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

Atelier Residences Miami is a 10-story, 146-residence boutique condominium under development at 1265 SW 22nd Street, on Coral Way at the western edge of The Roads, the tree-lined historic district just west of Brickell. The developer is BLDG Ventures, led by architect and developer Rene Bello. The developer's team page credits Rescale Design Collaborative as architect of record and the design studio Pfeifer Haus with the interiors.

In an August 2026 update, the developer said the project had passed its groundbreaking milestone and introduced a refreshed sales experience, which puts Atelier in its construction phase. It did not give a groundbreaking date, and we have not found a press report or permit record confirming how far construction has progressed. The developer has not published a delivery date. The 2027 completion cited when the project was announced in late 2024 comes from that earlier plan and has not been reconfirmed.

The current plan calls for 146 fully furnished, turnkey residences: 118 studios, 12 one-bedrooms, 12 two-bedrooms and four two-level three-bedroom villas at the base of the building. Ownership is built around an optional short-term rental program managed by FirstService Residential, in which participating owners retain approximately 90% of the average daily rate before fees and expenses, according to the developer.

View the Atelier Residences Miami building page

Quick Take

Where is Atelier Residences?

The site is 1265 SW 22nd Street, the stretch of Coral Way just west of SW 12th Avenue. The Roads is a small triangular neighborhood south of SW 11th Street, between SW 12th Avenue and SW 15th Road, and Atelier sits at its western edge. The neighborhood lies west of I-95 from the Brickell high-rise core, which is a short drive east.

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 sit off the normal Miami grid, with wide medians and roundabouts, and are named roads instead of streets or avenues.

Nearby, within a short drive of 1265 SW 22nd Street:

• Brickell City Centre -- the Swire Properties retail-and-residential anchor
• Mary Brickell Village -- the open-air retail and dining district
• Brickell Avenue and the Brickell Financial District
• Simpson Park Hammock -- the 7.8-acre hammock preserve at 55 SW 17th Road, east toward Brickell Avenue, first set aside in 1913
• The Brickell dining cluster along Brickell Avenue and around Brickell City Centre
• The Underline -- the linear park running along the Metrorail corridor
• Coconut Grove, Coral Gables and Miami International Airport -- the developer describes all three as within easy reach

This is a Brickell-adjacent address with the residential character of The Roads and Coral Way rather than a Brickell high-rise setting. Buyers who want the Financial District as their daily scene get it by car or a longer walk; buyers who want a quieter, tree-lined base get it at the door.

Who's Behind Atelier Residences

BLDG Ventures -- led by Rene Bello -- is the developer. The developer markets Atelier as a boutique, rental-flexible ownership product with one association structure and no traditional hotel-operator revenue split.

Rescale Design Collaborative is credited on the developer's team page as architect of record, responsible for technical coordination, documentation, constructability and execution. When the project was announced in November 2024, Florida YIMBY reported Gensler and E. Frances Architects as the design team; the developer's current team page no longer lists either firm.

Pfeifer Haus -- the interior design studio -- handles interior architecture, space planning, custom furniture and millwork, sourcing, procurement and installation, according to the developer's team page.

FirstService Residential is the manager named for the building and its rental program, supporting booking operations and the guest experience.

Bespoke Realty Group is the broker of record, and the developer's team page also names DH Realty as a preferred broker. The sales gallery is at 1150 SW 22nd Street, a short walk from the site.

Architecture and Design

Atelier is a 10-story boutique building, far smaller than the high-rise towers of the Brickell core to the east.

The developer's design materials highlight:

• A double-height lobby with a coffee bar
• Floor-to-ceiling windows in the residences
• A pool deck with landscaped lounging areas, shaded cabanas and daybeds
• Four two-level villas at the base of the building, with higher ceilings on the main level

The residence finishes the developer lists include quartz countertops, Italian cabinetry and custom built-ins, in a plan designed for owners who may rent their residences part of the year.

The Residences

The current plan calls for 146 residences:

The developer does not publish square footage or prices. When the project was announced in late 2024, Florida YIMBY reported sizes of roughly 360 to 1,500 square feet across 148 planned units, and The Real Deal reported prices from about $400,000 to $2 million. Those figures describe the earlier plan; the developer now provides current pricing and availability on request.

Every residence is delivered fully furnished and turnkey, according to the developer. The developer's own disclaimer says furnishings shown in illustrations are not included with the purchase, so buyers should confirm the exact furniture package in the purchase agreement.

Listed residence features:

• Floor-to-ceiling windows
• Quartz countertops and integrated appliances
• Italian cabinetry, subject to final specification, with custom built-ins
• Smart-home features and keyless entry
• Blackout window treatments and high-speed Wi-Fi
• Dedicated owner storage
• In-residence washer and dryer in the two-bedrooms and villas

The owner-storage detail matters. In a building designed for part-time rental, owners need a secure place to leave personal belongings between stays.

The Rental Program

The rental program is the project's headline feature. According to the developer:

• The program is optional; owners choose when to use their residence and when to offer it for rent
• FirstService Residential supports booking operations and the guest experience for participating owners
• Participating owners retain approximately 90% of the average daily rate, before platform fees, taxes, association costs and other expenses set out in the final rental program documents
• There is no traditional hotel-operator revenue split, and the building uses one association structure

The developer does not publish minimum-stay rules or the platforms the program will use, and it states that no income, occupancy, rate or return is guaranteed. Buyers who are underwriting short-term rental income should get the final rental program documents and the condominium declaration and confirm the minimum stay, fees and owner-use rules in writing.

The CAYA Member's Club

The anchor amenity is the CAYA Member's Club, which the developer describes as Atelier's health-and-wellness club. CAYA stands for "Come As You Are." It is organized around four elements (fire, water, earth and air) and brings together movement, recovery, nourishment and connection. The developer's current materials do not list specific treatments or services.

The developer has not published how CAYA membership or individual services are priced relative to association dues, so buyers should ask what is included.

Amenities

The developer's amenity list includes:

• Double-height lobby with a coffee bar
• Full-service restaurant and lounge, with room service subject to restaurant operations
• 24/7 on-site support and valet
• Pool deck with shaded cabanas, daybeds and poolside food and beverage service
• Fitness center, plus yoga and Pilates
• Spa with sauna, steam and cold plunge
• Recovery experiences
• A residents' living room for quiet work, private gatherings, screenings and events

The developer notes that amenities shown in its materials are subject to change, so treat the list as the current plan rather than a guarantee.

How Atelier Compares to Other Furnished, Rental-Oriented Condos

Several of Miami's rental-flexible condo projects are in Downtown's Park West district; Atelier is a much smaller option west of Brickell. A few useful comparisons:

Atelier's positioning argument is boutique scale, the CAYA wellness club, Pfeifer Haus interiors and a rental program without a hotel-operator split. The trade-offs are the inland Coral Way location rather than a Downtown or bayfront address, and an earlier construction stage than the Park West towers. For more on those projects, see our 38 West Eleventh guide and E11EVEN Hotel & Residences guide.

The Neighborhood

The Roads is a historic residential neighborhood just west of Brickell. Landmarks near 1265 SW 22nd Street:

The Roads itself

• Mary Brickell's 1922 plat -- wide streets with median parkways and roundabouts
• Older homes on tree-lined residential blocks
• Brickell Hammock -- the area's original name, after the tropical hardwood hammock south of the Miami River

Parks and culture

• Simpson Park Hammock -- a 7.8-acre preserve of the original Brickell Hammock, first set aside in 1913 and renamed in 1927 for 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 open-air retail and dining district
• Brickell Avenue and the Financial District
• The Brickell Metromover loop
• 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

For the wider market, see our Brickell neighborhood guide.

Risks and Realities

A few items to underwrite before reserving:

• Construction stage and delivery. The developer reported passing its groundbreaking milestone in August 2026 but has published neither a groundbreaking date nor a delivery date. The 2027 completion from the 2024 plan should not be treated as current. Ask the sales team for the construction schedule and the outside completion date in the purchase contract.
• The plan has changed. The unit count moved from 148 to 146, and the credited design team changed from Gensler and E. Frances Architects to Rescale Design Collaborative as architect of record. Buy from the current offering documents, not from 2024 coverage or older broker listings.
• Pricing and deposits. The developer quotes pricing on request, and the developer site does not publish a deposit schedule. Third-party broker sites carry prices and deposit terms that may be out of date; confirm both with the developer.
• Association load. A full-service restaurant, 24/7 on-site support, valet, a spa and rental management all add up. Underwrite association dues, taxes and insurance on top of any rental projection.
• Rental performance is operator-dependent. The roughly 90% figure is a share of average daily rate before platform fees, taxes, association costs and other expenses, and the developer guarantees no income or occupancy. Ask for net economics by stay type and for the minimum-stay rules in the final program documents.
• CAYA membership structure. Confirm what wellness services are included in the association budget and what is charged separately.
• Short-term-rental regulation. Rental rules in Miami are shaped by state law, city zoning and licensing, and each building's condominium documents, and they have changed over time. Track the regulatory backdrop alongside the building's own documents.
• Boutique resale liquidity. With 118 of 146 residences configured as studios, resale comparables after delivery will skew toward small, rental-oriented units. Underwrite a longer hold if you are buying as a primary residence.

FAQ

What is Atelier Residences Miami?

Atelier Residences Miami is a 10-story, 146-residence boutique condominium under development by BLDG Ventures at 1265 SW 22nd Street, on Coral Way at the western edge of The Roads, just west of Brickell. Every residence is delivered fully furnished, and owners can join an optional rental program managed by FirstService Residential.

Who is developing Atelier?

BLDG Ventures, led by Rene Bello. The developer credits Rescale Design Collaborative as architect of record and Pfeifer Haus with the interiors. FirstService Residential manages the rental program, and Bespoke Realty Group is the broker of record.

What is the residence mix?

146 fully furnished residences: 118 studios, 12 one-bedrooms, 12 two-bedrooms and four two-level villas with three bedrooms and three and a half baths. The developer provides current pricing on request; prices of about $400,000 to $2 million were reported when the project was announced in 2024.

Can owners rent out their units?

Yes, through an optional short-term rental program managed by FirstService Residential. According to the developer, participating owners retain approximately 90% of the average daily rate before platform fees, taxes, association costs and other expenses. The developer does not publish minimum-stay rules, so confirm them in the final rental program documents.

What is the CAYA Member's Club?

CAYA (Come As You Are) is Atelier's on-site health-and-wellness Member's Club, organized around fire, water, earth and air and bringing together movement, recovery, nourishment and connection. The developer has not published membership terms or a list of specific services.

What is The Roads neighborhood?

The Roads is a small triangular historic district just west of Brickell, platted by Mary Brickell in January 1922 and sold out in a single day on February 1, 1923. Its streets sit off the normal Miami grid and are named roads instead of streets or avenues. Atelier sits on Coral Way at its western edge.

When will Atelier Residences be completed?

The developer has not published a delivery date. It reported passing its groundbreaking milestone in August 2026, which puts the project in its construction phase. The 2027 completion reported in 2024 reflects the earlier plan and has not been reconfirmed.

What amenities does Atelier include?

According to the developer: a double-height lobby with a coffee bar, a full-service restaurant with room service, 24/7 on-site support and valet, a pool deck with cabanas and daybeds, a fitness center, yoga and Pilates, a spa with sauna, steam and cold plunge, a residents' living room, and the CAYA Member's Club.

How does Atelier compare to other rental-oriented Miami condos?

Atelier is far smaller than the Park West towers such as 38 West Eleventh (659 residences) and E11EVEN Hotel & Residences (457 residences), and it sits inland on Coral Way rather than in Downtown. Its pitch is boutique scale, Pfeifer Haus interiors, the CAYA wellness club and a rental program without a hotel-operator revenue split. It is also at an earlier stage: E11EVEN Hotel & Residences was completed in 2026, while Atelier has not published a delivery date.

Bottom Line

Atelier is a boutique, fully furnished condo on Coral Way at the edge of The Roads, built around an optional FirstService-managed rental program, Pfeifer Haus interiors and the CAYA wellness club. The plan has been refined since its 2024 launch: 146 residences instead of 148, a new architect of record, and pricing now quoted on request. The developer reported passing its groundbreaking milestone in August 2026 but has not published a delivery date. For investor-owners who want Brickell proximity, a small building and a rental program without a hotel-operator split, it is worth a look, provided the final rental documents, pricing and completion terms check out.

Want a Real Read on Atelier Residences?

If you are evaluating Atelier against 38 West Eleventh, E11EVEN, The Standard Residences or other rental-oriented Miami product, reach out. We track pricing, rental rules and association costs across these buildings.

View the Atelier Residences Miami building page | Explore Brickell | Contact REHUB Miami

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Disclaimer: This article is for general informational purposes only and reflects publicly reported information as of October 27, 2026, including the developer's website, its August 2026 project update, and 2024 coverage by The Real Deal and Florida YIMBY. Pre-construction pricing, floor plans, finish and furniture packages, amenity specifications, rental-program terms and delivery timelines can change before completion. Short-term rental regulation may also change at the municipal or state level. The CAYA Member's Club's programming, membership terms and pricing may differ from association 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.