EDITION Residences, Edgewater: The Waterfront Pre-Construction Buyer's Guide (2026)

Edgewater has quietly become Miami's most watched waterfront neighborhood — a dense strip of new bayfront towers between Downtown and the Design District, built on the last developable stretch of Biscayne Bay frontage this close to the urban core. Its most brand-forward address is now rising on the water's edge.

EDITION Residences, Miami Edgewater is a 55-story, roughly 185-residence branded condominium at 2121 North Bayshore Drive, directly on Biscayne Bay. Developed by Two Roads Development, designed by Bernardo Fort-Brescia of Arquitectonica with interiors by Studio Munge, it brings Marriott's design-led EDITION brand — and its hospitality service model — to a for-sale residential tower in Edgewater for the first time.

This is a purely residential interpretation of the EDITION name — there is no EDITION hotel attached to the Edgewater tower. That means the amenity deck, the staff, and the entire ground plane are built for owners, with EDITION's hospitality standards and Marriott's branded-services layer applied to a condominium rather than shared with transient hotel guests. It is a different animal from the EDITION-branded hotel-and-residences on Miami Beach (more on that distinction below).

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Project Snapshot

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The EDITION Brand & Design

EDITION is Marriott International's design-led luxury brand, conceived as a joint venture with hotelier Ian Schrager and launched in 2008. Where a traditional luxury flag leans on uniformity, EDITION was built to feel bespoke and of-the-moment in each city — closer to a fashion house than a hotel chain. Edgewater takes that sensibility and applies it to a for-sale residential building.

The most important design fact for buyers to understand: this is not the same building — or the same designer — as the Miami Beach EDITION. The Mid-Beach property is a delivered, John Pawson–designed oceanfront hotel-and-residences complex. The Edgewater tower is a ground-up, purely residential pre-construction project with an entirely different creative team.

Architecture — Arquitectonica. The tower is designed by Bernardo Fort-Brescia, FAIA, who co-founded Miami's Arquitectonica in 1977 and shaped much of the city's modern skyline. The concept references Edgewater's setting — the moonlight over the bay and the racing yachts on the water — expressed as a sleek, prism-like glass form stretched along roughly 800 linear feet of bayfront.

Interiors — Studio Munge. Toronto-based Studio Munge, led by Alessandro Munge, handles the residence and amenity interiors. Munge is known for hospitality-grade interiors that balance sophistication with warmth, and the brief here was explicitly to translate the EDITION aesthetic into a residential palette.

Landscape — EDSA. The landscape and garden program, including the bayfront terraces and "secret garden" spaces woven through the amenity levels, is by the internationally known firm EDSA.

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Location: Edgewater's Last Bayfront Frontier

2121 N Bayshore Drive sits on the Biscayne Bay edge of Edgewater, on the former Biscayne 21 site — one of the last large, directly-on-the-water development parcels in the neighborhood.

The appeal of Edgewater is exactly this position: direct bay frontage and a walkable Baywalk, minutes from the Design District's luxury retail and dining, Wynwood's galleries, and the Downtown/Brickell job core — without paying Brickell-core or Miami Beach prices. For buyers who want a brand-name waterfront residence but find the classic Beach and Brickell addresses either too transient or too built-out, Edgewater is the value-and-access argument.

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The Residences

Residences are delivered fully finished with Studio Munge–specified interiors. Signature features across the tower include:

• Private elevator entry and semi-private foyers on most residences
• High ceilings with floor-to-ceiling impact glass
• Deep waterfront terraces engineered into the massing, most with direct bay exposure
• Designer kitchens with premium integrated appliance packages
• Spa-inspired primary baths with the EDITION-aligned palette
• Panoramic exposures over Biscayne Bay, the barrier islands, and the Miami skyline

Floor Plan Mix (approximate)

• Residences: one-bedroom-plus-den through four-bedroom layouts, ranging from roughly 1,952 to ~3,864 square feet
• Penthouses: three expansive tri-level penthouses, each with a private rooftop pool and garden
• Guest suites: a set of on-site branded guest suites for owners' visitors — an EDITION hospitality touch

The east-facing residences — direct Biscayne Bay and barrier-island exposure — are the most sought-after in the building, both for the water views and the morning light off the bay.

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Amenities + EDITION Services

Because there is no hotel sharing the tower, the roughly 45,000 square feet of amenities are private to residents and their guests. Published and expected amenities include:

• Two resort-style pools, including a cabana-lined bayfront pool with a full-service poolside lounge and bar
• Direct Biscayne Baywalk access along the water's edge
• Spa and wellness center with a full treatment program serviced by EDITION
• Fitness center with private training studios, plus yoga and spinning rooms
• Club lounge and social lounges opening to bayfront garden terraces with private fireside seating
• Private screening room / cinema
• Library and business/co-working space
• Kids' club and family spaces
• Dog spa / grooming suite and dog run
• Landscaped "secret gardens" by EDSA woven through the amenity levels

EDITION-Branded Services

The operational signature is the branded-services layer. In a residential EDITION context this means hospitality-grade concierge, in-residence services coordinated to EDITION standards, on-site branded guest suites for owners' visitors, and — as a Marriott-operated property — access privileges tied into the broader Marriott International luxury ecosystem. The pitch is a lock-and-leave residence where the building runs like a five-star hotel without the hotel guests.

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The Developer

• Two Roads Development — a South Florida–based developer whose principals carry a combined century-plus of experience across residential and commercial projects. Two Roads' South Florida portfolio and its selection by Marriott to carry the EDITION residential brand give the project development credibility.
• EDITION / Marriott International — the brand operator, bringing the service standard, brand standards, and Marriott's operational backbone on a residential (non-hotel) license.

A proven, locally experienced development team is one of the most underrated factors in pre-construction risk. Delivery track record, financing depth, and the strength of the brand partnership all feed into how a pre-con project weathers a multi-year build.

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Status & Timeline

A note on the timeline, because the public sources disagree. Early marketing materials from the 2022–2023 launch cited a mid-to-late 2026 completion off an anticipated 2023 groundbreaking. That schedule has slipped: more recent reporting indicates groundbreaking is now expected around 2026, which — on the project's own ~36-month build estimate — points to a realistic delivery in the 2028–2029 window. Treat any single delivery date as provisional and confirm the current schedule, deposit milestones, and construction status directly with the sales gallery before contracting.

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Pricing Reality

• Entry pricing has been published from roughly $1.7M–$1.95M for the smaller one-bedroom-plus-den layouts.
• Standard inventory (larger two- to four-bedroom homes) has been marketed up into the ~$7M+ range depending on size, floor, and exposure.
• The three tri-level penthouses, each with a private rooftop pool and garden, are the trophy product and are priced separately well above the standard band.

Published pre-construction pricing is a snapshot, not a quote. Availability, floor premiums, and developer incentives shift with each release, and the best live numbers rarely match what circulates on aggregator sites. Confirm current pricing through the sales gallery and your buyer's agent.

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Who This Building Is For

1. The Brand-Forward Waterfront Buyer

You want a directly-on-the-bay residence run to five-star service standards, but you find the delivered Beach and Brickell branded towers either too transient or too expensive. Edgewater's EDITION gives you the brand and the water at a lower entry than the marquee Beach addresses.

2. The Design District / Culture-Adjacent Owner

You spend your time in the Design District, Wynwood, and Midtown. A bayfront residence minutes from all three — with a Baywalk at your door — is the lifestyle case, and the one- to two-bedroom layouts are the efficient way in.

3. The Long-Term Edgewater Investor

You are betting on Edgewater's scarcity — bayfront parcels this close to Downtown are nearly built out. Branded residences from an established developer have historically defended value better than unbranded product through cycles.

If you want a high-cash-flow short-term rental play, note that branded residential buildings carry premium HOAs and typically restrict hotel-style rentals — a different building profile entirely. Read the declaration on minimum lease terms before you underwrite for income.

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Cost of Ownership

Beyond purchase price, budget for:

• HOA fees: Branded, heavily amenitized bayfront towers sit at the higher end of Edgewater dues. Model your specific unit's monthly assessment carefully before contracting.
• Property taxes: Miami-Dade ad valorem taxes generally run ~1.6–2.0% of assessed value annually.
• Insurance: Condo HO-6 plus wind coverage varies by floor and unit size.
• Deposit schedule: Florida pre-construction typically stages deposits from contract through closing — understand exactly what is at risk and when, especially given the extended timeline.

A realistic all-in carrying cost for a branded bayfront residence like this lands in the low-single-digit percentage of purchase price per year. Build the full model — HOA, tax, insurance, and the opportunity cost on staged deposits over a multi-year build — not just the headline price.

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Frequently Asked Questions

Is this the same as the Miami Beach EDITION Residences?

No. The Miami Beach EDITION Residences is a delivered, 26-home oceanfront hotel-and-residences complex on Mid-Beach designed by John Pawson. The Edgewater project is a separate, ground-up, ~185-residence pre-construction tower on Biscayne Bay, designed by Arquitectonica with Studio Munge interiors, and it has no attached hotel.

Is there an EDITION hotel in the Edgewater building?

No. The Edgewater tower is residential only — amenities and staff serve owners, not transient hotel guests. EDITION's hospitality standards and branded services are applied to the condominium itself.

How many residences and stories are there?

Approximately 185 residences across a 55-story tower (about 649 feet), stretched along roughly 800 linear feet of Biscayne Bay frontage.

Who is the developer and architect?

Developed by Two Roads Development, designed by Arquitectonica (Bernardo Fort-Brescia), with interiors by Studio Munge and landscape by EDSA.

What do the floor plans look like?

Layouts run from one-bedroom-plus-den through four-bedroom, roughly 1,952 to 3,864 square feet, plus three tri-level penthouses with private rooftop pools and gardens.

When will it be delivered?

The timeline has shifted from the original launch guidance. Groundbreaking is now expected around 2026, pointing to a realistic delivery in the 2028–2029 range on the project's ~36-month build. Confirm the current schedule tied to your specific unit.

What is the starting price?

Published entry pricing has run from roughly $1.7M–$1.95M, with standard inventory into the ~$7M+ range and the tri-level penthouses priced separately above that.

Are residences delivered furnished?

Fully finished but unfurnished — kitchens, baths, flooring, and fixtures are included; furniture is the buyer's responsibility.

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How to Buy at EDITION Residences, Edgewater

Pre-construction at this level is a multi-year commitment with staged deposits and real tax, insurance, and HOA implications — and, in this case, a timeline that has already moved. Before contracting:

1. See the actual current inventory and pricing — by floor and by exposure. The public numbers are rarely the live ones.
2. Confirm the construction schedule in writing. Ask for the current groundbreaking and delivery estimate, the deposit milestone structure, and what is at risk at each stage.
3. Compare head-to-head with the other Edgewater and bayfront pre-cons — read our Edgewater neighborhood guide and our take on Aria Reserve, then weigh EDITION against its delivered sibling on the Miami Beach EDITION.
4. Model the full cost of ownership and understand your deposit at risk under Florida pre-construction law.

Visit the EDITION Residences, Edgewater building page for current inventory, floor plans, and to schedule a private appointment with our team.

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This guide is for educational purposes. Pricing, availability, unit counts, delivery dates, and project specifications are drawn from the developer's and public sources' most recent materials and are subject to change without notice. Consult your real estate attorney and tax advisor before contracting on any pre-construction unit.