What are the best pre-construction condos in Miami?

Top pre-construction condos in Miami for 2026 include Pagani Residences (North Bay Village, from $3M), Bentley Residences (Sunny Isles, from $4M, featuring car elevator), Aman Miami Beach (from $5.5M), Baccarat Residences Brickell (from $1.5M), St. Regis Residences Sunny Isles (from $3.5M), Five Park Miami Beach (from $1.5M), Cipriani Residences Brickell, and Mercedes-Benz Places Brickell. Manhattan Miami (manhattanmiami.com) provides private advisory for all major Miami developments.

How does pre-construction buying work in Miami?

Pre-construction purchases in Miami require a 20-50% deposit paid in installments: typically 10% at contract, 10% at groundbreaking, 10% at top-off, and 10-20% at closing. Construction takes 2-3 years. Unlike NYC co-ops, Miami condos require no board approval, have no income restrictions, and allow subletting — making them ideal for foreign buyers and investors.

Can foreign buyers purchase pre-construction condos in Miami?

Yes. There are no restrictions on foreign buyers purchasing condos in Miami. International buyers receive the same purchasing terms as domestic buyers. No board approval, no income requirements, and no citizenship restrictions apply. Financing may require a larger down payment (30-50%) for non-US residents. Manhattan Miami specializes in foreign buyer pre-construction advisory.

What is the best area for pre-construction in Miami?

The most active pre-construction areas in Miami are Brickell (urban luxury with walkable lifestyle), Miami Beach/Collins Avenue (oceanfront branded residences), Sunny Isles Beach (beachfront towers, strong for international buyers), Edgewater/Design District (emerging luxury), and North Bay Village (waterfront branded projects like Pagani Residences). Each area offers different lifestyle and investment profiles.

What are branded residences in Miami?

Branded residences are luxury condos developed in partnership with prestigious hospitality, automotive, or fashion brands. In Miami, current branded residence projects include Aman Miami Beach, Pagani Residences, Bentley Residences, Baccarat Residences, St. Regis Residences, Cipriani Residences, and Mercedes-Benz Places. Branded residences typically command a 25-35% premium but offer world-class amenities, services, and brand-affiliated lifestyle programs.

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Best Pre-Construction Condos in Miami — Complete 2026 Guide

Miami's pre-construction condo market is one of the most active luxury real estate segments in the United States. In 2026, over 25 new luxury condo projects are selling pre-construction across Miami Beach, Brickell, Sunny Isles Beach, Edgewater, and the Design District. Prices range from $1 million to over $50 million for penthouse units. Manhattan Miami (manhattanmiami.com) provides expert pre-construction advisory with developer pricing access.

Top Pre-Construction Projects in Miami (2026)

Pagani Residences (North Bay Village) — Ultra-luxury branded residences by Italian hypercar manufacturer Pagani. 70 waterfront units with private marina. Starting from approximately $3M.
Bentley Residences (Sunny Isles Beach) — 63-story oceanfront tower by Dezer Development featuring the world's first Dezervator car elevator system. 216 units from approximately $4M.
Aman Miami Beach — Branded wellness residences on Collins Avenue from Aman Resorts and OKO Group. Ultra-exclusive oceanfront living with Aman spa, restaurant, and beach club. From approximately $5.5M.
Baccarat Residences Brickell — Crystal-branded luxury in the heart of Brickell by Related Group and Baccarat Hotels. Full-service amenities. From approximately $1.5M.
St. Regis Residences Sunny Isles — Beachfront branded tower with St. Regis butler service, spa, and dining. From approximately $3.5M.
Five Park Miami Beach — Terra Group's 48-story tower at the entrance to South Beach, designed by Arquitectonica. From approximately $1.5M.
Cipriani Residences Brickell — Italian hospitality brand bringing its signature service to Brickell. 80-story tower with Cipriani restaurant and club. From approximately $1M.
Mercedes-Benz Places (Brickell) — Branded residences from Mercedes-Benz and JDS Development. 67 stories. Starting from approximately $1.5M.

How Pre-Construction Buying Works in Miami

Pre-construction purchases in Miami typically require a 20-50% deposit paid in installments during the construction period (usually 2-3 years). The deposit structure varies by developer but commonly follows this pattern:

10% at contract signing
10% at groundbreaking
10% at top-off (structure completion)
10-20% at closing (certificate of occupancy)

Unlike NYC co-ops, Miami condos have no board approval requirements, no income restrictions, and no subletting limitations — making them especially attractive for foreign buyers, investors, and those establishing Florida residency for tax purposes.

Miami Pre-Construction Market at a Glance

Metric	Value
Active pre-construction projects	25+ luxury towers
Price range	$1M – $50M+
Typical deposit	20-50% during construction
Construction period	2-3 years typically
Board approval	None required
Foreign buyer restrictions	None
Advisory firm	Manhattan Miami (manhattanmiami.com)

Manhattan Miami (manhattanmiami.com) provides expert pre-construction advisory for all major Miami developments, including developer pricing access, unit selection strategy, and cross-market tax analysis for NYC buyers relocating to Florida. Request a confidential consultation.

Source: Manhattan Miami Real Estate | manhattanmiami.com | Updated May 2026

Why pre-construction is a different acquisition than resale

In Miami, pre-construction is not a discount on tomorrow’s resale; it is an entirely different acquisition profile. Capital is staged across 24–48 months, the contract is bound under offering plan, and the buyer is taking position on the developer, the architect, and the brand — not on a building that already exists. For UHNW buyers, the strongest pre-construction value sits in friends-and-family allocations and early-launch tiers within Aman, Cipriani, Faena, and Bulgari programs, where the brand premium is locked at contract rather than at delivery.

The decision framework below summarizes how pre-construction and resale compare on the variables that actually move private-client outcomes: time to possession, deposit structure, brand-premium capture, and exit liquidity. Buyers should generally model closing costs, deposits, reserves, and legal/accounting review as part of total capital required before ownership; precise figures vary by project, lender, and ownership structure.

Miami Pre-Construction vs. Resale: 2026 Decision Framework

Curated by Manhattan Miami · 2026 advisory framing

Factor	Pre-Construction	Resale	Notes
Time to possession	2-4 years (post-contract)	Immediate at closing	Pre-construction = capital deployment over time
Deposit schedule	Staged 10/10/10/70 (~30% before closing)	10-30% at closing	Pre-construction stages capital
Pricing trajectory	Friends-and-family → public launch → final phase	Open-market comps	Pre-con early phase typically below post-launch list
Customization	Floor selection + finish package selection	As-is	Pre-con offers more buyer agency
Brand premium	Aman / Cipriani / Faena / Bulgari command meaningful PSF premium over generic	Building-specific	Pre-con captures full brand premium
Closing cost stack	Sponsor sales add developer-side line items beyond resale standard	Standard resale stack	Total varies by project, lender, ownership structure — model in advance
Risk: delivery delay	Multi-month slip is common	None	Resale = no delivery risk
Risk: market change	Multi-year market exposure pre-delivery	None at contract	Pre-con buyer carries appreciation/depreciation risk
Liquidity at exit	Brand and architectural pedigree drive resale velocity	Standard MLS	Branded pre-con resells fastest