North Development's first hotel-condo project brings fully-serviced, Airbnb-ready studios and one-bedrooms to South Brickell at a price point Brickell hasn't seen in five years.
Key Takeaways
- DOMUS Brickell Park is a 32-story, 174-unit fully-serviced condo-hotel designed specifically for short-term rentals.
- Studios start in the mid-$400Ks, with one-bedrooms from the high $500Ks — the lowest entry pricing on any new Brickell-adjacent tower.
- Developer is North Development, the firm behind some of South Florida's most strategically priced hotel-condo product.
If you've been priced out of central Brickell — where pre-construction inventory now starts in the high $700Ks for the smallest units and crosses $1M routinely — and you've been waiting for a project that gets you Brickell exposure without Brickell pricing, DOMUS Brickell Park is the one to look at.
The project sits just south of the central Brickell core, in the rapidly developing South Brickell submarket (often called "Brickell South" or "Roads-adjacent"). It's not the same neighborhood as Mary Brickell Village or the Financial District — but it's a 6-minute drive, walkable to most of Brickell's restaurant scene, and the pricing reflects that geographic premium it doesn't charge.
The Project, In Numbers
- 32 stories
- 174 fully-furnished, short-term-rental-ready residences
- Studios, one-bedrooms, one-bedroom-plus-den, and two-bedrooms
- Pricing from the mid-$400Ks for studios, high $500Ks for one-bedrooms, low $800Ks for two-bedrooms
- Developer: North Development (founded by Ricardo Dunin)
- Architecture: Zyscovich Architects
- Interior design: Adriana Hoyos (signature Miami residential design firm)
- Projected delivery: 2026 (actively under construction)
What Makes It Work as an Investment
DOMUS Brickell Park is engineered from day one as an income-producing asset. Every unit comes fully furnished, equipped, and rental-ready. The building includes a full hospitality program managed on-site, integrated booking software, housekeeping, and a 24/7 front desk.
For owners, the operational model is closer to "buy and forget" than "buy and manage." You opt into the in-house rental program, and the unit goes live on Airbnb, Vrbo, Booking.com, and the building's direct-booking channel. Revenue splits and management fees are transparent. Owners can also self-manage or use a third-party operator if they prefer.
This matters enormously in today's Miami market. As I broke down in 'The Crosby Miami Worldcenter: The Sold-Out, No-Restrictions Condo Built to Cash-Flow on Airbnb From Day One,' the differentiator between an Airbnb-friendly building and a great Airbnb investment isn't zoning — it's operational support. Buildings that bake in hospitality services dramatically outperform on net cash flow because owners don't pay the 25-35% management drag.
- Miami Market Snapshot — May 2026:
- Average nightly rate for furnished one-bedroom in Brickell-adjacent: $245-$295
- Average occupancy for managed STR units in Brickell submarkets: 73%
- Median entry-level Brickell new construction pricing: $785/sq ft
- DOMUS Brickell Park pricing (estimated): $640-$695/sq ft — roughly 13-18% below central Brickell new construction
The Cash Flow Math
A representative one-bedroom at DOMUS Brickell Park:
Purchase price: $585,000 (mid-tier one-bedroom) Down payment (30% pre-construction): $175,500 Estimated HOA: $720/month Estimated property tax: $11,000/year Estimated insurance: $2,200/year
Revenue projection: Nights occupied: 268 (73% occupancy) Average nightly rate: $268 Gross annual revenue: $71,824 Management fees and platform fees (28%): -$20,110 Net revenue: $51,714
Expenses: HOA + tax + insurance: $21,840 Maintenance reserve: $2,500 Net cash flow before debt service: $27,374
For an all-cash buyer, that's a 4.7% net yield with full bonus depreciation eligibility (see my deep dive on 'Cost Segregation for Miami Real Estate Investors' — this product class is the highest-leverage cost-seg target in Miami). On a financed deal at 65% LTV with current rates, the deal lines up close to neutral cash flow with significant tax shield.
The Submarket Story
South Brickell is one of the most underbuild-out submarkets in central Miami. The geographic core — anchored by Mary Brickell Village, Brickell City Centre, and the Financial District — has densified aggressively over the last decade. But the southern tail of Brickell, near SW 2nd Avenue and US-1 access, has remained relatively underdeveloped.
That's changing. The Cipriani Residences Brickell I covered earlier, ORA by Casa Tua, and the Major Brickell project in the pipeline are all clustering in this submarket. DOMUS Brickell Park is the lowest entry point of that cluster — meaning it's likely to capture the most upside as the submarket matures.
As I noted in 'Brickell vs Edgewater: The Honest Guide to Picking the Right Miami Neighborhood in 2026,' the geographic logic is: the central core trades at a premium today, and the adjacent submarkets capture the compression as they build out. DOMUS Brickell Park is a bet on that compression.
Why a Miami Business Owner Should Care
If you're running active STR loophole tax strategy (also covered in 'The Short-Term Rental Tax Loophole: How Miami Investors Use Airbnb Properties to Offset W-2 and Business Income in 2026'), DOMUS Brickell Park is a near-perfect tactical buy. Why:
- Low entry price → easy to acquire multiple units, scaling the tax shield
- Fully-serviced building → material participation is achievable even with multiple properties
- Furniture/equipment basis is high relative to total purchase price → bonus depreciation captures a larger percentage of the deal
- Below-market pricing → built-in upside on resale
For a first-time Miami investor or a Boston/New York relocator who isn't ready for the $1.5M+ Brickell core inventory, DOMUS Brickell Park is the lowest-friction path into the Brickell story.
View the full DOMUS Brickell Park project page with current pricing and floor plans at carloscabalerealtor.com/new-development/domus-brickell-park.
Risks to Underwrite Honestly
This is the budget end of the Brickell-adjacent market. That comes with trade-offs:
- The building delivers in 2026 — meaning short construction lead time, but also less time to lock in price appreciation pre-delivery
- South Brickell is still building out; daily walkability to Brickell core requires a 6-10 minute drive (or rideshare)
- The submarket's restaurant and retail density today is meaningfully lower than central Brickell — the experience for owners and guests reflects that until more projects deliver
- Supply absorption: with 174 units coming online, plus competing inventory in the submarket, the early-stage rental performance may compress below the projections above. Underwrite conservatively.
Frequently Asked Questions
Q: When will DOMUS Brickell Park be completed? A: Projected delivery is 2026. The project is actively under construction. Confirm timing with the on-site sales team before signing.
Q: What is the entry pricing at DOMUS Brickell Park? A: Studios start in the mid-$400Ks. One-bedrooms begin in the high $500Ks. Two-bedrooms start in the low $800Ks. This makes it among the lowest-priced new construction in Brickell-adjacent submarkets in 2026.
Q: Is DOMUS Brickell Park approved for short-term rentals like Airbnb? A: Yes. The building is purpose-built as a hotel-condo with no HOA restrictions on nightly rentals. Owners can use the building's in-house rental program, list directly on Airbnb/Vrbo, or work with a third-party operator.
Q: How does DOMUS Brickell Park compare to The Crosby Worldcenter for investors? A: Both are short-term-rental-friendly hotel-condos with low entry points. DOMUS offers the Brickell location premium (longer-term rental rate growth potential), while The Crosby has the Worldcenter density advantage and is already operational. Many investors hold both for portfolio geographic diversification.
Explore the full DOMUS Brickell Park project on my website: carloscabalerealtor.com/new-development/domus-brickell-park
Let's find your next property together.
Partnership Realty / Partnership Realty Inc / +1 (561) 629-0358 / carloscabalerealtor.com
Partnership Realty Editorial
Content Team · Partnership Realty Inc
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