Positioned at the southern tip of the prestigious island enclave of Brickell Key in Miami, Florida, The Residences at Mandarin Oriental, Miami mark the latest statement in ultra-luxury branded living. Developed by Swire Properties in collaboration with the Mandarin Oriental hotel brand, the twin-tower complex comprises one primarily residential tower and a second tower incorporating a hotel and additional residences. The development aims to combine resort-style amenities, panoramic waterfront views, and the branded service ethos of Mandarin Oriental to deliver a landmark offering in the Miami skyline.
Vision & Strategic Positioning
The vision behind The Residences is to create an “island on an island” — a tranquil, high-end residential sanctuary adjacent to but distinct from Miami’s bustle, yet intimately connected to the city’s vibrancy. Located on Brickell Key, just across from Miami’s core financial district and waterfront boulevard, the project leverages both exclusivity and accessibility. By aligning with Mandarin Oriental’s brand prestige and Swire’s long-term stewardship of Brickell Key, the development positions itself at the intersection of luxury lifestyle, branded-residence appeal, and landmark real-estate investment.
Master Plan & Core Components
The master plan consists of two connected towers rising from a shared podium of over 100,000 square feet of resort-style amenities. The taller South Tower rises approximately 800–850 feet and houses about 228 luxury residences, ranging from two- to five-bedroom units, plus two duplex penthouses. The North Tower rises about 400 feet and will include the new North American flagship hotel for Mandarin Oriental with 121 rooms, 66 private residences, and 28 hotel residences.
Architecture is by Kohn Pedersen Fox (KPF), who crafted sculptural curved profiles referencing the island’s waterline and maximizing views. Interior design is led by Paris-based designer Tristan Auer, with landscape architecture by SHMA. Together they reinforce the brand’s refined aesthetic and commitment to timeless design.
Key highlights:
- Two-tower scheme: South Tower (~66 floors) dedicated to residences; North Tower mixed hotel and residences.
- 228 residences (2-5 bedrooms) plus two duplex penthouses in the South Tower.
- Shared podium: multi-tiered infinity pools, cabanas, private dining spaces, lounges, and a wellness spa.
- Residences feature floor-to-ceiling glass, generous terraces, high ceilings, and panoramic Biscayne Bay views.
Development & Investment Potential
From an investment perspective, The Residences command premium pricing and benefit from a strong brand-led proposition in a high-barrier location. By 2025, the development had already achieved around $800 million in pre-sales, with prices averaging about $2,500 per square foot and some units exceeding $3,000. Brickell Key offers both prestige and scarcity—a waterfront enclave within minutes of downtown Miami with limited new-build opportunities.
Smaller units start around $3.5 million, with larger residences and penthouses priced substantially higher. For global investors and ultra-high-net-worth buyers seeking branded-residence assets, the project presents a compelling opportunity that pairs long-term capital appreciation with Mandarin Oriental’s service standard.
Sustainability & Innovation
While designed foremost as a luxury landmark, The Residences integrate sustainable and wellness-oriented design principles. KPF’s façade modeling optimizes orientation for natural light and thermal performance while maximizing sunrise and sunset views. The landscaped podium promotes wellness through integrated greenery, water features, and open-air circulation. Though not marketed under formal certification programs, the development’s design ethos reflects a contemporary focus on environmental sensitivity and holistic living.
Challenges & Considerations
Several factors shape the project’s trajectory:
- Timeline: Delivery is now anticipated around 2030, slightly beyond initial projections.
- Pricing: With prices averaging $2,500+ per square foot, the buyer pool is limited to the ultra-luxury segment.
- Market context: Miami’s luxury condo pipeline continues to expand, requiring sustained demand absorption.
- Location trade-offs: Brickell Key offers privacy and exclusivity but requires a brief bridge connection to the mainland, adding minor logistical considerations.
Urban Impact & Legacy
The Residences redefine Brickell Key’s skyline and embody the evolution of branded luxury living in Miami. The twin curved towers form an architectural beacon visible across Biscayne Bay, symbolizing Miami’s rise as a premier destination for design-driven real estate. The integration of Mandarin Oriental’s hospitality culture ensures that the project will serve as both a lifestyle benchmark and a long-term icon for the city’s waterfront identity.
Summary
The Residences at Mandarin Oriental, Miami set a new benchmark for branded waterfront living in one of the world’s most dynamic real-estate markets. With an acclaimed design team, expansive resort amenities, and the globally renowned Mandarin Oriental brand, the project unites service, architecture, and exclusivity in one of Miami’s most coveted locations. For discerning buyers and investors, it represents both a secure lifestyle choice and an architectural legacy in the making.
Project Facts & Figures
- Location: 500 Brickell Key Drive, Miami, Florida
- Developer: Swire Properties in collaboration with Mandarin Oriental
- Architects: Kohn Pedersen Fox Associates (KPF)
- Interior Design: Tristan Auer
- Landscape Architecture: SHMA Design Studio
- Tower Heights: South Tower ~850 ft (66 floors); North Tower ~400 ft
- Units: ~228 residences + 66 private residences + 28 hotel residences
- Amenities: ~100,000 sq ft podium with pools, spa, restaurants, fitness, lounges, and private gardens
- Expected Completion: 2030
- Pricing: Starting around $3.5 million; average ~$2,500 per sq ft
