LILLI Miami
A Boutique Waterfront Tower on Biscayne Bay
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.
LILLI Miami: una visión general
717 NE 27th Street, Miami, FL 33137
OKO Group
Adrian Smith + Gordon Gill Architecture
2030
117
53
Condominio
Edgewater
Por qué los compradores eligen 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.
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.
Acerca de 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.
Una vida sin igual
Colección de residencias
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 & 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
Los visionarios
OKO Group
Developer
Adrian Smith + Gordon Gill Architecture
Design Architect & Interior Design
ODP Architects
Architect of Record
SWA Group
Landscape Architect
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.
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Preguntas frecuentes
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.
Your LILLI Miami Awaits
Nuestros especialistas le proporcionarán precios personalizados, planos de planta e incentivos exclusivos del promotor.
717 NE 27th Street, Miami, FL 33137
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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.