Atelier Residences Miami: 2026 The Roads Pre-Construction Buyer's Guide

Atelier Residences Miami is a 10-story, 148-residence boutique pre-construction condominium planned for 1265 SW 22nd Street in The Roads -- the tree-lined historic district directly west of Brickell. The developer is BLDG Ventures, led by Rene Bello, with architecture by Gensler and E. Frances Architects as executive architect. Interiors are by Pfeifer Haus, the Miami-based design studio.

BLDG Ventures broke ground in 2025 with delivery targeted for 2027. The development carries a short-term rental program that lets owners list units on Airbnb without the 30-day restrictions enforced across most of Brickell -- a structural distinction in a market where the vast majority of new high-rise condo product enforces a 30-day minimum.

The 148 fully furnished turnkey residences run from 360-sf studios to 1,500-sf three-bedroom townhomes, with launch pricing announced from roughly $400,000 to $2 million. Every Atelier residence ships with 10-foot ceilings, floor-to-ceiling impact glass, Italian cabinetry, quartz counters, smart home controls, and owner's closets for secure storage during rental periods.

View the Atelier Residences Miami building page

Quick Take

Where is Atelier Residences?

The site is 1265 SW 22nd Street in The Roads -- a small, triangular Miami neighborhood directly west of Brickell. The Roads is bounded by SW 11th Street to the north, SW 12th Avenue to the east, and SW 15th Road to the south. The neighborhood is physically separated from the Brickell high-rise core by I-95, but tied to it by SW 22nd Road and South Miami Avenue -- a five-minute drive or a 15-minute walk.

The Roads itself is historic. Mary Brickell platted and developed the neighborhood in January 1922, days before her death; all properties sold in a single day on February 1, 1923. The streets follow Mary Brickell's pedestrian-friendly design (wide streets with median parkways and roundabouts planted with native Miami flora), and they are named roads instead of streets or avenues, off the normal Miami grid.

Walkable or short-drive from 1265 SW 22nd Street:

• Brickell City Centre -- the Swire Properties retail-and-residential anchor, 5 minutes east
• Mary Brickell Village -- the original Brickell pedestrian retail spine
• Brickell Avenue and the Brickell Financial District
• The Brickell Metromover loop -- multiple stations on the Brickell side of I-95
• Simpson Park Hammock -- the 7.8-acre urban park and tropical-hardwood-hammock preserve two blocks east, originally set aside in 1913
• Komodo, Sexy Fish, and the SLS Brickell dining cluster -- all under a mile away
• The Underline -- the linear park running south along the Metrorail corridor, connecting The Roads to Brickell Key, Bayfront Park, and the Miami Riverwalk
• Coconut Grove, Coral Gables, and Miami International Airport -- each roughly 10 minutes by car

Drive distances from 1265 SW 22nd Street (off-peak):

• Brickell Avenue: ~5 minutes east
• Brickell City Centre: ~5-7 minutes
• Downtown Miami / Bayfront Park: ~10 minutes north
• Coconut Grove: ~10 minutes south
• Coral Gables: ~10 minutes west
• Wynwood and the Design District: ~10-15 minutes north
• Miami International Airport: ~10-15 minutes via the Dolphin Expressway
• South Beach: ~15-20 minutes east via the MacArthur Causeway

This is a Brickell-adjacent address with the historic-district character of The Roads. Buyers who specifically want the Brickell Financial District as their primary scene get it five minutes east; buyers who want the tree-lined, residential pace of Mary Brickell's original 1922 plat get it at the door.

Who's Behind Atelier Residences

BLDG Ventures -- led by Rene Bello -- is the developer. The firm has positioned Atelier as a short-term-rental-friendly boutique entry in a market dominated by larger high-rise product. Bello has been quoted in Miami real estate coverage as the operator behind the project's rental thesis, and BLDG Ventures has structured the development to function as a managed rental product from day one.

Gensler -- the global architecture and design firm -- handles design architecture. Gensler is a different scale of design partner than most boutique Miami pre-construction draws, and its involvement signals where the building positions itself: closer to a serviced-apartment-grade urban condo than a vernacular Miami high-rise.

E. Frances Architects is the executive architect of record.

Pfeifer Haus -- the Miami-based interior design studio -- handles bespoke residential interiors and the optional turnkey furniture packages.

Architecture and Design

Gensler's design for Atelier is a 10-story boutique scale in a historic, low-rise neighborhood. The Roads has been protected from large-scale high-rise development by its zoning and historic character, so Atelier's 10-story massing reads as a meaningful but contained vertical insertion -- not a Brickell-style 50-story tower dropped into a residential street.

The design vocabulary includes:

• A double-height lobby with curated art
• Vertical gardens and green building design principles
• Floor-to-ceiling impact glass across the residential facade
• 10-foot ceilings in every residence
• An emphasis on indoor-outdoor connection at the amenity decks

Pfeifer Haus's interior package leans on contemporary Miami materials with European cabinetry, quartz countertops, and a restrained palette designed to photograph well for short-term rental listings.

The Residences

The 148 residences run a wide layout mix:

• 360-sf studios
• One-bedrooms
• Three-bedroom townhomes up to 1,500 sf

Launch pricing was announced from roughly $400,000 to $2 million, depending on layout, floor, and exposure. Every residence is delivered fully furnished and turnkey.

Standard interior specifications:

• 10-foot ceilings
• Floor-to-ceiling impact glass
• Italian cabinetry with quartz countertops and backsplashes
• Smart home controls for lighting, climate, and shades
• Owner's closets for secure storage during rental periods -- a key short-term-rental design choice
• High-end built-ins, executive desks, therapeutic beds, blackout roller shades, and signature desk chairs in the standard furniture package

The owner's-closet detail matters. In a short-term-rental building, owners need somewhere secure to leave personal belongings between stays. Atelier baked the secure-storage closet into the unit design rather than treating it as an afterthought.

The Short-Term Rental Program

The rental program is the project's headline structural feature. Brickell's high-rise cluster largely enforces a 30-day minimum rental period, which excludes most of the Airbnb and nightly-stay market. Atelier is entitled for shorter rentals, with the building approved as Airbnb-friendly.

The program structure:

• No 30-day minimum -- nightly stays permitted
• In-house management platform -- a building-affiliated rental operation rather than a third-party operator handling everything
• Up to 90% of Average Daily Rate (ADR) retained by the owner through the in-house platform
• First Service Residential referenced as a property management partner
• Listings powered by major hosting platforms and professionally managed
• On-site rental management and housekeeping built into the building's operating program

The 90% ADR retention number is a marketing claim and depends on the specific cost structure (cleaning fees, platform fees, management overhead). Buyers should verify the exact net economics by stay type before underwriting.

The CAYA Members Club

The anchor amenity is the CAYA Members Club -- the "Come As You Are" wellness-focused social club operating inside Atelier with curated programming for residents.

CAYA's programming includes:

• On-site IV therapy
• Hormone balancing
• Nutrition coaching
• Personalized health coaching
• Thermal therapies and regenerative spa treatments
• Curated social spaces

This is a meaningful programming layer in a 148-unit boutique condo. The Roads has not historically been a wellness-club neighborhood -- those services have lived inside larger Brickell or South Beach buildings -- and CAYA's on-site presence is the project's principal lifestyle differentiator.

Amenities

Beyond CAYA, the building's amenity program includes:

• Rooftop resort-style pool with cabanas
• Technogym fitness center
• Spa with sauna, steam, and cold plunge
• Yoga and meditation studio
• Signature ground-floor restaurant from a James Beard Award-winning chef
• Coffee and juice bar with patio
• Residents' lounge and cocktail bar
• Co-working space and meeting rooms
• 24/7 concierge and valet
• Porte-cochere arrival
• On-site housekeeping
• On-site property management for the rental program

The James Beard chef-led ground-floor restaurant is the public-facing food-and-beverage anchor; the coffee and juice bar with patio activates the ground-floor edge during the day. The amenity package totals approximately 15,000 square feet across multiple levels.

How Atelier Compares to Other Brickell-Edge Short-Term Rental Condos

Brickell's STR-friendly inventory is a defined cluster. A few useful comparisons:

Atelier's positioning argument is the Gensler design pedigree, the CAYA wellness club, and the historic-district low-rise context. Pricing is structurally lower than the high-rise Park West and Downtown STR product because the floor plates are smaller and the building is shorter. The trade-off is the inland location -- this is a Brickell-adjacent address, not a bayfront tower.

The Neighborhood

The Roads is one of Miami's quietest historic neighborhoods. The relevant proper-noun landmarks within walking or short-drive distance of 1265 SW 22nd Street:

The Roads itself

• Mary Brickell's original 1922 plat -- wide streets with median parkways and roundabouts planted with native Miami flora
• Spanish Colonial and Art Deco architecture across the residential blocks
• Tiled roofs, arched windows, and intricate ironwork detailing the historic homes
• Brickell Hammock -- the original tropical hardwood hammock that once ran from the Miami River to Coconut Grove

Adjacent parks and culture

• Simpson Park Hammock -- the 7.8-acre urban park and nature preserve set aside in 1913 to preserve a tract of the original Brickell Hammock, renamed in 1927 to honor Miami botanist Charles Torrey Simpson
• Alice Wainwright Park -- another remaining tract of Brickell Hammock
• The Underline -- the linear park along the Metrorail corridor

Brickell to the east

• Brickell City Centre -- Swire Properties' retail anchor
• Mary Brickell Village -- the original Brickell pedestrian retail spine
• Brickell Avenue and the Financial District
• Komodo, Sexy Fish, SLS Brickell -- the upscale dining cluster
• The Brickell Metromover loop -- multiple stations on the Brickell side of I-95
• KASEYA Center and Bayfront Park -- short drives north

Transit

• Brickell Metrorail station -- north of the neighborhood
• Vizcaya Metrorail station -- south of the neighborhood
• The Underline for bike and pedestrian access

The Roads is the rare central-Miami pocket that combines walking access to Brickell with tree-lined residential character. Atelier is the first boutique pre-construction condo to bring Gensler-grade design and a CAYA-anchored amenity program into the neighborhood.

Risks and Realities

A few items to underwrite before reservation:

• Delivery timing. 2027 is the marketed target. Confirm with the sales team before underwriting closing assumptions.
• HOA load. CAYA Members Club programming, Technogym fitness, signature chef-led restaurant, 24/7 concierge, valet, on-site housekeeping, and rental management produce a meaningful monthly assessment. Underwrite HOA + taxes + insurance on top of any rental projection.
• Rental performance is operator-dependent. "Up to 90% of ADR retained" is a marketing claim that depends on cleaning fees, platform fees, and management overhead. Ask for actual net economics by stay type before underwriting.
• CAYA membership structure. The Members Club is a wellness-services layer that may carry separate membership or pay-per-service fees beyond the base HOA. Confirm what is included in the assessment versus charged separately.
• Short-term-rental regulation. Miami's STR rules sit at the municipal level and have evolved over time. The building is entitled inside its zoning, but the broader regulatory backdrop is worth tracking.
• Boutique resale liquidity. With 148 units total and a meaningful share configured as 360-sf studios, comparable-sale data after delivery will skew toward small-unit STR product. Underwrite a long hold if buying for primary residence rather than rental yield.
• The Roads historic context. The neighborhood's character protects against future high-rise overbuild, which is positive long-term. It also limits the comparable-sale density at the boutique-condo level.

FAQ

What is Atelier Residences Miami?

Atelier Residences Miami is a 10-story, 148-residence boutique pre-construction condominium planned for 1265 SW 22nd Street in The Roads, a tree-lined historic district directly west of Brickell. The development is short-term-rental approved, with delivery targeted for 2027.

Who is developing Atelier?

BLDG Ventures, led by Rene Bello. Gensler is the design architect, with E. Frances Architects as executive architect. Pfeifer Haus handles interiors. First Service Residential is referenced as a property management partner.

What is the residence mix?

148 fully furnished residences ranging from 360-sf studios to 1,500-sf three-bedroom townhomes, with one-bedroom layouts in between. Pricing was announced from roughly $400,000 to $2 million at launch.

Can owners list units on Airbnb?

Yes. Atelier is short-term-rental approved with no 30-day minimum -- a structural distinction from most of Brickell's 30-day-minimum high-rise inventory. The rental program runs through an in-house management platform, with owners retaining up to 90% of Average Daily Rate (verify exact net economics with the sales team).

What is the CAYA Members Club?

CAYA (Come As You Are) is the wellness-focused private members club operating on-site at Atelier. Programming includes IV therapy, hormone balancing, nutrition coaching, personalized health coaching, thermal therapies, and regenerative spa treatments, plus curated social spaces.

What is The Roads neighborhood?

The Roads is a small triangular historic district directly west of Brickell, platted by Mary Brickell in January 1922 and sold out in a single day on February 1, 1923. The streets follow Mary Brickell's pedestrian-friendly plan with wide medians and roundabouts planted with native Miami flora, and they are named roads instead of streets or avenues. Simpson Park Hammock -- a 7.8-acre urban park and tropical-hardwood-hammock preserve -- sits two blocks east of the Atelier site.

When will Atelier Residences be completed?

Delivery is targeted for 2027.

What amenities does Atelier include?

Approximately 15,000 sf across multiple levels: the CAYA Members Club (with IV therapy, hormone balancing, nutrition coaching, and regenerative spa treatments), a rooftop resort-style pool with cabanas, a Technogym fitness center, a spa with sauna, steam, and cold plunge, a yoga and meditation studio, a signature ground-floor restaurant from a James Beard Award-winning chef, a coffee and juice bar with patio, residents' lounge and cocktail bar, co-working space and meeting rooms, 24/7 concierge and valet, porte-cochere arrival, on-site housekeeping, and on-site property management for the rental program.

How does Atelier compare to other Brickell-edge short-term rental condos?

Atelier is the only Gensler-designed, CAYA-anchored, no-30-day-minimum condo in the immediate Brickell-edge area. Pricing is structurally lower than the high-rise Park West and Downtown STR product (38 West Eleventh, E11EVEN) because the floor plates are smaller and the building is shorter. The trade-off versus those high-rise comps is the inland Roads location rather than a bayfront tower address.

Bottom Line

Atelier is the Gensler-designed, CAYA-anchored boutique condo bringing 30-day-minimum-free short-term rental product to a historic Brickell-edge address. 148 fully furnished residences from roughly $400,000 to $2 million, Pfeifer Haus interiors, owner's closets baked into the unit design, and a wellness-club programming layer that competes more with serviced-apartment product than with vernacular Miami pre-construction. For investor-owners who want Brickell proximity without Brickell's 30-day rental rules -- and the on-site wellness infrastructure to make a turnkey lifestyle work -- this is one of the more thoughtfully positioned boutique entries in the cluster.

Want a Real Read on Atelier Residences?

If you are evaluating Atelier against 38 West Eleventh, E11EVEN Residences, the Standard Residences Midtown, or other Brickell-edge short-term-rental product, reach out. We track Miami STR pricing, net rental economics, and HOA structure across the cluster.

View the Atelier Residences Miami building page | Browse Brickell pre-construction condos | Contact CondoBlackBook

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Disclaimer: This article is for general informational purposes only and reflects publicly reported information as of June 2026. Pre-construction pricing, floor plans, finish packages, amenity specifications, rental-program economics, and delivery timelines can change between launch and completion. Short-term rental regulation may also change at the municipal or state level. The CAYA Members Club's programming, membership terms, and pricing may differ from base HOA assessments; verify with the developer and sales team. Always verify current details directly with the developer and a licensed real estate professional before making any reservation or purchase decision.