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Edgewater, Miami
LILLI Miami
A Boutique Waterfront Tower on Biscayne Bay
A Bayfront Boutique
Designed — Around Wellness
Rising 53 stories and 636 feet directly on Biscayne Bay, LILLI is a boutique waterfront tower of just 117 residences developed by OKO Group. Designed by Adrian Smith + Gordon Gill Architecture — the firm behind UNA Residences in Brickell and Adrian Smith's Burj Khalifa — the building's fluid, curvilinear form and softly rounded corners frame uninterrupted views of the bay, Miami Beach, and the Downtown skyline. With direct access to the Edgewater Baywalk, LILLI organizes its amenity program around four wellness pillars: movement, recovery, nourishment, and connection.
53Stories
636 ftHeight
117Residences
22,000 SFof Amenities
12 ftCeilings
Building Details
LILLI Miami at a Glance
Address
717 NE 27th Street, Miami, FL 33137
Developer
OKO Group
Architect
Adrian Smith + Gordon Gill Architecture
Year Completed
2030
Residences
117
Stories
53
Building Type
Condominium
Neighborhood
Edgewater
What Makes It Special
Why Buyers Choose LILLI Miami
A Genuinely Boutique Bayfront Address
With only 117 residences across 53 stories, LILLI is one of the lower-density new towers coming to Edgewater — and that scarcity is the point. In a neighborhood where much of the pipeline is built around large unit counts, a building this size offers a different daily experience: fewer neighbors, more privacy, and private elevator entry to each home. We have walked clients through the trade-offs between high-density and boutique product many times, and for buyers who want an intimate building on the water, LILLI's residence count is a meaningful differentiator that is fixed by the architecture and cannot be diluted later.
Design by Adrian Smith + Gordon Gill
LILLI is designed by the firm behind UNA Residences in Brickell, whose principal Adrian Smith designed the Burj Khalifa. That pedigree shows up in the building's fluid, curvilinear form and its detailing — 12-foot ceilings, floor-to-ceiling glass, custom millwork, and Gaggenau kitchens. Design provenance is one of the more durable sources of value in Miami's luxury market, and a recognizable architectural signature tends to hold its appeal through market cycles. For buyers weighing several Edgewater options, the design team is one of the clearest points of separation.
OKO Group's Development Pedigree
OKO Group, led by Vladislav Doronin, has built a Miami portfolio that includes Missoni Baia and UNA Residences. During the pre-construction phase, you are buying confidence in a developer's ability to deliver what they promise, and OKO's track record of partnering with marquee architects and completing design-forward waterfront projects provides meaningful reassurance. For buyers who weigh delivery certainty alongside design and location, the developer's name carries real weight here.
A Wellness-First Amenity Program
LILLI organizes roughly 22,000 square feet of amenities around four wellness pillars — movement, recovery, nourishment, and connection — with a rooftop saltwater pool, infrared saunas, cold plunge pools, a spa, a movement studio, and a dedicated wellness director. This is a more focused, longevity-oriented amenity thesis than the broad resort decks common in larger towers. For buyers who actually intend to use these spaces daily, a curated wellness program can matter more than sheer square footage, and it reinforces LILLI's positioning as a residence designed around how people want to live.
Advisor Perspective
Our Take on LILLI Miami
LILLI is a project we have been watching closely since OKO Group revealed the design, and it stands out in the Edgewater pipeline for the right reasons. A 53-story tower with only 117 residences is a deliberate choice, and it gives the building an intimacy that most of the neighborhood's larger projects cannot offer. Pair that scarcity with Adrian Smith + Gordon Gill's design and OKO's development record, and you have a product with clear, defensible differentiation rather than a me-too waterfront tower.
The strongest arguments for LILLI are the design provenance, the boutique scale, and the direct bayfront site on the Baywalk. The wellness-first amenity program is also genuinely thought through rather than a checklist, and the interior specification — 12-foot ceilings, floor-to-ceiling glass, Gaggenau kitchens, private elevator entry — is consistent with the pricing. Edgewater itself continues to mature, with the Design District, Wynwood, and Downtown all within easy reach, which supports both lifestyle and long-term demand.
The honest counterpoints are the ones common to any pre-construction purchase. Completion is currently anticipated around 2030, which is a long horizon, and timelines on towers of this height can move. Edgewater, while improving quickly, does not yet carry the established prestige of Brickell or Miami Beach, and a half-acre site means residents trade expansive grounds for an intimate footprint. Buyers should weigh the staged deposit schedule and the delivery timeline against their own liquidity and use plans. For those who want a scarce, design-led bayfront residence and are comfortable with a pre-construction horizon, LILLI is a compelling position to hold.
About LILLI Miami
LILLI Miami is a 53-story boutique waterfront condominium rising 636 feet directly on Biscayne Bay at 717 NE 27th Street in Edgewater. Developed by OKO Group, the international firm led by Vladislav Doronin, the tower contains just 117 residences - a deliberately low count that frames the project as an intimate, design-driven address rather than a high-density tower. Architecture and interior design are by Adrian Smith + Gordon Gill Architecture, the firm behind UNA Residences in Brickell and whose principal, Adrian Smith, designed the Burj Khalifa.
The building's defining feature is its form. A fluid, curvilinear silhouette with softly rounded corners and articulated balconies gives LILLI a sculptural presence on the Edgewater skyline and maximizes the floor-to-ceiling glass that captures views of Biscayne Bay, Miami Beach, and Downtown Miami. Residences range from one-bedroom layouts to penthouses approaching 7,000 square feet, with ceiling heights up to 12 feet, custom millwork, marble finishes, Gaggenau appliances, oversized private terraces, and private elevator entry to each home.
Wellness is the organizing idea of LILLI's roughly 22,000 square feet of amenities, structured around four pillars: movement, recovery, nourishment, and connection. The program includes a rooftop saltwater pool, infrared saunas, cold plunge pools, a spa and treatment room, a movement studio with circuit-based programming, body composition analysis, a waterfront garden, rooftop social and dining experiences, and a dedicated lifestyle and wellness director. A high-efficiency air filtration system and living greenery throughout reinforce the longevity-focused positioning.
The Edgewater location places residents directly on the Baywalk, with the Design District and Wynwood minutes away and Downtown, Brickell, and Miami Beach within a short drive. OKO Group acquired the half-acre bayfront site for $54 million and is replacing a small early-2000s building with the new tower. Sales launched in 2026, with completion currently anticipated around 2030.
For buyers, LILLI represents a focused proposition in a fast-growing waterfront corridor: a scarce, design-led product from a developer with a proven Miami portfolio, on one of the few remaining boutique bayfront parcels in Edgewater. Residences start from approximately $1.65 million.
The Residences
Unparalleled Living
Pricing
Residence Collection
One Bedroom
1 BR
Boutique waterfront layout
From $1.65M
Two Bedroom
2 BR
Bay and skyline orientations
Inquire
Three Bedroom
3 BR
Corner and through-floor plans
Inquire
Four Bedroom
4 BR
Oversized private terraces
Inquire
Penthouse
Up to 5 BR
Up to ~7,000 SF
Inquire
Residences from $1,650,000
Amenities
Amenities & Services
Wellness & Recovery
- Infrared Saunas
- Cold Plunge Pools
- Spa & Treatment Room
- Body Composition Analysis & Recovery Tools
- Movement & Fitness Studio with Circuit Programming
- Dedicated Lifestyle & Wellness Director
Waterfront & Social
- Rooftop Saltwater Pool
- Waterfront Garden
- Rooftop Social & Dining Experiences
- Direct Baywalk Access
- Living Greenery Throughout
- Private Elevator Entry to Each Residence
Design & Architecture
The Visionaries
OKO Group
Developer
Adrian Smith + Gordon Gill Architecture
Design Architect & Interior Design
ODP Architects
Architect of Record
SWA Group
Landscape Architect
Location
On the Bay — in Edgewater
Edgewater has become one of Miami's most dynamic waterfront neighborhoods, and LILLI sits directly on Biscayne Bay at 717 NE 27th Street with frontage on the Baywalk. The Design District and Wynwood's galleries and dining are minutes away, Downtown and Brickell a short drive south, and Miami Beach just across the bay. The result is a quiet, residential bayfront setting with the city's culture and commerce within easy reach.
FAQ
Frequently Asked Questions
What is LILLI Miami?
LILLI is a 53-story boutique waterfront condominium tower on Biscayne Bay in Miami's Edgewater neighborhood. Developed by OKO Group and designed by Adrian Smith + Gordon Gill Architecture, it contains just 117 residences across 636 feet of height, with a fluid, curvilinear form and a wellness-focused amenity program.
Who is the developer of LILLI?
LILLI is developed by OKO Group, the international development firm led by Vladislav Doronin. OKO Group's Miami portfolio includes Missoni Baia and UNA Residences in Brickell, and the firm is known for partnering with globally recognized architects on design-forward waterfront projects.
Who designed LILLI?
Architecture and interior design are by Adrian Smith + Gordon Gill Architecture, the Chicago firm behind UNA Residences in Brickell. Principal Adrian Smith designed the Burj Khalifa, the world's tallest building. The tower's signature is its fluid, curvilinear silhouette with softly rounded corners and articulated balconies.
How many residences are at LILLI?
LILLI is a boutique building of 117 residences, ranging from one-bedroom layouts through penthouses approaching 7,000 square feet. The low residence count relative to the building's height is part of its positioning as an intimate, design-driven address rather than a high-density tower.
What are the starting prices at LILLI?
Residences at LILLI start from approximately $1.65 million. Pricing varies by floor level, view orientation, and layout. Contact Manhattan Miami for current availability, floor plans, and the full price schedule.
What amenities does LILLI offer?
LILLI features roughly 22,000 square feet of amenities organized around four wellness pillars — movement, recovery, nourishment, and connection. Highlights include a rooftop saltwater pool, infrared saunas, cold plunge pools, a spa and treatment room, a movement studio, a waterfront garden, rooftop social and dining spaces, and a dedicated lifestyle and wellness director.
Where is LILLI located?
LILLI is at 717 NE 27th Street in Miami's Edgewater neighborhood, directly on Biscayne Bay with frontage on the Baywalk. The Design District and Wynwood are minutes away, with Downtown and Brickell a short drive south and Miami Beach just across the bay.
When is LILLI expected to be completed?
LILLI is in pre-construction, with sales launched in 2026. Completion is currently anticipated around 2030. Construction timelines on pre-construction towers can shift; Manhattan Miami can confirm the current schedule and milestones at the time of your inquiry.
What is the deposit structure at LILLI?
LILLI follows a staged developer deposit schedule — typically 10% at contract, 10% at 90 days, 10% at groundbreaking, 10% at roughly nine months post-groundbreaking, and the 60% balance at closing. Contact Manhattan Miami to confirm current terms and any available incentives.
Can foreigners buy at LILLI?
Yes. Florida places no restrictions on foreign ownership, and Edgewater's waterfront condos draw international buyers from Latin America, Europe, and beyond. Manhattan Miami specializes in guiding international purchasers through reservation, contract, financing, and closing for pre-construction residences.
What makes LILLI different from other Edgewater towers?
LILLI's distinction is its combination of a boutique scale — just 117 residences — with a marquee design team in Adrian Smith + Gordon Gill and OKO Group's development pedigree. Where much of Edgewater's pipeline is high-density, LILLI positions itself as an intimate, wellness-oriented bayfront address with private elevator entry and a sculptural, curvilinear form.
How large are the penthouses at LILLI?
LILLI's penthouses approach 7,000 square feet, with ceiling heights up to 12 feet, floor-to-ceiling glass, and oversized private terraces capturing bay, ocean, and skyline views. Penthouse configurations extend up to five bedrooms. Specific dimensions and pricing are available on request.
Is LILLI a good investment?
LILLI offers a focused investment thesis: a low-supply, design-led product from a proven developer in one of Miami's fastest-growing waterfront corridors. The 117-residence scarcity, the Adrian Smith + Gordon Gill design, and OKO Group's track record support premium positioning. As with any pre-construction purchase, returns depend on entry pricing, deposit terms, and the delivery timeline — all of which Manhattan Miami can help you evaluate.
What interior finishes are included at LILLI?
Residences feature custom millwork, marble finishes, Gaggenau appliances, floor-to-ceiling glass, ceiling heights up to 12 feet, and oversized private terraces. Each residence is served by private elevator entry, and the building includes a high-efficiency air filtration system as part of its wellness-focused design.
Get in Touch
Private Availability at LILLI Miami
For current availability, pricing history, floor plans, and off-market opportunities at LILLI Miami, request a confidential review with our advisory team.
Address
717 NE 27th Street, Miami, FL 33137
Phone
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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.
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.
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%)
What Buyers Should Know
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.