ONE W12 Residences Overtown: One West Twelve Pre-Construction Condo Guide (2026)

ONE W12 Residences Overtown: One West Twelve Pre-Construction Condo Guide (2026)

One West Twelve Residences, marketed as ONE W12 and sometimes shortened to OW12, is a 245-foot, 372-residence condo tower at 1129 NW 1st Court in Miami's Overtown, on the northwest edge of Downtown Miami. It is being developed by Property Markets Group (PMG), Lion Development Group (Michael Simkins) and LNDMRK Development (Alex Karakhanian), designed by CUBE 3 and built by John Moriarty & Associates. The Real Deal reported that it is the first project the three firms have done together.

Every residence is delivered fully furnished and finished, and the developers have marketed the building around short-term rental flexibility: The Real Deal reported at launch that buyers can rent their units on a daily basis. Most homes are compact studios, junior one-bedrooms and one-bedrooms from 287 to 547 square feet, plus eight two-level townhomes. Pricing launched from $300,000 in mid-2024, and Commercial Observer reported in December 2025 that the project was about 97 percent sold or under contract as it closed a $92.5 million construction loan. Completion is targeted for 2028.

This guide sets out what the development team and the press have published, where sources disagree, and how ONE W12 compares with other furnished, rental-friendly pre-construction condos nearby. For the surrounding area, start with our Downtown Miami neighborhood guide.

ONE W12 Residences at a glance

The project goes by more than one address. PMG's portfolio page and Florida YIMBY use 1129 NW 1st Court. The 2024 land purchase and The Real Deal use 105 NW 11th Terrace, and Commercial Observer's December 2025 report gives 113 NW 11th Terrace. Miami Today has described Block 19 as fronting NW 11th Terrace, NW 1st Court, NW 12th Street and NW 1st Avenue, so these appear to be different frontages of the same site.

Residence mix and sizes

ONE W12 has two very different products under one roof. The developer's typical tower floor plans are labeled Levels 10 through 22, and the eight townhomes (Townhouses 01 through 08) each span two levels.

The tower ranges come from the developer's individual residence plans, and the townhome sizes from the developer's eight townhouse plans. The Real Deal reported at launch that the studios and one-bedrooms average 400 to 500 square feet. The developers have not published how many of the 364 tower residences are studios, junior one-bedrooms or one-bedrooms, so ask the sales team which lines remain before you settle on a type. Note that the single three-bedroom townhome plan (1,133 square feet) is smaller than the largest two-bedroom plan (1,249 square feet).

Each residence is delivered with the following, per the developer's published materials:

• Full furniture package and finished interiors
• Built-out closets
• Integrated kitchens with custom countertops and backsplash
• Miele appliances and Italkraft cabinetry
• Finished bathrooms and wet areas
• Built-in washer and dryer
• A contemporary lighting package

In practice, ONE W12 is a building of small, rental-oriented residences. A 287-square-foot studio and a 1,249-square-foot two-bedroom townhome attract different buyers, with different rental demand and very different furniture needs. Floor plans we have on file are on the ONE W12 building page.

Architecture and renderings

CUBE 3, a firm based in North Andover, Massachusetts, designed the tower. The developer renderings show a glass tower above a green-and-white faceted podium, with planting on the roof and the restaurant's outdoor seating at street level. The podium holds the parking garage, which Florida YIMBY reported at 819 spaces across eight floors.

Project renderings from the development team (Property Markets Group, Lion Development Group and LNDMRK Development). Renderings are artistic depictions, not photographs.

The developers' daytime aerial rendering shows an elevated highway behind the tower and a rail corridor running past one side of the podium, and Commercial Observer put the site about two blocks south of I-395. That matters when you pick a line. A residence facing the highway and rail will have a different view and noise level than one facing the neighborhood, so check where a unit sits on the floor's key plan and ask the sales team for the orientation of any line you are considering.

Amenities and the Marcus Samuelsson restaurant

The developer's published materials list these shared amenities:

• Rooftop garden and pool with lounge areas (PMG's portfolio page also lists a rooftop bar)
• Fitness center
• Smart-building technology
• Curated art installations
• House cruiser bikes with bike storage
• An Overtown-inspired lobby
• Vibe BBQ, a ground-floor dining and lounge concept by Marcus Samuelsson

Vibe BBQ is the building's main ground-floor draw. Florida YIMBY described it as a quick-serve American comfort food concept from the chef behind Red Rooster Overtown, with an expanded lounge and cocktail program. Florida YIMBY also reported 4,892 square feet of retail space in the project.

Apart from the rooftop and the ground floor, the developers have not said which levels hold the amenities. For a building of 372 mostly small residences where units can be rented daily, ask how pool and fitness access will be managed with guests, whether owners and renters have the same access, and what the projected monthly assessment will be.

Short-term rentals: what has been published

Rental flexibility is central to how ONE W12 has been sold. The developer's fact sheet lists "short term rental flexibility," and The Real Deal reported at the July 2024 launch that buyers can rent units on a daily basis.

What the published materials do not specify is how that works in practice. Before you sign, ask for the condominium documents and confirm:

• Whether there is any minimum stay, or a cap on stays per year
• Whether owners can self-manage or must use a designated rental program, and what that program charges
• How guest registration, parking and amenity access are handled
• Whether the rules can change after the condominium association takes over from the developer

For the wider market, our guide to Miami condos that allow short-term rentals explains how rental rules differ from building to building.

Location: Overtown Block 19

ONE W12 occupies Block 19 in Overtown, the historic neighborhood northwest of the Downtown core, on a site fronting NW 11th Terrace, NW 1st Court, NW 12th Street and NW 1st Avenue. About a block east is the 44-story 38 West Eleventh Residences, which PMG and Lion are developing with Marc Roberts Companies, and the same PMG and Simkins pipeline includes E11EVEN Residences Beyond at 60 NE 11th Street in Park West.

The block was not always headed for condos. Miami Today reported in March 2023 that a prior owner's plan for a 25-story, 413-apartment project by Nichols Architects had received a recommendation from the city's Urban Development Review Board. That plan was never built, and the current team bought the site the following year.

Read our Downtown Miami neighborhood guide for the surrounding area, and our Brickell vs. Downtown Miami comparison if you are deciding between the two. Walk the blocks around NW 11th Terrace and NW 1st Court yourself, at different times of day, before you choose a building here.

Project timeline and status

Construction began in late 2025, and the most recent published reports, from December 2025, put completion in 2028. We have not found a published construction milestone for 2026, such as a topping-off, so treat 2028 as the developers' target rather than a confirmed delivery date. PMG Residential leads sales. The building was already reported about 97 percent sold in December 2025, so ask what is left before planning around a specific type or floor.

ONE W12 vs. nearby furnished and rental-friendly condos

Sources: Commercial Observer (December 2025) and the April 2025 loan announcement for 38 West Eleventh; Florida YIMBY and The Real Deal (April 2025) for Twenty-Six & 2nd; the HUB Miami developer site for HUB Miami; our existing guide for E11EVEN Residences Beyond.

The comparison shows how ONE W12 is positioned. Its $300,000 launch price was below the $500,000 studio launch price at Twenty-Six & 2nd, from PMG and LNDMRK, and its smallest tower studios (287 square feet) are smaller than the 394-square-foot minimum published for HUB Miami. E11EVEN Residences Beyond uses a 30-day minimum, while ONE W12 has been marketed with daily rentals. For the flagship daily-rental tower in the same PMG pipeline, see our E11EVEN Hotel & Residences guide. When you compare these buildings, put the same questions to each one: current price per square foot, deposit schedule, projected assessment, rental program terms and completion date.

How to buy at ONE W12

1. Register on the ONE W12 building page. About 97 percent of residences were reported sold or under contract in December 2025, so inventory was already thin. The waitlist is the simplest way to hear when a residence becomes available.
2. Choose between a tower unit and a townhome. Tower studios and one-bedrooms (287 to 547 square feet) are a different purchase from the two-level townhomes (710 to 1,249 square feet). Settle which one you want before you ask about availability.
3. Get current pricing in writing. The $300,000 starting price dates from the 2024 launch. Current pricing has not been published, so ask for the price, price per square foot and deposit schedule of any specific unit.
4. Read the rental rules in the condominium documents. Confirm any minimum stay, operator requirement, fees and guest policies rather than relying on marketing language.
5. Check orientation and the block. Ask which way the unit faces relative to the highway and rail corridor shown in the renderings, and visit the site.
6. Compare before you commit. Our guides to why buy pre-construction in Miami and the Miami pre-construction condo market cover the contract questions that matter most. Our December 2025 new development roundup gives more pipeline context.

Frequently Asked Questions

Where is ONE W12 Residences located?

ONE W12 is in Overtown, on the northwest edge of Downtown Miami. The developer markets it at 1129 NW 1st Court, Miami, FL 33136. Reports on the 2024 land sale list the site as 105 NW 11th Terrace, and Commercial Observer has used 113 NW 11th Terrace. The 1.5-acre site, known as Block 19, fronts NW 11th Terrace, NW 1st Court, NW 12th Street and NW 1st Avenue.

Who is developing and designing One West Twelve?

Property Markets Group (PMG), Lion Development Group and LNDMRK Development are the developers. CUBE 3 is the architect and John Moriarty & Associates is the general contractor.

How tall is ONE W12 and how many residences does it have?

The tower is 245 feet tall. The developer and Florida YIMBY describe it as 23 stories, while The Real Deal has reported 22. It has 372 residences: studios, junior one-bedrooms and one-bedrooms on Levels 10 through 22, plus eight two-level townhomes.

How big are the residences at ONE W12?

According to the developer's floor plans, tower residences run from 287 to 547 square feet: studios from 287 to 405, junior one-bedrooms from 382 to 440, and one-bedrooms from 463 to 547. The townhomes run from 710 to 1,249 square feet.

Can you rent ONE W12 units on Airbnb or daily?

The developer markets short-term rental flexibility, and The Real Deal reported at launch that buyers can rent units on a daily basis. No minimum stay or annual cap has been published, so confirm the rules in the condominium documents before you buy.

Are ONE W12 residences furnished?

Yes. Residences are delivered fully furnished and finished, with Miele appliances, Italkraft cabinetry, built-out closets and a built-in washer and dryer.

How much did ONE W12 condos cost?

Pricing launched from $300,000 in 2024, according to the developers' launch announcement as reported by The Real Deal. Current pricing has not been published.

When will ONE W12 be completed?

Completion is targeted for 2028. Florida YIMBY reported a groundbreaking on October 1, 2025. Commercial Observer, reporting the $92.5 million construction loan from Maxim Capital Group in December 2025, said construction had begun the previous month.

What amenities does ONE W12 have?

The developer lists a rooftop garden and pool with lounge areas, a fitness center, smart-building technology, curated art installations, house cruiser bikes with storage, an Overtown-inspired lobby, and Vibe BBQ by Marcus Samuelsson on the ground floor. PMG's portfolio page also lists a rooftop bar.

Is ONE W12 sold out?

Commercial Observer reported in December 2025 that the building was about 97 percent sold or under contract. Register on the building page to hear when a residence becomes available.

Explore ONE W12 Residences

Visit the ONE W12 building page for the rendering gallery, the floor plans we have on file, project details and the waitlist. To see how it compares with other furnished and rental-friendly projects, browse Miami pre-construction condos or read our Downtown Miami neighborhood guide.