The 5 Downtown Fort Lauderdale Condos That Give You Las Olas Walkability Without Giving Up Waterfront Views
If you want to walk to Las Olas Boulevard but still wake up to water views, five buildings on the New River consistently come up as the answer: Sixth and Rio, New River Landing, Las Olas River House, Water Garden, and Las Olas Grand, with prices ranging from a $505,000 median at New River Landing up to a $1,425,000 median at Las Olas Grand.
I'm Joe Vairo — a 2x eXp ICON Agent, ranked the #3 real estate agent in Fort Lauderdale by Fort Lauderdale Magazine, and founder of the Vairo Group, ranked the #3 real estate team in Fort Lauderdale. I track every new delivery and every resale trend on the New River corridor because it's one of the highest-demand pockets of the market I work in every day. Here is the full breakdown.
What Makes Sixth and Rio Different From Everything Else on This List
Sixth and Rio is the only boutique building on this list, and it's also the only one that's brand new. Sitting on the south side of the New River, it's delivering in 2026 with just 94 residences total, a mix of one-bedroom through four-bedroom units plus four townhomes. Prices start right around $1 million. If you specifically want new construction and boutique scale rather than a 300-plus-unit tower, this is the building to watch.
New River Landing Is the Most Affordable Entry Point on the River
New River Landing has the lowest price point of the five, with a median sales price around $505,000 and units trading for about $404 a square foot on average. Built in 2006, it's a 25-story tower with 408 units total, sitting on the south side of the river right at the Third Avenue Bridge. There are 17 different floor plans across one-, two-, and three-bedroom layouts, which gives buyers more flexibility to find a specific size and price point than most of the other buildings on this list.
Why Las Olas River House Commands a Premium Near Huizenga Park
Las Olas River House sits on the north side of the river directly next to Huizenga Park and Alluvion, and that location shows up in the pricing. Built in 2004, it's a 42-story tower with 287 units, offering one- to three-bedroom layouts across eight floor plans. The median sales price is $1,075,000, with units averaging $641 a square foot — more than 50% higher per square foot than New River Landing just across the water.
What About Water Garden and the Rental-Only Buildings Nearby
Water Garden sits just east of the bridge on the river, built in 2004 as a 32-story tower with 315 units across six floor plans in one- to three-bedroom layouts. Its median sales price is $580,000, averaging $609 a square foot. It's worth noting that its neighbors, Gables Riverwalk and Alluvion, are rental-only buildings — so if you're buying rather than renting in this immediate stretch, Water Garden is one of the few ownership options right there on the water.
Is Las Olas Grand Really the Best Building on the Water
Las Olas Grand is the one some buyers and agents call the best building on the water in this stretch of downtown, and the pricing reflects that reputation. Built in 2005, it's a 39-story tower with 213 units, offering two- and three-bedroom layouts across six floor plans. It carries the highest numbers on this list: a median sales price of $1,425,000 and an average of $731 a square foot — making it the priciest of the three north-side-of-the-river buildings covered here.
What This Means for Buyers Looking at Downtown Fort Lauderdale
If budget is the primary driver, New River Landing and Water Garden give you river-adjacent living in the $500,000s without stretching into seven figures. If you want brand-new construction at a boutique scale, Sixth and Rio is really the only option on this list, and it's arriving at a price point similar to the entry-level towers. If you want the highest-end finish and reputation on the water, Las Olas River House and Las Olas Grand sit at the top, with Las Olas Grand commanding the largest premium per square foot of the five.
Am I Bullish on This Stretch of the New River?
I am. Walkability to Las Olas Boulevard combined with direct water access is a combination that's genuinely hard to find in South Florida, and these five buildings are proof that demand supports a wide range of price points within a few blocks of each other.
FAQ
What is the cheapest waterfront condo building near Las Olas in Fort Lauderdale?
New River Landing has the lowest median sales price on this list at approximately $505,000, with units averaging about $404 a square foot.
What is the most expensive building on this list?
Las Olas Grand has the highest median sales price at $1,425,000, averaging $731 a square foot.
Is Sixth and Rio a good option for new construction?
Yes — it's the only boutique, brand-new building on this list, delivering in 2026 with 94 residences and prices starting around $1 million.
Are Water Garden's neighboring buildings available to buy?
No — Gables Riverwalk and Alluvion, which sit near Water Garden, are rental-only buildings, making Water Garden one of the few ownership options in that immediate stretch of the river.
Want to Talk Through the Downtown Fort Lauderdale Condo Market?
I'm Joe Vairo with the Vairo Group. If you want an honest, current conversation about which of these buildings fits your budget and lifestyle, reach out directly.
📲 Text or call me at 954-830-1126
📩 Email me at [email protected] anytime — I respond personally
Joe Vairo is a 2x eXp ICON Agent, South Florida real estate agent, and Fort Lauderdale Magazine's #3 ranked agent in Fort Lauderdale. The Vairo Group, ranked the #3 real estate team in Fort Lauderdale, specializes in waterfront properties and luxury relocation in the $1M+ market.
Source Short: https://www.youtube.com/shorts/8lgyLnSDnXc
