Branded Residences in Miami: The Complete Guide to Every Major Project

Miami has more branded residences than any other city on Earth.

That's not marketing copy — it's the consistent finding of Knight Frank, Savills, and Christie's International annual reports on branded residence supply. As of 2025, Greater Miami has more completed and announced branded condo towers than New York, Dubai, London, or Los Angeles. Pretty much every major luxury hotel brand and a growing list of fashion houses and carmakers have a tower somewhere from Brickell to Bal Harbour to Sunny Isles.

This guide is the comprehensive map. Every branded residence we track in Miami, organized by category and status, with a note on where current MLS inventory exists. If you're shopping branded — or just trying to understand why every new tower in Miami seems to have a logo on it — this is the index.

The Numbers, First

We track 68 branded buildings across Miami-Dade and Broward, carrying 544 active for-sale listings between them. Measured against every unbranded condo listing in the same neighborhoods, branded residences ask $1,541 per square foot against $782 — a 97% premium.

That premium is not uniform. It runs to +295% in Surfside and is −1% in Sunny Isles Beach, where branded product is so common it has stopped being a differentiator. We broke that down neighborhood by neighborhood in branded residence vs luxury condo: the premium, measured.

What "Branded Residence" Actually Means

A branded residence is a private condo project licensed to operate under the name and standards of an established brand — usually a luxury hotel, but increasingly a fashion house, design firm, or automotive marque. The brand doesn't typically own the building. The developer pays the brand a licensing fee plus ongoing royalties; in exchange, the brand lends its name, defines design and service standards, and (in operated models) staffs the building with the same hospitality team that runs its hotels.

Two structures dominate:

Operated / managed model — The brand actively runs the building's service program. Concierge, housekeeping, valet, and amenity programming are delivered by the brand's hospitality team to hotel standards. Aman, Four Seasons, Ritz-Carlton, St. Regis, Edition, and Rosewood typically operate this way. Higher fees, higher service ceiling.

Licensed model — The brand licenses its name and approves architectural / interior standards but doesn't run day-to-day operations. Common with fashion- and auto-branded buildings (Porsche Design, Aston Martin, Fendi, Dolce & Gabbana). Lower ongoing brand fees, less hospitality polish.

Most buyers don't distinguish, but they should. A unit in an operated Ritz-Carlton building has a meaningfully different daily experience than a unit in a licensed Aston Martin building — even if both wear the brand name.

The Branded Premium

Across our own data the Miami premium is 97% — branded listings ask a median $1,541 per square foot against $782 for unbranded inventory in the same neighborhoods, measured across 3,754 priced listings.

For context, Knight Frank's 2024 Branded Residences Report puts the average global premium for a branded residence at roughly 30% above comparable unbranded inventory in the same market, with ultra-luxury operated brands (Aman, Four Seasons, Ritz-Carlton at flagship locations) commanding premiums north of 50%. Miami sits at the high end of that range — the city's branded inventory routinely trades at premiums that would be unthinkable elsewhere because the buyer base (international, second-home, deposit-tolerant) is built for it.

What buyers actually get for the premium varies, but typically includes:

• Brand-defined finish packages — finish-out is part of the licensing agreement
• Reciprocal hotel benefits — upgrades, food and beverage credits, late checkout at the brand's global properties
• Hospitality-led amenities — pool service, beach service, in-residence dining where applicable
• Higher resale liquidity — branded units have measurably shorter days-on-market in distressed conditions
• Exit optionality — branded units are easier to short-term rent in jurisdictions that allow it

The premium isn't free. Brand fees are baked into HOA, and there's usually an additional "brand assessment" line item. We'll cover this in the "How to Buy" section.

Why Miami Specifically

Miami's dominance in branded residences traces to three structural factors:

1. International deposit-tolerant buyers. A meaningful share of Miami pre-construction is purchased by foreign buyers who use the deposit structure as both purchase mechanism and currency play. Branded names provide the legibility (and resale liquidity) those buyers need.
2. Florida's tax environment. No state income tax; favorable LLC and estate planning structures. A branded condo functions as both residence and financial instrument.
3. Coastal land scarcity meets weak height limits. Most of Miami's branded inventory is on the water — Sunny Isles, Bal Harbour, Brickell waterfront, Fisher Island. The supply of buildable beachfront is finite, and the brands compete to anchor the remaining sites.

The result: every major luxury hotel brand has a Miami project, and almost every recent fashion or auto launch in branded real estate has chosen Miami first.

Hotel-Branded Residences in Miami

Hotel-branded is the original and still the largest category. Here's the current Miami inventory, grouped by brand family.

Marriott Family (Ritz-Carlton, St. Regis, Edition)

Marriott has more branded condo product in Miami than any other operator. Three brands, multiple locations.

Ritz-Carlton Residences — Miami's flagship hotel-branded line. Existing operated properties include the Ritz-Carlton Coconut Grove, Ritz-Carlton Bal Harbour, Ritz-Carlton Sunny Isles, and the Ritz-Carlton Residences Miami Beach. Pre-construction adds the Ritz-Carlton Residences South Beach. The Ritz program in Miami is the most consistent in the category — same staffing model, same standards across properties.

St. Regis Residences — Marriott's ultra-luxury anchor. Existing inventory at the three-tower St. Regis Bal Harbour complex. Pre-construction at St. Regis Residences Sunny Isles and St. Regis Residences Brickell. The St. Regis Brickell project is particularly notable as the first ultra-luxury hotel-operated tower in Brickell proper.

Edition Residences — Marriott's more design-forward, Ian Schrager-collaborative brand. Edition Residences Mid-Beach is existing inventory. Edition Residences Edgewater is pre-construction. Edition reads younger than St. Regis — comparable service, more contemporary aesthetic.

Hilton Family

Waldorf Astoria Residences Miami (downtown-waldorf-astoria-miami) — Pre-construction. The Sieger Suarez-designed supertall on Biscayne Boulevard is one of Miami's tallest planned residential towers. Hilton's ultra-luxury anchor brand operating a single Miami location.

Four Seasons

Four Seasons operates three Miami properties: the existing Surf Club Four Seasons in Surfside (a Richard Meier-designed restoration of the historic Surf Club), the Four Seasons Residences Brickell at the tip of Brickell, and pre-construction Four Seasons Residences Coconut Grove. Four Seasons in Miami is the smallest-volume category in this list and arguably the most exclusive on a per-unit basis.

Aman

Aman (mid-beach-aman-tower) — Pre-construction. Aman's first Florida project and one of only a handful of Aman branded residences globally. Aman's standards are the most restrictive of any branded operator in the world; expect the deepest service program of any project in this guide.

Mandarin Oriental

Mandarin Oriental Residences Miami (brickell-key-residences-mandarin-oriental) — Pre-construction. Located on Brickell Key, replacing the original Mandarin Oriental Miami hotel. Single-tower ultra-luxury anchored by one of the most recognized hospitality brands in Asia.

Rosewood

Rosewood Residences — Rosewood Residences South Beach. One of Rosewood's growing branded portfolio; Rosewood is among the most design-focused operators in the category.

Setai

The Setai Miami Beach (south-beach-setai) — Existing. The Asian-inspired beachfront tower on Collins Avenue is one of South Beach's longest-tenured branded condos and one of the original hotel-branded models in Miami.

Faena

Faena House (miami-beach-faena-house) — Existing. The Foster + Partners-designed tower at the center of the Faena District in Mid-Beach. Pre-construction expansion at Faena Residences Miami along the Miami River.

Six Senses

Six Senses Residences Fisher Island (fisher-island-six-fisher) — Pre-construction. The wellness-focused Six Senses brand's first Florida project, on the most exclusive private island in the United States.

Cipriani

Cipriani Residences — Two Miami projects: pre-construction Casa Cipriani in Mid-Beach and pre-construction Cipriani Residences Brickell. The Cipriani family's first ground-up branded real estate ventures.

Auberge

Auberge Beach Residences & Spa (fort-lauderdale-auberge-beach) — Existing. The Fort Lauderdale property anchors Auberge's growing residential portfolio.

Nobu

Nobu Residences — 619 Brickell (Nobu Residences Miami). Pre-construction. The first Nobu-branded high-rise residential project in the city's financial core.

Other Hospitality Brands

Viceroy Brickell Residences (brickell-viceroy-brickell) — Pre-construction. Shore Club Private Collection (south-beach-shore-club-private) — Pre-construction. The redevelopment of the legendary Shore Club hotel into private residences. Continuum Club & Residences (north-bay-village-continuum-club) — Pre-construction. From the team behind South Beach's iconic Continuum North and South. E11EVEN Hotel & Residences (downtown-e11even-residences) — Pre-construction. Unusually branded around the E11EVEN nightclub; aimed at a specific lifestyle buyer.

Fashion- and Designer-Branded Residences

The fashion-branded category is newer (most launches post-2018) and growing fast. Miami has more fashion-branded inventory than any other US city.

888 Brickell by Dolce & Gabbana (brickell-888-brickell-dolce-gabbana) — Pre-construction. Dolce & Gabbana's first real estate project globally. JDS Development. Among the most expensive pre-construction launches in Miami history on a per-unit basis.

Fendi Chateau Residences (surfside-fendi-chateau-residences) — Existing. Surfside oceanfront tower with Fendi-designed interior finishes. One of the original fashion-branded projects in the US market.

Avenia by Fendi Casa (aventura-avenia-fendi) — Pre-construction. Fendi's expansion into Aventura.

Missoni Baia (edgewater-missoni-baia) — Existing. The colorful, Hani Rashid-designed Edgewater tower licensed by the Missoni fashion house. Notable for its serpentine massing and waterfront pool deck.

Armani Casa Residences (sunny-isles-armani-casa) — Existing. The Cesar Pelli-designed Sunny Isles tower with interiors by Armani Casa. One of the earlier fashion-branded projects on the Atlantic.

Baccarat Residences Brickell (brickell-baccarat-residences) — Pre-construction. Branded by the French crystal maker — different from typical fashion branding, more design-house than apparel.

Jean-Georges Miami (midtown-jean-georges) — Pre-construction. Chef-branded rather than fashion-branded, but in the same licensed-design category.

Automotive-Branded Residences

Sunny Isles and Downtown Miami have become the center of automotive-branded real estate globally. Five major projects span the category.

Porsche Design Tower (sunny-isles-porsche-design-tower) — Existing. The original automotive-branded tower in Miami, famous for its "Dezervator" automobile elevator that delivers cars directly into in-unit garages. Dezer Development.

Aston Martin Residences (downtown-aston-martin-residences) — Recently completed. The downtown Miami sail-shaped tower at the mouth of the Miami River. G&G Business Developments. Among Aston Martin's first major real estate licensing ventures.

Bentley Residences (sunny-isles-bentley-residences) — Pre-construction. Sunny Isles oceanfront tower with the same Dezervator concept pioneered at Porsche Design — every unit has an in-residence garage. Sieger Suarez architecture.

Mercedes-Benz Places (brickell-mercedes-benz-places) — Pre-construction. Mercedes-Benz's first Florida real estate project, in the heart of Brickell.

Pagani Residences (north-bay-village-pagani-residences) — Pre-construction. Pagani's first-ever real estate project globally. North Bay Village waterfront site.

Bentley Bay (south-beach-bentley-bay) and Hilton Bentley (south-of-fifth-hilton-bentley) — Existing. Earlier Bentley-licensed projects in South Beach and South of Fifth, predating the current Sunny Isles flagship.

Trump-Branded Properties

The Trump-branded residential portfolio in Miami predates the current branded residence boom and operates more like a developer-licensed family of buildings than a true hospitality-operated branded program. Dezer Development built the Sunny Isles cluster; the Hollywood property has separate ownership. We covered this set in depth in Trump Buildings Miami: All 6 Trump-Branded Condos Compared.

The Miami-area Trump buildings: Trump Tower I, II, III, Trump Palace, Trump Royale, and Trump Hollywood. All existing, active resale market.

Where the Branded Inventory Is

Branded residences concentrate in five Miami submarkets:

Brickell — The fastest-growing branded cluster. Waldorf Astoria, St. Regis, Baccarat, Cipriani, Four Seasons, Mercedes-Benz Places, 888 Brickell by Dolce & Gabbana, Nobu, Viceroy, and the existing Cassa Brickell. Brickell is becoming what Bal Harbour was in the 2000s — a clear concentration of operated luxury product.

Sunny Isles Beach — The original branded high-rise corridor. Porsche Design Tower, Bentley Residences, Armani Casa, St. Regis, Ritz-Carlton, and the entire Trump cluster. Oceanfront, large floor plates, mostly resort-style amenity programming.

Bal Harbour — Three St. Regis towers, Ritz-Carlton, and Rivage. The most ultra-luxury-concentrated zip code in Miami-Dade by branded-residence density.

South Beach / Mid-Beach / Surfside — Setai, Rosewood, Ritz-Carlton, Edition, Faena House, Casa Cipriani, Aman, Shore Club Private Collection, Surf Club Four Seasons, Fendi Chateau. The Faena District in Mid-Beach is a particularly dense branded cluster.

Coconut Grove — Lower-rise, more residential. Four Seasons, Ritz-Carlton. Quiet alternative to the beach corridor for buyers who want branded service without the high-rise density.

Every Branded Building, With Current Asking Prices

Live MLS asking prices, pulled the day this page was updated. "Median $/sqft" is shown only where a building has at least three listings with usable square footage, so a single outlier cannot set the number. Pre-construction projects sold entirely through the developer show no MLS inventory.

Hotel and hospitality branded

49 buildings, 337 active listings, median $1,903/sqft.

Fashion and design branded

6 buildings, 63 active listings, median $1,928/sqft.

Automotive branded

6 buildings, 70 active listings, median $1,764/sqft. See Bugatti Residences Miami for the newest addition, and what the others tell us about how it will price.

Trump-branded

6 buildings, 74 active listings, median $973/sqft — the cheapest branded tier in Miami and barely above the unbranded median of $782.

A few patterns worth knowing:

• Existing operated buildings typically carry continuous resale inventory. That is the liquid end of the branded market.
• Recently completed buildings such as Aston Martin Residences and Missoni Baia are only now seeing original buyers resell, so pricing is still establishing.
• Pre-construction projects are sold through the developer and generally do not reach the MLS until completion, which is why several of the highest-profile names above show no listings.

How to Buy a Branded Residence in Miami

A few mechanics that differ from buying unbranded inventory:

HOA structure includes a brand fee. Most operated branded buildings carry an explicit brand operating fee inside the HOA (sometimes called a "hotel services fee" or "brand assessment"). Expect operated brands like Ritz-Carlton, Four Seasons, and Aman to add a meaningful service line item; licensed brands like Porsche Design or Aston Martin charge less.

Reciprocal benefits typically have a usage cap. "Free nights at all Ritz-Carltons globally" is rarely actually free or unlimited. Most reciprocal programs are upgrade/discount programs with annual caps; ask for the exact program terms in writing before you sign.

Brand-mandated finish packages limit customization. Operated brands typically require any unit-level renovation to be approved by the brand's design team. This protects the brand's standards but constrains buyers who want to customize.

Resale liquidity is typically better but the buyer pool is narrower. Branded units sell faster in normal markets and hold value better in downturns, but the buyer pool is concentrated — fewer cash buyers shopping in the $5M+ range. Pricing your unit correctly on exit matters more than in unbranded inventory.

Pre-construction reservation structures vary widely. Standard Miami pre-construction is 10% reservation deposit, 10% at contract, 10% at groundbreaking, 10% at topping off, 60% at closing. Branded pre-construction sometimes uses more aggressive structures (20% at signing is common). Read the reservation agreement carefully — particularly the refundability clauses if the project changes timeline or scope.

Frequently Asked Questions

Q: How many branded residences are there in Miami? A: Across Greater Miami there are 50+ named branded residential projects spanning hotel, fashion, designer, and automotive brands — the largest concentration of any single market globally per Knight Frank's annual branded residence report.

Q: Are branded residences worth the premium? A: It depends on whether you're buying primarily as a residence or primarily as an asset. As a residence, the value is in service quality and reciprocal benefits — only worth it if you'll use them. As an asset, branded units typically resell faster and hold value better in downturns, so the premium can amortize over a hold period.

Q: What's the difference between an operated and a licensed branded residence? A: Operated means the brand actively runs the building's hospitality program (Four Seasons, Aman, Ritz-Carlton). Licensed means the brand lends its name and design standards but doesn't run day-to-day service (Porsche Design, Aston Martin, most fashion brands). Operated commands a higher premium and higher ongoing fees but delivers a meaningfully different daily experience.

Q: Do branded residences come with free hotel stays? A: Rarely. Most include reciprocal benefits — typically upgrades, food and beverage credits, late checkout, or discounted rates at the brand's global hotels. Free unlimited nights is essentially never the actual offer. Always read the exact program terms.

Q: Which Miami neighborhood has the most branded residences? A: Brickell currently has the most branded inventory by raw count (driven by ongoing pre-construction launches). Bal Harbour has the highest per-zip-code density of branded ultra-luxury. Sunny Isles is the largest oceanfront branded corridor.

Q: Can I short-term rent a branded residence in Miami? A: It depends on the building's specific bylaws. Many operated branded buildings prohibit short-term rentals to protect the hotel program. Some explicitly allow rentals through the brand's hotel rental pool (a feature, since the brand handles guest service). Always confirm in the condo declaration before buying.

Q: Is pre-construction branded inventory a good investment? A: Same answer as any pre-construction: depends on the developer's track record, the reservation structure, the brand's standing, and your hold period. The branded premium typically holds across the development cycle, so a well-priced pre-construction reservation can show meaningful paper appreciation by delivery. But construction delays, scope changes, and market timing are real risks — read the reservation agreement carefully.

Q: What's the next branded residence coming to Miami? A: The pre-construction pipeline is constantly evolving. The biggest near-term deliveries are St. Regis Brickell, Waldorf Astoria, Six Fisher Island, and Mandarin Oriental Brickell Key. Newer announcements like Aman, Casa Cipriani, and Mercedes-Benz Places are further out. We update each building page as new information becomes public.

---

If you're cross-shopping branded inventory, the most efficient workflow is to pick your brand and neighborhood, then click through to the building page to see current live MLS inventory for that building. Every building on this list links to its detail page on this site.

For questions about specific buildings, reservations, or how to evaluate a branded purchase versus an unbranded comparable, get in touch.