The Mandarin Oriental sales gallery opened in June 2026 with the North Tower from $3.9M and the South Tower from $6.6M — twin Kohn Pedersen Fox towers on Brickell Key with Laura Gonzalez interiors and 100,000 sq ft of amenities.
Key Takeaways
- Sales gallery opened June 2026: North Tower condos from $3.9M, South Tower from $6.6M, groundbreaking Fall 2026.
- KPF (Kohn Pedersen Fox) architecture, interiors by Laura Gonzalez, 100,000 sq ft amenity podium shared between towers.
- Replaces the original Mandarin Oriental Miami hotel on Brickell Key — a private island accessible only by one bridge.
- View the full Mandarin Oriental Residences project page at carloscabalerealtor.com/new-development/mandarin-oriental-residences.
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Brickell Key is the most quietly exclusive address in central Miami. It is a private island accessible only via a single bridge from Brickell Avenue, surrounded entirely by Biscayne Bay water, and zoned so tightly that essentially no new construction has launched here in nearly two decades. When the original Mandarin Oriental Miami hotel opened on the island in 2000, it set the bar for South Florida ultra-luxury hospitality. The bar held for 25 years.
In June 2026, the sales gallery officially opened for the redevelopment of that exact site — the Mandarin Oriental Residences Brickell Key. Two towers. North Tower priced from $3.9 million. South Tower priced from $6.6 million. KPF architecture. Laura Gonzalez interiors. 100,000 square feet of shared amenity programming. This is the most consequential Miami new-construction launch of 2026 in the trophy segment, and most of Miami doesn't yet realize it.
Let me walk you through what's being built, who it's for, and why the Brickell Key positioning matters so much.
The Island: Why Brickell Key Pricing Holds Differently
Brickell Key is a man-made island of approximately 44 acres east of Brickell Avenue, connected to the mainland by a single bridge at SE 8th Street. The island has been almost fully built out since the late 1990s and early 2000s, with a tight cluster of luxury condo towers, the original Mandarin Oriental hotel, an executive park, and a perimeter walking promenade.
The defining characteristic of Brickell Key real estate is its supply ceiling. There is no available land. The redevelopment of the Mandarin Oriental hotel site is the only new-construction inventory the island will see for the foreseeable future. Combined with the natural moat around the island and the controlled bridge access, Brickell Key pricing has historically held a meaningful premium over comparable Brickell mainland inventory — typically 15–25% per square foot — and that premium has expanded, not contracted, in the buyer's market of 2026.
The Towers: KPF North and KPF South
Mandarin Oriental Residences Brickell Key consists of two towers — North and South — designed by Kohn Pedersen Fox Associates. KPF is one of the most established global architecture firms with major commissions in New York, Hong Kong, London, and the Middle East. Their Miami work has historically been thin; this project is the firm's largest Miami residential commission to date.
- The North Tower rises to approximately 426 feet and contains:
- 70 private residences priced from $3.9 million
- 28 condo-hotel residences (Mandarin Oriental managed rental program)
- 121 hotel rooms operated by Mandarin Oriental
- The South Tower contains the larger private residences:
- Private residences priced from $6.6 million
- Half-floor and full-floor configurations on the upper levels
- Penthouses priced individually in the $25M–$40M range
Interiors throughout both towers are by Laura Gonzalez, the Paris-based designer known for her work on the Hôtel Plaza Athénée renovation, Cartier boutiques globally, and a number of private residences for European old-money families. Her selection for this project is the design-DNA signal that the developer is targeting the Brickell Key buyer profile that overlaps with Hôtel Plaza and Place Vendôme — Latin American family offices, European old-money relocators, and Asian collectors with established Mandarin Oriental brand affinity.
The Amenity Podium: 100,000 Square Feet Shared Between Towers
The two towers share a 100,000-square-foot amenity podium — one of the largest in any Miami condo project. The program includes:
- A full Mandarin Oriental spa wing with traditional and signature treatments
- Indoor and outdoor pools at multiple levels
- A residents-only club lounge and private dining rooms
- A 24/7 fitness center and dedicated movement studio
- A children's club and teen lounge
- A library, cinema, and game room
- Direct access to the Mandarin Oriental hotel's public restaurants and bar
- 24-hour concierge and security via the Mandarin Oriental hotel operations team
The hotel-operated programming is the differentiator. Residents have access to the same level of service that has defined the Mandarin Oriental brand for decades — housekeeping by request, in-residence dining from the hotel restaurants, concierge access to the brand's global property network, and the kind of door-to-door logistics that ultra-high-net-worth international owners pay specifically for.
Condo-Hotel vs Private Residence: Two Buyer Profiles
The North Tower's 28 condo-hotel residences are a separate product from the 70 private condos and from the South Tower entirely. Condo-hotel buyers receive a residence that participates in the Mandarin Oriental's hotel-rental program when not in personal use, sharing a portion of revenue with the operator. This product fits a specific buyer:
- Owner-investors who want a passive Miami trophy asset with brand-managed rental income
- International buyers seeking a part-time residence with hotel-grade service when in residence
- Estate-planning buyers seeking a low-management, brand-supported asset for trust ownership
The private residences in both towers are the traditional condominium product — full owner control, restricted rental policy (typically minimum 6-month leases), and no hotel-rental participation.
As I covered in "Anantara Residences Miami: The Thai Hospitality Brand's U.S. Debut" and "Kempinski Residences Miami Design District: The European Luxury Brand's First U.S. Residential Tower," the global hospitality brand wave landing in Miami is now defining the trophy condo segment. Mandarin Oriental's positioning — replacing its own iconic hotel on a private island — is the most architecturally definitive of these brand commitments.
For Miami Business Owners and International Capital
The buyer profile that fits Mandarin Oriental Residences Brickell Key is specific:
- Latin American business owners with established Miami banking relationships and a preference for institutional-grade trophy assets
- European and Asian buyers seeking U.S. portfolio diversification with Mandarin Oriental brand alignment
- U.S. business owners using a 1031 exchange to roll commercial sale proceeds into a long-hold ultra-luxury condo
- Multi-generational family office allocations with a 15+ year hold horizon
For business owners structuring this acquisition, the entity question is consequential. As I detailed in "How to Structure Your Miami Real Estate LLC in 2026" and "The Family Limited Partnership: How Miami Business Owners Pass Real Estate to the Next Generation Tax-Free in 2026," ultra-luxury trophy positions of this size are most commonly held in LLC or limited partnership structures designed for privacy, asset protection, and intergenerational transfer efficiency.
Timeline and Deposit Schedule
Sales gallery: Open as of June 2026 Groundbreaking: Fall 2026 (confirmed) Topping off: Estimated late 2028 Completion and TCO: Estimated 2029
Standard Miami pre-construction deposit structure: 10% at signing, 10% at groundbreaking, 10% at vertical, 10% at topping off, 60% at closing. For buyers signing during the sales gallery period, this represents approximately 40% of the purchase price paid in installments through 2028 and the balance at closing in 2029.
- Miami Market Snapshot — June 2026:
- Median sale price citywide: $595,000–$652,000
- Active condo inventory: 12.9 months of supply
- Brickell Key historical premium over Brickell mainland: 15–25% per square foot
- Mandarin Oriental Residences price per square foot: approximately $2,800–$3,800 for North Tower private residences; $3,200–$4,500+ for South Tower
- Only new construction launching on Brickell Key in 2026
View the full Mandarin Oriental Residences project page with current pricing and availability at carloscabalerealtor.com/new-development/mandarin-oriental-residences
Frequently Asked Questions
Q: When does Mandarin Oriental Residences Brickell Key complete construction? A: The sales gallery for Mandarin Oriental Residences Brickell Key opened in June 2026 with groundbreaking confirmed for Fall 2026 and completion targeted for 2029. The Miami pre-construction deposit schedule applies, with payments staggered across contract, groundbreaking, vertical, topping off, and closing.
Q: How much do residences at Mandarin Oriental Brickell Key cost? A: North Tower private residences start at $3.9 million. South Tower residences start at $6.6 million, with half-floor and full-floor configurations on the upper levels and penthouses priced individually in the $25M–$40M range. Condo-hotel residences in the North Tower are priced separately.
Q: What is the difference between the North Tower and South Tower at Mandarin Oriental Brickell Key? A: The North Tower contains 70 private residences, 28 condo-hotel residences, and 121 hotel rooms in a 426-foot structure. The South Tower contains larger private residences in half-floor and full-floor configurations with a higher entry price point and is the more exclusive of the two towers.
Q: Who is the developer and architect behind Mandarin Oriental Residences Brickell Key? A: The project is developed by Swire Properties — the original developer of Brickell Key — with Mandarin Oriental as the brand and operator partner. Architecture is by Kohn Pedersen Fox Associates (KPF). Interiors throughout both towers are by Paris-based designer Laura Gonzalez.
Explore the full Mandarin Oriental Residences project on my website: https://www.carloscabalerealtor.com/new-development/mandarin-oriental-residences
Whether you're buying, selling, or investing — I've got you.
Partnership Realty / Partnership Realty Inc / +1 (561) 629-0358 / carloscabalerealtor.com
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