building insurance, upkeep, amenities and staff.
Limits on number, size and breed, per directory data.
Life around Las Olas Grand
What buyers here are really paying for: a downtown you can walk, a river full of boats and the oldest house in the city next door. Las Olas River House is a few minutes west.
Photos
The river, the Riverwalk and the streets around the building. We don’t show listing photos here — ask us for current photos and video of any unit for sale.
Downtown Fort Lauderdale
Between Las Olas Boulevard and the New River, just west of US-1 — the Riverwalk, Las Olas and Stranahan House on foot, the beach, the port and the airport about a quarter-hour away.
HOA, taxes & insurance
Pick a layout and a price to see the monthly carrying cost before any mortgage — then the five things every buyer here should check.
Estimates: HOA at ~$1.46/sq ft, the median in current listings (typical 2BR 1,280 · 2BR 1,630 · large 2BR 2,110 · 3BR 2,900 sq ft); property tax at ~2.0% of price (non-homestead, resets on sale); HO-6 insurance from typical quotes. Excludes mortgage, utilities and special assessments.
At about 20 years old, the tower falls under Florida’s milestone inspection and structural integrity reserve study rules. We get the reports and ask what repairs they call for and how they are funded.
We found no public report of a current special assessment — that isn’t proof there is none. The estoppel letter, budget and board minutes show it; we request all three.
Lenders review the association as well as you — reserves, insurance and inspections. We check the building’s status with lenders early so your loan isn’t a surprise at the end.
Minimum lease term, how often you can lease and pet limits are set by the association. We send the current rules with your shortlist.
Property tax resets to your purchase price — on a $1.5M unit that’s roughly $2,500 a month before any homestead exemption.
How it works with us
Here the purchase is about the line, the view and the association’s finances. We handle the comparisons, the documents and the logistics.
Bedrooms, view, budget, and whether you’ll live here, lease it or both.
Every match with floor, exposure, price per foot and HOA — plus recent closings on the same line.
In person, or live video walk-throughs if you’re buying from abroad.
With only 7 units for sale and some listed for many months, we use recent closings to set your number.
Florida gives resale condo buyers 3 business days to review the association documents. We go through budget, reserves, inspections and rules with you.
Association approval, title, insurance and closing — coordinated to the day, in person or remotely.
The listing agent works for the seller. We work for you — and we track Las Olas Grand against the other downtown towers, so we know which units are priced right.
The Bloemhof Group, founded 2018
Really glad I worked with The Bloemhof Group. Veronika is a true professional — straightforward, always responsive, and genuinely helpful. You can tell she actually cares.Yurii Ilchenko · Google
Veronika is a great listener, highly knowledgeable of the South Florida area, very professional and located a great selection of properties. I’m super happy with my new home.Jill Iacono · Google
Veronika really took the time to understand what I was looking for. She answered all my questions, explained everything clearly, and was always available when I needed guidance.Diana Castillo · Google
As of October 2026, the 7 active MLS listings at Las Olas Grand ask from about $799K for a two-bedroom of about 1,280 sq ft on the second floor to about $3.98M for a four-bedroom penthouse-level residence of about 3,700 sq ft. Most two-bedrooms are listed between about $1.35M and $1.63M, and one of the five riverfront villas is listed at about $3.7M.
Price depends on floor, line, view and condition. Ask us for the current list with recent closings on the same line.
Yes. Current listings describe river views on the lower floors and the villas, and city, Intracoastal and ocean views from higher floors on some lines. Views are not guaranteed — they depend on the line, the floor and what is built nearby. We confirm each unit’s exposure before you tour.
Las Olas Grand is at 411 N New River Drive East in downtown Fort Lauderdale, on the New River between Las Olas Boulevard and the Riverwalk. It was completed in about 2005 (most MLS records say 2005). The architect is Swedroe Architects according to building directories; one directory names Sea Ranch Properties as the developer.
MLS records list 39 stories; CTBUH data cited by local agents gives 38 floors and about 397 ft. Sources also differ on the count — 211, 213 or 216 residences — including five two-story villas along the river. Most homes in the tower are two-bedrooms and up; a few penthouses have four bedrooms.
Las Olas River House (333 Las Olas Way) is a few minutes’ walk west on the same stretch of river. It is taller (three connected towers, the tallest about 452 ft), larger (about 285 residences) and starts with one-bedrooms. Las Olas Grand is a single curved tower with larger average plans, five riverfront villas and, per current listings, a higher HOA per square foot. Our Las Olas River House page lists its current prices.
Current listings show about $1.46 per square foot a month (median) — about $2,040 for a 1,280 sq ft two-bedroom, about $2,370 for 1,630 sq ft, about $3,090 for 2,110 sq ft and about $3,440 for a 2,900 sq ft three-bedroom. The penthouse and villa listings show $5,700 and $6,200 a month. The binding figure is in the association’s estoppel certificate; we request it with the budget.
The building is about 20 years old, so Florida’s condo safety rules apply: milestone structural inspections for buildings of three or more stories, and a structural integrity reserve study (SIRS) with full funding of reserves for key components. We found no public report of a current special assessment, but that is not the same as none. Before you write an offer we request the milestone report, the SIRS, the budget and reserves, recent board minutes and the estoppel letter, which shows any approved assessment.
Building directories and listings describe a seventh-floor Residents’ Club (media room and bar, billiards and card room, library, catering kitchen, wine lockers), a fitness center with sauna, a heated pool and spa with sundeck and barbecue area, a two-story lobby with stone fireplaces, valet, concierge, 24-hour security and secured garage parking. Some listings also mention a dog run, massage room and business center.
Leasing is permitted — listings mark units as OK to lease, and one owner offers seasonal (six-month) or annual terms. We could not confirm the association’s minimum lease term or how often you may lease; the binding rules are in the condominium documents and we send them before you make an offer. The one recent rental listing, now under contract, asked $6,000 a month for a 1,630 sq ft two-bedroom. We don’t project rental income.
Pets are allowed with limits. Directory data mentions limits on number, size and breed; one source says two dogs of up to 30 lbs each, but it may be outdated, and one MLS listing marks pets as restricted. We confirm the current policy in writing.
We found no reliable source for deeded or rentable slips at the building, so don’t count on one. The river is navigable to the ocean, and listing data mentions a seawall; nearby marinas and the Riverwalk’s public docks rent space. Ask us and we’ll check with the association.
Taxes reset to your purchase price. As a rough guide, budget about 2% of the price a year without a homestead exemption — about $2,500 a month on a $1.5M condo.
Fort Lauderdale Beach at Las Olas and A1A is about 12 minutes by car, Port Everglades about 12 minutes and FLL airport about 15 minutes. Las Olas Boulevard is a block north and the Brightline station about a 15-minute walk.
Yes. A 2023 Florida law adds restrictions for buyers domiciled in certain countries of concern; check with a Florida real estate attorney if that may apply to you. We handle remote purchases with video tours and e-signatures.
Under section 718.503 of the Florida Statutes, a resale condo buyer can cancel within 3 business days after receiving the association documents if they weren’t provided before signing. We use that time to review the budget, reserves, inspections, minutes and rules with you.
How buyer’s-agent compensation is paid is agreed in writing before we show you units. Sellers often offer to cover it; when they do, your cost doesn’t change. We explain the options upfront.
Lenders review the condo association (budget, reserves, insurance, inspections, any litigation) as well as you. We connect you with lenders who know downtown Fort Lauderdale towers and check the building’s status early.
Las Olas Grand
Send your name and number. You’ll get the matching units with floor, view, price and HOA by text or WhatsApp.
Veronika Bloemhof, Broker · replies personally
