The Residences at Mandarin Oriental, Miami: Pre-Construction Guide 2026

What is Mandarin Oriental Residences Miami? The Residences at Mandarin Oriental, Miami is a two-tower development on the southern tip of Brickell Key, on the site of the former Mandarin Oriental hotel. The 66-story South Tower has 228 private residences. The 33-story North Tower has 70 private residences, 28 furnished Hotel Collection residences and a new 121-room Mandarin Oriental hotel. Swire Properties is the developer and Kohn Pedersen Fox (KPF) designed both towers. Swire broke ground in October 2026, and delivery is planned for 2030.

The developer reported more than $1.7 billion in sales across both towers in October 2026, with the South Tower about 80% sold and the North Tower about 25% sold. In March 2026, two South Tower penthouses went under contract for $49.9 million each, a record for mainland Miami.

Mandarin Oriental Residences Miami: Quick Facts (2026)

Pricing and availability change often in pre-construction. I don't publish them here so you never see stale numbers. Ask me for the current price list and available floor plans.

South Tower Residences

• Private elevator and lobby to every home, with keyless double-door entry
• Ceilings up to 11 feet and 12-foot-deep private terraces with an outdoor wet bar
• Natural stone floors inside and on the terraces
• Molteni&C kitchens with Gaggenau appliances, including an espresso machine and wine storage
• Primary baths with Duravit smart toilets, soaking tubs and Dornbracht fixtures
• Staff quarters in select residences and a private storage unit for every home
• Direct access to the 1.5-mile Brickell Key Baywalk

Source: South Tower fact sheet, December 2024. Features can change, so check the final offering documents.

North Tower: Private Residences and Hotel Collection

The North Tower combines three parts: 70 private residences with interiors by Laura Gonzalez, 28 turnkey Hotel Collection residences delivered furnished, and a new 121-room Mandarin Oriental hotel. North Tower sales launched in early 2026, and the Signature Gallery opened in May 2026. Hotel Collection residences usually come with different rules than private residences, especially on rentals and services, so read those documents closely.

Amenities

Residents share a landscaped podium of about 100,000 square feet. Per the South Tower fact sheet, it includes:

• Ocean pool, lagoon pool with six private villas, and a forest pool with wellness cabanas, hot tub and cold plunge
• Men's and women's spa areas with saunas and hammam, and a Technogym fitness atelier
• Multi-sport court for half-court basketball, pickleball or padel
• Golf simulator, game room, 14-seat screening lounge and kids club
• Dining pavilion, tea pavilion, private dining room and wine cellar
• Business lounge with a 12-seat conference suite and library
• Access to hotel amenities, including the Mandarin Oriental spa and restaurants

Mandarin Oriental Services

A 24-hour residential team trained by Mandarin Oriental serves residents. The developer lists housekeeping, in-residence spa treatments, travel and restaurant reservations, childcare, car detailing, dog grooming and home checks while you travel. Many services carry extra fees. Ask for the list of what the association fee covers.

Who It Fits

It fits buyers who want a large home with hotel service in a gated island setting, a few minutes from Brickell. With delivery planned for 2030, it is a long hold. Plan your deposit cash flow for four years and talk to me about how the deposits are held before you sign.

How Buying Pre-Construction Works in Florida

• Reservation and contract: you choose a residence, sign the purchase agreement and pay the first deposit.
• 15-day review period: Florida law (Section 718.503, Florida Statutes) gives buyers of a new condominium from a developer 15 days to cancel after signing and receiving the required documents. Use that time to review the documents with your attorney.
• Construction: later deposits come due on the dates or milestones in your contract.
• Closing: you pay the balance at closing, in cash or with a mortgage. If you plan to finance, start talking to lenders well before completion.

Brickell Pre-Construction · Miami pre-construction