LILLI Residences Miami Edgewater Buyer's Guide

LILLI is a 53-story, 117-residence boutique bayfront condominium rising on one of the last undeveloped parcels on Biscayne Bay in Edgewater — 717 NE 27th Street, immediately north of Missoni Baia. The developer is OKO Group, led by Vlad Doronin (also CEO of Aman). The architecture team is Adrian Smith + Gordon Gill Architecture — the same firm whose principal designed the Burj Khalifa and that drew Una Residences on Brickell's waterfront. Pricing starts at approximately $1.65 million.

This is the building to understand if you've been waiting for OKO Group's next Miami project after Una and Missoni Baia, or if you're tracking the very narrow remaining set of buildable Biscayne Bay sites in Edgewater. Sales launched in May 2026.

The Quick Take

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Why LILLI Matters in Edgewater's Bayfront Set

Three structural reasons this building is worth taking seriously:

1. One of the last undeveloped bayfront parcels in Edgewater

Edgewater's bayfront strip is effectively built out. The cluster of bayfront new-construction towers — Missoni Baia, Aria Reserve, Elysee, the Paraiso District buildings — was assembled over roughly a decade, and the remaining vacant or low-density bay-facing sites can be counted on one hand. The LILLI site currently holds a small six-story 2004 building on a 0.63-acre lot that will be replaced by the new tower. Once LILLI tops off, the supply of new bayfront product in Edgewater is essentially closed until somebody redevelops an existing tower — which on this strip is a multi-decade timeline.

For buyers focused on new-construction bayfront, the practical shortlist in Edgewater after LILLI sells out is short.

2. Adrian Smith + Gordon Gill at a boutique scale

Adrian Smith + Gordon Gill Architecture is a Chicago-based firm with an outsized global profile. Adrian Smith led the design of the Burj Khalifa, and the firm has multiple supertall and trophy projects across the Middle East, Asia, and the Americas. Their Miami residential portfolio includes Una Residences on Brickell's waterfront — an OKO Group sister project — which became the architectural reference point for the Brickell south-end bayfront.

LILLI brings that team to Edgewater at a deliberately smaller scale. 117 residences across 53 stories is a low unit density compared with the rest of the Edgewater bayfront cluster (Missoni Baia at ~249, Aria Reserve at ~390, Biscayne Beach at ~393). The architectural language — fluid, curvilinear form, softly rounded corners, articulated balcony elements, double-height glazing at the podium with fluted paneling — is closer to Una's sculpted Brickell tower than to the flat-glass bayfront product that dominates Edgewater.

3. OKO Group's third major Miami residential tower — and Vlad Doronin's Aman lineage

OKO Group's Miami track record is unusually concentrated for a private developer:

• Missoni Baia (Edgewater, delivered 2022) — Hani Rashid / Asymptote, 57 stories, ~249 units, the first true Missoni branded residence anywhere
• Una Residences (Brickell waterfront, delivered 2024) — Adrian Smith + Gordon Gill, 47 stories, ~135 units, yacht-inspired curvilinear tower
• LILLI (Edgewater, pre-construction, sales launched 2026) — Adrian Smith + Gordon Gill again, 53 stories, 117 units

Doronin's day job is CEO and majority owner of Aman, the global ultra-luxury hospitality brand. The hospitality DNA is visible in the LILLI amenity program — the four-pillar wellness framing, the dedicated Director of Lifestyle and Wellness role, the lobby ambassador and house-car service — and it's the framework most directly relevant to buyers cross-shopping the Aman residential program or any branded ultra-luxury hospitality residence in the city.

Inside the Residences

The base finish package at LILLI:

Living spaces

• Ceiling heights up to 12 feet
• Floor-to-ceiling glass with Biscayne Bay, Miami Beach, and downtown Miami skyline exposures
• Flooring options: oak or porcelain
• Custom millwork throughout
• Private terraces 348 to 640 sq ft, with glass handrails, porcelain tile flooring, and exterior electrical outlets

Kitchens

• Gaggenau appliances
• Marble-slab countertops and backsplashes
• Custom millwork cabinetry
• Custom island with seating
• Dornbracht brushed-nickel faucet

Primary bathrooms

• Freestanding soaking tub
• Glass-enclosed shower with rain head and body-spray fixtures
• Honed marble-slab vanity
• Porcelain tile floors

The finish package reads closer to the Una standard than to entry-level Edgewater product. It's a finish set that holds up against the Edgewater bayfront luxury benchmark — Missoni Baia, Elysee, the Paraiso District towers — and avoids the value-engineering downgrade that creeps into the lower-priced end of Edgewater new-construction.

The Four-Pillar Amenity Program

LILLI organizes ~22,000 sq ft of amenity space around four "living pillars": Movement, Recovery, Nourishment, and Connection.

Movement

• Fitness center with bay views
• Movement studio with circuit-based wellness programming

Recovery

• Infrared sauna
• Cold plunge pool
• Hot tub
• Body composition analyzer
• Private treatment rooms
• Pet spa
• Bike room

Nourishment & Connection

• 40-foot rooftop saltwater pool with bay views
• Bay sundeck and sunset garden
• Additional hot tub at the rooftop deck
• Club lounge and private dining room
• Waterfront Garden at the bay level
• Bayside Lounge

Service infrastructure

• Dedicated Director of Lifestyle and Wellness
• Lobby ambassador and doorman
• 24/7 concierge and 24/7 security
• Valet
• House car for resident use
• EV charging

The four-pillar framing isn't decorative. It maps directly to the Aman residential operating model Doronin has imported into the OKO Group residential product — programmed wellness as a service layer, not as a static gym + spa amenity stack. For pied-à-terre owners who fly in for stretches at a time, the dedicated lifestyle director and house-car service is the operationally meaningful piece, not the cold plunge.

LILLI also has direct access to the Baywalk — the continuous waterfront promenade running along Biscayne Bay through Edgewater. From the building, the Baywalk gives residents a walkable bay-edge route to neighboring amenities and connects toward Wynwood, the Design District, Midtown, and Downtown Miami.

Pricing Reality

Public pricing at sales launch:

• Starting price: ~$1.65M (entry-level one-bedroom, ~1,348 sq ft)
• Penthouse residences: trophy product, nearing 7,000 sq ft at the top
• Garden estates and larger floor plans sit between the 1BR base and the upper-floor penthouse inventory

On a per-square-foot basis, the entry-level pricing pencils out to roughly ~$1,200/sf at the base, with upper-floor and penthouse inventory expected to clear materially higher — comparable to the upper end of recent Missoni Baia resale on bayfront east-facing lines.

How LILLI Compares to the Rest of the Edgewater Bayfront

The cleanest read of the LILLI vs. nearest-comp question:

• vs. Missoni Baia (the OKO sister tower next door) — Missoni Baia is delivered, branded, and bigger (~249 vs. 117 units). LILLI is pre-construction, design-led without an applied fashion brand, and roughly half the unit count. Missoni Baia is the right answer if you want to walk it tomorrow and value the Missoni nameplate; LILLI is the right answer if you want new construction, lower density, and the Adrian Smith + Gordon Gill design language at the next stop up the bay.
• vs. Una Residences (the OKO sister tower in Brickell) — same architect, same developer, similar boutique unit count. The neighborhood differential is the real choice: Brickell waterfront with Una vs. Edgewater bay with LILLI. Una sits next to the financial district and South Brickell restaurants; LILLI sits closer to the Design District, Wynwood, and Midtown.
• vs. Aria Reserve next door — Aria Reserve is delivered at much bigger scale across two towers; LILLI is the boutique, design-first alternative at materially smaller density.
• vs. Elysee — Elysee is the closest in unit count and boutique positioning. The differentiator is timing (delivered vs. pre-con), architecture firm, and the OKO operating program.

Buyer Fit

LILLI is a fit for:

• Buyers who want new-construction bayfront in Edgewater and missed the original Missoni Baia / Una / Elysee sales windows
• Owners who care specifically about architectural pedigree — Adrian Smith + Gordon Gill, same firm as the world's tallest tower and Una Residences
• Buyers cross-shopping OKO Group operating quality — the lifestyle director, lobby ambassador, house-car program, and four-pillar wellness model are the operational layer that distinguishes Doronin's residential product
• Pied-à-terre owners who fly in for stretches and need the service depth to function as a primary Miami home
• Long-hold investors who want lower unit density (117 residences vs. 249–393 across most Edgewater bayfront comps) for a less rentable but more residential resident profile
• International buyers from Europe, Latin America, and the Middle East who recognize OKO Group and the Aman ecosystem

It's probably not the right fit for:

• Buyers who specifically prefer oceanfront over bayfront (this is Biscayne Bay, not the Atlantic — for oceanfront new construction, look at Bal Harbour, Sunny Isles, or Mid-Beach)
• Anyone underwriting rental income at scale — boutique low-density buildings on this strip are not designed around short-term rental volume
• Cost-per-foot-focused buyers who would prefer entry-level Edgewater inland product over the bayfront pre-construction premium
• Buyers unwilling to accept pre-construction delivery risk — if the priority is moving in this year, Missoni Baia, Elysee, or Aria Reserve are the delivered alternatives

The Risk Side

Standard pre-construction risk profile, plus a few specifics for LILLI:

• Pre-construction delivery risk — sales launched in May 2026. As with any pre-con tower, delivery timing, final unit mix, and final amenity scope can shift between groundbreaking and certificate of occupancy. Verify the developer's most recent disclosure and milestone calendar before contracting.
• Deposit schedule — Miami pre-construction typically requires a meaningful deposit stack (often 20% at contract with subsequent milestones to ~40–50% by topping off). Confirm the exact LILLI deposit structure in writing before signing.
• HOA trajectory — Boutique low-density bayfront product carries a higher per-foot HOA than larger towers because the fixed cost of the lifestyle staff, valet, and amenity operation is amortized across fewer residences. Underwrite the projected operating budget, not just the at-launch quoted fee.
• Insurance and reserve exposure — Post-Surfside Florida condo law requires meaningful reserves and structural-integrity inspections; this affects all Miami towers but is worth verifying for any pre-con underwrite.
• Pricing relative to comparable delivered product — at ~$1,200/sf entry, LILLI is priced above resale at Missoni Baia and meaningfully above older Edgewater inventory. The pre-con premium is partly architectural pedigree and partly the OKO operating program — both legitimate, both worth pricing explicitly.
• STR restrictions — boutique bayfront buildings typically restrict short-term rentals. Verify the exact bylaws if rental income is part of the underwrite.

Bottom Line

LILLI is OKO Group's third major Miami residential tower and the third Adrian Smith + Gordon Gill–designed condo on or near the bay (after Una Residences in Brickell). It's 53 stories, 117 residences, ~22,000 sq ft of amenity space organized around a four-pillar wellness program, sitting on one of the last undeveloped bayfront parcels in Edgewater, immediately north of Missoni Baia.

For buyers who specifically want new-construction bayfront in Edgewater at boutique density, with named architecture and a hospitality-grade operating layer, LILLI is the most directly relevant project launching in the neighborhood right now. Comp it against Una Residences on Brickell's waterfront, Missoni Baia next door, and Elysee on the boutique-density question — and decide on line, floor, and exposure at the pre-con phase, before the east-facing upper stack gets picked over.

If you're evaluating LILLI against the broader Edgewater set or weighing pre-construction in general, the Brickell vs Edgewater comparison and why buy pre-construction in Miami write-ups cover the trade-offs in more depth.

Related Reading

• Missoni Baia Edgewater Buyer's Guide
• The Paraiso District Miami: All 4 Paraiso buildings compared
• Brickell vs Edgewater: which Miami neighborhood to buy in
• Branded Residences in Miami: Complete Guide to Every Major Project
• Why buy pre-construction in Miami
• 10 Hottest Pre-Construction Condos in Miami