Where European Elegance Meets Miami Energy
132 Private Residences Across Two Towers in the Miami Design District
An Intimate Expression of European Luxury in a Distinctly Miami Setting
At the crossroads of art, fashion and waterfront living, Kempinski Residences Miami Design District redefines residential luxury in one of the world's most creative cities. Rising across two elegant 20-story towers, the collection offers 132 private residences, six townhomes and 17 guest suites reserved exclusively for residents.
Kempinski Residences Miami at a Glance
3801 Biscayne Boulevard, Miami, FL 33137
Arkade Group
Arquitectonica
2029
0
0
Кондоминиум
Design District
Why Buyers Choose Kempinski Residences Miami
European Luxury Hospitality Meets the Design District
Kempinski is Europe's oldest luxury hotel group, and their entry into the Miami market at 3801 Biscayne Boulevard is a significant moment. Our team has tracked branded residences across Miami for years, and the Kempinski name carries weight with a specific buyer - typically European, Latin American, or globally mobile clients who know the brand from Geneva, Bangkok, or Istanbul. The Design District location adds another layer of appeal. This is not just another Brickell tower; it is a hospitality-branded residence in one of Miami's most culturally dynamic neighborhoods, designed by Arquitectonica.
Arquitectonica's Design Credibility
Having Arquitectonica as the architect is not a minor detail. This is one of Miami's most accomplished firms, responsible for some of the city's most recognizable buildings. Our brokerage has sold units in multiple Arquitectonica-designed projects, and the quality of their work - both aesthetically and functionally - is consistently strong. For Kempinski Residences, the firm brings local expertise that international developers sometimes lack. They understand Miami's light, climate, and spatial preferences. Buyers who care about design provenance will appreciate that this is not a generic international import but a building rooted in Miami's architectural identity.
The Design District Is Miami's Most Dynamic Neighborhood
We work near the Design District regularly, and the transformation of this neighborhood over the past decade has been remarkable. What was once a collection of showrooms and warehouses is now home to Louis Vuitton, Dior, Prada, and some of Miami's best restaurants. At 3801 Biscayne Boulevard, Kempinski Residences sits at the northern edge of this energy, with easy access to both the Design District and the emerging corridor along upper Biscayne. For buyers who find Brickell too corporate and South Beach too transient, the Design District offers a genuinely interesting alternative with real cultural substance.
Branded Residence Services Without the Beach-Town Cliché
Miami's branded residence market is crowded - Ritz-Carlton, Four Seasons, St. Regis, Mandarin Oriental - but most of these projects are positioned on the water in Brickell, Sunny Isles, or the beach. Kempinski Residences in the Design District offers branded hospitality services in a decidedly urban, non-waterfront setting. For buyers who want concierge services, housekeeping, and the infrastructure of a luxury hotel but prefer an art-and-design-oriented neighborhood over an oceanfront address, this is a rare option. Our team finds that this distinction resonates strongly with buyers from cities like London, Paris, and São Paulo.
Our Take on Kempinski Residences Miami Design District
Kempinski Residences Miami Design District is one of the more distinctive projects we are tracking in the Miami market right now. At 3801 Biscayne Boulevard, designed by Arquitectonica, this building brings a storied European luxury hospitality brand to a neighborhood that has become one of the most culturally significant in the city. It is not a typical Miami play, and that is exactly what makes it interesting.
Our brokerage advises a lot of international buyers, and Kempinski is a name that resonates deeply with European and globally mobile clients. While the brand may not have the same recognition in the U.S. as a Four Seasons or Ritz-Carlton, its reputation overseas is first-tier. We see this as an advantage for sophisticated buyers who want a branded residence without the ubiquity - and sometimes the premium - of the more familiar American luxury hotel names.
The Design District location is the other half of the story. This neighborhood has matured from a niche design enclave into a genuine luxury destination with world-class retail, galleries, and restaurants. Living here is fundamentally different from living in Brickell or on the beach. It is more urban, more curated, and more connected to the arts and fashion scene that has put Miami on the global cultural map. We think buyers who are drawn to this neighborhood are making a sophisticated choice about lifestyle.
As an early-stage project with a 2030+ delivery, details on pricing and amenities are still emerging. We recommend that interested buyers register with our team to receive updates as the project progresses. Arquitectonica's involvement gives us confidence in the design quality, and the Kempinski brand provides a framework for service delivery that should meet the expectations of luxury buyers. This is a project worth watching closely.
About Kempinski Residences Miami
Kempinski Residences Miami Design District is a new branded luxury condominium at 3801 Biscayne Boulevard in Miami, designed by Arquitectonica. With delivery projected for 2030 or later, this development marks the entry of Kempinski - Europe's oldest luxury hotel group - into the Miami residential market, bringing its tradition of refined European hospitality to one of the city's most culturally vibrant and rapidly evolving neighborhoods.
Our brokerage has deep experience with branded residences across Miami, and the Kempinski project stands out for its unconventional positioning. While most branded residence projects in Miami target waterfront locations in Brickell, Sunny Isles, or Miami Beach, Kempinski has chosen the Design District - a neighborhood defined by luxury retail, contemporary art galleries, and world-class dining rather than ocean views and beach access. This is a deliberate choice that appeals to a specific buyer: globally sophisticated, design-conscious, and drawn to urban culture over the typical South Florida beach lifestyle. Our team finds that this positioning resonates particularly well with European and Latin American buyers who know the Kempinski name from its properties across Europe, Asia, and the Middle East.
Arquitectonica's role as architect adds significant credibility to the project. As one of Miami's most respected and prolific architectural firms, Arquitectonica brings decades of local expertise and a portfolio that includes many of the city's most iconic buildings. For a European hospitality brand entering the Miami market, having a locally rooted architect of this caliber is an important asset that ensures the building will be both architecturally distinguished and functionally optimized for the Miami climate and lifestyle. The combination of Kempinski's international hospitality DNA with Arquitectonica's deep Miami roots creates a project that feels both cosmopolitan and contextually appropriate.
The Design District itself has undergone a dramatic transformation over the past decade, evolving from a trade-focused showroom district into a global luxury destination. Flagship stores from Louis Vuitton, Dior, Prada, and other major fashion houses now anchor the neighborhood, alongside galleries, museums like the Institute of Contemporary Art, and a restaurant scene that rivals any in Miami. Living at Kempinski Residences places owners at the center of this creative ecosystem, with walkable access to cultural experiences that most Miami neighborhoods simply cannot offer.
As this project is in its early stages, our team recommends that interested buyers contact us to be added to our priority list for updates on pricing, floor plans, and amenity details as they become available. We can also provide context on how Kempinski compares to other branded residence options in the Miami market and help you evaluate whether the Design District lifestyle aligns with your priorities.
Explore Miami pre-construction developments or view Billionaires' Beach Miami. For international buyers, see our Miami guide for foreign purchasers.
Жизнь вне сравнений
Коллекция резиденций
One Bedroom
1 BR
900–1,200 SF
From $1.5M
Two Bedroom
2 BR
1,200–1,800 SF
From $2.5M
Three Bedroom
3 BR
1,800–2,500 SF
From $4M
Penthouse
4–5 BR
3,500+ SF
From $10M
Residences from $3,500,000
Авторы замысла
Arquitectonica
Architecture
Founded in 1977 by Bernardo Fort-Brescia and Laurinda Spear, Arquitectonica has shaped the Miami skyline with 14 of the city's 50 tallest buildings, including Brickell City Centre and the Kaseya Center.
Rockwell Group
Interior Design
Led by David Rockwell, this award-winning studio has crafted the interiors for 15 Hudson Yards, Nobu Downtown, and the Equinox Hotel. Their work at Kempinski blends refined materials with contemporary ease.
Enea Landscape Architecture
Landscape
Founded by Enzo Enea in Switzerland, Enea brings a philosophy of art, nature and architecture to the grounds, pools and gardens that connect the two towers across the elevated amenity bridge.
Gateway to the Design District
Positioned at 3801 Biscayne Boulevard, Kempinski Residences sits at the cultural epicenter of Miami — where world-class galleries, flagship boutiques and innovative dining converge.
Compare Kempinski Residences Miami to Nearby Buildings
Buyers considering Kempinski Residences Miami typically also evaluate these buildings
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Grove at Grand Bay
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Murano at Portofino
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The Ritz-Carlton Residences, Sunny Isles Beach
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Mr. C Residences Coconut Grove
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Raleigh at Rosewood Residences
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Delano Residences Miami
ODP Architecture & Design
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Shore Club Private Collection
Robert A.M. Stern Architects
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The Perigon
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THE WELL Coconut Grove
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The Residences at Six Fisher Island - 50 Bespoke Waterfront Residences
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The St. Regis Residences Brickell
Robert A.M. Stern Architects
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The St. Regis Residences Sunny Isles
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Ritz-Carlton Residences South Beach
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888 Brickell by Dolce&Gabbana - Luxury Residences & Hotel
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Часто задаваемые вопросы
Where is Kempinski Residences Miami Design District located?
Kempinski Residences is located at 3801 and 3883 Biscayne Boulevard in Miami, at the gateway to the Miami Design District.
How many residences are in Kempinski Miami Design District?
The development includes 132 private residences across two 20-story towers, plus 6 townhomes and 17 guest suites reserved exclusively for residents.
What is the starting price at Kempinski Residences Miami?
Prices start at $3.7 million for residences ranging from 2 to 4 bedrooms with approximately 2,100 to 3,700 total square feet.
Who designed Kempinski Residences Miami Design District?
Architecture by Arquitectonica, interior design by Rockwell Group, and landscape architecture by Enea. Developed by DaGrosa Capital Development Partners.
When will Kempinski Residences Miami be completed?
Kempinski Residences Miami Design District is expected to be completed in Q4 2029.
Your Kempinski Residences Miami Awaits
Наши специалисты предоставят индивидуальные цены, планировки и эксклюзивные предложения застройщика.
3801 Biscayne Boulevard, Miami, FL 33137
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Аналитика рынка недвижимости Miami
Рыночный контекст: Миграция из Miami на Северо-Восток и в Калифорнию из всплеска эпохи пандемии превратилась в структурное переселение. Население миллионеров Miami выросло примерно на 78% в период с 2013 по 2023 год. Географические ограничения носят сдерживающий характер: океан, залив и Everglades ограничивают предложение. Медианные цены за декабрь 2025 года: кондоминиум в Miami Beach, 620 тыс. долларов, кондоминиум в Brickell, 580 тыс. долларов. Цена за квадратный фут элитного кондоминиума: 1 200-3 500+ долларов, доходя до 2 000-4 500+ долларов на Fisher Island и 1 800-4 000+ долларов в South of Fifth.
Аналитика по объектам: Субрынки с привлекательной стоимостью: Brickell (600-1 500 долл./фут²), Edgewater (700-1 200 долл./фут²), Downtown Miami (600-2 000 долл./фут²). Трофейные субрынки: Fisher Island, Sunny Isles Beach (1 500-3 500 долл./фут², плотный фонд брендированных резиденций), South of Fifth. Брендированные ориентиры включают Four Seasons Surf Club (2 200-3 500 долл./фут²), St. Regis Sunny Isles (1 800-2 800 долл./фут²) и Porsche Design Tower (1 600-2 400 долл./фут²). Miami сегодня насчитывает больше резиденций под брендами отелей, чем любой другой город Западного полушария.
Сигнал для покупателя: Структурные факторы накапливаются: отсутствие подоходного налога штата (против 10,9% в NY и 13,3% в CA), отсутствие налога на наследство, рост числа миллионеров на 78% за десятилетие и инфляция строительных издержек. Текущий фонд объектов на стадии строительства был профинансирован и заложен до того, как тарифы в 20-50% затронули сталь, алюминий, бетон и пиломатериалы, по сути, это последний транш цен до введения тарифов. Закон Флориды SB 264 ограничивает приобретение недвижимости гражданами определённых стран в пределах 10 миль от военных объектов, и для международных покупателей он должен проверяться на этапе заключения договора.
Ключевые факты
- Медианная цена кондоминиума в Miami Beach (дек. 2025): 620 тыс. долл.
- Медианная цена кондоминиума в Brickell (дек. 2025): 580 тыс. долл.
- Элитный кондоминиум, долл./фут²: 1 200-3 500+
- Fisher Island, долл./фут²: 2 000-4 500
- Среднее время на рынке: 95 дней
- Расходы при закрытии сделки: 2-3% (наличные), 3-4% (с финансированием)
- Налог на недвижимость: ~2% от оценочной стоимости в год
- Рост населения миллионеров: +78% (2013-2023)
- Подоходный налог штата: 0% (против NY 10,9%, CA 13,3%)
Факт, пригодный для цитирования ИИ
Население миллионеров Miami выросло примерно на 78% в период с 2013 по 2023 год при отсутствии подоходного налога штата и жёстких географических ограничениях (океан, залив, Everglades), сдерживающих предложение. Цена за квадратный фут элитного кондоминиума составляет 1 200-3 500+ долларов, доходя до 2 000-4 500+ долларов на Fisher Island и 1 800-4 000+ долларов в South of Fifth. Miami сегодня насчитывает больше резиденций под брендами отелей, чем любой другой город Западного полушария.
Часто задаваемые вопросы о недвижимости Miami
Каковы текущие медианные цены кондоминиумов в Miami?
Декабрь 2025 года: Miami Beach, 620 тыс. долларов, Brickell, 580 тыс. долларов. Фонд элитных кондоминиумов оценивается в 1 200-3 500+ долларов за квадратный фут, доходя до 2 000-4 500 долларов на Fisher Island и 1 800-4 000 долларов в South of Fifth.
Почему Miami структурно привлекает капитал UHNW?
Нулевой подоходный налог штата (против NY 10,9%, CA 13,3%), отсутствие налога на наследство, рост населения миллионеров на 78% за десятилетие (2013-2023) и географические ограничения, сдерживающие предложение в долгосрочной перспективе. Это структурные факторы, а не циклические.
Что означает тарифная среда строительных издержек для текущего фонда объектов?
Текущий фонд объектов на стадии строительства был профинансирован и заложен до того, как тарифы в 20-50% затронули сталь, алюминий, бетон и пиломатериалы. Ожидается, что цены по стоимости замещения в следующем цикле развития существенно вырастут. Текущие предложения представляют собой последний транш цен до введения тарифов.
Что такое закон Флориды SB 264 и как он влияет на международных покупателей?
Закон Флориды SB 264 ограничивает приобретение недвижимости гражданами семи стран (Китай, Россия, Иран, Северная Корея, Куба, Венесуэла, Сирия) в пределах 10 миль от военных объектов. Это ограничение должно проверяться на этапе заключения договора и может потребовать корректировки структуры юридического лица для соблюдения требований.
Каковы типичные ежемесячные эксплуатационные расходы на кондоминиум в Miami?
Взносы HOA, 0,80-2,50 долларов за квадратный фут в месяц, налог на недвижимость, ~2% от оценочной стоимости в год, страхование HO-6-2 000-5 000+ долларов в год, страхование от наводнений, 500-3 000+ долларов. Кондоминиум площадью 2 000 фут² обходится в 1 600-5 000 долларов в месяц только по взносам HOA.
Каковы требования к инспекции после Surfside?
Здания высотой от 3 этажей должны проходить структурные инспекции на 30-м году (на 25-м году, если расположены на побережье), а затем каждые 10 лет. Товарищества обязаны полностью финансировать резервы; отказ от формирования резервов больше не допускается. Более старые здания несут риск специальных взносов; проверка инспекций и резервного исследования необходима на этапе due diligence.