Smart Brickell Tower II: Condo and Hotel-Residence Buyer's Guide (2026)

Smart Brickell Tower II: Condo and Hotel-Residence Buyer's Guide (2026)

Smart Brickell Tower II is a 25-story mixed-use tower at 258 SW 9th Street in Brickell, Miami, developed and built by Habitat Group and designed by HAC Architects under Hernando Carrillo. Also called Smart Brickell II or Smart Brickell Tower 2, it is the second of three towers on Habitat's Smart Brickell campus. The building holds 100 residences: 50 condominiums and 50 hotel residences, along with commercial space and a multi-level parking garage. Residences were marketed as fully furnished, with smart-home devices built in.

Tower II is not an early-stage project. The City of Miami issued its master building permit in May 2025, and finishing-trade permits were still being issued and updated in October 2026. City of Miami permit records showed no certificate of occupancy as of October 22, 2026. This guide sets out what the developer, city records and press coverage confirm, explains where those sources disagree, and shows how Tower II compares with its sister towers. For the surrounding area, start with our Brickell neighborhood guide.

Smart Brickell Tower II at a glance

The name, team, height and residence count come from Habitat Group's project page and portfolio. The permit address, building area, zoning and garage come from the City of Miami's master building permit, and the commercial-space count comes from the December 2023 construction-loan announcement by lender Linkvest Capital.

Why there are two addresses

Habitat Group and its lender use 258 SW 9th Street. City of Miami construction permits for Tower II are filed under 255 SW 9th Street, and the Miami-Dade Property Appraiser's records cover the site as 255 and 243 SW 9th Street (Block 58, Lots 14 and 15) under the owner 255 Brickell Investment LLC. The tower sits on the north side of SW 9th Street, west of Tower I. If you are checking permits, property records or title work, search under 255 SW 9th Street. The developer's 258 address will not appear in the appraiser's records.

Residences, sizes and furnishings

Tower II splits its 100 homes evenly: 50 condominium units and 50 hotel residences. We have not found a full published breakdown of which floors hold which type, so ask the sales team which category a specific unit belongs to before you compare prices. Condominium and hotel units are usually governed by different rules.

Sources give different size ranges:

Both figures are project-wide ranges that span every layout, so do not read either as the size of a particular bedroom type. Use the individual floor plan on your contract, not either range, when you work out price per square foot.

What sets the Smart Brickell product apart is its delivery spec. According to the 2018 launch coverage, residences come fully furnished with smart-home devices from Nest, Alexa, Bosch and LIFX, along with Bosch appliances. If that package is still included, a buyer who plans to rent the unit or use it part-time would skip the furnishing step after closing. Ask for the current furnishing inventory and device list in writing, since the 2018 specification is eight years old.

Architecture and renderings

HAC Architects, led by Hernando Carrillo, designed the tower. Habitat Group lists Gensler as design consultant for Tower II. Florida YIMBY's 2021 coverage of Tower I described Gensler as that building's architect of record, but we have not found a source that names the architect of record for Tower II. Interior credits have also changed over time: launch coverage in 2018 and Florida YIMBY's 2021 Tower I report credited Arquitectonica Interiors, while the developer's current Tower II page credits Adriana Hoyos. Confirm the interior designer and finish package in the purchase documents.

Images are developer renderings of the Smart Brickell campus. The renderings do not label individual towers, so they show the campus as a whole rather than Tower II alone.

The developer's exterior rendering shows several white towers rising from a shared, curved podium, with a landscaped amenity deck on top and neighboring Brickell high-rises on either side. A street-level rendering shows a podium with curved balconies and ground-floor retail. Because the towers share a podium and amenities, how your unit relates to the shared spaces, the garage and the neighboring towers matters more than it would in a standalone building.

Amenities shared across the campus

Smart Brickell is planned as a campus with shared amenities, not a set of separate buildings. Skyrise Cities' 2018 launch report listed a fitness centre, two pools and an outdoor terrace shared across all three towers. Florida YIMBY's 2021 report on Tower I gave these amenity levels for that building:

• 8th floor: spa, party room and pool.
• 10th floor: sky bar and restaurant.
• 24th floor: gym.
• 25th floor: sky lounge.
• Ground floor: commercial space.

Those levels describe Tower I. We have not found floor-by-floor amenity levels published for Tower II, although the Tower II permits include a pool and spa, dated September 2025. Ask the sales team which amenities sit in Tower II, which you would reach through Tower I or Tower III, and how the shared-facility costs are split among the towers' associations.

Rental policy: what has been reported

Rental flexibility was central to how Smart Brickell was marketed, and published reports differ:

• November 2018 (Tower II launch): ProfileMiami reported that owners could rent up to 24 times a year, with an optional fixed two-year leaseback.
• May 2021 (Tower I reporting): Florida YIMBY reported Airbnb-type rentals up to 50 times a year.

We have not found a current, published rental rule for Tower II, and the condominium and hotel residences may not follow the same rules. Before you sign, get the declaration of condominium and any rental-program or leaseback agreement, and confirm the annual rental limit, the minimum stay and whether you must use an on-site operator. For more on how rental rules vary from building to building, read our guide to Miami condos that allow short-term rentals. For another furnished condo-hotel in the neighborhood, see our Meliá Residences Brickell guide.

Pricing

When Tower II launched in November 2018, ProfileMiami reported prices from $300,000 to $600,000. That is a 2018 launch figure and does not reflect current pricing. We have not found a current published price list for Tower II.

Location: SW 9th Street in Brickell

Tower II sits on the north side of SW 9th Street on the west side of Brickell, on the same block as its sister towers. Tower I is just to the east at 239 and 229 SW 9th Street, and Tower III, Smart Brickell Luxe, is at 885 SW 3rd Avenue and 259 to 267 SW 9th Street. Brickell City Centre, Mary Brickell Village and the Brickell Metrorail station are within walking distance, and the Metromover's Brickell loop connects to Downtown.

Walk SW 9th Street at different times of day. With three towers on one block, garage traffic and deliveries will be concentrated on the same frontage. Our Brickell neighborhood guide and our Brickell Miami guide cover the wider area.

Project status and timeline

Dated milestones from the developer, the lender and City of Miami permit records:

• November 2018: Tower II sales launched after Tower I sold out, with Cervera Real Estate handling sales.
• December 26, 2019: Demolition permits for 243 and 255 SW 9th Street were finaled.
• April 7, 2021: Building permit application BD21007347 was created. The city accepted the plans on June 15, 2021.
• March 23, 2023: A phased foundation-only permit was issued. Phased vertical permits followed from September 2023 through December 2024.
• December 28, 2023: Habitat Group closed a $12.5 million construction loan from LV Lending, part of Linkvest Capital. The lender's announcement targeted completion in the fourth quarter of 2025.
• March 2025: Permits for four Otis traction elevators were issued.
• May 5, 2025: Master building permit BD21007347001B001 was issued. It remains active with a status of "Ready for Inspections."
• July 2025: Floridian Development reported that Habitat Group was finalizing construction.
• August 4, 2026: A fire sprinkler and fire pump permit was issued.
• October 13, 2026: A temporary electrical permit for testing was issued.
• October 16, 2026: A glass-railing permit was updated.
• October 22, 2026: No certificate of occupancy is on record.

Delivery dates have slipped several times. Earlier completion targets were 2020 and then 2022, and the fourth-quarter 2025 date given in December 2023 has also passed. The permit activity in 2026 (fire protection, test power and railings) is consistent with a building in its finishing stages, but a delivery date is not confirmed until a certificate of occupancy is issued. If you are buying, ask the sales team or your attorney for the current estimated closing window and the outside completion date in your contract.

Smart Brickell Tower II vs. nearby Habitat Group projects

The most useful comparison is next door. Smart Brickell I has the same 50-condo, 50-hotel format, was completed in 2023, and the Miami-Dade Property Appraiser lists it as three separate condominiums: Smart Brickell Condo, Smart Brickell Lodging 1 Condo and Smart Brickell Commercial 1 Condo. That gives you a finished building with the same concept to tour, plus resale and rental activity to check before you commit to Tower II. Smart Brickell III is the third and final campus tower, with a larger hotel component. Season One and Millux Place are earlier-stage Habitat Group projects elsewhere in Brickell and show the developer's pipeline rather than direct alternatives on delivery timing.

How to evaluate Smart Brickell Tower II before you sign

1. Confirm the unit type. Find out whether the residence you are considering is one of the 50 condominiums or one of the 50 hotel residences, and which association and rules apply to it.
2. Get the rental rules in writing. Published reports range from 24 rentals a year with an optional leaseback (2018) to 50 a year (2021, for Tower I). The declaration and any rental-program agreement are what bind you.
3. Check the timeline in your contract. Targets have moved from 2020 to 2022 to the fourth quarter of 2025. Ask for the outside completion date and what rights you have if it passes.
4. Ask how the campus works. Confirm which amenities are in Tower II, which are shared with Towers I and III, and how shared costs are allocated.
5. Tour Tower I. It is the closest finished example of the same product. Look at the furnishings, the smart-home setup and how the amenities are run.
6. Verify the furnishing package. The smart-home and appliance specification dates from 2018, so ask for the current list.
7. Use our pre-construction resources. Our guide on why buy pre-construction in Miami covers contract questions, and our Miami pre-construction condos roundup and pre-construction directory show what else is selling.
8. Join the waitlist on the Smart Brickell Tower II building page for floor plans, availability and construction updates.

Frequently Asked Questions

Where is Smart Brickell Tower II located?

The developer markets the tower at 258 SW 9th Street, Miami, FL 33130. City of Miami permits and Miami-Dade property records use 255 SW 9th Street (also 243 SW 9th Street). The site is on the north side of SW 9th Street in Brickell, west of Smart Brickell Tower I.

Who is developing and designing Smart Brickell Tower II?

Habitat Group is the developer and general contractor. HAC Architects, led by Hernando Carrillo, is the architect, and the developer lists Gensler as design consultant. Habitat Group currently credits Adriana Hoyos for the interiors, while 2018 and 2021 coverage credited Arquitectonica Interiors.

How many floors and residences does Smart Brickell Tower II have?

The tower has 25 stories and 100 residences: 50 condominiums and 50 hotel residences. It also includes four commercial spaces and a multi-level parking garage.

How big are the units at Smart Brickell Tower II?

Launch coverage in 2018 described one- and two-bedroom layouts from 558 to 1,117 square feet of living area. The developer floor plans on our building page run from 449 to 1,066 square feet of air-conditioned interior, not counting balconies or terraces. Use the specific floor plan for your unit rather than either range.

Are Smart Brickell Tower II units furnished?

They were marketed that way. According to the 2018 launch coverage, residences come fully furnished with smart-home devices from Nest, Alexa, Bosch and LIFX and with Bosch appliances. Confirm the current furnishing package in your contract.

Can you rent out a unit at Smart Brickell Tower II?

Rentals are part of the concept, but published rules differ. Tower II's 2018 launch coverage described up to 24 rentals a year with an optional two-year leaseback, and 2021 reporting on Tower I described up to 50 Airbnb-type rentals a year. No current Tower II rule has been published, so confirm the limit in the condominium documents.

Is Smart Brickell Tower II finished?

Not as of October 22, 2026. The master building permit was issued in May 2025, and permits for fire protection, test power and railings were issued or updated in August through October 2026, but no certificate of occupancy is on record. The fourth-quarter 2025 completion target was missed.

How is Smart Brickell Tower II different from Smart Brickell I?

They use the same 50-condo, 50-hotel format on the same block and share campus amenities. Tower I, at 239 and 229 SW 9th Street, was completed in 2023. Tower II is in late-stage construction next door.

Explore Smart Brickell Tower II

Visit the Smart Brickell Tower II building page for floor plans, renderings and the waitlist, and compare it with Smart Brickell I and Smart Brickell III. Contact REHUB Miami to compare Tower II with other furnished and rental-friendly buildings in Brickell and across our pre-construction coverage.