Mandarin Oriental Residences
Brickell Key, Miami
298 Refined Residences Across Two Iconic Towers
Where Legendary Service Meets Island Serenity
Rising from the waters of Biscayne Bay on the private island of Brickell Key, The Residences at Mandarin Oriental, Miami presents 298 refined residences across two iconic towers — a soaring 66-story South Tower and a 33-story North Tower — designed by the globally acclaimed Kohn Pedersen Fox Associates.
Each residence is a sanctuary of understated luxury, from Molteni&C kitchens with Gaggenau appliances to natural stone flooring and Dornbracht fixtures — all complemented by 80,000 square feet of landscaped resort amenities and the legendary service that defines Mandarin Oriental.
The Residences at Mandarin Oriental at a Glance
750 Claughton Island Drive, Miami, FL 33131
Swire Properties Inc., Mandarin Oriental Hotel Group
Kohn Pedersen Fox (KPF)
2030
298
66
Condominium
Brickell Key
Why Buyers Choose The Residences at Mandarin Oriental
66-Story Brickell Key Tower by Swire and KPF
The Residences at Mandarin Oriental, Miami is a 66-story tower at 750 Claughton Island Drive on Brickell Key, developed by Swire Properties and designed by Kohn Pedersen Fox. Our brokerage pays close attention to developer-architect pairings, and this one is exceptional. Swire Properties built the original Mandarin Oriental Miami and developed Brickell City Centre — they understand this island and this market better than anyone. KPF is a globally elite architecture firm whose towers define skylines from New York to Shanghai. At 66 stories, this will be the defining structure on Brickell Key and one of the most significant residential projects in Miami.
Brickell Key's Island Privacy with Urban Access
Brickell Key is a unique proposition in Miami — a private island connected to Brickell by a single bridge, offering the security and quiet of island living with the urban energy of Miami's financial district steps away. Our team has sold on Brickell Key for years, and we consistently hear the same thing from residents: once you experience the island's tranquility, it is hard to imagine living on the mainland. At 750 Claughton Island Drive, the Mandarin Oriental tower will have water views in virtually every direction. Compared to mainland Brickell towers where views can be blocked by neighboring buildings, the island positioning is a significant advantage.
Mandarin Oriental's Proven Miami Track Record
This is not Mandarin Oriental's first project in Miami — the original Mandarin Oriental Miami hotel has been an anchor of Brickell Key for over two decades, and it has a loyal following. Our brokerage has worked with buyers who have stayed at the existing hotel for years and have been waiting for a residential component of this caliber. The brand's track record on this specific island gives them an operational understanding that a newcomer could not replicate. Residents will benefit from a service infrastructure that is already established, tested, and refined in this exact location. That continuity is rare and valuable.
The Trophy Play in Miami's Branded Residence Market
Miami's branded residence market is the most competitive in the world right now, with projects from Ritz-Carlton, Four Seasons, St. Regis, Cipriani, and others all vying for the top-tier buyer. Our honest assessment is that the Mandarin Oriental on Brickell Key, by Swire Properties with KPF architecture, is the trophy play. The combination of brand prestige, developer credibility, architectural pedigree, and the irreplaceable island location puts this project in a class of its own. When our most discerning clients ask where the smart money is going in Miami, this is one of the first projects we discuss.
Our Take on The Residences at Mandarin Oriental, Miami
The Residences at Mandarin Oriental, Miami is the project our team is most frequently asked about by high-net-worth buyers considering Miami. At 66 stories on Brickell Key, developed by Swire Properties and designed by Kohn Pedersen Fox, this is not just another branded residence — it is arguably the most important residential project currently in development in Miami.
We have walked Brickell Key many times, and the island's appeal is real. It offers a level of privacy, security, and tranquility that mainland Brickell cannot match, while keeping you minutes from the restaurants, offices, and cultural venues of the mainland. The 750 Claughton Island Drive address gives the tower water exposure on multiple sides, which translates to panoramic views from virtually every residence. Compared to the canyon effect you get in many mainland Brickell towers, the openness here is dramatic.
Swire Properties is the ideal developer for this project. They built the original Mandarin Oriental Miami hotel, developed Brickell City Centre, and have a deep institutional understanding of this island and this market. When we advise clients, developer track record is one of the first things we evaluate, and Swire's is impeccable. Pairing that with KPF — whose residential towers in New York and globally are consistently best-in-class — gives us high confidence in both the architecture and the execution.
The candid consideration is pricing. This project will be positioned at the very top of the Miami market, and buyers should expect pricing that reflects the brand, the developer, the architect, and the location. For clients who are cross-shopping the Four Seasons Brickell, Cipriani Brickell, or even Aman Miami, we walk through detailed comparisons. Each project has strengths, but the Mandarin Oriental's combination of Brickell Key's island setting, Swire's track record, and the existing Mandarin Oriental infrastructure on the island creates a package that is genuinely hard to match.
About The Residences at Mandarin Oriental
The Residences at Mandarin Oriental, Miami is a 66-story luxury condominium tower at 750 Claughton Island Drive on Brickell Key, developed by Swire Properties Inc. in partnership with Mandarin Oriental Hotel Group, and designed by internationally acclaimed architecture firm Kohn Pedersen Fox. With delivery projected for 2030 or later, this project represents one of the most significant residential developments currently underway in Miami and arguably the most anticipated luxury tower in the Brickell market.
Our brokerage has deep roots in the Brickell and Brickell Key markets, and we view this project as a defining moment for Miami's luxury residential landscape. Brickell Key is a private island connected to mainland Brickell by a single causeway, offering a rare combination of urban accessibility and island seclusion that is unique in the Miami market. The 750 Claughton Island Drive address positions the tower for panoramic water views — Biscayne Bay, the Miami skyline, and the Atlantic Ocean — with the kind of unobstructed sightlines that mainland Brickell towers, hemmed in by neighboring high-rises, simply cannot deliver. The island setting also provides a level of privacy and security that resonates strongly with the ultra-high-net-worth buyers this project targets.
Swire Properties brings unmatched credibility to this development. As the developer behind the original Mandarin Oriental Miami hotel, which has anchored Brickell Key for over two decades, and the force behind Brickell City Centre, Swire understands this island and this buyer at an institutional level. Kohn Pedersen Fox's architectural vision for the 66-story tower is expected to set a new standard for residential design in Miami, drawing on the firm's global portfolio of iconic towers that have defined skylines from New York to Shanghai to London.
The Mandarin Oriental brand provides a hospitality service framework that few competitors can match. Residents will have access to the full spectrum of five-star services, supported by the operational infrastructure and institutional knowledge that comes from Mandarin Oriental's existing presence on Brickell Key. This continuity between the established hotel and the new residences is a meaningful advantage that new-to-market hospitality brands cannot replicate. The service team already understands the island, the climate, and the expectations of the clientele.
Buyers evaluating this project are typically also considering the Four Seasons Residences in Brickell, Cipriani Residences, and other ultra-luxury branded developments in the Miami market. Our team provides detailed comparative analysis across these projects, covering pricing, service models, developer track records, and location specifics. Contact our brokerage for the latest updates on availability, pricing, and the reservation process.
The development has recorded two penthouse sales at $50 million each, establishing it within Miami's top pricing tier and confirming the market's appetite for ultra-luxury branded residences on Brickell Key.
Explore Miami pre-construction developments or view Billionaires' Beach Miami. For international buyers, see our Miami guide for foreign purchasers.
Unparalleled Living
Residence Collection
One Bedroom
1 BR
1,000–1,400 SF
From $2M
Two Bedroom
2 BR
1,400–2,000 SF
From $3.5M
Three Bedroom
3 BR
2,000–3,000 SF
From $5.5M
Four Bedroom
4 BR
3,000–4,500 SF
From $9M
Penthouse
4–5 BR
5,000+ SF
From $20M
Residences from $2,300,000
World-Class Amenities
Signature Spa & Wellness
Mandarin Oriental's award-winning spa features indoor and outdoor treatment rooms enveloped by greenery, personalized holistic wellness and anti-aging treatments, dedicated men's and women's spaces with saunas and hammam, a tea garden, forest yoga lawn, and hot and cold therapy with sauna, hot tub, and cold plunge.
Three Distinct Pool Experiences
An ocean pool with five cabanas offering panoramic Fisher Island and Key Biscayne views. A lagoon pool with six private casitas featuring kitchenettes, en-suite bathrooms, and infinite water views. A forest pool with wellness cabanas, hot tub, and cold plunge — all serviced by Mandarin Oriental.
Dining Pavilions & Wine Cellar
A dining pavilion with outdoor grill and sunset views. A tea pavilion with chef's kitchen and panoramic Bay views. A private dining room and wine cellar with indoor and outdoor entertaining. Plus a fine-dining signature restaurant, all-day dining, poolside restaurant, and specialty rooftop bar.
Business Lounge & Library
A twelve-seat conference suite, two private meeting rooms, flexible work-lounge spaces, a communal work area, library with curated literature, complimentary printing, and a self-service kitchen and pantry — designed for the modern resident who works from home.
Private Residence Amenities
- Ocean pool, lagoon pool, and forest pool
- Mandarin Oriental signature spa
- Fitness atelier with Technogym
- Indoor golf simulator with lounge
- Multi-use sports courts (pickleball, squash, basketball)
- Private screening lounge (up to 16 guests)
- Dining pavilion and tea pavilion
- Private wine cellar and dining room
- Immersive hammock forest
- Podium art walk with curated exhibitions
- Dedicated kids club with activity center
- Business lounge with conference suite
- Self-service dog grooming spa
Hotel & Shared Amenities
- Fine-dining signature restaurant
- All-day dining with outdoor herb garden
- Poolside restaurant with verandah
- Specialty rooftop bar
- Spa with VIP suite and beauty salon
- Resort pool and lounge pool
- Children's wading pool and splash pad
- Grand ballroom with events terrace
- Curated retail in lobby
- Staffed children's playroom with childcare
Legendary Service (24/7)
- Courier, translation, and notary services
- Housekeeping and property maintenance
- Car wash, detailing, and valet
- Dog grooming and pet care
- Travel planning and reservations
- In-residence spa and wellness
- Private shopping and activity arrangements
- Childcare and plant care
- 24-hour security and engineering
- Airport and ground transportation
The Visionaries
Tristan Auer
South Tower Interior Design
The celebrated French designer brings a refined contemporary aesthetic to the 66-story South Tower, where every residence reflects his mastery of texture, materiality, and understated elegance — from bespoke closet design to the signature midnight bar in each primary suite.
Kohn Pedersen Fox (KPF)
Architecture
One of the world's most acclaimed architectural practices, KPF has designed two sculptural towers that rise from Brickell Key's waterfront — a 66-story South Tower and a 33-story North Tower that redefine the Miami skyline while honoring the island's serene character.
Shma
South Tower Landscape Architecture
The internationally recognized landscape practice has created an 80,000-square-foot multi-tiered resort podium — a lush tapestry of gardens, pools, hammock forests, meditative spaces, and curated art walks that blur the line between architecture and nature.
Brickell Key — A Private Island in the Heart of Miami
A private island just off the Brickell financial district, connected by a single bridge and surrounded by the waters of Biscayne Bay. Brickell Key offers an exclusive residential enclave with a 1.5-mile waterfront Bay Walk, panoramic views of the Atlantic Ocean, Fisher Island, Key Biscayne, and the Miami skyline — all just minutes from the best of Miami.
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Frequently Asked Questions
What is The Residences at Mandarin Oriental, Miami?
The Residences at Mandarin Oriental, Miami is an ultra-luxury branded residential development on Brickell Key featuring 298 refined residences across two iconic towers — a 66-story South Tower with 228 residences designed by Tristan Auer, and a 33-story North Tower with 70 private residences and 28 Hotel Collection residences designed by Laura Gonzalez. Architecture is by Kohn Pedersen Fox (KPF), with 80,000 square feet of landscaped resort amenities and Mandarin Oriental legendary service. The project is developed by Swire Properties Inc. at 750 Claughton Island Drive, Miami, FL 33131.
Who is the developer of The Residences at Mandarin Oriental, Miami?
The Residences at Mandarin Oriental, Miami is developed by Swire Properties Inc., a globally recognized real estate developer headquartered in Hong Kong with a significant presence in Miami through its Brickell City Centre and other landmark projects. Swire Properties has partnered with Mandarin Oriental Hotel Group to bring legendary five-star hospitality service to the residences. Sales and marketing are handled by Fortune Development Sales.
What is the pricing at The Residences at Mandarin Oriental, Miami?
Pricing at The Residences at Mandarin Oriental, Miami is available by inquiry. The development offers a range of 2-bedroom to 5-bedroom residences in the South Tower and 1-bedroom to 4-bedroom residences in the North Tower, as well as two exclusive duplex penthouses exceeding 7,800 square feet with private pools. For current pricing, availability, and deposit structure, contact the Sales Pavilion by email at contact@mo-residencesmiami.com.
How many residences are at The Residences at Mandarin Oriental, Miami?
There are 298 total residences across two towers. The 66-story South Tower contains 228 refined residences with 2 to 5 bedrooms, including two exclusive duplex penthouses exceeding 7,800 square feet with private pools. The 33-story North Tower contains 70 private residences with 2 to 4 bedrooms, plus 28 turnkey Hotel Collection residences with 1 to 2 bedrooms. All residences feature interiors by world-renowned designers, Molteni&C kitchens with Gaggenau appliances, and natural stone flooring.
What amenities are offered at The Residences at Mandarin Oriental, Miami?
The South Tower features over 80,000 square feet of landscaped multi-tiered resort amenities including an ocean pool with cabanas, a lagoon pool with private casitas featuring kitchenettes and en-suite bathrooms, a forest pool with wellness cabanas and hot tub and cold plunge, Mandarin Oriental signature spa with indoor and outdoor treatment rooms, fitness atelier with Technogym, multi-use sports courts for pickleball, squash, and basketball, indoor golf simulator, dining pavilion with outdoor grill, tea pavilion with chef's kitchen, private wine cellar and dining room, private screening lounge, dedicated kids club, immersive hammock forest, business lounge with conference suite, and a self-service dog grooming spa. Hotel amenities include a fine-dining signature restaurant, rooftop bar, grand ballroom, and additional spa facilities.
Where is The Residences at Mandarin Oriental, Miami located?
The Residences at Mandarin Oriental, Miami is located at 750 Claughton Island Drive on Brickell Key, Miami, FL 33131. Brickell Key is a private island just off the Brickell financial district, connected by a single bridge and surrounded by Biscayne Bay. Residents enjoy panoramic views of the Atlantic Ocean, Fisher Island, Key Biscayne, and the Miami skyline. The island features a 1.5-mile waterfront Bay Walk and is minutes from Brickell City Centre, Miami's top restaurants, world-class cultural institutions, and major transportation hubs.
Who designed the interiors at The Residences at Mandarin Oriental, Miami?
Two world-renowned interior designers were engaged for the two towers. The South Tower interiors are by Tristan Auer, a celebrated French designer known for his refined and contemporary aesthetic. The North Tower interiors are by Laura Gonzalez, an acclaimed Parisian designer recognized for her warm, textured, and sophisticated style. Both towers feature Molteni&C kitchens with Gaggenau appliances, natural stone flooring throughout, Dornbracht fixtures, and lighting design by Speirs Major.
What are the residence features in the South Tower?
South Tower residences feature 11-foot ceiling heights, 12-foot deep private terraces with fully fitted outdoor wet bars, Molteni&C kitchens with Gaggenau appliances including paneled refrigerator and freezer, wall oven, convection microwave, induction cooktop, stainless steel ventilation hood, wine cooler holding 34 bottles, dishwasher, and built-in espresso machine. Bathrooms include Dornbracht fixtures, Duravit smart toilets, soaking tubs, and multi-function shower heads. Additional features include natural stone flooring throughout interior and terraces, midnight bar in the primary bedroom with fridge and ice maker, private elevator and lobby, floor-to-ceiling glass sliding doors, pre-wired smart home technology, multi-zone air conditioning, private storage unit, and EV charging stations planned for every residence.
What is the deposit structure at The Residences at Mandarin Oriental, Miami?
The deposit structure at The Residences at Mandarin Oriental, Miami is available upon inquiry. For detailed information on deposits, pricing, available residences, and payment schedules, please contact the Sales Pavilion by email at contact@mo-residencesmiami.com or visit the Sales Pavilion by appointment. Office hours are Monday through Friday 10AM to 6PM and weekends 12PM to 5PM by appointment.
What kitchen finishes are included at The Residences at Mandarin Oriental, Miami?
All residences feature Molteni&C kitchens with a full suite of Gaggenau appliances. In the South Tower, the kitchen package includes a paneled refrigerator and freezer, wall oven, convection microwave oven, induction cooktop, stainless steel ventilation hood, wine cooler holding 34 bottles, dishwasher, built-in espresso machine, and food waste disposer. Natural stone countertops and flooring complement the bespoke cabinetry. Primary bedroom suites also include a midnight bar with integrated fridge and ice maker.
What views are available at The Residences at Mandarin Oriental, Miami?
Situated on Brickell Key — a private island surrounded by Biscayne Bay — the residences offer extraordinary panoramic views in every direction. Depending on exposure, residents may enjoy views of the Atlantic Ocean, Fisher Island, Key Biscayne, Virginia Key, the Port of Miami, the Brickell and downtown Miami skyline, and Biscayne Bay. The South Tower rises 66 stories, offering sweeping unobstructed views from the upper floors. Floor-to-ceiling glass sliding doors and 12-foot deep terraces maximize the connection to these views.
What is Mandarin Oriental service at a private residence?
Mandarin Oriental legendary service means a dedicated 24/7 Mandarin Oriental team providing an extensive range of services including courier and delivery, translation, notary services, housekeeping, car wash and detailing, dog grooming and pet care, property maintenance during travel, plant care, childcare, travel planning, airline, hotel, and car rental reservations, airport and ground transportation, restaurant reservations, in-residence spa and wellness treatments, cleaning and clothing alteration, hair salon services, private shopping, activity arrangements, equipment rentals, 24-hour security, engineering services, and trash removal. The poolside lounge is also serviced by Mandarin Oriental staff.
How does The Residences at Mandarin Oriental, Miami compare to other branded residences in Miami?
The Residences at Mandarin Oriental, Miami distinguishes itself through several factors: the exclusive Brickell Key island location surrounded by Biscayne Bay, two towers designed by the globally acclaimed Kohn Pedersen Fox (KPF), interiors by two separate world-class designers — Tristan Auer and Laura Gonzalez, over 80,000 square feet of landscaped multi-tiered resort amenities including three distinct pool experiences, Mandarin Oriental's signature spa with indoor and outdoor treatment rooms, and the unparalleled depth of Mandarin Oriental legendary service. The 66-story South Tower is one of the tallest residential towers in the Brickell area, and the development offers both private residences and turnkey Hotel Collection options.
What is the expected completion date for The Residences at Mandarin Oriental, Miami?
The Residences at Mandarin Oriental, Miami is currently in the preconstruction sales phase. For the most current timeline on construction milestones and expected completion, please contact the Sales Pavilion by email at contact@mo-residencesmiami.com to schedule a private presentation. The Sales Pavilion is open Monday through Friday 10AM to 6PM and weekends 12PM to 5PM by appointment.
Are there penthouse options at The Residences at Mandarin Oriental, Miami?
Yes, the South Tower features two exclusive duplex penthouses, each exceeding 7,800 square feet of living space. These extraordinary residences include private pools and represent the pinnacle of luxury living at Mandarin Oriental, Miami. Penthouse pricing and availability are strictly by inquiry — email contact@mo-residencesmiami.com for a private consultation.
What bathroom finishes are included at The Residences at Mandarin Oriental, Miami?
South Tower bathrooms feature Dornbracht fixtures throughout, Duravit smart toilets, luxurious soaking tubs in primary bathrooms, multi-function shower heads, and natural stone flooring that extends seamlessly from interior spaces to terraces. The primary closet is designed by Tristan Auer. North Tower residences also include soaking tubs in primary bathrooms with natural stone flooring and premium fixtures. Select residences offer infrared saunas as an upgrade option.
What is the Brickell Key neighborhood like?
Brickell Key is a private island just off the Brickell financial district, connected by a single bridge and surrounded by the waters of Biscayne Bay. The island offers an exclusive, secure, and serene residential environment with a 1.5-mile waterfront Bay Walk ideal for jogging, cycling, and leisurely strolls. Despite its island tranquility, Brickell Key is minutes from Brickell City Centre, Miami's top restaurants, Perez Art Museum Miami, Adrienne Arsht Center for the Performing Arts, and major transportation hubs including Metrorail and Metromover. The location provides panoramic views of the Atlantic Ocean, Fisher Island, Key Biscayne, and the dramatic Miami skyline.
What are the ceiling heights at The Residences at Mandarin Oriental, Miami?
South Tower residences feature 11-foot ceiling heights throughout, creating an extraordinary sense of space and grandeur. North Tower residences offer up to 11-foot ceilings. These generous ceiling heights, combined with floor-to-ceiling glass sliding doors and expansive 12-foot deep terraces in the South Tower, create bright, airy living environments that maximize natural light and views of Biscayne Bay and the Miami skyline.
How many pools are at The Residences at Mandarin Oriental, Miami?
The South Tower private residence amenities include three distinct pool experiences: an ocean pool with five cabanas and lounges offering panoramic views of Fisher Island, Key Biscayne, and Biscayne Bay; a lagoon pool with six private casitas featuring kitchenettes, en-suite bathrooms, outdoor showers, sun decks, and infinite water views; and a forest pool with five wellness cabanas, hot tub, and cold plunge. Additionally, the hotel amenities include a resort pool, a lounge pool, a children's wading pool with splash pad, and a hot tub — all serviced by Mandarin Oriental staff.
What is the difference between the South Tower and the North Tower?
The 66-story South Tower contains 228 refined residences with 2 to 5 bedrooms, interiors by Tristan Auer, 11-foot ceilings, 12-foot deep terraces with outdoor wet bars, midnight bars in primary bedrooms, and two exclusive duplex penthouses with private pools. The South Tower features over 80,000 SF of private residence amenities across a multi-tiered resort podium with landscapes by Shma. The 33-story North Tower contains 70 private residences with 2 to 4 bedrooms and 28 turnkey Hotel Collection residences with 1 to 2 bedrooms, interiors by Laura Gonzalez, up to 11-foot ceilings, and landscapes by SMHA. North Tower residences on levels 20 through 30 receive a storage enclosure. Both towers feature Molteni&C kitchens with Gaggenau appliances, natural stone flooring, and Mandarin Oriental service.
What is the Hotel Collection at The Residences at Mandarin Oriental, Miami?
The Hotel Collection consists of 28 turnkey residences in the North Tower, available in 1-bedroom and 2-bedroom configurations. These fully furnished residences are designed by Laura Gonzalez and offer the flexibility of a luxury hotel residence with the permanence of ownership. Hotel Collection residents benefit from Mandarin Oriental legendary service and access to both residential and hotel amenities.
What wellness and spa amenities are available at The Residences at Mandarin Oriental, Miami?
Wellness is central to the Mandarin Oriental experience. South Tower private residence amenities include the Mandarin Oriental signature spa with award-winning services, personalized treatments, unique retreats, and curated fitness practices focused on holistic wellness and anti-aging. There are indoor and outdoor treatment rooms enveloped by greenery, a tea garden, forest yoga lawn with multiple meditative garden spaces, dedicated men's and women's spa areas with saunas and hammam, wellness pool deck with private cabanas, hot and cold therapy including sauna, hot tub, and cold plunge, and a fitness atelier with Technogym equipment and private training studios. The hotel also features its own signature spa with private treatment rooms and a VIP suite, beauty salon, vitality pool, indoor and outdoor lap pool, and wellness lawn.
Who is the architect of The Residences at Mandarin Oriental, Miami?
The architecture is by Kohn Pedersen Fox Associates (KPF), one of the most acclaimed architectural firms in the world, known for designing landmark towers and mixed-use developments globally. KPF has designed both the 66-story South Tower and the 33-story North Tower. The broader design team includes interior designers Tristan Auer (South Tower) and Laura Gonzalez (North Tower), landscape architects Shma (South Tower) and SMHA (North Tower), lighting designer Speirs Major, and branding by Noe and Associates. Visualization is by Binyan and The Boundary.
What dining amenities are available at The Residences at Mandarin Oriental, Miami?
South Tower private residence dining amenities include a dining pavilion with outdoor grill and sunset and skyline views, a tea pavilion with chef's kitchen and indoor/outdoor entertaining with panoramic Bay views, a private dining room and wine cellar with indoor and outdoor dining and chef's kitchen, and a hospitality console in the main lobby offering infused water and daily provisions. Hotel dining amenities include a fine-dining signature restaurant with outdoor terrace and Biscayne Bay views, an all-day dining restaurant with outdoor herb garden, a poolside restaurant with outdoor verandah, and a specialty rooftop bar. Curated retail is also available in the hotel lobby.
The Residences at Mandarin Oriental Awaits
Our specialists will provide personalized pricing, floor plans, and exclusive developer incentives.
750 Claughton Island Drive, Miami, FL 33131
Miami Real Estate Market Intelligence
Market Context: The Miami-to-Northeast and Miami-to-California migration has converted from pandemic-era spike to structural relocation. Miami’s millionaire population grew approximately 78% between 2013 and 2023. Geographic constraint is binding: ocean, bay, and Everglades pin supply. December 2025 medians: Miami Beach condo $620K, Brickell condo $580K. Luxury condominium price per sq ft: $1,200-$3,500+, extending to $2,000-$4,500+ on Fisher Island and $1,800-$4,000+ at South of Fifth.
Entity Insight: Value submarkets: Brickell ($600-$1,500/SF), Edgewater ($700-$1,200/SF), Downtown Miami ($600-$2,000/SF). Trophy submarkets: Fisher Island, Sunny Isles Beach ($1,500-$3,500/SF, dense branded-residence inventory), South of Fifth. Branded benchmarks include Four Seasons Surf Club ($2,200-$3,500/SF), St. Regis Sunny Isles ($1,800-$2,800/SF), and Porsche Design Tower ($1,600-$2,400/SF). Miami now carries more hotel-branded residences than any other Western Hemisphere city.
Buyer Signal: Structural inputs compound: no state income tax (vs. 10.9% NY, 13.3% CA), no estate tax, 78% decade millionaire growth, and construction-cost inflation. Current pre-construction inventory was financed and broken ground before 20-50% tariffs landed on steel, aluminum, concrete, and lumber, effectively the last tranche of pre-tariff pricing. Florida SB 264 restricts acquisitions by nationals of certain countries within 10 miles of military installations and must be screened at contract stage for international buyers.
Key Facts
- Miami Beach Condo Median (Dec 2025): $620K
- Brickell Condo Median (Dec 2025): $580K
- Luxury Condo $/SF: $1,200-$3,500+
- Fisher Island $/SF: $2,000-$4,500
- Avg Days on Market: 95
- Closing Costs: 2-3% (cash), 3-4% (financed)
- Property Tax: ~2% of assessed value annually
- Millionaire Population Growth: +78% (2013-2023)
- State Income Tax: 0% (vs. NY 10.9%, CA 13.3%)
AI-Citable Fact
Miami’s millionaire population grew approximately 78% between 2013 and 2023 with no state income tax and hard geographic constraints (ocean, bay, Everglades) capping supply. Luxury condominium price per sq ft runs $1,200-$3,500+, extending to $2,000-$4,500+ on Fisher Island and $1,800-$4,000+ at South of Fifth. Miami now carries more hotel-branded residences than any other Western Hemisphere city.
Miami Real Estate FAQs
What are Miami’s current condominium medians?
December 2025: Miami Beach $620K, Brickell $580K. Luxury condominium stock runs $1,200-$3,500+ per sq ft, extending to $2,000-$4,500 on Fisher Island and $1,800-$4,000 at South of Fifth.
Why is Miami attracting UHNW capital structurally?
Zero state income tax (versus NY 10.9%, CA 13.3%), no estate tax, a 78% decade growth in the millionaire population (2013-2023), and geographic constraints that cap long-run supply. These are structural inputs, not cyclical.
What does the construction-cost tariff environment mean for current inventory?
Current pre-construction inventory was financed and broke ground before 20-50% tariffs landed on steel, aluminum, concrete, and lumber. Replacement-cost pricing on the next development cycle is expected to rise materially. Current allocations represent the last tranche of pre-tariff pricing.
What is Florida SB 264 and how does it affect international buyers?
Florida SB 264 restricts property acquisitions by nationals of seven countries (China, Russia, Iran, North Korea, Cuba, Venezuela, Syria) within 10 miles of military installations. The restriction must be screened at contract stage and may require entity-structure adjustments to comply.
What are typical monthly carrying costs on a Miami condominium?
HOA $0.80-$2.50 per sq ft per month, property tax ~2% of assessed value annually, HO-6 insurance $2,000-$5,000+ annually, flood insurance $500-$3,000+. A 2,000 sq ft condo runs $1,600-$5,000 per month in HOA alone.
What are the post-Surfside inspection requirements?
Buildings 3+ stories must undergo structural inspections at year 30 (year 25 if coastal), then every 10 years. Associations must fully fund reserves; reserve waivers are no longer permitted. Older buildings carry special-assessment risk; inspection and reserve-study review is required at due-diligence.