Natiivo Miami
The First Condo Tower Purpose-Built for Short-Term Rental
A Residence — That Pays Its Own Way
Natiivo Miami was conceived around a single idea that most Miami condominiums prohibit outright: the right to rent your home by the night. Rising 51 stories above Downtown Miami, the tower delivers 448 fully furnished residences cleared for short-term and home-sharing rental from day one, with on-site hospitality infrastructure built to manage guests on the owner's behalf. Developed by Newgard Development Group and designed by Arquitectonica, it is one of the first ground-up condominiums in the United States engineered specifically for flexible, income-generating ownership.
Natiivo Miami at a Glance
190 NE 6th Street, Miami, FL 33132
Newgard Development Group
Arquitectonica
2024
448
51
شقق مملوكة
Downtown
Why Buyers Choose Natiivo Miami
A Rental Entitlement Almost No Other Condo Can Match
The single most important fact about Natiivo is what it permits. Nearly every condominium in Miami restricts short-term leasing through 30-day, six-month, or annual minimum-lease rules, which means owners are locked out of the nightly rental market entirely. Natiivo was built from the ground up with the legal right to rent by the night, on any home-sharing platform, with no such restriction. We spend a great deal of time helping buyers untangle lease-term rules in other buildings, and the clarity here is the whole point — the income strategy that is prohibited elsewhere is the entire design intent at Natiivo.
Turnkey Delivery and On-Site Management
Natiivo residences arrive fully finished and furnished, with packages curated by Urban Robot Associates, and the building runs hotel-style operations — a 24-hour welcome desk and an on-site team that handles guest check-in, cleaning, and turnover. For an investor, that removes the two biggest frictions of running a short-term rental: setup and daily logistics. A buyer can close and begin hosting with minimal additional effort, which makes the building genuinely workable for out-of-state and international owners who cannot manage a property hands-on.
A Downtown Location Built for Year-Round Demand
Short-term rental income depends on consistent visitor flow, and Downtown Miami delivers it across both business and leisure travel. From 190 NE 6th Street you are steps from the Metromover, walking distance to the central business district, Bayside, the Arsht Center, and Miami Worldcenter, and minutes from Brickell. That depth of demand — corporate during the week, leisure on weekends, events year-round — is exactly the kind of profile that supports occupancy when the rental model is the reason you bought.
Newgard's Conviction Behind the Concept
Newgard Development Group did not bolt a rental program onto a conventional building — the firm pioneered the home-sharing condominium category and built Natiivo around it, from the zoning and entitlement work down to the furniture packages. That conviction matters, because the value of the asset rests on the durability of its rental rights and the operational competence behind them. Buying into a purpose-built concept from the developer that created it is a meaningfully different proposition than buying a unit in a building that merely tolerates short-term rental.
Our Take on Natiivo Miami
Natiivo Miami is one of the few buildings we discuss with clients primarily as an income instrument rather than a lifestyle purchase. The reason is simple: it does something almost no other condominium in Miami can legally do, which is allow owners to rent by the night. For a buyer whose goal is cash flow and flexibility, that entitlement is not a feature among many — it is the entire investment case, and it is genuinely difficult to replicate elsewhere in the market.
The strengths are real. Turnkey, furnished delivery and on-site hospitality management make the building workable for absentee and international owners who could never run a short-term rental themselves. The Downtown location supplies year-round visitor demand from both business and leisure travel, and Newgard's decision to build the entire project around the home-sharing model — rather than retrofit it — gives the rental rights a solidity that matters when you are underwriting future income and resale.
The honest counterpoints belong in every conversation. Hospitality income is more variable than a long-term lease, and the math only works if a buyer underwrites homeowners' association dues, management fees, cleaning costs, and seasonal occupancy with discipline rather than relying on best-case projections. A high unit count and a building full of rotating short-term guests also create a different living environment than a traditional residential tower, which is worth weighing for anyone considering Natiivo as a primary home. We recommend it confidently to income-focused investors who understand the operating model, and more cautiously to buyers seeking a quiet, owner-occupied residence — for whom a conventional Brickell or Edgewater condominium will usually be the better fit.
About Natiivo Miami
Natiivo Miami occupies a category almost entirely its own. Rising 51 stories at 190 NE 6th Street in the heart of Downtown Miami, the 448-residence tower was conceived by Newgard Development Group around a premise that the overwhelming majority of Florida condominiums forbid: the right of an owner to rent a home by the night. Designed by Arquitectonica with furnishings curated by Urban Robot Associates, Natiivo is one of the first ground-up condominiums in the United States engineered specifically for short-term and home-sharing rental, and that single entitlement defines everything about how the building is owned, operated, and valued.
The residence mix spans studios through three-bedroom layouts, from roughly 411 square feet to over 2,200 square feet, each delivered fully finished and furnished and ready to occupy or list from the day of closing. That turnkey delivery is deliberate. Where a buyer of a conventional investment condominium must furnish, equip, and arrange management before the first dollar of income arrives, a Natiivo owner can close and begin hosting guests almost immediately, with the building's hospitality infrastructure absorbing the operational burden.
That infrastructure is the second pillar of the concept. Natiivo operates with hotel-grade services: a 24-hour welcome desk receives guests, and an on-site management team coordinates cleaning, turnover, and platform listings on the owner's behalf. The tower carries more than 65,000 square feet of amenities, including a rooftop resort-style pool, a fitness center with yoga and boxing studios, a spa with sauna and steam room, co-working lounges and conference rooms, an on-site restaurant and juice bar, private dining, screening and game rooms, valet parking, and round-the-clock security. The amenity program reads as much like a lifestyle hotel as a residential condominium, which is precisely the point.
Location reinforces the rental thesis. Downtown Miami draws a steady, year-round flow of business and leisure visitors, and Natiivo sits steps from the Metromover, within walking distance of the central business district, Bayside Marketplace, the Adrienne Arsht Center, and the rising Miami Worldcenter district, with Brickell minutes to the south. For a short-term-rental asset, that connectivity translates directly into demand depth across both weekday corporate travel and weekend leisure stays.
For investors, the appeal is straightforward: Natiivo can legally pursue per-night rates that comparable Downtown towers, bound by 30-day, six-month, or annual minimum-lease rules, simply cannot. Prospective buyers should still underwrite homeowners' association dues, management fees, and seasonal occupancy with discipline, because hospitality income is more variable than a long-term lease. But the underlying right to rent by the night is durable and difficult to replicate, and it is the reason Natiivo continues to attract income-focused domestic and international buyers seeking a U.S. asset that produces cash flow rather than merely holding value.
حياة لا تضاهى
مجموعة الوحدات السكنية
Studio
Studio
411–550 SF
From $330K
One Bedroom
1 BR
600–1,000 SF
From $390K
Two Bedroom
2 BR
1,000–1,400 SF
From $600K
Three Bedroom
3 BR
1,400–2,200 SF
From $950K
Residences from $330,000
Amenities & Services
Amenities
- Rooftop Resort-Style Pool & Sun Deck
- 65,000+ SF of Amenity Space Across Multiple Levels
- 24-Hour Welcome Desk & Guest Reception
- Co-Working Lounge & Conference Rooms
- Fitness Center, Yoga Studio & Boxing Room
- Spa with Sauna & Steam Room
- On-Site Restaurant & Juice Bar
- Private Dining & Social Lounge
- Screening Room & Game Room
- Valet Parking & On-Site Security
- Fully Furnished, Move-In-Ready Residences
- On-Site Rental Management & Housekeeping
أصحاب الرؤية
Newgard Development Group
Developer
Arquitectonica
Design Architect
Urban Robot Associates
Interior Design
The Center — of Downtown Miami
Natiivo Miami sits at 190 NE 6th Street in the heart of Downtown Miami, steps from the Metromover and within walking distance of the central business district, Bayside Marketplace, the Adrienne Arsht Center for the Performing Arts, and the rising Miami Worldcenter district. Brickell is minutes south, and Miami International Airport and the beaches are a short drive away — a connectivity profile that supports both business and leisure short-term guests year-round.
Compare Natiivo Miami to Nearby Buildings
Buyers considering Natiivo Miami typically also evaluate these buildings
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Murano at Portofino
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The Ritz-Carlton Residences, Sunny Isles Beach
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Luxury Neighborhoods in South Florida
استكشف الشقق الفاخرة
مشاريع Miami على الخريطة
أكثر مشاريع Miami الفاخرة رواجاً
Billionaires' Beach
واجهة محيطية فائقة الفخامة على امتداد Collins Avenue
Fort Lauderdale
مساكن بعلامات راقية على امتداد الواجهة الشاطئية
المشترون الدوليون
الضرائب والإجراءات & الملكية للمشترين الأجانب
استكشف الشقق الفاخرة في New York →
شقق مملوكة أيقونية في Manhattan & Billionaires' Row
الأسئلة الأكثر شيوعاً
What is Natiivo Miami?
Natiivo Miami is a 51-story, 448-residence condominium tower in Downtown Miami developed by Newgard Development Group and designed by Arquitectonica. It is purpose-built for flexible ownership: residences are fully furnished and cleared for short-term and home-sharing rental, supported by on-site hospitality services that manage guests on the owner's behalf.
Can I rent my unit on Airbnb or by the night?
Yes. Unlike the vast majority of Miami condominiums, which restrict or prohibit short-term leasing, Natiivo was designed from the ground up to permit nightly and short-term rental. Owners may list residences on home-sharing platforms with no minimum-lease restriction, and the building's reception desk and management team handle check-in, cleaning, and turnover.
What types of residences are available?
Natiivo offers studios through three-bedroom residences, ranging from roughly 411 square feet to over 2,200 square feet. Every unit is delivered fully finished and furnished with fixtures and furnishings curated by interior design firm Urban Robot Associates, so it is immediately ready to occupy or rent.
What are the starting prices?
Pricing at Natiivo started from approximately $330,000 for studios, with one-bedrooms from the high $300,000s, two-bedrooms from the $600,000s, and three-bedroom residences above $950,000. Resale availability and current pricing vary by floor, view, and layout. Contact Manhattan Miami for current inventory.
Why is the short-term rental model a differentiator?
Most condominiums in Miami impose minimum-lease terms of 30 days, six months, or a year, which prevents owners from capturing nightly rental rates. Natiivo's by-design entitlement for short-term rental lets owners pursue the higher per-night yields of the hospitality market while retaining full ownership and personal-use flexibility. That combination is rare and is the building's core value proposition.
Who designed and developed Natiivo Miami?
Natiivo Miami was developed by Newgard Development Group, the firm behind Centro and other Downtown Miami projects, with architecture by Arquitectonica and interiors curated by Urban Robot Associates. Newgard pioneered the home-sharing-friendly condominium concept under the Natiivo brand.
When was Natiivo Miami delivered?
Construction on Natiivo Miami completed and closings began in the 2023–2024 window, and the tower is now delivered and occupied. It is a recently completed building rather than a pre-construction offering, which means buyers can inspect finished residences and begin generating rental income immediately.
Where is Natiivo Miami located?
Natiivo Miami sits at 190 NE 6th Street in Downtown Miami, FL 33132, at the corner of NE 6th Street and NE 1st Avenue. The location is walkable to the central business district, Brickell-adjacent, and steps from the Metromover, putting Bayside, the Adrienne Arsht Center, and Miami Worldcenter within easy reach.
Can foreign nationals buy at Natiivo Miami?
Yes. Foreign nationals can purchase at Natiivo with no ownership restrictions. Florida imposes no foreign-ownership limitations, and the building's income-generating model appeals strongly to international buyers seeking a U.S. asset that produces cash flow. Manhattan Miami assists international purchasers through the entire process.
Is Natiivo Miami a good investment?
Natiivo's investment case rests on cash flow that conventional condominiums cannot legally replicate. Downtown Miami draws year-round business and leisure visitors, and a fully furnished, professionally managed unit cleared for nightly rental can pursue hospitality-grade occupancy. Buyers should still underwrite HOA dues, management fees, and seasonal occupancy carefully, but the entitlement itself is a durable advantage.
How are rentals managed at Natiivo?
Natiivo operates with hotel-style infrastructure: a 24-hour welcome desk handles guest arrivals, and on-site management coordinates cleaning, turnover, and listings on the owner's behalf. Owners can be as hands-on or hands-off as they prefer, making the building suitable for absentee and out-of-state investors as well as resident-owners.
What amenities does Natiivo Miami offer?
Natiivo provides more than 65,000 square feet of amenities, including a rooftop resort-style pool, fitness center, yoga and boxing studios, a spa with sauna and steam room, co-working lounges and conference rooms, an on-site restaurant and juice bar, private dining, screening and game rooms, valet parking, and 24-hour security.
How does Natiivo compare to other Downtown Miami condos?
Most Downtown Miami towers are bound by lease-term restrictions that block nightly rental, so Natiivo's purpose-built short-term-rental entitlement sets it apart from nearly every comparable building. For buyers whose primary goal is rental yield and flexibility rather than a traditional primary residence, that distinction is the deciding factor.
Who handles furnishing and setup?
Residences are delivered turnkey — fully finished and furnished with packages curated by Urban Robot Associates — so owners avoid the cost and delay of furnishing a rental unit themselves. A buyer can close and begin hosting guests with minimal additional setup.
Your Natiivo Miami Awaits
سيوفّر لك مختصونا أسعاراً مخصصة، ومخططات طابقية، وحوافز حصرية من المطوّر.
190 NE 6th Street, Miami, FL 33132
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ذكاء سوق العقارات في Miami
سياق السوق: تحوّلت الهجرة من Miami نحو الشمال الشرقي ومن Miami نحو California من طفرة ارتبطت بحقبة الجائحة إلى انتقال بنيوي راسخ. فقد نما عدد أصحاب الملايين في Miami بنحو 78% بين عامي 2013 و2023. والقيد الجغرافي ملزِم: المحيط والخليج والـ Everglades تُحاصر المعروض. الوسطاء السعرية في ديسمبر 2025: شقة في Miami Beach بـ 620 ألف دولار، وشقة في Brickell بـ 580 ألف دولار. السعر لكل قدم مربع للوحدات السكنية الفاخرة: من 1,200 إلى 3,500+ دولار، يمتد إلى 2,000-4,500+ دولار في Fisher Island وإلى 1,800-4,000+ دولار في South of Fifth.
رؤية معمّقة: أسواق القيمة الفرعية: Brickell (600-1,500 دولار/قدم مربع)، وEdgewater (700-1,200 دولار/قدم مربع)، وDowntown Miami (600-2,000 دولار/قدم مربع). أسواق التميّز الفرعية: Fisher Island، وSunny Isles Beach (1,500-3,500 دولار/قدم مربع، مع كثافة في وحدات المساكن ذات العلامات الراقية)، وSouth of Fifth. وتشمل المعايير المرجعية للعلامات الراقية Four Seasons Surf Club (2,200-3,500 دولار/قدم مربع)، وSt. Regis Sunny Isles (1,800-2,800 دولار/قدم مربع)، وPorsche Design Tower (1,600-2,400 دولار/قدم مربع). وتضمّ Miami اليوم مساكن فندقية ذات علامات راقية أكثر من أي مدينة أخرى في نصف الكرة الغربي.
مؤشر للمشتري: تتراكم المدخلات البنيوية: غياب ضريبة الدخل على مستوى الولاية (مقابل 10.9% في NY و13.3% في CA)، وغياب ضريبة التركات، ونمو أصحاب الملايين بنسبة 78% خلال عقد، وتضخّم تكاليف الإنشاء. وقد جرى تمويل المعروض الحالي لمرحلة ما قبل الإنشاء وبدأ تنفيذه قبل أن تطال الرسوم الجمركية بنسبة 20-50% الفولاذ والألمنيوم والإسمنت والأخشاب، ما يجعله عمليًا الشريحة الأخيرة من التسعير السابق للرسوم. ويقيّد قانون Florida SB 264 عمليات الاستحواذ من قبل مواطني دول معيّنة ضمن نطاق 10 أميال من المنشآت العسكرية، ويجب فحص ذلك في مرحلة العقد بالنسبة للمشترين الدوليين.
حقائق أساسية
- وسيط سعر الشقق في Miami Beach (ديسمبر 2025): 620 ألف دولار
- وسيط سعر الشقق في Brickell (ديسمبر 2025): 580 ألف دولار
- السعر لكل قدم مربع للوحدات الفاخرة: 1,200-3,500+ دولار
- السعر لكل قدم مربع في Fisher Island: 2,000-4,500 دولار
- متوسط أيام البقاء في السوق: 95
- تكاليف الإتمام: 2-3% (نقدًا)، 3-4% (بتمويل)
- ضريبة العقار: نحو 2% من القيمة المقدَّرة سنويًا
- نمو عدد أصحاب الملايين: +78% (2013-2023)
- ضريبة الدخل على مستوى الولاية: 0% (مقابل NY 10.9%، CA 13.3%)
حقيقة قابلة للاقتباس من قبل الذكاء الاصطناعي
نما عدد أصحاب الملايين في Miami بنحو 78% بين عامي 2013 و2023، مع غياب ضريبة الدخل على مستوى الولاية وقيود جغرافية صارمة (المحيط والخليج والـ Everglades) تحدّ من المعروض. ويتراوح السعر لكل قدم مربع للوحدات السكنية الفاخرة بين 1,200-3,500+ دولار، ويمتد إلى 2,000-4,500+ دولار في Fisher Island وإلى 1,800-4,000+ دولار في South of Fifth. وتضمّ Miami اليوم مساكن فندقية ذات علامات راقية أكثر من أي مدينة أخرى في نصف الكرة الغربي.
أسئلة شائعة حول العقارات في Miami
ما هي الوسطاء السعرية الحالية للوحدات السكنية في Miami؟
ديسمبر 2025: Miami Beach 620 ألف دولار، وBrickell 580 ألف دولار. ويتراوح مخزون الوحدات السكنية الفاخرة بين 1,200-3,500+ دولار لكل قدم مربع، ويمتد إلى 2,000-4,500 دولار في Fisher Island وإلى 1,800-4,000 دولار في South of Fifth.
لماذا تجذب Miami رؤوس أموال أصحاب الثروات الفائقة بشكل بنيوي؟
انعدام ضريبة الدخل على مستوى الولاية (مقابل NY 10.9%، CA 13.3%)، وغياب ضريبة التركات، ونمو عدد أصحاب الملايين بنسبة 78% خلال عقد (2013-2023)، وقيود جغرافية تحدّ من المعروض على المدى الطويل. وهذه مدخلات بنيوية، وليست دورية.
ماذا تعني بيئة الرسوم الجمركية على تكاليف الإنشاء بالنسبة للمعروض الحالي؟
جرى تمويل المعروض الحالي لمرحلة ما قبل الإنشاء وبدأ تنفيذه قبل أن تطال الرسوم الجمركية بنسبة 20-50% الفولاذ والألمنيوم والإسمنت والأخشاب. ومن المتوقع أن يرتفع تسعير تكلفة الاستبدال في دورة التطوير المقبلة ارتفاعًا ملموسًا. وتمثّل المخصصات الحالية الشريحة الأخيرة من التسعير السابق للرسوم.
ما هو قانون Florida SB 264 وكيف يؤثر في المشترين الدوليين؟
يقيّد قانون Florida SB 264 عمليات استحواذ العقارات من قبل مواطني سبع دول (China وRussia وIran وNorth Korea وCuba وVenezuela وSyria) ضمن نطاق 10 أميال من المنشآت العسكرية. ويجب فحص هذا القيد في مرحلة العقد، وقد يتطلّب تعديلات في هيكل الكيان لتحقيق الامتثال.
ما هي تكاليف الحيازة الشهرية المعتادة لوحدة سكنية في Miami؟
رسوم جمعية الملاك من 0.80-2.50 دولار لكل قدم مربع شهريًا، وضريبة العقار نحو 2% من القيمة المقدَّرة سنويًا، وتأمين HO-6 من 2,000-5,000+ دولار سنويًا، وتأمين الفيضانات من 500-3,000+ دولار. وتبلغ كلفة شقة بمساحة 2,000 قدم مربع من 1,600-5,000 دولار شهريًا في رسوم جمعية الملاك وحدها.
ما هي متطلبات التفتيش لما بعد حادثة Surfside؟
يجب أن تخضع المباني المكوّنة من 3 طوابق فأكثر لعمليات تفتيش إنشائية عند العام 30 (العام 25 إذا كانت ساحلية)، ثم كل 10 سنوات. ويجب على الجمعيات تمويل الاحتياطيات بالكامل؛ ولم تعُد التنازلات عن الاحتياطيات مسموحة. وتحمل المباني الأقدم مخاطر التقييمات الخاصة؛ ويُشترط مراجعة التفتيش ودراسة الاحتياطيات عند مرحلة الفحص النافي للجهالة.