Breaking Ground

The Residences at Mandarin Oriental, Miami

The Residences at Mandarin Oriental, Miami is Swire Properties' roughly 1.35-million-square-foot, two-tower ultra-luxury redevelopment at the southern tip of Brickell Key, replacing the original Mandarin Oriental hotel on the site.

Official Website
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10.26
Start
2030
Completion
121
Keys
326
Units
66
Floors
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Details

500 Brickell Key Drive, Miami. 66 floors, 326 residences and 121 hotel keys. Broke ground October 2026, completing 2030. Financed with $1.7B in October 2026.

The story so far
Announced Mar 22, 2024
oftmw.com
Sales launched Mar 2026Record ~$49.9M penthouse sales (~$6,300/sf) reported Mar 2026; former hotel imploded Apr 12 2026 to clear site; address 500 Brickell Key Dr; GFA estimated (two-tower 66+34 stories).
floridayimby.com
Dual penthouses traded for $100m Mar 2026the pair of record sales lifted the project past $1.3 billion in residential sales
profilemiami.com
Site cleared by implosion Apr 12, 2026Swire brought down the 23-storey Mandarin Oriental hotel and its six-storey garage, a tear-down clearing the Brickell Key parcel for the two new towers
floridayimby.com
Broke ground Oct 2026Swire Properties broke ground on Brickell Key (ceremony week of Oct 1, 2026) with $1.7B+ presold; self-financed, Balfour Beatty GC, delivery 2030 per PROFILEmiami / Bloomberg (Insurance Journal 2026-10-05).
profilemiami.com
Sales pass $1.7 billion Oct 2026South Tower about 80% sold and North Tower about 25% sold, with prices up roughly 30% since the 2024 launch; Swire is self-financing construction with no outside lender (Bloomberg; also Mandarin Oriental release 2026-10-06)
insurancejournal.com
Ground prep underway Q3 2026crews began deep soil mixing on the cleared Brickell Key site under soil-improvement, hotel-tower foundation and master building permits, ahead of a planned October groundbreaking
floridiandevelopment.com
Expected opening 2030
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TMW IntelligenceVerified Oct 18, 2026
AnnouncedBreaking GroundConstructionOpening SoonNow Open
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The outlook for The Residences at Mandarin Oriental, Miami

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The Miami market 85-project pipelineBrickell Key 32,648 residences and keys across the projects in our database Explore the market →
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About the project

The Residences at Mandarin Oriental, Miami is Swire Properties' roughly 1.35-million-square-foot, two-tower ultra-luxury redevelopment at the southern tip of Brickell Key, replacing the original Mandarin Oriental hotel on the site. Designed by Kohn Pedersen Fox, the 66-story South Tower holds 228 private residences with interiors by Tristan Auer, while the 34-story North Tower combines 70 private residences, 28 turnkey Hotel Collection residences, and a new 121-key Mandarin Oriental hotel, the brand's North American flagship, with interiors by Laura Gonzalez. A shared podium carries more than 100,000 square feet of resort-style amenities including tiered infinity pools, cabanas, work lounges, chef's kitchens, restaurants and wellness centers, with landscape design by SHMA. The project has logged more than $1.7 billion in residential sales and caps residential development on Brickell Key.

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Every firm on The Residences at Mandarin Oriental, Miami, the office nearest it, and the people who work on it.

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Projected pricing at delivery
The Residences at Mandarin Oriental, Miami
Miami · Coming Q4 2030 · Mixed-Use
TMW Projection
$1,850 / sq ft at delivery
Projected band $1,600 – $2,100 — modeled from 6 comparable launches nearby.
Sales launchTodayDelivery Q4 2030
Projected median
Confidence band
Today

Comparable set — basis for projection

Comparable launch1.2 mi
$1,850
Comparable launch1.2 mi
$1,850
Comparable launch1.2 mi
$1,850
Confidence: High · 6 comps · projections are modeled estimates, never listings
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Scenario outlook
The Residences at Mandarin Oriental, Miami
Miami · Coming Q4 2030 · Mixed-Use
TMW Projection
Projected price / sq ft
$1,850
at delivery, base case
Sell-out timeline
18months
from sales launch to final close
Absorption pace
4.5units / mo
modeled from the comp set

Scenario assumptions

Fed rate pathGradual cuts
Luxury demandSteady
Comp appreciation+6% / yr
Scenarios recompute against the submarket comp set · directional, not guaranteed
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Scenario values are Pro

Bear, base and bull: price, sell-out and pace for each case.

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Common questions

Frequently asked

Where is The Residences at Mandarin Oriental, Miami located?

The Residences at Mandarin Oriental, Miami is located in Miami.

When will The Residences at Mandarin Oriental, Miami be completed?

The Residences at Mandarin Oriental, Miami is breaking ground, with completion targeted in 2030.

Who is developing The Residences at Mandarin Oriental, Miami?

Swire Properties, Mandarin Oriental Hotel Group is the developer behind The Residences at Mandarin Oriental, Miami.

Who designed The Residences at Mandarin Oriental, Miami?

The Residences at Mandarin Oriental, Miami was designed by Kohn Pedersen Fox, with interiors by Tristan Auer, Laura Gonzalez.

How big is The Residences at Mandarin Oriental, Miami?

The Residences at Mandarin Oriental, Miami rises 66 stories with 326 residences and 121 hotel keys.