Residential neighborhoods

Residential neighborhoods
As of 2005, it has Miami Beach's highest property values. Although mostly residential, the area is also home to several large scale development projects and large buildings such as Portofino Tower and sister buildings such as ICON (spearheaded by designer Philippe Starck), Continuum II, and Murano at Portofino.
 This area has several notable nightlife destinations, including Opium Garden, Privé, Nikki Beach Club, and Pearl. It also has several smaller, upscale bars and restaurants, including Joe's Stone Crabs, Smith & Wollensky's steak house, and China Grill. South Beach is also home to two schools in the area; Miami Beach High School and South Pointe Elementary.

Flamingo Park is the neighborhood directly north of Fifth and expands from Alton Road on the west to Washington Avenue on the east, with its northern boundary being Lincoln Road; it does not include Lenox. This area consists mainly of low rise apartment buildings, with commercial development largely limited to Alton Road, Washington Avenue, and Lincoln Road. Presently, there is little notable nightlife, with the exception of Tantra on 15th Street. It is also home to Flamingo Park, one of South Beach's public parks, which includes recreational facilities such as tennis, racketball and basketball courts.

Flamingo West is a neighborhood of single family homes that spans from north of the Park to Lincoln Road on Lennox and Michigan Avenues.

Collins Park is South Beach's most "up and coming" neighborhood, according to the Miami New Times. The newspaper cites the new Sanctuary Spa Resort, an updated public library, and several open projects as evidence for its claim. Collins Park is contained by 17th Street to the south, 23rd Street to the north, the Atlantic Ocean to the east, and Washington Avenue/Pinetree Drive to the west. It is directly across from the Miami Beach Convention Center. Collins Park consists mainly of low rise art deco buildings built in the 1930s and 1950s; it is also the location of the Bass Museum of Art. The area is currently undergoing gentrification, as many of the old apartments from the 1980s (many of which still have bars on their windows) are being purchased by major New York and South Florida real estate developers to be converted into condominiums.

Additionally, many high-rise buildings are located along Bay Road and West Avenue, and there are multifamily residences located north of Lincoln Road and east of Collins Park. The Flamingo, the world's largest apartment complex, is located on Bay Road.

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