The project
The Residences at Mandarin Oriental, Miami is a two-tower residential and hotel development on Brickell Key, developed by Swire Properties with architecture by Kohn Pedersen Fox. A 33-story North Tower will be Mandarin Oriental's North American flagship hotel, while a 66-story South Tower holds 228 exclusive residences, part of a 298-residence program across the site.
The project surpassed $1.7 billion in residential sales before groundbreaking, which took place in October 2026, with completion scheduled for 2030. Private elevator entries, 11-foot ceilings, and roughly 80,000 to 100,000 square feet of resort amenities define the product.
Project snapshot
The Residences at Mandarin Oriental, Miami at a glance.
The facts below are drawn from this guide and from the developer's published materials. Where a fact is not verified, the page says so plainly rather than guessing.
- Location / County
- Brickell Key, Miami-Dade County
- Residence types
- 2-5 bedroom; duplex penthouses; Hotel Collection
- Status
- Pre-Construction
- Estimated completion
- 2030 (est.)
- Published pricing
- South Tower from ~$7M; North Tower from ~$4M
- Developer
- Swire Properties
- Sales gallery
- Signature Gallery on Brickell Key (North Tower launched May 2026)
- Rental restrictions
- Contact for current information
Information reviewed October 2026. Prices, availability, and completion dates change frequently. Confirm current terms with the developer or a licensed advisor.
- Two towers, 298 residences, $1.7B+ presales, groundbreaking October 2026: Source: Swire Properties release, verified October 2026
- 66-story South Tower (228 residences) and 33-story North Tower with flagship hotel: Source: Swire Properties project page and CapDex, verified October 2026
- South Tower remaining from about $7M; North Tower from about $4M: Source: Resident reporting, verified October 2026
- Architecture by KPF; interiors by Tristan Auer and Laura Gonzalez: Source: KPF project page, verified October 2026
- About 100,000 sq ft of amenities including 11 pools: Source: Florida YIMBY, verified October 2026
Sources consulted for this guide
- Swire Properties, official project page
- Florida YIMBY, groundbreaking, October 2026
- Florida YIMBY, amenity program, February 2025
- KPF, project page
- Resident, North Tower sales launch, November 2025
Source links open in a new tab and are provided for verification only. Facts carry the verification date recorded above; prices, availability, and timelines change and require sales-gallery confirmation.
Verified facts carry the source links above, each pointing to the original public source where one is available. Everything else on this page is marked Not verified or Contact for current information. This page never hosts or hotlinks external files, renderings, brochures, or floor plans; where a document exists only on the developer's site, the source link above is the reference.
At a glance
The Residences at Mandarin Oriental, Miami in Brickell Key, in numbers.
County
Miami-Dade
City
Miami
Neighborhood
Brickell KeyDeveloper
Swire Properties
Address
500 Brickell Key Drive, Miami
Price range
South Tower remaining residences from ~$7M; North Tower private residences from ~$4M
Starting price
~$4.9M (reported mix)
Residences
298
Floors
66-story South Tower; 33-story North Tower
Sales availability
Over $1.7B in residential presales before the October 2026 groundbreaking; South Tower about 80% sold
Est. completion
2030 (est.)
Residence types
2-5 bedroom residences, Duplex penthouses
Construction status
Pre-Construction
Property category
Condominium
Design & architecture
Architecture by Kohn Pedersen Fox; South Tower interiors by Tristan Auer; North Tower interiors by Laura Gonzalez; landscape by SHMA; lighting by Speirs Major
Official website
Official project siteGallery
Renderings and interiors.
Developer renderings and interior imagery are updated as phases release. Current documents are shared privately with registered buyers.
Interior renderings on request
Floor plans on request
Pricing & availability
What The Residences at Mandarin Oriental, Miami costs today.
The advertised starting price is the developer's published entry point. Available units, real pricing bands, and incentives change as phases sell, so we confirm current terms with the sales team before you commit capital.
- Advertised starting price
- ~$4.9M (reported mix)
- Published price range
- South Tower remaining residences from ~$7M; North Tower private residences from ~$4M
- Available units / sales status
- Over $1.7B in residential presales before the October 2026 groundbreaking; South Tower about 80% sold
- Price by bedroom configuration
- South Tower remaining residences begin about $7M; North Tower private residences from about $4M; Hotel Collection residences from about $3.8M
- Penthouse pricing
- Two duplex penthouses of 7,800+ sq ft in the South Tower
- Deposit schedule
- Pre-construction deposits staged across contract and construction milestones, held in escrow; confirm the schedule in the purchase agreement
- Developer incentives
- Contact for current information
Current pricing sheet for The Residences at Mandarin Oriental, Miami.
Price lists, deposit schedules, and any developer incentives are shared privately with registered buyers after the sales team confirms today's numbers.
Request current pricingWhere a number is not published on this page, the row reads Contact for current information rather than guessing. Never treat an advertised starting price as the price of a specific available unit.
Architecture & residences
The building and residences at The Residences at Mandarin Oriental, Miami.
The building profile below records what this page verifies about the tower and its residences: floor counts, unit mix, dimensions, finishes, and views. Anything the page does not state is marked Not verified rather than guessed. Layouts, dimensions, and pricing change as phases sell, so current floor plan documents, view matrices, and availability are shared with registered buyers.
- Towers / floors
- 66-story South Tower; 33-story North Tower
- Total residences
- 298
- Residence types
- 2-5 bedroom residences, Duplex penthouses
- Square footage
- Two Bedroom: ~2,000-2,800 sq ft; Three & Four Bedroom: ~2,800-4,500 sq ft; Five Bedroom & Duplex Penthouses: Largest in tower
- Ceiling heights
- 11-foot ceilings in South Tower residences with 12-foot terraces
- Finishes
- Not verified
- Kitchens
- Not verified
- Baths
- Not verified
- Smart-home features
- Not verified
- Parking & storage
- Not verified
- Views
- Bay views; wraparound water views on corner layouts
The floor plans at The Residences at Mandarin Oriental, Miami.
Layouts, dimensions, and pricing change as phases sell. We share current floor plan documents, view matrices, and availability with registered buyers.
Two Bedroom
2 bedroom · ~2,000-2,800 sq ft
Bay-view residences with private elevator entries.
Three & Four Bedroom
3-4 bedroom · ~2,800-4,500 sq ft
Corner layouts with wraparound water views.
Five Bedroom & Duplex Penthouses
5 bedroom · Largest in tower
Crown residences, with two penthouses sold at $49.9M each.
Full floor plan documents, view matrices, and current availability are shared privately with registered buyers.
Request floor plansAmenities & lifestyle
The amenity program at The Residences at Mandarin Oriental, Miami.
The list below records every amenity this page verifies for the project. Where the status of an amenity is not documented on this page, confirm with the sales team whether it is planned or already operating before you rely on it.
Multi-tiered landscaped infinity pools and cabanas
Mandarin Oriental Signature Spa
Men's and women's hammam
Sports courts including pickleball and basketball
Immersive garden and executive work lounges
Private dining room and chef kitchens
11-ft ceilings and private elevator entries
11 pools across the program
Ocean pool with cabanas and lagoon pool with private casitas
Mandarin Oriental Signature Spa & Wellness
Hammock garden, forest yoga lawn and meditation gardens
Golf simulator, game room and screening lounge
Kids club
Construction & completion
Where The Residences at Mandarin Oriental, Miami stands today.
Completion dates on new construction are estimates, not promises: they shift with permitting, financing, and the pace of the build. Announced milestones below are the ones this page records; anything unverified is marked plainly, and the current timeline should be confirmed with the developer before you plan around it.
- Construction status
- Pre-Construction
- Estimated completion
- 2030 (est.)
- Announced milestones
- Former Mandarin Oriental hotel imploded April 2026; sitework began September 2026; groundbreaking October 1, 2026; general contractor Moss Construction; completion scheduled 2030
Estimated completion is the developer's target as recorded on this page and is not a verified delivery date. Where the timeline is not verified, current scheduling requires confirmation with the project's sales team.
Location & neighborhood
Where The Residences at Mandarin Oriental, Miami sits.
Address, neighborhood position, and nearby attractions below are recorded from this page's own project notes. Drive times, walk scores, and ratings are never invented on this site; where they are not documented here, the community guide is the best next step.
- Street address
- 500 Brickell Key Drive, Miami
- City
- Miami
- County
- Miami-Dade
- Neighborhood
- Brickell Key
- Position & nearby
- 500 Brickell Key Drive and 750 Claughton Island Drive on Brickell Key, with about 100,000 sq ft of amenities including 11 pools
- Transport notes
- Not stated on this page
Community guide
Brickell Key
Explore Brickell Key living, dining, and market context in the full community guide.
Explore the areaInvestment analysis
Why The Residences at Mandarin Oriental, Miami matters to luxury buyers.
Why buyers are drawn
Mandarin Oriental is one of the most respected names in luxury hospitality, and this is its North American flagship residence. Brickell Key's private-island setting, the 66-story South Tower, and a $1.7 billion pre-sale record before groundbreaking speak to the demand.
Market context
Brickell Key is a gated island with limited land, and this is the first major new residential product there in years. The hotel anchor and the island's scarcity give the project a durable position.
Deposit structure
Deposits typically run 20% to 30% staged across contract and construction milestones, held in escrow. With groundbreaking in October 2026 and completion around 2030, buyers should plan financing that can wait.
Appreciation outlook
Island scarcity, a flagship hotel brand, and pre-sale momentum support resale value. The two penthouses sold at $49.9 million each set a benchmark for the crown of the market.
Ownership considerations
What to know before you commit.
General guidance for new construction buyers. Building-specific details are marked "Not verified" where they have not been confirmed for this project.
- Short-term rental policy
- Not verified on this page; rental rules are confirmed in the governing documents before you commit
- Minimum rental period
- Not verified
- Leasing / owner-occupancy rules
- Not verified; confirm current leasing and occupancy terms with the sales team
- HOA / condo fees
- Not published on this page; request the current budget before you commit
- Financing notes
- Not verified on this page; the deposit schedule above records the financing model this page states for the project, and loan terms are confirmed before contract
Closing costs
Florida buyer closing costs typically include title insurance, lender fees, county recording charges, prorated property taxes, and Florida documentary stamp tax on the purchase price. The exact figure for this project is not published on this page, so confirm the current estimate before you sign. Not verified.
Not verified
HOA and condo fees
New developments typically assess monthly HOA or condominium fees covering common areas, amenities, insurance, and building staff, with special assessments possible for capital projects. Monthly fees for this project are not published on this page; request the current budget. Not verified.
Not verified
Deposit process
Pre-construction purchases in Florida commonly require staged deposits across contract, groundbreaking, and closing milestones, held in escrow. The exact schedule for this project should be confirmed in writing with the developer before you commit. Not verified.
Not verified
Flood and wind insurance
Coastal Florida properties carry flood and windstorm insurance requirements that can add meaningfully to monthly carrying costs, and premiums have risen across the state. The current premium profile for this project is not published on this page; confirm with an insurance advisor. Not verified.
Not verified
Buyer questions
The Residences at Mandarin Oriental, Miami, answered.
Pricing, deposits, timelines, the developer, and the investment case, answered directly. For the broader picture on South Florida new construction, browse the full FAQ hub.
New Construction South Florida FAQsWhat are the starting prices at The Residences at Mandarin Oriental, Miami?
Tower residences start at about $4.9 million, with penthouses reaching up to roughly $100 million. Two penthouses sold at $49.9 million each before groundbreaking.
When will The Residences at Mandarin Oriental be completed?
Groundbreaking took place in October 2026, with completion scheduled for 2030. Delivery dates are developer estimates and shift with construction.
How many residences are in the project?
The two towers hold 298 residences total, with 228 homes in the residential South Tower, from two to five bedrooms plus two duplex penthouses.
Where is the project located?
The development is on Brickell Key at 500 Brickell Key Drive, a private island connected to Brickell, with the 33-story North Tower hosting the Mandarin Oriental hotel and the 66-story South Tower holding residences.
What amenities do residents receive?
Residents share roughly 80,000 to 100,000 square feet of resort amenities, including infinity pools, the Mandarin Oriental Signature Spa, hammam, sports courts, private dining, and chef kitchens.
Who is developing The Residences at Mandarin Oriental, Miami?
The Residences at Mandarin Oriental, Miami is developed by Swire Properties, the team behind Brickell Key itself, with two towers holding 298 residences. Swire's ownership of the island and its track record give the project unusual credibility.
What is the entry price at The Residences at Mandarin Oriental, Miami?
Entry pricing starts around $4.9 million, reflecting the Brickell Key position, the Mandarin Oriental service platform, and the scarcity of the offering. Pricing varies by floor and view, and we share current availability privately.
What makes the Mandarin Oriental residences a strong investment?
The combination of Brickell Key's private-island scarcity, Swire's long-term ownership, and the Mandarin Oriental brand has a strong record in the Miami market. Buyers should still compare the entry price against the island's resale evidence.
Can I rent out a residence at The Residences at Mandarin Oriental, Miami?
Rental eligibility at The Residences at Mandarin Oriental, Miami was not verified at the time of our latest review. New-construction buildings and communities in Florida often restrict short-term rentals or set minimum lease terms, so rental rules are confirmed in the governing documents before you commit. Contact for current information on this project's rental policies.
When did construction start at The Residences at Mandarin Oriental, Miami?
The former hotel tower was imploded in April 2026, sitework began in September 2026, and Swire Properties held the official groundbreaking on October 1, 2026, with completion scheduled for 2030.
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