Highest-Priced Miami Pre-Construction Condos: The Residences at Mandarin Oriental, Miami

Brickell Key is a 44-acre island connected to Brickell by a single bridge, and The Residences at Mandarin Oriental, Miami is replacing the island's former Mandarin Oriental hotel at its southern tip. The developer is Swire Properties, the company behind much of Brickell Key's development, and the architect is KPF (Kohn Pedersen Fox). Swire calls it its largest luxury residential project to date and its first branded residential development anywhere.

The former hotel closed in May 2025 and was imploded on April 12, 2026. Swire broke ground in early October 2026, with Moss as general contractor and delivery scheduled for 2030, according to the developer's groundbreaking announcement as reported by Florida YIMBY and Profile Miami.

This is the tenth profile in our highest-priced Miami pre-construction condo series.

The Quick Take

View the Mandarin Oriental Residences building page · Browse all Brickell Key condos for sale · Brickell Key neighborhood guide

Why It Sits Near the Top of the Market

Three structural factors keep Mandarin Oriental Residences in the trophy conversation:

1. The address. Brickell Key is a small, bay-surrounded island reached by a single bridge from Brickell, so new waterfront sites there are rare. Unlike Fisher Island, it is reachable by car.
2. A one-time island repositioning. The project replaces the island's former Mandarin Oriental hotel with two new towers and a hotel planned as the brand's North American flagship.
3. Brand plus design team. Mandarin Oriental services the amenity podium, KPF designed the master plan and both towers, and two Paris-based designers split the interiors.

Pricing Reality

Starting prices quoted earlier in the sales campaign are no longer current. At the October 2026 groundbreaking, Swire reported that remaining South Tower residences start at $7M and remaining North Tower residences start at $4M.

The top of the building has already sold on paper: two crown penthouses went under contract to separate buyers at $49.9M each. Swire says those deals set mainland Miami condo records for total price and for price per square foot, at roughly $6,300 per square foot.

Sales momentum has been strong. Swire reported more than $1.7B in residential sales across both towers at groundbreaking, including more than $620M in 2026 alone. The developer attributes much of the activity to domestic buyers. Fortune Development Sales is the exclusive sales manager.

What Makes the Product Different

Concrete distinctions versus other branded Miami residential:

• Brickell Key island address, reachable by car over a single bridge (Fisher Island, by contrast, is reached by ferry)
• Swire as developer, the company behind much of Brickell Key's development, with a long-term stake in the island's value
• KPF architecture, the firm behind Hong Kong's International Commerce Centre and Seoul's Lotte World Tower
• Tristan Auer and Laura Gonzalez interiors, both Paris-based, with Auer on the South Tower and Gonzalez on the North Tower
• South Tower finishes: private elevators and foyers, 11-foot ceilings, floor-to-ceiling glass opening to 12-foot-deep terraces with outdoor wet bars, Molteni&C kitchens with Gaggenau appliances and Dornbracht fixtures, and natural stone floors

The shared amenity podium covers more than 100,000 square feet, is landscaped by SHMA and is serviced by Mandarin Oriental. According to the developer's South Tower fact sheet, it includes:

• An Ocean Pool with cabanas and a Lagoon Pool with private villas
• A wellness deck with hot and cold plunge pools, saunas and a hammam
• A Technogym fitness atelier
• A multi-use sport court
• A game room with billiards and a golf simulator, plus a screening lounge
• A kids club, a business lounge with a conference suite and a library
• A private dining room with a wine cellar
• A self-service dog grooming spa

Buyer Fit

Mandarin Oriental Residences is a fit for:

• Buyers who specifically want Brickell Key, with drive-on island access and no ferry
• Buyers who want Mandarin Oriental service in a residential tower (South Tower), or residences with hotel spa and dining access (North Tower)
• Owners comparing across Six Fisher Island, Rivage Bal Harbour and Baccarat Residences Brickell
• Multi-home buyers who want a fully serviced, lock-and-leave residence

It's probably not the right fit for:

• Buyers who want oceanfront. This is Biscayne Bay frontage, not the Atlantic.
• Investors seeking near-term yield. Construction started in October 2026 and delivery is scheduled for 2030.
• Anyone wanting a small-building HOA structure. The South Tower alone holds 228 residences.
• Buyers hunting for entry-level pricing. With the South Tower about 80% sold, remaining inventory there starts at $7M.

How It Compares to Other Trophy Projects

The closest direct comp is Six Fisher Island: both are island addresses with brand-level service and ultra-luxury new construction. Mandarin Oriental's edge is drive-on access, KPF architecture and a hotel on site. Six Fisher Island's edge is lower density, with about 50 residences, and the established Fisher Island Club.

The Risk Side

The project is now under construction, but buyers are still committing years before keys:

• Long construction horizon. Delivery is scheduled for 2030. Read the deposit schedule, escrow terms and any assignment restrictions in your contract.
• Two towers, three products. South Tower residences, North Tower residences and Hotel Collection residences carry different services and pricing.
• Construction at about 850 ft on an island site. Logistics, marine conditions and scope are all elevated.
• Carrying costs. Ask for the budgeted association fees and any island-wide charges, then add the cost of Mandarin Oriental service.
• Resale liquidity at the very top. Duplex and crown penthouses tend to have a thin buyer pool.
• Insurance exposure on a bayfront island site.

Bottom Line

The Residences at Mandarin Oriental, Miami replaces Brickell Key's former hotel with two KPF-designed towers, Mandarin Oriental service and a planned 121-room flagship hotel on site. With more than $1.7B in sales, the South Tower about 80% sold and two crown penthouses under contract at $49.9M each, remaining South Tower homes now start at $7M.

For buyers who want drive-on island living with a globally recognized hospitality brand, and who can wait for a 2030 delivery, this is the Brickell Key project to study first. Track resale and assignment activity on the building page.

More From the Highest-Priced Pre-Construction Series

• Six Fisher Island: private-island residences
• Ritz-Carlton Residences South Beach: 30-residence boutique condo
• Shore Club Private Collection: Auberge + Robert A.M. Stern
• Casa Cipriani Mid-Beach: condo-hotel with a members' club
• Rivage Bal Harbour: SOM-designed oceanfront condos
• Waldorf Astoria Residences Miami: 100-story supertall
• The Perigon Miami Beach: OMA-designed Mid-Beach oceanfront
• 888 Brickell by Dolce & Gabbana: planned fashion-branded supertall
• Baccarat Residences Brickell: 75-story riverfront