Mandarin Oriental Residences, West Palm Beach
87 private residences on the North Flagler waterfront
Overview
Mandarin Oriental Residences, West Palm Beach is a planned 31-story condominium on the Intracoastal at 5400 N Flagler Drive. Great Gulf is the developer, with architecture by Safdie Architects.
The collection includes 87 residences with two to four bedrooms, together with multi-level villas and a full-floor penthouse. Studio Munge leads the interiors and ENEA the landscape design.
Mandarin Oriental Residences, West Palm Beach at a Glance
5400 N Flagler Drive, West Palm Beach, FL
Great Gulf
Safdie Architects
87
31
Condominium
North Flagler waterfront
Why Buyers Choose Mandarin Oriental Residences, West Palm Beach
Safdie Architects on the Intracoastal
The architecture gives this project a specific identity on North Flagler. Private elevator entry and wraparound balconies are part of the published residential program.
Mandarin Oriental residential service
The service program includes trained staff and assistance while owners are away. Confirm the services included in the association budget and the charges for additional work.
A smaller residential collection
With 87 residences, the project offers a different scale from the larger waterfront towers. Compare the standard residences with the villas and penthouse separately.
Two levels of outdoor amenities
The announced program includes waterfront amenities at ground level and a rooftop lounge with a pool. Review the plans for the residence's position relative to those spaces.
Our Take on Mandarin Oriental Residences, West Palm Beach
The combination of Safdie Architects and Mandarin Oriental is the starting point for evaluating this building. The apartment still has to work for the way you live: room proportions, terrace depth and the direction of the light matter.
For a seasonal owner, the service offering deserves a detailed review. Ask what happens while you are away and what the annual ownership cost includes.
About Mandarin Oriental Residences, West Palm Beach
The North Flagler residence collection
The homes are designed with direct elevator access and wraparound balconies. The verified project fact sheet records 215 linear feet of waterfront, with allocated self-parking and EV-charging infrastructure.
The planned amenity program includes a rooftop pool and lounge, fitness facilities and spa treatment rooms. A beach-inspired setting on the Intracoastal is also announced; this is an Intracoastal address.
Compare North Flagler waterfront real estate · ALBA Palm Beach · South Flagler House.
Unparalleled Living
Mandarin Oriental West Palm Beach waterfront podium. Artist rendering.
Pool and Intracoastal outlook. Artist rendering.
Residence Collection
Private residences
2 to 4 bedrooms
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Private villas
Multi-level homes
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Penthouse
Full-floor residence
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Residences from Request current pricing
World-Class Amenities
Waterfront and rooftop
- Waterfront pool and outdoor lounges
- Rooftop pool and lounge
- Private outdoor dining
Wellness and residential service
- Fitness center
- Spa treatment rooms
- Pickleball court
- Mandarin Oriental trained staff
The Visionaries
Great Gulf
Developer
Safdie Architects
Architecture
Studio Munge
Interior Design
North Flagler waterfront
North Flagler runs along the West Palm Beach side of the Intracoastal. Evaluate the trip downtown and across to Palm Beach from this particular address. The immediate waterfront setting is different from the downtown Flagler corridor.
Frequently Asked Questions
Is this the Mandarin Oriental project in Boca Raton or Brickell Key?
No. This is the Great Gulf development on North Flagler Drive in West Palm Beach. The Boca Raton and Brickell Key projects are separate developments.
Who designed the building?
Safdie Architects leads the architecture, Studio Munge the interiors and ENEA the landscape design. Great Gulf is the developer.
How many residences are planned?
The brand and the verified project fact sheet identify 87 residences in a 31-story tower, with two- to four-bedroom homes, villas and a penthouse.
Are prices and a delivery date confirmed here?
Request current pricing and construction guidance from the sales team. A purchase should be assessed against the current release and the contract's completion provisions.
Private Availability at Mandarin Oriental Residences, West Palm Beach
For current availability, pricing history, floor plans, and off-market opportunities at Mandarin Oriental Residences, West Palm Beach, request a confidential review with our advisory team.
5400 N Flagler Drive, West Palm Beach, FL
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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.