Satya, a privately held, Houston-based commercial real estate consulting firm, today opened sales for its planned 10-storyTiara on the Beach, the first island condominium project in about 15 years.

The 10-story, 63-unit Tiara, scheduled to be complete in 2025, is projected to be the most luxurious development yet on the island's beachfront, reflected in prices starting at $1 million.

The nearly $100 million development, 10S25 San Luis Pass Road on the island's near West End, also wi.11b e constructed under markedly different codes than 15 years ago and will be built to withstand 1S0 mph wind speeds, said Sunny Bathija, CEO Of Satya.

Fifteen years ago, commercial developments in Galveston had to withstand 110 mph wind speeds.

Although Satya has been involved in the development of luxury residential and commercial properties, including Giorgetti Houston, The Sophie and The Westmore, also in Houston, Tiara on the Beach marks its first beachfront development and presented building codes and challenges new to Bathija, he said.

Building to the island’s beach-front codes and accommodating the elements — salt, sand, wind — required more investment, but it’s worth it, he said.

Builders have to use flood-resistant materials and exposed materials should be moisture- and decay-resistant. Metals in coastal developments must have enhanced corrosion protection. And there’s little room for error. Even small construction errors and defects can lead to big damage during storms.

At Tiara, elevator lift pits must be designed and built to resist storm surge, which includes installing roll-down shutters.

Rather than bemoan the challenges and expense, Bathija, who obsesses about the details, embraces them, he said.

His intent is to develop a legacy project in Galveston and he traveled extensively for inspiration, he said.

“I could not find a condominium for my family on the island that checked all the boxes,” Bathija said. “While I was shopping for a condo in Miami and saw today’s most lavish offerings, I felt Galveston deserved a contemporary new option for Gulf-front, amenity-rich living.”

All units will face south with Gulf-front views.

Short-term rentals are prohibited in the development, he said. Bathija’s interest in detail will show in everything from individual hot water heaters to sound-dampening glass meant to ensure a quiet environment, he said.

Tiara on the Beach, designed to be entirely LED lighted, will be the first on the island with such extensive power-saving amenities based on new energy codes, Bathija said.

Electric vehicle charging will be available for each residence and the property will feature a pool with a negative-edge waterfall and lounge area overlooking the Gulf, a pickleball court and 24/7 concierge services.

Tiara on The Beach will feature 63 condominium residences, including seven penthouses and two penterras, which are enthouse-grade homes on the first floor.

“Because there has not been development in so long we are creating a new market in Galveston for Tiara on the Beach,” said Betty M. Harbourt, executive vice president of Nan Properties Developer Services, which is overseeing sales and marketing. Harbourt expects interest among buyers from across the state and Mexico who want homes on the water, and among people who already have island homes but want “brand new.”

“We have a new generation of current and future retirees from all parts of the country, including the Midwest and California, who like Texas,” Harbourt said. “They are looking for homes with up-to-date hurricane codes as well as a lifestyle with vast amenities.”

PLACE Designers, with offices in Houston and Austin, is the architect and interior designer.

“Though we have a track record for designing significant coastal condominiums in Galveston and South Padre, Tiara on The Beach is intended to be the firm’s crowning accomplishment, said Steven Biegel, director of architecture for PLACE Designers. “We are creating an iconic crown to be positioned atop Tiara on the Beach to identify its significance along the Galveston coast.”

Crews are expected to break ground on Tiara on the Beach in late 2023 and occupancy is anticipated for the fourth quarter of 2025.

Although Bathija wants the development to be financially successful, he isn’t expecting big profits, he said.

“Years from now, I want people to be proud of the development and say, ‘He did right by us. He did not do it for the money.’”