OKO Group launched sales in May 2026 on LILLI — a 53-story, 117-residence wellness-led waterfront tower in Edgewater designed by the Adrian Smith + Gordon Gill team behind Jeddah Tower, starting at $1.65 million.
Key Takeaways
- LILLI Miami launched sales May 2026 in Edgewater; 53 stories, 117 residences from $1.65M, by OKO Group (Vlad Doronin / Aman).
- Architecture by Adrian Smith + Gordon Gill (Jeddah Tower, Burj Khalifa team) — extremely rare credit for a 117-unit Miami boutique tower.
- Wellness-led amenity program organized around four "living pillars": movement, recovery, nourishment, connection.
- View the LILLI project page at carloscabalerealtor.com/new-development/lilli-miami.
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When Vlad Doronin and OKO Group commit to a Miami project, the market should pay attention — and the broader buyer pool usually doesn't, at least not immediately. Doronin is the same investor and developer who built Aman Resorts into the most quietly powerful luxury hospitality brand in the world. He's the operator behind the Aman Residences Miami Beach project I covered earlier this year ("Aman Residences Miami Beach: Inside the 22-Home Kengo Kuma Tower"). When his team launches a Miami residential tower, the underwriting is unusually careful, the architecture choices unusually serious, and the buyer base unusually international.
In May 2026, OKO officially launched sales on LILLI Miami Edgewater. 53 stories. 117 residences. Pricing from $1.65 million. Architecture by Adrian Smith + Gordon Gill — the firm responsible for Jeddah Tower in Saudi Arabia, formerly part of the team behind the Burj Khalifa.
That credit alone is extraordinary on a 117-residence Miami boutique tower. Let me explain why this project matters, what the buyer is actually getting, and how it stacks up against the rest of the Edgewater pipeline.
The Site: One of the Last Edgewater Bayfront Parcels
LILLI is rising at 717 NE 27th Street in Edgewater — a slim, deep parcel with direct Biscayne Bay frontage on the west side of the building, looking across the bay toward the Venetian Islands and South Beach. The site sits between the Aria Reserve twin towers and Villa Miami, and is one of the last meaningful waterfront sites in Edgewater that has not already been developed or assembled by a larger competitor.
The 53-story height was a specific choice. OKO opted for a slender vertical massing — taller, narrower, more bayfront frontage per residence — over a wider squat tower with more units. The result is 117 generously sized residences across 53 floors, averaging just 2.2 units per floor.
The Architecture: Adrian Smith + Gordon Gill
This is the credit that should sharpen any buyer's attention. Adrian Smith + Gordon Gill Architecture (AS+GG) is a 200-person Chicago-based firm with a thin and highly specific portfolio: Jeddah Tower (the world's next supertall), the masterplanning of Wuhan Greenland Center, the design lead for Burj Khalifa during Smith's earlier career at SOM, and a small number of other carefully selected commissions globally.
Booking AS+GG for a 117-unit residential tower in Miami is a deliberate brand-setting choice. The team is doing this commission because they were given a clean architectural mandate — a slender Miami tower with extreme attention to wind dynamics, fenestration, and bay-view geometry. Translation for buyers: this is not a developer who handed the architecture brief to a competent local firm and saved on fees.
The Floorplans and Pricing
Residences at LILLI range from approximately 1,350 square feet for the smallest one-bedrooms to roughly 7,000 square feet for the upper-floor full residences. The four-bedroom configurations occupy half-floors and full-floors on the upper portion of the tower.
Pricing begins at $1.65 million for the smaller residences and scales aggressively for the larger waterfront and upper-floor units. Penthouses and full-floor configurations are priced individually and are above $10 million in the upper tower.
Per-square-foot pricing for the standard residences is broadly comparable to Villa Miami and Una Residences Brickell in the $1,500–$2,200/sqft range, depending on view and floor.
The Wellness Program: Four Living Pillars
OKO's amenity brief for LILLI is structured around what the team calls four "living pillars" — movement, recovery, nourishment, and connection. Practically, this translates into an amenity floor program that includes:
- Infrared saunas and Himalayan salt rooms
- Cold plunge pools and contrast hydrotherapy spaces
- Treatment rooms for in-residence massage, acupuncture, and IV therapy
- A movement studio for yoga, Pilates, and small-group training
- A 40-foot saltwater rooftop pool with bay views
- A waterfront garden at ground level
- A residents-only café and juice bar
- A library and reading room
This is the Aman wellness DNA translated into a Miami residential setting. For buyers familiar with the Aman model from Tokyo, Bhutan, or Montenegro — and there is a meaningful international Miami buyer pool that fits this profile — LILLI is the most directly aligned Miami project with that hospitality philosophy outside of Aman Residences Miami Beach itself.
Rental Restrictions: Twice-Yearly With 6-Month Minimum Lease
The rental policy at LILLI is intentionally restrictive: maximum two rentals per year, with a 6-month minimum lease per rental period. This is a deliberate signal — LILLI is positioned for the owner-resident or part-year-resident profile, not the STR-investor profile.
For buyers comparing this to the Edgewater STR-friendly inventory (Edge House at $500K start, with full rental flexibility), LILLI is the opposite product. The owner profile is someone buying primarily for personal use, with rental allowed as a flexibility safety net rather than a yield mechanism.
As I covered in "Edge House Edgewater: The 608-Unit Biosecure Furnished Tower" and "Villa Miami: Edgewater's Trophy Tower From Major Food Group and Terra Group," the Edgewater submarket now offers a clear three-tier product spectrum: STR-friendly furnished (Edge House), trophy with restricted rental (Villa, LILLI), and ultra-trophy with full-floor only (Una Residences across the bay in Brickell).
LILLI fits squarely in the second tier — closer to Villa Miami than to anything STR-driven.
Timeline and Deposit Schedule
Sales launch: May 2026 (confirmed) Groundbreaking: Q2 2027 Topping off: Estimated 2029 Completion and TCO: Estimated 2030
Standard Miami pre-construction deposit structure: 10% at signing, 10% at groundbreaking, 10% at vertical, 10% at topping off, 60% at closing. For buyers under contract today, this means approximately 40% of the purchase price will be paid in installments through 2029, with the balance due at TCO.
For Miami Business Owners and International Buyers
- LILLI fits a specific buyer profile in 2026:
- International buyers from Latin America, Europe, and the Middle East seeking a Miami secondary residence with brand-aligned wellness amenities
- Miami business owners using a 1031 exchange to roll commercial sale proceeds into a long-hold trophy condo
- Family office allocations seeking a low-density, well-architected Miami waterfront position with a 4-year construction runway for measured cash deployment
For a business owner who has built equity in a primary business and is looking to convert active income into a generational hold real estate asset, LILLI's combination of architectural pedigree, low unit count, and Edgewater bayfront positioning is one of the more durable Miami trophy positions available at this price point in 2026.
- Miami Market Snapshot — June 2026:
- Median sale price citywide: $595,000–$652,000
- Active condo inventory: 12.9 months of supply
- New construction premium over comparable resale: 10–15% per square foot
- LILLI Miami price per square foot: approximately $1,500–$2,200 for standard residences
- Edgewater pre-construction launches active in 2026: LILLI, Villa Miami (under construction), Edge House (under construction), The Cove Residences (under construction)
View the full LILLI Miami project page with current pricing and availability at carloscabalerealtor.com/new-development/lilli-miami
Frequently Asked Questions
Q: When does LILLI Miami complete construction? A: LILLI Miami launched sales in May 2026 with groundbreaking expected in Q2 2027 and completion targeted for 2030. The Miami pre-construction deposit schedule applies, with payment installments at contract, groundbreaking, vertical construction, topping off, and closing.
Q: How much does a residence at LILLI Miami cost? A: Residences at LILLI Miami in Edgewater start at $1.65 million for the smaller one-bedrooms. Upper-floor full residences and penthouses are priced individually and exceed $10 million. Per-square-foot pricing for standard residences is in the $1,500–$2,200 range.
Q: Can I rent out my unit at LILLI Miami? A: LILLI Miami's rental policy permits a maximum of two rentals per year with a 6-month minimum lease per rental period. This positions the building for owner-residents and part-year occupants rather than short-term rental investors. Buyers seeking STR flexibility in Edgewater should consider Edge House or NoBe PARC instead.
Q: Who is the developer behind LILLI Miami? A: LILLI Miami is being developed by OKO Group, led by Vlad Doronin — the same investor behind the Aman Resorts brand globally and Aman Residences Miami Beach. Architecture is by Adrian Smith + Gordon Gill Architecture, the firm responsible for Jeddah Tower and previously part of the Burj Khalifa team.
Explore the full LILLI Miami project on my website: https://www.carloscabalerealtor.com/new-development/lilli-miami
Let's find your next property together.
Partnership Realty / Partnership Realty Inc / +1 (561) 629-0358 / carloscabalerealtor.com
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