Lumina

“A Climbing Wall. And So Much More.”
Lumina is the most amenitized address in South Beach, and it lives like a resort that happens to have a Muni stop.

Lumina is 655 homes at 201 Folsom, spread across two towers of 42 and 37 stories and two mid-rise plaza buildings, all tied together by shared amenity levels. Tishman Speyer finished it in 2015 and 2016 with Arquitectonica and Heller Manus Architects, and it’s one of the newest full-service buildings in South Beach.

Quick Facts

• Street address: 201 Folsom St, San Francisco, CA 94105
• Completed: 2015-2016
• Homes: 655
• Stories: 42 and 37 (two towers), plus two mid-rises
• Parking: Valet
• Sizes: ≈ 600 - 1800 sq ft (penthouses larger)
• Floor plans: Studio, 1BR, 2BR, 3BR, Penthouse
• Architect: Arquitectonica with Heller Manus Architects
• Developer: Tishman Speyer
• MLS neighborhood: 9H, South Beach

Amenities

• Attended lobby with concierge
• Indoor pool and spa with private treatment rooms
• Sauna
• Large fitness center and climbing wall
• Two-level residents’ clubhouse with outdoor terrace and BBQ
• Private screening room and outdoor theater
• Roof deck with BBQ
• Music practice room, game room and kids’ room
• Dog washing station, secure bike storage and bike repair room

The Good

• The deepest amenity list in South Beach, from the pool and spa to the screening room
• Newer construction with modern systems and finishes
• A block from the Embarcadero and a short walk to the Salesforce Transit Center
• Strong pricing per square foot, which works in owners’ favor at resale

The Tradeoffs

• 655 homes is a small town; expect a busy lobby and elevators at rush hour
• The tower and the plaza buildings live differently, so compare carefully
• All those amenities mean HOA dues on the higher side

Around Lumina

Who It's For

Lumina is for buyers who want everything in the building: people who will actually use the pool, the gym and the screening room, families who like having a kids’ room and a lot of neighbors, and downtown workers who want a five-minute walk to the office. If you want a newer, fully loaded building in South Beach, this is the one everyone else gets compared to.

The Backstory: A Decade in the Making

Lumina was approved in 2003, the same year as its sister project, The Infinity, a block away. The Infinity went up first. The Lumina site sat empty through the downturn while the permits were extended, until Tishman Speyer partnered with China Vanke and broke ground in June 2013. The buildings opened in 2015 and 2016.

Floor Plans

Studios start around 600 square feet, one-bedrooms are mostly in the 800s, and two-bedrooms run about 1,200 to 1,400 square feet, with three-bedrooms in Plaza A and Tower D and the penthouses well above that. The plaza buildings have some plans with private patios. Free Insider members can download 57 original floor plans for Plaza A, Plaza C and Tower D at the bottom of this guide.

HOA Dues

Dues at Lumina vary by home size and change with each year's budget, so we don't publish a number that could be out of date by the time you read it. Ask us for the current dues on any home here and we'll send them along with the latest budget, reserve study and any special assessments. Call or text (415) 416-4699 or email fullerteam@compass.com.

Parking, Transit & Getting Around

Parking is valet, in the building garage, with EV charging. Most spaces are unassigned, and many homes include one, so check each listing. Muni and BART at Embarcadero are about a 10-minute walk, the Salesforce Transit Center is closer than that, and the Bay Bridge on-ramp is a few blocks away. Bike storage and a repair room are on site.

Lumina Questions, Answered