The Residences at Mandarin Oriental, Miami

Swire Properties is developing a 66-floor, 326-unit tower on Brickell Key — the bay-front island where the firm has been building since 1976 — under the Mandarin Oriental brand, with Kohn Pedersen Fox as architect. Interiors are split by tower: Tristan Auer for the South Tower, Laura Gonzalez for the North Tower, which launched sales separately with construction slated to begin in 2026 and a partial view impact on the site disclosed in the record.

As of April 2026 reporting, demolition of the prior structure on site was complete and the sponsor stated it was moving to vertical construction. The published schedule had shown groundbreaking in summer 2025 and top-off in the second half of 2027; overall project completion is listed for 2030.

The project is 50% sold in preconstruction, with two penthouses totaling $100M in reported sales as of March 2026 — a sell-through the sponsor and its brokers have pointed to as validation of demand, though it sits below the level the market typically treats as full price confirmation for a building this size.

Units range from roughly 2,500 to 5,800 square feet, priced from $3.8 million to $49.9 million, with pricing blending to roughly $6,300 per square foot across the record — a figure well above the $1,500–$2,600 per square foot band cited for the surrounding neighborhood. No unit-by-unit floor plan mix or finish specification is published beyond the interior design credits.

What's known to be included: private terraces roughly 12 feet deep with fitted outdoor wet bars (sink and refrigerator), a private elevator and lobby entry to each home, a dedicated private storage unit per residence, and planned infrastructure for EV charging at every unit. Interiors differ by tower — Tristan Auer's design language in the South Tower, Laura Gonzalez's in the North — giving buyers a genuine choice of aesthetic within one address rather than a single template repeated twice.

The amenity program runs across three pools — an Ocean Pool with five cabanas facing Fisher Island and Key Biscayne, a Lagoon Pool with six private casitas that include kitchenettes and en-suite bathrooms, and a Forest pool with cold plunge and hot tub — alongside a Mandarin Oriental signature spa, separate men's and women's wellness spaces with sauna and hammam, a Technogym-equipped fitness atelier, an indoor golf simulator, and multi-use sports courts for pickleball, squash and basketball.

Service is built around a dedicated Director of Residences overseeing concierge, valet, housekeeping and security, plus lifestyle extras — dog grooming, a hair salon, private shopping, childcare, and in-residence spa treatments — and privileged recognition access to Mandarin Oriental hotels worldwide. A kids club, tea garden and forest yoga lawn round out the family and wellness offer, alongside dining spaces that include a Dining Pavilion, a private dining room with wine cellar, a 16-seat screening lounge and a game room.

On the ground, residents get direct access to the 1.5-mile Bay Walk along the Brickell Key waterfront, and the building's bay frontage puts water on nearly every side. Beyond the site itself, the record doesn't detail walkability or nearby retail changes, so that's a question for a site visit rather than the page.

Swire Properties has built on Brickell Key since 1976 and has delivered seven condominium towers in the immediate Brickell area — the three Tequesta Point towers, Courts Brickell Key, Jade Residences, Asia, and the Reach and Rise pair — with no construction-defect suits cited against any of them. That is a long, specific run on the same island where this tower now stands, and it's the strongest card in the sponsor's hand.

No construction loan amount or lender is disclosed in the record for this project, and no capital partner is named. That's a gap worth asking about directly, given the scale of the undertaking and the multi-year timeline to 2030.

The published deposit schedule runs 5% at reservation, 5% at contract (May–June 2024), 10% ninety days after contract, 10% at groundbreaking (the schedule pointed to summer 2025), 10% at top-off (second half of 2027 per that schedule), and the remaining 60% due at delivery (winter 2028 per the same schedule) — well past the 10% Florida statutorily escrows, with no stated escrow percentage above that floor disclosed.

Rental and short-term policy is not published. Ask the sales team directly for: the construction lender and loan amount, the escrow terms that apply to the deposits collected above the statutory 10%, and the current, updated construction timeline given the site's transition from demolition to vertical work.

Location scores a 7 — genuine bay frontage on Brickell Key, tempered only by a disclosed partial view impact from the North Tower phase. Developer scores an 8: a sponsor with seven towers delivered on this same island and no defect history is about as established as Miami condo development gets. Liquidity and market momentum both score 8, driven by the brand, the low unit count across two towers, and $100M in penthouse sales against 50% sell-through.

Value sits at 6 — pricing at roughly $6,300/sqft runs 2.4x to 4x the neighborhood band, a premium the market is partially but not fully validating at this stage. Delivery and buyer protection are the numbers to sit with: 6 and 5 respectively, reflecting an undisclosed construction loan, a site only now moving to vertical construction, and deposit terms that run past the statutory escrow floor without disclosed protections above it. This is a building for patient capital with a long hold horizon and genuine conviction in the brand and the sponsor's record — not for a buyer who needs certainty on financing and escrow terms locked down today.