Miami Pre-Construction Condo News, October 2026

October was a month of concrete and capital. Two Brickell towers moved decisively closer to delivery, two projects closed the construction financing that separates a rendering from a building, and a long-stalled Edgewater tower finally cleared its last legal obstacle. On the other side of the bay, Miami Beach spent the month pushing back against developers using Florida's Live Local Act to propose taller towers than local zoning allows.

This digest covers news from mid-August through mid-October 2026. Every figure below was checked against developer announcements, financing and permitting coverage, or public filings. For the full list of projects currently selling, see our Miami pre-construction condo guide and the pre-construction search.

The month at a glance

Towers that moved closer to delivery

Cipriani Residences Miami tops out at 85 stories

Mast Capital topped out Cipriani Residences Miami at 1420 S Miami Ave in July, and the developer's topping-off announcement put the Arquitectonica-designed tower at 85 stories and roughly 950 feet. Earlier coverage, and some building databases, still describe it as 80 stories, so expect to see both numbers in circulation. Mast bills it as the tallest residential tower south of Manhattan.

In September the developer released the 1931 Collection, two penthouses named for the year Harry's Bar opened in Venice:

• San Marco, a three-story penthouse asking $33 million, at 9,677 square feet including outdoor space, with a rooftop infinity pool.
• Torcello, asking $19.8 million, at 6,703 square feet including outdoor space.

The collection is described as the tower's final residential release, and the project reports about 85% of its 397 residences sold. Moss Construction is the general contractor, and completion is targeted for summer 2027. Thirteen Cipriani residences are currently listed on the MLS as resales or assignments, starting at $2,145,900.

Mandarin Oriental breaks ground on Brickell Key

Swire Properties formally started construction on The Residences at Mandarin Oriental, Miami the week of October 5, on the former Mandarin Oriental hotel site at the tip of Brickell Key. The headline number is sales: about $1.7 billion in contracts before a shovel went in, with the South Tower roughly 80% sold and the North Tower's private residences about 25% sold. Prices are reported up about 30% since South Tower sales began in 2024.

The Kohn Pedersen Fox-designed project has two towers joined by an amenity complex of roughly 100,000 square feet, landscaped by the Thai firm Shma:

• South Tower: 66 stories and 228 residences, interiors by Tristan Auer, with remaining residences from $6.6 million.
• North Tower: 33 stories with 70 private residences from $3.9 million, 28 hotel residences from $3.8 million, and 121 hotel rooms, interiors by Laura Gonzalez.

Swire is funding construction itself rather than with a construction loan, and completion is targeted for 2030.

The Rider tops off in Wynwood

Ciprés and Rilea Group topped off The Rider Residences at 94 NE 29th St in September. The 12-story building, designed by Deforma Studio with RADYCA interiors, has grown since its 2024 launch and now counts 152 fully furnished residences from studios to three-bedroom penthouses, between 386 and 1,612 square feet.

The Rider is built around short-term rental flexibility. Rentals are permitted and can be managed through the developer's own platform, and buyers can finance with crypto-backed mortgages through a third-party lender. Amenities include a ground-floor speakeasy called the Leopard Room, a vinyl listening lounge, a marble hammam with cold plunges and a rooftop pool. The project is about 50% sold, with prices from $550,000 to $2.4 million, and completion is targeted for the second half of 2027. Eight residences are listed on the MLS from $543,900. Read our Wynwood neighborhood guide for the surrounding blocks.

EDITION Residences Edgewater clears its last obstacle

The most consequential legal news of the month came from Edgewater. Two Roads Development reached a fully funded settlement with the remaining holdout owners at Biscayne 21, the 191-unit bayfront condominium standing on the site of EDITION Residences Edgewater. Reports put the holdouts at about ten owners and the payment at roughly $50 million. The settlement ends a dispute in which the state appeals court sided with the owners in 2025, and it allows demolition of the 13-story building to proceed, followed by vertical construction.

The Arquitectonica tower is planned at 55 stories with 185 residences from one-bedroom-plus-den layouts to four bedrooms, plus three tri-level penthouses, more than 45,000 square feet of amenities, and over 800 linear feet of waterfront connecting to the Baywalk and Margaret Pace Park. The project is reported about 40% presold. Earlier this year, three contract buyers sued to recover roughly $2.5 million in deposits over the delays, which is a useful reminder of why deposit terms matter (see the buyer section below).

Shoma Bay goes vertical with C-PACE financing

Shoma Bay at 1850 John F. Kennedy Causeway in North Bay Village closed a $172.5 million C-PACE construction loan from Nuveen Green Capital at the start of September. Combined with buyer deposits and equity, that loan is the project's entire capital stack. The developer's October update describes construction as going vertical.

The Shoma Group project has 333 residences from studios to three bedrooms, between 344 and 2,700 square feet, above a 36,000-square-foot Publix, with more than 60,000 square feet of amenities including a rooftop pool, a spa with a hammam and padel. The most recent published completion estimate is the end of 2027. Six Shoma Bay residences are listed on the MLS from $650,000.

Edge House is out of the ground and adds offices

Grupo T&C began vertical construction on Edge House at 1837 NE 4th Ave in July. The Kobi Karp-designed tower is planned at 57 stories with 608 turnkey residences from 410 to 1,242 square feet, priced from the $500,000s.

This month the developer added an unusual feature: 100 furnished private offices of about 100 square feet each on Level 8, available to owners of select two- and three-bedroom residences. Through the EdgeFlex program, owners can rent the residence and the office together or separately. The building also includes whole-building water sterilization and air purification through a partnership with Clear. Completion is targeted for the fourth quarter of 2028.

Villa Miami: no new milestone

Villa Miami at 710 NE 29th St had no public construction news this period. The last reported milestone was the 37th floor in May. The 56-story tower by Terra, One Thousand Group and Major Food Group has 70 half- and full-floor residences of roughly 3,000 to 6,000 square feet and a rooftop helipad, and is targeted for completion in late 2027. Three residences are listed on the MLS from $5.75 million.

New money and new releases

The Lincoln closes a $58 million loan

The Lincoln Coconut Grove at 2650 Lincoln Ave closed a $58 million construction loan from SME Capital in September, arranged by Berkadia, for 30 months with two six-month extensions. The project is more than 40% presold.

Lore Development Group and Element Development are building eight stories with 48 residences, every one a plus-den layout, including six penthouses up to 3,633 square feet. Paredes Architects designed the building, Design Philosophy the interiors and Winmar Construction is the builder. Prices start at $1.5 million, construction began in June, and completion is targeted for the third quarter of 2028. Four residences are listed on the MLS from $1.52 million. See our Coconut Grove guide for the neighborhood.

Faena unveils its penthouse collection

Fortune International Group and KAR Properties unveiled the penthouse collection at Faena Residences Miami in September. The collection is led by the $39.5 million Crown Residence, a two-level penthouse with about 8,200 square feet of interior space, roughly 7,000 square feet of outdoor space and a private rooftop pool. Remaining penthouses in the collection start at $6.9 million. Earlier, in July, a $30 million duplex in the East Tower went under contract, a record for the neighborhood.

The Rafael Viñoly-designed project has 434 residences in two riverfront towers and a three-level, 45,000-square-foot private club called Faena Rose. It anchors Alan Faena's planned district on the Miami River. Three residences are listed on the MLS from $1,644,250.

Seventeen Gables opens its sales gallery

BAM Development and Ascendra Capital opened the sales gallery for Seventeen Gables at 120 Aragon Ave in late September, with a scale model of the building and a full-size model kitchen designed by Asprea Studio. The eight-story building on Douglas Road at SW 17th Street broke ground in May and is targeted for the first quarter of 2028.

Seventeen Gables has 117 residences from one to three bedrooms, between 557 and 1,428 square feet, priced from the mid-$600,000s with most residences under $1 million. That price point makes it one of the more accessible new-construction options near Coral Gables.

WOMA brings MVRDV to Wynwood Norte

WOMA is the first US project from Uribe Schwarzkopf, a developer based in Quito, Ecuador, and the first Miami condominium designed by the Dutch firm MVRDV, working with Kobi Karp as architect of record. The project at 3223 NW 5th Avenue in Wynwood Norte, next to the Bakehouse Art Complex, has 163 residences ranging from micro-units and studios to three bedrooms, plus a single penthouse.

The design wraps the building in a textile-inspired facade and lifts a public plaza above the street. Four duplex live-work ateliers face the plaza. Amenities include a semi-Olympic rooftop pool, a wellness terrace with sauna and steam, a fitness center, pickleball, a cinema, a business center and a pet park. Early MLS listings ask from about $416,000 to $1.25 million. See renderings and current listings on the WOMA building page.

Bugatti Residences gets its design

Prosper Group and Versluys Group unveiled the design of Bugatti Residences Miami in mid-September, a roughly $650 million, 60-story tower with more than 300 feet of Miami River frontage. It is Bugatti's first residential project in the United States. Brandon Haw Architecture is designing the building and Yabu Pushelberg the interiors, and Rhodium will operate the residences.

The tower will hold 183 residences, including four penthouses. The developers closed on the one-acre site for about $50 million in August, buying it from Newgard and Two Roads, the developers of neighboring LOFTY Brickell and The Standard Residences Brickell. Pricing and floor plans have not been released, and sales are expected in the first half of 2027.

The pipeline: proposals worth watching

None of the projects below is selling, and none is approved. They are worth tracking because they show where the next wave of supply could come from, and in Miami Beach, how hard the city is fighting it.

Miami Beach pushes back on Live Local towers

Florida's Live Local Act lets developers exceed local height and density limits if they include workforce housing. In mid-October the Miami Beach commission approved a package of measures against the law, including one that could lead to a lawsuit. Three South Beach proposals show the stakes:

• The Savoy, 425 Ocean Dr. Allied Partners filed in June for a 38-story Arquitectonica tower with 90 condominiums, a 76-room hotel and 60 workforce rentals, keeping the 1937 Savoy's lobby while demolishing most of the hotel and the neighboring 1941 Arlington. City planning staff failed the application in July with a long list of required corrections. As of mid-October, the city said it had not heard back from the developers.
• The Bancroft, 1501 Collins Ave. Pebb Capital, Maxwelle Real Estate Group and GFO Investments propose restoring the 1939 Art Deco hotel and replacing a 1990s dining annex with a 25-story, 325-foot tower by Adrian Smith + Gordon Gill and Built Form: 74 condominiums, 50 workforce units and 42 hotel rooms, with a 21st-floor restaurant. The city has refused to accept the application, arguing the site includes the adjoining Ocean Steps parcel. The developers sued in December 2025, and revised plans followed this fall.
• Reserve at One Sunset, 1920 Alton Rd. Turnbridge Equities filed a 20-story ODP Architecture design with 21 condominiums averaging about 4,288 square feet and 14 workforce units, plus a pool, wellness club and padel courts. It would replace the Pura Vida restaurant on the site and is under administrative review.

Separately, GFO's Russell Galbut withdrew three other Live Local applications on October 12. For buyers, the takeaway is simple: Live Local proposals in Miami Beach are years from a sales launch, if they reach one at all. See our South Beach guide for what is selling there today.

Two Harbor Island proposals in North Bay Village

North Bay Village drew two new filings on East Drive, the bayfront edge of Harbor Island:

• 7915 East Dr. A 28-story, 339-foot Revuelta Architecture tower would replace the 41-unit Bayview Villages with 70 residences of two to four bedrooms from about 1,997 square feet, rooftop pools and a public walkway along a raised seawall. Plans were filed in late August and the project has no marketing name yet.
• 7922 and 7925 to 7931 East Dr. El-Ad Properties filed in mid-September for towers of 46 and 39 stories, 518 and 465 feet, with 165 residences from about 1,240 square feet, 427 parking spaces, a waterfront restaurant and more than 10,000 square feet of public park. The towers exceed current zoning, so the plan needs a Special Area Plan approved by the village's planning board and commission.

Both would join Shoma Bay and the other towers already rising on the causeway.

What this month means for buyers

Presales tell you how much risk is left. A tower that is 80% or 85% sold before or during construction, like Mandarin Oriental's South Tower or Cipriani, has largely de-risked its sales. Projects in the 40% to 50% range, like The Lincoln, The Rider and EDITION, still depend on sales momentum. Neither number is a verdict on value, but it tells you how much negotiating room a developer may have.

Financing is the milestone that matters most. A closed construction loan, like The Lincoln's or Shoma Bay's, or a developer funding construction from its own balance sheet, like Swire at Mandarin Oriental, is the point where a project becomes likely to be built. Until then, renderings and sales galleries are a marketing exercise.

Read the deposit terms before you sign. The EDITION deposit lawsuit is a reminder that delays happen. Before signing, ask how your deposit is held, whether any portion can be released for construction, and what happens if the completion date slips past the contract deadline.

Compare developer pricing with the MLS. Several projects in this digest already have residences listed on the MLS as resales or contract assignments. Those asks are a useful check on developer price lists:

Active MLS listings as of October 19, 2026. Each building page shows current listings.

Frequently Asked Questions

Which Miami pre-construction towers topped off recently?

Cipriani Residences Miami in Brickell topped out in July 2026 at 85 stories, and The Rider Residences in Wynwood topped off in September 2026. Villa Miami in Edgewater had reached its 37th floor as of the last public update in May 2026.

Has construction started at The Residences at Mandarin Oriental, Miami?

Yes. Swire Properties formally began construction the week of October 5, 2026, with about $1.7 billion in sales already signed. Completion is targeted for 2030.

Is EDITION Residences Edgewater moving forward?

Yes. A fully funded settlement with the remaining Biscayne 21 owners, reached at the end of August 2026, cleared the way to demolish the existing building and begin construction of the 55-story tower.

What is happening with the Savoy Hotel redevelopment on Ocean Drive?

The 38-story Live Local proposal was filed in June 2026, and Miami Beach planning staff failed the application in July with required corrections. As of mid-October the city said it had not heard back from the developer, and the project has no approval.

Which new Miami condos started sales this fall?

WOMA in Wynwood Norte is selling, and Seventeen Gables opened its sales gallery in late September. Bugatti Residences Miami unveiled its design but does not expect to start sales until the first half of 2027.

Keep exploring

Browse every project currently selling in our Miami pre-construction condo guide, search by neighborhood on the pre-construction page, or contact REHUB Miami to compare any of the towers in this update.