LOFTY Brickell: The Airbnb-Friendly Riverfront Investor's Guide (Pre-Construction 2026)

Most of Brickell's new towers are sold on lifestyle — the butler, the bayfront, the branded name. LOFTY Brickell is sold on something more concrete: cash flow. It is one of the very few new Miami condos purpose-built, from the zoning up, to be rented out night by night on Airbnb — and it sits directly on the Miami River.

LOFTY Brickell rises 44 stories at 99 SW 7th Street as a 362-residence tower on the north bank of the Miami River, developed by Newgard Development Group in partnership with Two Roads Development and designed by Arquitectonica. Every residence is delivered fully finished and fully furnished, and — critically — the building carries no rental restrictions, meaning owners can rent short-term (Airbnb, VRBO, Booking.com) as-of-right, backed by on-site hospitality management.

This is not a luxury-lifestyle building that happens to allow rentals. It is a rental-income machine wrapped in a luxury finish package — the flagship of Newgard's "ready-to-Airbnb" LOFTY line. If your first question about a Miami condo is "what will it yield?", this is the building the entire model is built around.

View the LOFTY Brickell building page

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Project Snapshot

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The Short-Term-Rental Investor Angle (Read This First)

The single reason LOFTY Brickell exists — and the reason it sold out its studios and one- and two-bedrooms years before delivery — is its rental model. Understand this before anything else.

No rental restrictions. Most Miami condo declarations impose minimum lease terms — 30 days, 90 days, sometimes a full year — and cap how many times a unit can turn over annually. LOFTY was designed to have none of that. Owners can rent short-term as-of-right, which in practice means nightly stays on Airbnb, VRBO, Booking.com, Expedia, or any platform the owner chooses. The building is pre-licensed for home-sharing rather than fighting an association or a zoning board over it after the fact.

Turnkey from day one. Because a rental has to be guest-ready on closing, every residence is delivered fully finished and fully furnished, with interiors curated by INC. (and an elevated Artefacto package on the penthouses). There is no "buy it, then spend three months and $60,000 furnishing it before you can list it." The keys and the calendar go live together.

On-site hospitality management. LOFTY includes on-site management and a resident/owner app designed to run the property like a hotel operation — bookings, turnovers, housekeeping, and guest services handled in-building. That is the piece that makes remote and out-of-state ownership realistic: you are not personally coordinating cleaners between check-outs from another time zone.

A few honest caveats, because this is a real underwriting decision, not a brochure:

• "No restriction" is not the same as "guaranteed return." Short-term-rental performance depends on nightly rates, occupancy, seasonality, platform fees, and management fees — none of which the developer controls.
• Management is a cost, not free. On-site hospitality management and cleaning turnovers come out of gross revenue. Model net, not gross.
• Regulation can move. Florida and Miami-Dade short-term-rental rules have been contested and can change. LOFTY's building-level permission is a structural advantage, but the broader regulatory environment is worth watching.

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Architecture & Riverfront Location

LOFTY Brickell is the work of Arquitectonica, the Miami firm whose fingerprints are on much of the modern city skyline. The tower carries a clean, minimalist massing — floor-to-ceiling glass, corner residences with wraparound balconies, and the compact, efficient floor plates that a rental-first building demands.

Its defining feature, though, is the site. LOFTY sits on the north bank of the Miami River, a stretch that has transformed over the last few years from working waterfront into one of Brickell's most active dining-and-nightlife corridors. The building fronts the water directly and includes a private marina — a genuine rarity, and a strong amenity for a guest-facing rental where "on the river with boat access" is a headline in the listing.

LOFTY is part of the larger One Brickell Riverfront development by Newgard and Two Roads, which also includes The Standard Residences, Brickell on the same assemblage. Both towers topped off / reached full architectural height in the first half of 2026, so the skyline presence is no longer theoretical — it is built.

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Location: Walkable Brickell, on the Water

99 SW 7th Street places LOFTY at the western edge of Brickell where it meets the river — walkable to the Brickell core, but on the quieter, water-facing side.

For a short-term-rental building, walkability and airport proximity are not lifestyle luxuries — they are occupancy drivers. Guests want to land, drop bags, and be in a restaurant or on the river without renting a car. LOFTY's location checks that box directly.

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The Residences

Across the tower, residences are delivered fully finished and fully furnished with interiors by INC. The floor-plan mix is deliberately weighted toward the sizes that rent best:

• Studios — the most efficient rental units, from roughly 485 sq ft
• One-bedrooms — the workhorse of the building's rental economics
• Two-bedrooms — up to roughly 930 sq ft, corner layouts with wraparound balconies
• Penthouses — roughly 1,374 to 2,224 sq ft, 2–3 bedrooms plus dens, with an elevated Artefacto furniture package

Signature residence features include:

• 9- to 11-foot ceiling heights
• Floor-to-ceiling impact glass with river and skyline exposures
• Private balconies, wraparound on corner units
• European cabinetry and stone countertops
• Smart-building technology and high-speed connectivity throughout
• Turnkey furnishing packages curated for immediate rental readiness

The river-facing residences carry the marquee views; the city-facing units trade the water for the Brickell skyline and typically a lower entry price.

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Amenities

LOFTY's roughly 40,000 square feet of amenities are built to double as both resident perks and rental selling points. Published and expected amenities include:

• Private marina on the Miami River — direct boat access
• Resort-style pool deck with cabanas
• Riverfront restaurant at the ground plane
• Fitness center, private Peloton studios, and a yoga lounge
• Spa and wellness spaces
• Cigar lounge
• Co-working lounge, private meeting rooms, and a business center
• Rooftop experience with skyline and river views
• Two-story lobby, 24-hour concierge and valet
• On-site hospitality management and an owner/resident app

For an owner-operator, every one of these is also a line in the listing that supports a higher nightly rate — a pool, a spa, a restaurant downstairs, and a marina are exactly what push a river-view Brickell rental above the neighborhood average.

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The Developer

• Newgard Development Group — the Miami-based developer behind the LOFTY brand and, earlier, the Natiivo short-term-rental concept. Newgard has effectively specialized in the "ready-to-Airbnb" condo model, which makes LOFTY less an experiment than a refinement of a formula it has built repeatedly.
• Two Roads Development — joint-venture partner on the broader One Brickell Riverfront assemblage (which also includes The Standard Residences, Brickell). Two Roads brings an additional layer of institutional development experience to the site.
• Arquitectonica (architecture) and INC. (interiors) round out a team with deep Miami track records.

A developer that has built short-term-rental condos before — and understands the operational, licensing, and management realities that make or break them — is a meaningful de-risking factor for a rental-first purchase.

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Status & Timeline

LOFTY is well past the riskiest early stages of pre-construction — it is topped off and vertically complete, with interior build-out and delivery targeted for August 2027. That reduces (though never eliminates) construction and completion risk relative to a project still selling from a rendering. Confirm the current closing timeline tied to any specific remaining unit, because it drives your deposit schedule and carrying-cost planning.

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Pricing Reality

• Studios, 1-bedrooms, and 2-bedrooms: effectively sold out. At original launch these opened at roughly $500,000 for studios, $554,000 for one-bedrooms, and $903,000 for two-bedrooms — a useful benchmark for what resale inventory may reprice against.
• Penthouses: the remaining new-construction inventory. Recent guidance puts the ~7 remaining penthouses at roughly $2.4M to $3.5M, with the developer's own materials citing penthouse pricing from around $2M.
• Resale / assignment: because the smaller units sold out early, most buyers seeking a studio or one-bedroom today will be looking at contract assignments or eventual resale, not developer inventory.

Published pre-construction pricing is a snapshot, not a quote. Availability, developer incentives, and any assignment inventory shift constantly, and the numbers on aggregator sites lag the live market. Confirm current pricing through the sales gallery and your buyer's agent.

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Who This Building Is For

1. The Yield-First Investor

This is the core buyer. You want a Miami condo that produces rental income from the day it closes, with no lease-term restrictions to work around and an on-site team to run turnovers. LOFTY is arguably the most purpose-built option in Brickell for exactly this, and it should be underwritten on net rental math, not on lifestyle.

2. The Out-of-State / International Owner-Operator

You want the income without personally managing cleaners, guests, and bookings from another city or country. The turnkey furnishing plus on-site hospitality management plus owner app stack is designed precisely for hands-off, remote ownership.

3. The Lock-and-Leave Part-Time User

You want to use a furnished river-view unit part of the year and let it earn its keep the rest of the time. LOFTY lets you block your own dates and rent the calendar around them — with no minimum-stay rule forcing you into long tenants.

If your goal is a large primary residence, a family home, or a trophy bayfront address, this is not that building — its unit sizes and rental-first culture point elsewhere. For those, look at the ultra-luxury Brickell towers covered in our top luxury Brickell condos guide.

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Cost of Ownership

A short-term-rental condo has a very different cost structure from a primary residence — model both sides of the ledger.

Income side (potential, not guaranteed):

• Gross nightly revenue — a function of nightly rate × occupancy, both highly seasonal in Miami.

Cost side:

• HOA fees: a heavily amenitized, marina-equipped, hospitality-serviced tower carries meaningful monthly dues. Get the specific unit's assessment before contracting.
• Management and turnover fees: on-site hospitality management, housekeeping, and platform commissions (Airbnb/VRBO) all come out of gross revenue — often a large combined percentage.
• Property taxes: Miami-Dade ad valorem taxes generally run ~1.6–2.0% of assessed value annually.
• Insurance: condo HO-6 plus wind coverage; short-term-rental use can affect the policy and premium.
• Deposit schedule: LOFTY has been structured around a staged deposit (commonly a reservation deposit, then to roughly 20% at contract, with the balance at closing). Understand exactly what is at risk and when.

The single most important discipline here: underwrite to net income, not gross. Back out management, cleaning, platform fees, HOA, taxes, insurance, and realistic vacancy before you decide the numbers work.

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Frequently Asked Questions

Is LOFTY Brickell finished?

Not yet. The tower topped off in January 2026 and reached full architectural height in mid-2026, but interior build-out continues with delivery targeted for August 2027. It remains a pre-construction/under-construction purchase, though a de-risked one now that it is vertically complete.

Can I really run it as an Airbnb?

Yes — LOFTY was designed with no rental restrictions, so short-term rentals are permitted as-of-right on Airbnb, VRBO, Booking.com, and similar platforms. This is the building's central feature, not a workaround. Broader Miami-Dade and Florida short-term-rental regulations can still evolve, so confirm the current rules with your attorney.

Is there a limit on how many days a year I can rent?

The building's model is built around unrestricted rental rather than a fixed annual day cap — there is no long minimum-lease term forcing you into 30- or 90-day tenants. Confirm the exact language in the condominium declaration before contracting, since that document governs.

Do the units come furnished?

Yes. Every residence is delivered fully finished and fully furnished, with interiors by INC. and an elevated Artefacto package on the penthouses — turnkey and rental-ready on closing.

Who handles the rentals?

LOFTY includes on-site hospitality management and an owner/resident app to handle bookings, turnovers, and guest services in-building — the piece that makes remote ownership practical. You are not required to self-manage.

How big are the units?

Residences run roughly 485 to 930 square feet (studios through two-bedrooms), with penthouses from about 1,374 to 2,224 square feet (2–3 bedrooms plus dens). This is an efficient, rental-optimized floor-plan mix, not a large-format building.

What's still available and at what price?

The studios, one-bedrooms, and two-bedrooms are essentially sold out from the developer. The remaining new-construction inventory is a handful of penthouses in roughly the $2.4M–$3.5M range. Smaller units are available mainly via assignment or resale — confirm live inventory with your agent.

Who is the developer?

Newgard Development Group, in partnership with Two Roads Development, with architecture by Arquitectonica. Newgard is the developer behind the LOFTY short-term-rental brand and the earlier Natiivo concept.

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How to Buy at LOFTY Brickell

A short-term-rental condo is an income asset first and a home second — buy it that way.

1. Underwrite to net, not gross. Build a real model: nightly rate × realistic occupancy, minus management, cleaning, platform fees, HOA, taxes, insurance, and vacancy. Decide whether the yield clears your target before you fall for the view.
2. See the actual current inventory and pricing — by exposure (river vs. city) and by unit type. Understand whether you are buying developer penthouse inventory or an assignment/resale on a smaller unit.
3. Read the declaration on rentals — confirm in writing exactly what short-term-rental rights, management arrangements, and any platform or program requirements attach to your unit.
4. Model the full deposit schedule and cost of ownership and understand your deposit at risk under Florida pre-construction law.

For the wider context on this end of the market, compare LOFTY against the rest of the neighborhood in our top luxury Brickell condos guide and the complete Brickell neighborhood guide, and read why buyers choose Miami pre-construction before you contract.

Visit the LOFTY Brickell 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, rental rules, and project specifications are drawn from the developer's and public sources' most recent materials and are subject to change without notice. Short-term-rental performance is not guaranteed, and short-term-rental regulations can change. Consult your real estate attorney and tax advisor before contracting on any pre-construction unit.