A high-stakes lease fight over the shuttered Regal Cinema on Lincoln Road has landed in Miami-Dade Circuit Court, and the plot centers on busted elevators and stalled dreams of an immersive art museum.
Superhuman Museum, the experiential art project that planned to turn the big former movie house into a narrative-driven attraction, has sued an affiliate of BH Properties. The museum alleges the landlord refused to make crucial repairs and blocked the tenant from taking possession of the space. The suit asks a judge to order BH Properties to fix the elevators and escalators so Superhuman can finally get moving on its buildout.
In a complaint filed July 3, Superhuman is asking the court to enforce its 2024 lease, require the landlord to repair the vertical-transport systems and allow the tenant to occupy the anchor space, according to The Real Deal. The filing states the group has already spent roughly $870,000 on design, engineering and permitting while waiting months for the repairs to happen. BH Properties and attorneys for both sides declined to comment, the complaint notes.
The Superhuman concept was pitched as a tech-forward, story-driven attraction that would mix immersive installations with "blue-chip" art and it secured a conditional-use approval from the Miami Beach Planning Board in December, according to The Art Newspaper. Early renderings teased interactive rooms and gallery spaces that would pair digital experiences with works by artists such as Picasso, Warhol and Keith Haring. Backers framed the project as a potential cultural anchor for Lincoln Road's push toward more experiential retail.
The four-story retail-and-garage complex that holds the now-dark theater was acquired in 2022 by a BH Properties affiliate after Vornado sold the asset for roughly $93.6 million. Regal shut down its South Beach outpost in September 2025, leaving a big anchor hole at the heart of Lincoln Road. The earlier sale and the theater's closure were reported by the Miami Herald.
Inside Superhuman's Complaint
Superhuman's lawsuit leans heavily on an email from a City of Miami Beach elevator inspector, which says the elevators failed inspection in August 2025 and notes that the escalators were overdue for their annual testing. According to the filing, BH Properties later sent a December 5 notice of default claiming the tenant had improperly refused to take possession of the premises.
The complaint says that in June the landlord followed up with a casualty notice tied to a roof leak, along with a termination letter asserting that the resulting damage could not reasonably be repaired within 120 days. Superhuman alleges BH Properties then withheld photographs, inspection reports and repair estimates, and blocked the museum from inspecting the premises. The filing characterizes those moves as an effort to scuttle the lease and re-lease the space to another tenant.
Landlord Pushes Back
BH Properties has its own case on file. In April, the landlord sued New RCI Holdings, Regal's parent company, arguing the exhibitor was responsible for repairing the elevators and escalators and for related city citations. That suit also claims New RCI still owes a partial October rent payment of $33,225.
What Is At Stake For Lincoln Road
Lincoln Road has been the focus of both investor and city efforts to pivot the corridor toward experiential retail, and supporters say a high-profile attraction could help pull more pedestrians back to the promenade. The Lincoln Road Business Improvement District discussed the Superhuman project in committee materials, and local leaders have pointed to the site as a potential anchor for the mall's reinvention, according to public BID documents.
If a court orders repairs and grants Superhuman possession, construction could proceed toward the fall art season. If the landlord succeeds in terminating the lease, the prime space goes back on the market for some other use.
For now, the lawsuit is the hinge that will decide whether Superhuman jumps from polished renderings into real life or whether Lincoln Road's biggest vacant anchor stays dark a while longer. Both sides have so far stayed quiet beyond the court filings, and real estate and cultural circles alike will be watching the case as it moves through Miami-Dade Circuit Court.
