Delano Residences
A Legacy Evolved
A Legacy - Evolved
Rising 985 feet above downtown Miami, Delano Residences marks a pivotal moment in the brand's storied legacy - the first-ever Delano branded residential tower. This 90-story supertall offers 421 residences with sweeping views of the Atlantic Ocean, Biscayne Bay, and the Miami skyline.
Delano Residences Miami: una visión general
Biscayne Boulevard, Miami, FL 33132
Property Markets Group (PMG), Ennismore, Accor
ODP Architecture & Design
2031
421
90
Condominio
Downtown Miami
Por qué los compradores eligen Delano Residences Miami
The Delano Brand Goes Vertical - 90 Stories Above Downtown
Delano Residences Miami is a 90-story tower on Biscayne Boulevard developed by PMG in partnership with Ennismore and Accor, and it represents the first-ever branded residences from the iconic Delano hotel brand. We remember when Delano South Beach redefined Miami hospitality in the 1990s, and this project carries that legacy into the residential space at an extraordinary scale. Rising 985 feet above downtown Miami, this will be one of the tallest buildings in the southeastern United States. For buyers who want a residence that makes a vertical statement and carries genuine cultural cachet in the Miami market, Delano delivers on both counts.
PMG's Track Record of Delivering the Impossible
Property Markets Group has built a reputation in Miami for taking on ambitious projects and executing them. Their portfolio includes some of the most talked-about developments in the city, and their partnership with Ennismore and Accor on Delano Residences brings hospitality management expertise that pure residential developers cannot match. Our brokerage has followed PMG closely, and we respect their ability to secure prime sites, assemble strong brand partnerships, and generate the kind of market excitement that drives pre-construction absorption. For buyers evaluating developer risk on a project this ambitious, PMG's track record provides meaningful confidence.
Biscayne Boulevard - Downtown Miami's Transformation Corridor
The Biscayne Boulevard address positions Delano Residences in the center of downtown Miami's ongoing transformation. This corridor has attracted billions in development investment, and the skyline is being redrawn by projects that are bringing thousands of new residents and workers to the area. Our team works in this market daily, and we can tell clients with confidence that downtown Miami is no longer the afterthought it was a decade ago. The arts and entertainment district, Bayfront Park, the Kaseya Center, and the emerging restaurant scene all contribute to a neighborhood that is building genuine urban vitality. Delano Residences will be a centerpiece of that evolution.
Supertall Living with Branded Hospitality Services
At 90 stories, Delano Residences offers a living experience that only supertall buildings can provide - panoramic views that extend from the Everglades to the Atlantic, sunrise and sunset from the same residence, and a perspective on Miami that quite literally rises above the competition. The Delano brand adds a service layer that includes the kind of hospitality programming - curated social spaces, food and beverage concepts, wellness facilities - that transforms a building from a collection of units into a living community. We believe the combination of supertall scale and Delano's lifestyle DNA creates a product that does not exist elsewhere in Miami.
Our Take on Delano Residences Miami
Delano Residences Miami is the most ambitious residential project currently proposed for downtown Miami, and it commands attention. A 90-story tower on Biscayne Boulevard from PMG, Ennismore, and Accor - carrying the name of the hotel that helped define modern Miami - this is a development that aims to reset expectations for what downtown Miami can offer.
The pros are dramatic. The supertall format at 985 feet delivers views that no other residential building in the area can match. The Delano brand carries genuine cultural resonance in Miami - this is not an imported name; it is a brand born here. PMG's partnership with Ennismore and Accor ensures institutional-grade hospitality management and programming. And the downtown Miami location, while still evolving, is the beneficiary of enormous infrastructure investment that is transforming the area's livability.
The candid assessment requires acknowledging that downtown Miami is still in transition. The neighborhood has improved significantly, but it does not yet have the established residential character of Brickell, the beachside appeal of Miami Beach, or the cultural maturity of Coconut Grove. The 90-story scale means a very large number of units, which raises questions about exclusivity and could create absorption challenges if market conditions shift during the extended pre-construction period. Supertall construction is also inherently more complex and expensive, which can introduce timeline and budget variables.
We recommend Delano Residences to buyers who are excited by downtown Miami's trajectory and want to be part of its defining moment. This is an excellent choice for younger buyers, lifestyle-oriented professionals, and investors who see the long-term value in being positioned at the center of Miami's urban core. If you prefer an established, quiet neighborhood or a building with 50 units instead of several hundred, Delano is probably not the right fit. But if you want to own a piece of Miami's future at supertall scale with a legendary brand, this project is hard to ignore.
Acerca de Delano Residences Miami
Delano Residences Miami is a 90-story supertall residential tower on Biscayne Boulevard in downtown Miami, developed by Property Markets Group in partnership with Ennismore and Accor. Rising 985 feet above the city, this landmark project marks the first-ever Delano branded residences, extending the legacy of the iconic Delano South Beach hotel into the residential space at an unprecedented scale. Delivery is projected for 2030 and beyond, and our brokerage considers this one of the most consequential residential launches in downtown Miami's history.
The Delano brand holds a unique place in Miami's cultural identity. When Delano South Beach opened, it helped launch the era of design-forward boutique hospitality that transformed Miami Beach from a fading resort town into a global destination. Delano Residences carries that legacy forward, bringing the brand's signature blend of style, social energy, and effortless sophistication to a vertical residential community in the heart of downtown Miami. This is not an imported brand - it is a Miami original returning home in residential form.
PMG - Property Markets Group - has established itself as one of Miami's most ambitious and capable developers, with a portfolio of landmark projects that have reshaped the city's skyline. Their partnership with Ennismore, the hospitality company behind some of the world's most dynamic hotel brands, and Accor, a global hospitality leader, ensures that the service and lifestyle programming at Delano Residences will meet the highest international standards. The combination of PMG's development expertise with Ennismore and Accor's hospitality operations creates a management framework that pure residential developers cannot replicate.
The Biscayne Boulevard location places residents at the center of downtown Miami's transformation. The area has attracted extraordinary investment in recent years, with new cultural venues, dining destinations, and public spaces creating an increasingly vibrant urban environment. Bayfront Park, the Kaseya Center, the Adrienne Arsht Center for the Performing Arts, and the growing Museum Park district are all within the immediate vicinity, providing residents with a cultural and entertainment ecosystem that grows stronger each year.
At 90 stories, Delano Residences will offer perspectives on Miami that no other residential building can match - unobstructed panoramic views spanning the Atlantic Ocean, Biscayne Bay, the Miami skyline, and the Everglades. The supertall format also enables a vertical distribution of amenities and social spaces that creates distinct experiences at different elevations within the building, giving residents reasons to explore their own tower.
Our brokerage is actively advising clients on Delano Residences and the broader downtown Miami luxury market. We provide candid assessments of how this project compares to alternatives in Brickell, Edgewater, and Miami Beach. Contact our team for detailed information on pricing, floor plans, and the investment fundamentals of this landmark development.
Explore Miami pre-construction developments or view Billionaires' Beach Miami. For international buyers, see our Miami guide for foreign purchasers.
Una vida sin igual
Colección de residencias
Studio
Studio
400–600 SF
From $800K
One Bedroom
1 BR
600–900 SF
From $1.1M
Two Bedroom
2 BR
900–1,400 SF
From $1.8M
Three Bedroom
3 BR
1,400–2,000 SF
From $3.2M
Penthouse
4–5 BR
3,000+ SF
From $10M
Residences from $900,000
Amenities & Services
Amenities
- Observation Deck at 850 ft with Glass Floor
- Sky Pool at the 800-Foot Mark
- Sky Restaurant
- The Reimagined Rose Bar
- Café Delano
- Delano Members' Club
- The Source by Delano Wellness
- Hotel-Style Concierge Services
- Accor One Living Global VIP Benefits
- Reciprocal Access to Delano Miami Beach
Los visionarios
Property Markets Group
Developer
Carlos Ott
Architect
Meyer Davis
Interior Design
Ennismore
Hospitality Partner
Delano
Brand
The Heart of — Downtown Miami
Positioned on Biscayne Boulevard in downtown Miami, Delano Residences stands at the epicenter of a city evolving into a true global capital. Steps from Brickell, Bayside Marketplace, the Adrienne Arsht Center, Perez Art Museum, and Frost Science Museum — with Brightline rail connecting to the entire Gold Coast.
Compare Delano Residences Miami to Nearby Buildings
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Preguntas frecuentes
What is Delano Residences Miami?
Delano Residences Miami is a 90-story, 985-foot supertall tower in downtown Miami featuring 421 branded luxury residences. It is the first-ever Delano branded residential tower, developed by PMG and Ennismore with architecture by Carlos Ott and interiors by Meyer Davis.
How tall is the tower?
The tower rises 985 feet and 90 stories above downtown Miami, making it Miami's second supertall. It features the Southeast's first public observation deck with a cantilevered glass floor at approximately 850 feet.
What is the price range?
Residences start at $800,000 for units as compact as 410 square feet, designed as turnkey second homes. The penthouse will be marketed at $50 million. Sales are expected to launch in March 2026.
Who designed the building?
The building is designed by internationally acclaimed architect Carlos Ott, with interiors by New York-based design firm Meyer Davis, known for their work with Four Seasons and Auberge Resorts. The project is developed by PMG and Ennismore.
What amenities are available?
Amenities include the Southeast's first public observation deck at 850 feet, a sky pool at the 800-foot mark, sky restaurant, the reimagined Rose Bar, Café Delano, a private members' club with reciprocal access to Delano Miami Beach, and The Source by Delano wellness concept.
What hotel services do residents receive?
As Delano branded residents, you enjoy hotel-style concierge services, access to all hotel amenities, and Accor One Living membership - unlocking global VIP benefits across Accor and Ennismore's worldwide hospitality portfolio.
Where is the project located?
Delano Residences Miami is located on Biscayne Boulevard in downtown Miami, FL 33132. The tower will rise alongside the Waldorf Astoria Residences, with proximity to Brickell, the Design District, Wynwood, and major cultural venues.
When will construction begin?
Sales are expected to launch in March 2026, with groundbreaking planned for 2027. This is a pre-construction offering by PMG, the developer also behind the Waldorf Astoria Residences Miami and Manhattan's 111 West 57th Street.
What is the observation deck at Delano Residences?
The 850-foot observation deck at the top of the 90-story tower features a cantilevered glass floor suspended over Biscayne Boulevard, offering vertigo-inducing panoramic views of all Miami. It’s designed as a social and experiential destination - one of the highest publicly accessible points in Miami.
What is the sky pool?
The sky pool at approximately 800 feet is one of the highest swimming pools in the Americas, offering residents a gravity-defying swim experience with panoramic views of Biscayne Bay, the Atlantic Ocean, and the Miami skyline. It’s part of the Delano lifestyle ethos of dramatic, memorable experiences.
What is the reimagined Rose Bar?
The Rose Bar is Delano’s legendary cocktail bar concept, reimagined for the Miami tower. Originally a fixture of the Delano South Beach hotel, the Rose Bar brings its iconic mixology and social scene to the residential tower, creating a private nightlife and lounge experience exclusively for residents and their guests.
Can foreigners buy at Delano Residences?
Yes, foreign nationals can purchase at Delano Residences Miami with no restrictions. Florida has no foreign ownership limitations. The Delano/Ennismore/Accor brand recognition and Downtown Miami’s growing international appeal attract buyers globally. Manhattan Miami specializes in assisting international purchasers.
How does Delano compare to other Downtown Miami towers?
At 90 stories and 850+ feet, Delano Residences will be one of the tallest supertalls in Downtown Miami, with the sky pool, observation deck, and Rose Bar creating experiences no other Downtown project offers. Pricing from $800K also makes it more accessible than many Brickell branded competitors while delivering A-list lifestyle amenities.
What is Accor One Living?
Accor One Living is a VIP benefits program by Accor (the global hospitality group behind Delano, Fairmont, Sofitel, and Raffles). Residents receive priority access, exclusive rates, and lifestyle perks across Accor’s global portfolio of 5,500+ properties - essentially a built-in luxury travel membership with their residence.
Is Delano Residences a good investment?
Delano Residences combines three powerful investment drivers: the iconic Delano/Ennismore brand, a 90-story Downtown Miami supertall (limited supply at this height), and Accor’s global hospitality infrastructure. With studios from $800K and penthouses to $50M, the range attracts both investors and end-users. Downtown Miami’s rapid growth trajectory adds strong appreciation potential.
Your Delano Residences Miami Awaits
Nuestros especialistas le proporcionarán precios personalizados, planos de planta e incentivos exclusivos del promotor.
Biscayne Boulevard, Miami, FL 33132
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Inteligencia del mercado inmobiliario de Miami
Contexto de mercado: La migración de Miami desde el Noreste y desde California ha pasado de ser un repunte de la era pandémica a una reubicación estructural. La población millonaria de Miami creció aproximadamente un 78 % entre 2013 y 2023. La restricción geográfica es determinante: el océano, la bahía y los Everglades limitan la oferta. Medianas de diciembre de 2025: condominio en Miami Beach 620.000 USD, condominio en Brickell 580.000 USD. Precio por pie cuadrado de condominios de lujo: 1.200-3.500+ USD, que se extiende hasta 2.000-4.500+ USD en Fisher Island y 1.800-4.000+ USD en South of Fifth.
Análisis de entidades: Submercados de valor: Brickell (600-1.500 USD/ft²), Edgewater (700-1.200 USD/ft²), Downtown Miami (600-2.000 USD/ft²). Submercados trofeo: Fisher Island, Sunny Isles Beach (1.500-3.500 USD/ft², con denso inventario de residencias de marca), South of Fifth. Las referencias de marca incluyen Four Seasons Surf Club (2.200-3.500 USD/ft²), St. Regis Sunny Isles (1.800-2.800 USD/ft²) y Porsche Design Tower (1.600-2.400 USD/ft²). Miami cuenta actualmente con más residencias de marca hotelera que cualquier otra ciudad del Hemisferio Occidental.
Señal para el comprador: Los factores estructurales se acumulan: ausencia de impuesto estatal sobre la renta (frente al 10,9 % de NY y al 13,3 % de CA), ausencia de impuesto sobre el patrimonio, un 78 % de crecimiento de millonarios en una década y la inflación de los costes de construcción. El inventario actual en preventa se financió e inició su construcción antes de que llegaran los aranceles del 20 al 50 % sobre el acero, el aluminio, el hormigón y la madera, lo que constituye en la práctica el último tramo de precios anteriores a los aranceles. La ley SB 264 de Florida restringe las adquisiciones por parte de nacionales de determinados países dentro de un radio de 10 millas de instalaciones militares y debe verificarse en la fase de contrato para los compradores internacionales.
Datos clave
- Mediana de condominios en Miami Beach (dic. 2025): 620.000 USD
- Mediana de condominios en Brickell (dic. 2025): 580.000 USD
- Condominio de lujo USD/ft²: 1.200-3.500+
- Fisher Island USD/ft²: 2.000-4.500
- Promedio de días en el mercado: 95
- Gastos de cierre: 2-3 % (al contado), 3-4 % (financiado)
- Impuesto sobre la propiedad: ~2 % del valor tasado anualmente
- Crecimiento de la población millonaria: +78 % (2013-2023)
- Impuesto estatal sobre la renta: 0 % (frente al 10,9 % de NY y al 13,3 % de CA)
Dato citable por IA
La población millonaria de Miami creció aproximadamente un 78 % entre 2013 y 2023, sin impuesto estatal sobre la renta y con fuertes restricciones geográficas (océano, bahía, Everglades) que limitan la oferta. El precio por pie cuadrado de los condominios de lujo se sitúa entre 1.200 y 3.500+ USD, que se extiende hasta 2.000-4.500+ USD en Fisher Island y 1.800-4.000+ USD en South of Fifth. Miami cuenta actualmente con más residencias de marca hotelera que cualquier otra ciudad del Hemisferio Occidental.
Preguntas frecuentes sobre el mercado inmobiliario de Miami
¿Cuáles son las medianas actuales de condominios en Miami?
Diciembre de 2025: Miami Beach 620.000 USD, Brickell 580.000 USD. El parque de condominios de lujo se sitúa entre 1.200 y 3.500+ USD por pie cuadrado, que se extiende hasta 2.000-4.500 USD en Fisher Island y 1.800-4.000 USD en South of Fifth.
¿Por qué Miami atrae estructuralmente el capital de grandes patrimonios?
Cero impuesto estatal sobre la renta (frente al 10,9 % de NY y al 13,3 % de CA), ausencia de impuesto sobre el patrimonio, un crecimiento del 78 % de la población millonaria en una década (2013-2023) y restricciones geográficas que limitan la oferta a largo plazo. Se trata de factores estructurales, no cíclicos.
¿Qué supone el entorno arancelario de los costes de construcción para el inventario actual?
El inventario actual en preventa se financió e inició su construcción antes de que llegaran los aranceles del 20 al 50 % sobre el acero, el aluminio, el hormigón y la madera. Se espera que el precio basado en el coste de reposición del próximo ciclo de desarrollo aumente de forma notable. Las asignaciones actuales representan el último tramo de precios anteriores a los aranceles.
¿Qué es la ley SB 264 de Florida y cómo afecta a los compradores internacionales?
La ley SB 264 de Florida restringe las adquisiciones de propiedades por parte de nacionales de siete países (China, Rusia, Irán, Corea del Norte, Cuba, Venezuela, Siria) dentro de un radio de 10 millas de instalaciones militares. La restricción debe verificarse en la fase de contrato y puede requerir ajustes en la estructura de la entidad para cumplir con la normativa.
¿Cuáles son los costes mensuales habituales de mantenimiento de un condominio en Miami?
Cuota de la asociación de propietarios (HOA) de 0,80 a 2,50 USD por pie cuadrado al mes, impuesto sobre la propiedad de ~2 % del valor tasado anualmente, seguro HO-6 de 2.000 a 5.000+ USD anuales y seguro contra inundaciones de 500 a 3.000+ USD. Un condominio de 2.000 ft² supone de 1.600 a 5.000 USD al mes solo en cuotas de la asociación.
¿Cuáles son los requisitos de inspección posteriores a Surfside?
Los edificios de 3 o más plantas deben someterse a inspecciones estructurales en el año 30 (año 25 si son costeros) y, a partir de entonces, cada 10 años. Las asociaciones deben dotar íntegramente sus reservas; ya no se permiten las exenciones de reservas. Los edificios más antiguos conllevan riesgo de derramas extraordinarias; en la fase de diligencia debida se requiere la revisión de la inspección y del estudio de reservas.
Contenido de esta página
Esta página documenta el mercado de condominios de lujo de Nueva York, organizado por vecindario, tipo de edificio y segmento de precio. Abarca el inventario de condominios en Manhattan dirigido a compradores de alto patrimonio.
Cómo interpretar este análisis
Las descripciones de cada edificio reflejan características conocidas públicamente; los precios varían según la unidad, las vistas, la orientación y el momento de la transacción. Las ofertas de pre-construcción están sujetas a depósitos escalonados y calendarios de entrega que pueden modificarse tras la publicación.
Resumen de referencia
- El inventario de Manhattan incluye tanto condominios como cooperativas.
- El precio de los condominios de lujo depende del vecindario, la categoría del edificio, las vistas y la planta.
- La Mansion Tax de Nueva York se aplica a compras residenciales de $1 millón o más.
- En las nuevas promociones de Manhattan, el transfer tax suele trasladarse al comprador.
- Los compradores internacionales adquieren condominios en Manhattan frecuentemente a través de estructuras LLC.
Contexto de asesoría
Manhattan Miami asesora a compradores en Nueva York y el sur de Florida, con visibilidad integral sobre ambos mercados de condominios de lujo.
Los condominios de lujo en Manhattan forman parte de un mercado más amplio. Ver todos: Apartamentos en Manhattan en venta.
Precios de condominios de lujo en NYC por submercado (2026)
Elaborado por Manhattan Miami · Datos 2026
PSF mediano + rango de inventario activo
| Submercado | PSF mediano | Edificios destacados | Rango activo |
|---|---|---|---|
| Tribeca prime | $3,500-$6,500 | 56 Leonard, 70 Vestry, 443 Greenwich | $5M-$60M |
| Billionaires Row / 57th St | $4,500-$7,500 | Central Park Tower, 220 CPS, 432 Park, 111 West 57th, One57 | $8M-$250M+ |
| Central Park West | $3,500-$6,500 | 15 CPW, 50 W 66th, 25 Columbus Circle | $10M-$130M |
| Hudson Yards | $2,500-$3,800 | 35 Hudson Yards, 15 Hudson Yards, Lantern House | $3M-$60M |
| West Chelsea | $2,500-$3,800 | One High Line, The Cortland, 520 W 28th | $2.75M-$45M |
| Upper East Side | $2,800-$4,500 | 520 Park, 740 Park (co-op), 200 E 83rd, 760 Madison | $5M-$130M |
| SoHo / NoHo / Bond / Bleecker | $2,500-$4,000 | 40 Bleecker, 25 Bond, 565 Broome, 36 Bleecker | $3M-$25M |
| FiDi / South Street Seaport | $1,800-$2,800 | One Wall Street, 125 Greenwich | $1.5M-$15M |
| Murray Hill / Gramercy / NoMad | $1,800-$2,500 | 212 Fifth Ave, Madison Square Park Tower, 277 Fifth | $2M-$20M |
| Upper West Side | $2,200-$3,200 | The Apthorp, The Belnord, 200 Amsterdam, 50 W 66th | $2.5M-$30M |
Cuando esté listo
Comience con una conversación, no con un listado.
Manhattan Miami asesora a compradores y vendedores en ambos mercados. Comenzamos por comprender sus objetivos y luego seleccionamos los edificios, vecindarios y el momento adecuados.
Iniciar la conversaciónEl mercado de condominios de lujo en Manhattan abarca aproximadamente desde $3M hasta más de $250M, con la mayor concentración de inventario en Tribeca, West Village, Upper East Side, Upper West Side y el corredor de Billionaires' Row. Los condominios dominan la oferta de obra nueva y ofrecen a los compradores extranjeros la posibilidad de titularidad a través de LLC y la flexibilidad de pied-à-terre que la mayoría de los co-ops no permiten.
- El acceso al segmento trophy ($10M+) se concentra en los nuevos supertalls y en las reconversiones de edificios de preguerra de primer nivel.
- La titularidad de condominios es la opción predeterminada para compradores globales y estructuras LLC; los directorios de co-ops generalmente restringen ambas.
- El inventario del promotor en la entrega y el shadow inventory posterior representan una parte significativa de los cierres de planta completa.
- La Mansion Tax escala del 1,0 % por encima de $1M al 3,9 % por encima de $25M para el comprador; debe incorporarse al costo total.
- La diferenciación de calidad entre edificios es mayor de lo que indica el precio de portada: las aprobaciones del directorio, los servicios y las amenidades varían de forma considerable.
Para inventario activo, consulte: Apartamentos en Manhattan en venta and Apartamentos en Miami en venta.
Ver la lista completa: Pipeline de obra nueva en NYC 2026 para los calendarios de entrega de los proyectos activos del promotor.
Otras preguntas frecuentes de compradores
¿Cuál es el rango de precio por pie cuadrado típico para condominios de lujo en Manhattan en 2026?
En el inventario de condominios de lujo bien ubicados en Manhattan, el PSF solicitado oscila generalmente en una banda amplia: cifras altas de cuatro dígitos para reventas sólidas en vecindarios prime, escalando a cifras bajas o medias de cinco dígitos en plantas trophy y unidades de residencias de marca. El PSF final transaccionado refleja la planta, la orientación, las amenidades del edificio y la dinámica de promotor frente a reventa; por ello, un análisis de precios en tiempo real guiado por un asesor resulta más fiable que un único indicador de referencia.
¿Cómo se compara la liquidez del mercado de condominios de Manhattan con otros mercados de lujo gateway?
Los condominios de lujo en Manhattan han registrado históricamente volúmenes de transacción superiores a los de la mayoría de las ciudades globales comparables en la misma banda de precios, con una amplia base de compradores institucionales e internacionales y mecánicas de cierre estandarizadas. La rotación del inventario varía según el vecindario y el segmento de precio, y el tiempo en el mercado suele ampliarse por encima de $10M, donde el pool de compradores cualificados se reduce.
¿Cuál es la diferencia entre un condo, un co-op y un condop en NYC?
Un condo es propiedad inmobiliaria con escritura de titularidad y aprobación del directorio del condo, con requisitos financieros generalmente menos estrictos y mayor flexibilidad para alquileres y compradores extranjeros. Un co-op son participaciones en una sociedad con arrendamiento propietario, entrevista ante el directorio, requisitos de deuda sobre ingresos y liquidez posterior al cierre frecuentemente más exigentes, y normas más restrictivas sobre alquileres y uso como pied-à-terre. Un condop es un edificio estructurado como sociedad co-op pero que opera como condo en las normas clave de aprobación y subarrendamiento: participaciones en lugar de propiedad real, pero sin las restricciones más severas del co-op.