LILLI Miami Edgewater
Boutique Waterfront Pre-Construction Residences in Edgewater, Miami.
A Quiet Counterpoint on the Edge of Biscayne Bay
LILLI is a planned boutique waterfront condominium tower at 717 NE 27th Street in Miami's Edgewater neighborhood. Per developer materials, the building is designed to rise 53 stories and 636 feet, with 117 residences spanning one- to four-bedroom layouts, garden estates, and penthouses. All design specifications, finishes, amenities, and timing are subject to change by the sponsor.
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. Floor-to-ceiling glass, champagne metallic accents, and softly rounded corners frame deliberate views of the bay, city, and ocean from balconies in every residence.
Manhattan Miami advises buyers on early allocation, stack and floor-plan selection, deposit structure, and comparison against other Edgewater and Miami waterfront pre-construction opportunities.
LILLI Miami Edgewater at a Glance
717 NE 27th Street, Miami, FL 33137
OKO Group
Adrian Smith + Gordon Gill Architecture
117
53
Condominium
Edgewater
Why Buyers Choose LILLI Miami Edgewater
Boutique Scale on the Bay
At 117 residences across 53 stories, LILLI is, per developer materials, a notably boutique building for its height. Compared with the 600- to 700-unit Edgewater bayfront towers, the residence count per floor is lower, which typically translates into shorter elevator queues, fewer shared-amenity bottlenecks, and a smaller resident community. Pre-construction allocation in a boutique building is a different conversation than in a large tower; we encourage qualified buyers to engage early.
Adrian Smith + Gordon Gill Authorship
Architecture and interior design are by Adrian Smith + Gordon Gill Architecture. The firm authored UNA Residences in Brickell, and principal Adrian Smith designed the Burj Khalifa. For buyers who weigh architectural authorship as part of resale-positioning and brand integrity, AS+GG is a known quantity in Miami and globally.
Waterfront Edgewater, Not Brickell or South Beach
Edgewater sits between Downtown Miami and the Design District on Biscayne Bay. It offers genuine bayfront exposure typically at a different basis than equivalent Brickell luxury or South-of-Fifth South Beach product. Buyers prioritizing waterfront views and walkable access to Wynwood, the Design District, and Midtown — without Brickell density — should evaluate LILLI alongside Aria Reserve, Villa Miami, Missoni Baia, and One Paraiso.
Pre-Construction Capital Profile
Per the developer's deposit structure, LILLI follows a staged deposit schedule (10% at contract, 10% at 90 days from contract, 10% at groundbreaking, 10% at 9 months post-groundbreaking, 60% at closing), subject to change by the sponsor. Buyers should evaluate this against alternative pre-construction projects, expected construction duration, closing costs in Florida, and assignment / rental policies in the eventual offering documents. We assist buyers with this analysis on a case-by-case basis.
Our Take on LILLI Miami Edgewater
LILLI fits a specific buyer profile: someone who wants Edgewater's waterfront exposure but in a boutique-scaled building, with architectural authorship from a firm operating at the global ultra-luxury tier. At 117 residences, it is materially smaller than several of its Edgewater bayfront neighbors, which changes the day-to-day experience of the amenities, lobby, and elevators.
We tell prospective buyers to separate two questions. First, does waterfront Edgewater make sense for you on its own — versus Brickell, South-of-Fifth, Surfside, Fisher Island, or Coconut Grove? Second, within Edgewater, where does LILLI sit relative to Aria Reserve, Villa Miami, Missoni Baia, One Paraiso, and Elysee — each of which has a different developer, scale, and price basis? Stack and view orientation matter more than headline pricing, particularly on a waterfront block.
Pre-construction is not a guaranteed-return product. The capital profile (staged deposits before closing, several years of construction risk, exposure to sponsor changes in plans, finishes, and amenities) is meaningfully different from a resale purchase. We work with qualified buyers on early allocation, stack selection, the deposit-schedule cash-flow analysis, comparison against alternatives, and a review of the eventual offering documents — specifically the rental policy, assignment restrictions, association budget, and developer rights to modify.
Pricing, availability, the deposit schedule, and the delivery timeline are released through the developer and Fortune Development Sales, and are subject to change by the sponsor. Request current materials through the form on this page.
About LILLI Miami Edgewater
LILLI Miami Edgewater is a planned boutique waterfront condominium tower at 717 NE 27th Street, Miami, FL 33137, in the Edgewater neighborhood on Biscayne Bay. Per developer materials, LILLI is designed to rise 53 stories and 636 feet, with 117 residences across one- to four-bedroom layouts, garden estates, and penthouses. All design specifications, finishes, amenities, residence mix, and timing are subject to change by the sponsor.
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 development is by OKO Group, with ODP Architects as architect of record and SWA Group as landscape architect. Exclusive sales and marketing are by Fortune Development Sales.
Residence Mix (Per Developer Materials, Subject to Change)
- 1 Bedroom — 1,348 SF
- 2 Bedroom — 2,070 SF
- 3 Bedroom — 3,074 SF
- 3 Bedroom + Den — 3,354 SF
- 4 Bedroom + Den — 3,798 SF
- Garden Estate — 6,795 SF
- Penthouse — 6,849 SF
Ceiling heights range from 10' to 12'. Private balconies range from 348 to 640 SF, with glass handrails, porcelain tile flooring, and electrical outlets. Floor-to-ceiling windows are accented in champagne metallic.
Kitchens & Primary Bathrooms
Per developer materials, kitchens feature Gaggenau appliances, marble slab countertops and backsplash, custom-designed millwork and island, and Dornbracht brushed nickel fixtures. Primary bathrooms feature an honed marble slab vanity top, porcelain tile floor and feature walls, a glass-enclosed shower with rain head and body spray fixtures, and a freestanding soaking tub.
Amenity Program
The amenity program is organized around four pillars — Movement, Recovery, Nourishment, and Connection — across 15,375 SF of interior amenity space and 6,664 SF of outdoor amenity space. Wellness includes a fitness center, movement studio, rejuvenation lounge, separate men's and women's spas with infrared and standard sauna, cold plunge, hot tub, and treatment room. The rooftop includes a 40-foot saltwater pool, bay sundeck, sunset garden, hot tub, club lounge, and private dining room. Services include 24/7 security, valet, lobby ambassador, and doorman, a director of lifestyle and wellness, concierge, house car, daily package delivery to the unit, poolside towel service, EV charging, bike storage, and a pet spa.
Deposit Structure (Per Developer Materials, Subject to Change)
- 10% at contract
- 10% 90 days from contract
- 10% at groundbreaking
- 10% 9 months post-groundbreaking
- 60% at closing
Buyers evaluating Miami pre-construction condos should review the deposit cash-flow profile alongside expected construction duration and the closing-cost framework in the offering documents. See our overview of capital required before closing for context.
Pricing & Availability
Pricing, availability, the deposit schedule, and the delivery timeline are released through the developer and Fortune Development Sales, and are subject to change by the sponsor. Request current materials through the form on this page.
Edgewater — Neighborhood Context
Edgewater is a Miami waterfront neighborhood between Downtown and the Design District, bordering Biscayne Bay. It offers genuine bayfront exposure with proximity to Wynwood, Midtown, the Design District, the Perez Art Museum, the Frost Museum of Science, and the Adrienne Arsht Center, plus direct causeway access to Miami Beach. See Edgewater condos for sale for current resale inventory in the same neighborhood.
Comparison Set
Edgewater bayfront pre-construction comparables include Aria Reserve, Villa Miami, Missoni Baia, and One Paraiso. We assist qualified buyers with side-by-side analysis covering scale, developer, deposit profile, finishes, view orientation, and resale positioning. For a broader view, see Miami new developments across all neighborhoods.
Manhattan Miami advises buyers; we are not the developer. Pricing, plans, amenities, residence mix, finishes, and timing are subject to change by the sponsor without notice. Renderings are artist's conceptual representations.
Unparalleled Living
Kitchen
Living Room
Primary Bathroom
Private Balcony
Residence Collection
1 Bedroom
1 BR
1,348 SF
Request current pricing
2 Bedroom
2 BR
2,070 SF
Request current pricing
3 Bedroom
3 BR
3,074 SF
Request current pricing
3 Bedroom + Den
3 BR + Den
3,354 SF
Request current pricing
4 Bedroom + Den
4 BR + Den
3,798 SF
Request current pricing
Garden Estate
Garden Estate
6,795 SF
Request current pricing
Penthouse
Penthouse
6,849 SF
Request current pricing
World-Class Amenities
Rooftop on Biscayne Bay
A 40-foot saltwater pool, bay sundeck, hot tub, sunset garden, and a club lounge with private dining anchor the rooftop — conceived for sunrise rituals, open-air workshops, and quiet evenings above the water.
Wellness & Recovery
Separate men's and women's spas with infrared and standard sauna, hot tub, cold plunge, treatment room, and a rejuvenation lounge. Wellness here is treated as compounding daily practice, not a one-time perk.
Movement & Fitness
A fitness center and movement studio designed around circuit-based programs, body composition analysis, and recovery tools — calibrated for individual goals rather than a generic gym layout.
Arrival & Lobby
A 24/7 lobby ambassador, doorman, valet, and concierge anchor the arrival sequence, paired with a porte-cochère entrance and a waterfront garden that softens the transition between street and water.
Wellness & Movement
- Fitness Center
- Movement Studio
- Rejuvenation Lounge
- Separate Men's & Women's Spa
- Infrared & Standard Sauna
- Cold Plunge Pool
- Hot Tub
- Treatment Room
- Locker Rooms & Showers
Rooftop
- 40-Foot Saltwater Pool
- Bay Sundeck
- Pool Lounge
- Hot Tub
- Sunset Garden
- Club Lounge
- Private Dining Room
Social & Dining
- Bayside Lounge
- Waterfront Garden
- Indoor / Outdoor Lounge Terrace
- Club Lounge
- Private Dining Room
Services
- 24/7 Security
- 24/7 Valet
- 24/7 Lobby Ambassador
- 24/7 Doorman
- Concierge
- Director of Lifestyle & Wellness
- House Car
- Daily Package Delivery to the Unit
- Poolside Towel Service
Lifestyle & Parking
- EV Charging
- Bike Storage
- Bike Room
- Pet Spa
The Visionaries
OKO Group
Developer
Developer of LILLI Miami Edgewater. Project entity: 720 NE Street PropCo LLC.
Adrian Smith + Gordon Gill Architecture
Design Architect & Interior Designer
Globally recognized firm; principal Adrian Smith is the designer of the Burj Khalifa. The firm is also responsible for UNA Residences in Brickell.
ODP Architects
Architect of Record
SWA Group
Landscape Architect
Fortune Development Sales
Exclusive Sales & Marketing
Aerial
Facade — Low Angle
North Facade
Facade Detail
Entrance
Rooftop Aerial
Rooftop Pool
Lobby
Fitness
Spa & Recovery
Edgewater — Bayfront Miami Between Downtown and the Design District
Edgewater is a waterfront Miami neighborhood between Downtown and the Design District, bordering Biscayne Bay. For pre-construction buyers, it offers genuine bayfront exposure with proximity to Wynwood, Midtown, the Design District, and Miami Beach — typically at a different basis than equivalent Brickell or South Beach buildings.
Waterfront Position
Bayfront exposure on Biscayne Bay, with east-facing views toward Miami Beach and the Atlantic, and west-facing views toward the Miami skyline at sunset.
Culture & Dining
Minutes from the Design District, Wynwood, the Perez Art Museum, the Adrienne Arsht Center, and the Frost Museum of Science.
Connectivity
Direct access to I-95, the Julia Tuttle and MacArthur Causeways to Miami Beach, Brickell, Downtown, and Miami International Airport.
Comparison Context
Edgewater typically prices below Brickell luxury bayfront and below South-of-Fifth, while sharing the waterfront premise. Comparable Edgewater bayfront pre-construction includes Aria Reserve, Villa Miami, Missoni Baia, and One Paraiso.
Luxury Neighborhoods in South Florida
Explore Luxury Condos
Miami Pre-Construction
Miami's most coveted luxury developments
Billionaires' Beach
Ultra-luxury oceanfront along Collins Avenue
Fort Lauderdale
Branded residences along the beachfront
International Buyers
Taxes, process & ownership for foreign purchasers
Explore Luxury Condos in New York →
Iconic Manhattan condominiums & Billionaires' Row
Frequently Asked Questions
What is LILLI Miami Edgewater?
LILLI is a planned boutique waterfront condominium tower at 717 NE 27th Street in Miami's Edgewater neighborhood. Per developer materials, it is designed to rise 53 stories and 636 feet, with 117 residences across one- to four-bedroom layouts, garden estates, and penthouses. All plans are subject to change by the sponsor.
Where is LILLI located?
717 NE 27th Street, Miami, FL 33137, in the Edgewater neighborhood on Biscayne Bay — between Downtown Miami, Wynwood, Midtown, and the Design District.
How many residences will LILLI have?
117 residences, per developer materials, ranging from one- to four-bedroom layouts plus garden estates and penthouses. Layouts and the residence mix are subject to change by the sponsor.
Who is developing LILLI?
The developer is OKO Group, with Adrian Smith + Gordon Gill Architecture as design architect and interior designer, ODP Architects as architect of record, and SWA Group as landscape architect. Exclusive sales and marketing are by Fortune Development Sales.
What types of residences are planned at LILLI?
Per developer materials, the residence types include 1-bedroom (1,348 SF), 2-bedroom (2,070 SF), 3-bedroom (3,074 SF), 3-bedroom + den (3,354 SF), 4-bedroom + den (3,798 SF), Garden Estates (6,795 SF), and Penthouses (6,849 SF). Ceiling heights range from 10' to 12', with private balconies of 348 to 640 SF. Subject to change by the sponsor.
How do buyers get current pricing and floor plans for LILLI?
Pricing, availability, and floor plans are released through the developer and Fortune Development Sales. Manhattan Miami works with qualified buyers on early allocation, stack selection, and comparison against other Edgewater and Miami waterfront pre-construction opportunities. Request current pricing using the form on this page.
Begin with a conversation,
not a listing.
Every engagement begins with a private discussion — objectives, timing, tax posture.
No obligation. Typically replied to within one business day.