Las Olas River House · 2004Once the city’s tallest
Two curved blue-glass towers and a lighter mid-rise, joined on one podium. For 13 years it was the tallest building in Fort Lauderdale.
Bloemhof × River House · Fort Lauderdale
Riverhouse Las OlasFort Lauderdale condosavailable residences and current prices
Tell us what you need, and an agent sends you the current list — every unit for sale at Las Olas River House, its floor, view, price per foot and HOA.
- 5.0 ★★★★★21 Google reviews
- 15units for sale
- $599Klowest asking price
- 452 fton the New River
On the New River · 333 Las Olas Way
Las Olas River House, downtown on the water
Riverhouse Las Olas — officially Las Olas River House — is a 2004 condo tower on the north bank of the New River in downtown Fort Lauderdale, one block south of Las Olas Boulevard with the Riverwalk at its door.
The complex is three connected towers — two of 42 stories and one of 34 — rising about 452 ft. When it opened it was the tallest building in Fort Lauderdale, a title it held until The Icon Las Olas topped out in 2017. About 285 residences range from one-bedrooms of about 1,110 sq ft to a penthouse-level home of about 8,300 sq ft as listed.
The amenities sit on a sixth-floor deck above the parking podium: a heated pool with cabanas, a large fitness center facing the river, a club room and library. The association has been renovating the building, most recently the elevated pool deck.
Building facts
- Address
- 333 Las Olas Way, Fort Lauderdale, FL 33301
- Setting
- North bank of the New River · Riverwalk
- Completed
- 2004 (built 2001–2004)
- Developer
- Tarragon Corporation (per public sources)
- Towers
- 3 connected · 42 / 42 / 34 stories · ~452 ft
- Residences
- ~285 · 1 to 5 bedrooms as listed
- Sizes
- ~1,110 – 8,330 sq ft as listed
- Asking prices
- ~$599K – $5.8M · 15 for sale
- HOA
- ~$1.34 / sq ft / month, per listings
- Pets
- Allowed, with limits — confirm in writing
The river & the residences
A glass tower on a working river
River House trades the beach for the river: boats passing below, bascule bridges opening, and downtown, Las Olas and Brightline on foot.
Las Olas River House · 2004From one-bedrooms to a sky home
Most units are one- and two-bedroom plans of about 1,100–2,100 sq ft; upper floors add three-bedrooms and penthouse-level homes. Views shift from the river and skyline to the ocean as you go up.
- River, skyline or ocean views
- Balconies on most plans
- Washer and dryer in unit
- Walk-in closets
- Assigned covered parking
- Valet and 24-hour security
- Dock on the New River
- Riverwalk at the door
From one-bedrooms to the penthouse level
Las Olas River House floor plans and price ranges
Units group by size more than by tower. Ranges below are today’s asking prices from the MLS; sizes are as listed.
1 bedroom
~1,110–1,160 sq ft · 1.5–2 baths
- Listed now
- 3
- Asking
- $599K – $699K
- $ / sq ft
- $538 – $602
- Est. HOA
- ~$1,500 / mo
2 bedrooms, compact
~1,160 sq ft · 2 baths
- Listed now
- 3
- Asking
- $815K – $925K
- $ / sq ft
- $702 – $797
- Est. HOA
- ~$1,550 / mo
2 bedrooms + half bath
~1,520 sq ft · 02 and 07 lines
- Listed now
- 3
- Asking
- $1.15M – $1.32M
- $ / sq ft
- $756 – $871
- Est. HOA
- ~$2,050 / mo
Large 2 bedrooms
~1,870–2,140 sq ft · 2.5–3 baths
- Listed now
- 3
- Asking
- $1.25M – $1.79M
- $ / sq ft
- $655 – $838
- Est. HOA
- ~$2,850 / mo
3 bedrooms
~2,730 sq ft · 3.5 baths · upper floors
- Listed now
- 2
- Asking
- $2.7M – $2.79M
- $ / sq ft
- $990 – $1,025
- Est. HOA
- ~$3,650 / mo
Penthouse level
~8,300 sq ft as listed · 5 bedrooms
- Listed now
- 1
- Asking
- $5.8M
- $ / sq ft
- $696
- Est. HOA
- ~$11,150 / mo
Availability
Las Olas River House condos for sale
All 15 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.
15units for sale
$1.25Mmedian asking price
$719median $ / sq ft
$599Klowest asking price
Active MLS listings · October 2026
| Unit | Beds / baths | Size | $ / sq ft | Asking price | Action |
|---|---|---|---|---|---|
| 405Floor 4 · 05 line | 1 bd / 1.5 ba | 1,113 sf | $538 | $599,000 | Details |
| 304Floor 3 · 04 line | 1 bd / 1.5 ba | 1,113 sf | $562 | $625,000 | Details |
| 1208Floor 12 · 08 line | 1 bd / 2 ba | 1,161 sf | $602 | $699,000 | Details |
| 1508Floor 15 · 08 line | 2 bd / 2 ba | 1,161 sf | $702 | $815,000 | Details |
| 1608Floor 16 · 08 line | 2 bd / 2 ba | 1,161 sf | $719 | $835,000 | Details |
| 2601Floor 26 · 01 line | 2 bd / 2 ba | 1,161 sf | $797 | $925,000 New | Details |
| 1602Floor 16 · 02 line | 2 bd / 2.5 ba | 1,522 sf | $756 | $1,150,000 | Details |
| 2906Floor 29 · 06 line | 2 bd / 2.5 ba | 1,869 sf | $669 | $1,250,000 | Details |
| 1207Floor 12 · 07 line | 2 bd / 2.5 ba | 1,522 sf | $851 | $1,295,000 New | Details |
| 2702Floor 27 · 02 line | 2 bd / 2.5 ba | 1,522 sf | $871 | $1,325,000 New | Details |
| 2604Floor 26 · 04 line | 2 bd / 3 ba | 2,129 sf | $655 | $1,395,000 | Details |
| 2409Floor 24 · 09 line | 2 bd / 2.5 ba | 2,141 sf | $838 | $1,795,000 | Details |
| 3502Floor 35 · 02 line | 3 bd / 3.5 ba | 2,726 sf | $990 | $2,700,000 | Details |
| 3802Floor 38 · 02 line | 3 bd / 3.5 ba | 2,726 sf | $1,025 | $2,795,000 New | Details |
| 4206Floor 42 · upper penthouse level | 5 bd / 5.5 ba | 8,329 sf | $696 | $5,800,000 | Details |
Rentals and off-market units. 3 units are listed for rent at $4,850–$12,500 a month. Some owners sell quietly — tell us what you need and we’ll ask around the building.
Ask about off-marketGet the list with floors and views
River, skyline or ocean — it depends on the line and floor. We add each unit’s exposure, condition and HOA, and which sellers are negotiating.
The sixth-floor deck & the river
Amenities at Las Olas River House
A resort-style deck above the parking podium, a fitness center facing the river and full-service staff — with the Riverwalk and Las Olas a minute away.
Heated pool & spa
On the sixth-floor amenity deck.
Cabanas
Poolside cabanas on the deck.
Fitness center
Large, glass-walled, over the river.
Sauna & steam
Next to the fitness area.
Club room
Lounge and party room for residents.
Library & business room
Quiet room and meeting space.
Billiards
Game room with pool table.
Putting green
On the amenity level.
Valet & garage
Assigned covered parking.
24-hour security
Staffed lobby and controlled access.
Dock on the river
Ocean access, per listings.
Storage & bikes
Extra storage and bike room.
Amenities as described in building directories and current listings; the pool deck has been under renovation. Hours, fees and availability are set by the association.
Owning & leasing
Live in it, or lease it within the rules
River House has full-time owners, seasonal owners and tenants. Leasing is allowed within the association’s rules — check them before you buy.
$4.9–12.5K
Monthly asking rents
3 active rental listings, 1 to 3 bedrooms, October 2026.
$538–1,025 /sq ft
Asking price per foot
Across current sale listings, by listed size.
~$1.34 /sq ft
Monthly HOA
Includes building insurance, reserves, water, cable and security, per listing data.
Pets
Allowed, with limits
Number, size and breed limits; listings differ on tenants’ pets.
One current listing reports leasing allowed twice a year with a 90-day minimum; other agents mention 6–12 month terms. The binding rules are in the condominium documents; we send them before you write an offer. Rental income isn’t guaranteed and we don’t project it.
Life around River House
The Riverwalk, Las Olas and the beach
What buyers here are really paying for: a downtown you can walk, a river you can boat on and the beach a short drive east.
Photos
Las Olas River House and the New River
The towers from the river and the Riverwalk, plus the neighborhood around them. Ask us for current photos and video of any unit for sale.
Downtown Fort Lauderdale
Location: 333 Las Olas Way
Between Las Olas Boulevard and the New River, east of Andrews Avenue — downtown, the Riverwalk and Brightline on foot, the beach and the airport about a quarter-hour away.
Schematic, not to scale
- The Riverwalkpromenade along the New RiverAt the door
- Las Olas Boulevardone block north~2 min walk
- Stranahan House & Himmarsheehistoric house museum, riverfront dining~6 min walk
- Las Olas shops & restaurantsthe main stretch east of US-1~10 min walk
- Brightline Fort Lauderdaletrains to Miami, Aventura, Boca, Orlando~10 min walk
- Museum of Discovery & ScienceIMAX, Esplanade Park~10 min walk
- Broward Center for the Performing Artsalong the Riverwalk, west~15 min walk
- Fort Lauderdale BeachLas Olas Blvd & A1A~12 min
- Galleria Fort Lauderdaleshopping on Sunrise Blvd~12 min
- Fort Lauderdale airport (FLL)by car~15 min
- Port Evergladescruise terminals~15 min
- Downtown Miami & Brickellby car · ~35 min by Brightline~45 min
Open in Google MapsWalk and drive times approximate, outside rush hour.
HOA, taxes & insurance
What it costs to own at River House
Pick a layout and a price to see the monthly carrying cost before any mortgage — then the five things every buyer here should check.
Monthly carrying cost
Estimates: HOA at ~$1.34/sq ft, the rate shown in current listings (typical 1BR 1,140 · 2BR 1,520 · large 2BR 2,135 · 3BR 2,730 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.
Renovation and assessments
The association has been renovating, most recently the elevated pool deck. Ask what is paid, what is still being billed and whether any assessment is planned — we get it in writing.
Budget, reserves and inspections
Florida requires milestone inspections and a structural integrity reserve study for condos of three or more stories. We review the reports, the budget and the reserves with you.
Financing
Lenders review the association as well as you. We check the building’s status with lenders early so your loan isn’t a surprise at the end.
Leasing and pet rules
How often you can lease, the minimum term and pet limits are set by the association. We send the current rules with your shortlist.
Taxes reset on sale
Property tax resets to your purchase price — on a $900K unit that’s roughly $1,500 a month before any homestead exemption.
How it works with us
Buying at Las Olas River House, step by step
Here the purchase is about the line, the view and the association’s finances. We handle the comparisons, the documents and the logistics.
- 01
Tell us the brief
Bedrooms, view, budget, and whether you’ll live here, lease it or both.
- 02
Shortlist by line and floor
Every match with floor, exposure, price per foot and HOA — plus recent closings on the same line.
- 03
Private showings or video
In person, or live video walk-throughs if you’re buying from abroad.
- 04
Offer and negotiation
With 15 units for sale and several listed for months, we use recent closings to set your number.
- 05
Documents and inspection
Florida gives resale condo buyers 3 business days to review the association documents. We go through budget, reserves and rules with you.
- 06
Approval and closing
Association approval, title, insurance and closing — coordinated to the day, in person or remotely.
Why buyers bring an independent agent here
The listing agent works for the seller. We work for you — and we track River House against the other downtown towers, so we know which units are priced right.
- Line and view adviceRiver, skyline or ocean, low or high floor, and what each exposure is worth.
- Closed sales, not asking pricesRecent closings on the same plan, so your offer is anchored to real numbers.
- Compared with neighborsLas Olas Grand, The Icon Las Olas, 100 Las Olas and other downtown towers, side by side.
- The documents, read for youBudget, reserves, inspections, minutes, leasing and pet rules.
- Negotiation leverageWe know how long each listing has sat and what similar units closed for.
- Buying from abroad?Live video tours, e-signatures and remote closing support.
The Bloemhof Group, founded 2018
What our clients say
21 Google reviews
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
Questions buyers ask
Las Olas River House FAQ
Don’t see yours? Text us — we answer the same day.
Text usHow much does a condo at Riverhouse Las Olas cost?
As of October 2026, the 15 active MLS listings at Las Olas River House ask from about $599K for a one-bedroom of about 1,110 sq ft to about $5.8M for a penthouse-level residence of about 8,300 sq ft. Most two-bedrooms are listed between about $815K and $1.8M, and three-bedrooms of about 2,730 sq ft at about $2.7M–$2.8M.
Price depends on floor, line, view and condition. Ask us for the current list with recent closings on the same line.
Is “Riverhouse Las Olas” the same building as Las Olas River House?
Yes. The building’s name is Las Olas River House, at 333 Las Olas Way in downtown Fort Lauderdale. Buyers and some listings also call it “Riverhouse Las Olas” or simply “River House.” It is a different building from Las Olas Grand, Las Olas by the River and The Icon Las Olas nearby.
When was Las Olas River House built, and how tall is it?
Construction ran from about 2001 to 2004; most MLS records give 2004 as the year built. The complex has three connected towers — two of 42 stories and one of 34 — reaching about 452 ft. It was Fort Lauderdale’s tallest building until The Icon Las Olas topped it in 2017.
How many residences are there?
About 285, according to building directories. Current listings range from one-bedrooms of about 1,110 sq ft to a penthouse-level residence of about 8,300 sq ft.
What are the HOA fees at Las Olas River House?
Current listings show about $1.34 per square foot a month — about $1,490 for a 1,113 sq ft one-bedroom, about $2,040 for a 1,522 sq ft two-bedroom and about $3,650 for a 2,726 sq ft three-bedroom. Directory data says the fee includes building insurance, reserves, water and sewer, cable, trash, security and exterior upkeep. We confirm the current budget with you.
Is there a special assessment or ongoing work?
The association has been renovating: listing remarks describe a multi-year renovation, and the structural engineer’s project page shows a rebuild of the elevated pool deck and plaza waterproofing. Ask about any current or planned assessment before you write an offer; we request the estoppel letter, budget and minutes.
What amenities does the building have?
Building descriptions and listings mention a large glass-walled fitness center overlooking the river, a heated pool, spa and cabanas on the sixth-floor amenity deck, sauna, a club room, library, billiards, a putting green, a business room, valet and covered assigned parking, 24-hour security and a dock on the New River. The pool deck has been under renovation.
Can I rent out my unit?
Leasing is possible within the association’s rules. One current listing reports leases allowed twice a year with a 90-day minimum; other agents mention 6–12 month terms. Current asking rents run about $4,850 to $12,500 a month. We send the binding rules from the condo documents before you make an offer.
Are pets allowed?
Owners can generally keep pets, with limits on number, size and breed according to directory data; listings disagree on the details and on pets for tenants. We confirm the current policy in writing.
Does the building have a boat dock?
Listings mention a dock on the New River, with ocean access and no fixed bridges between the building and the Intracoastal. Dock availability, size limits and fees are set by the association — ask us before you count on a slip.
What are the property taxes?
Taxes reset to your purchase price. As a rough guide, budget about 2% of the price a year without a homestead exemption — about $1,500 a month on a $900K condo.
How close is it to the beach and the airport?
Fort Lauderdale Beach at Las Olas and A1A is about 12 minutes by car, FLL airport and Port Everglades about 15 minutes, and the Brightline station about a 10-minute walk.
Can foreign buyers purchase?
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.
Can I cancel after signing a contract?
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, minutes and rules with you.
Do I pay more if I use The Bloemhof Group?
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.
Can I get financing here?
Lenders review the condo association (budget, reserves, insurance, 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 River House
Find the right unit among 15 for sale
Send your name and number. You’ll get the matching units with floor, view, price and HOA by text or WhatsApp.
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Veronika Bloemhof, Broker · replies personally