Highest-Priced Miami Pre-Construction Condos: The Residences at Mandarin Oriental, Miami

Brickell Key is a private 44-acre island connected to Brickell by a single causeway — and The Residences at Mandarin Oriental, Miami is the largest new branded residential project ever built there. Developed by Swire Properties (the master developer of Brickell Key itself), with architecture by KPF (Kohn Pedersen Fox) and interiors by Tristan Auer and Laura Gonzalez, the project is a generational repositioning of the entire island.

This is the tenth profile in our highest-priced Miami pre-construction condo series.

The Quick Take

View the Mandarin Oriental Residences building page · Browse all Brickell Key condos for sale · Brickell Key neighborhood guide

Why It Sits Near the Top of the Market

Three structural factors keep Mandarin Oriental Residences in the trophy conversation:

1. The address. Brickell Key is one of three private-island addresses in greater Miami (with Fisher Island and Indian Creek), and the only one accessible by car. Limited supply, gated, and bay-surrounded.
2. Generational island repositioning. The existing Mandarin Oriental Hotel was demolished in April 2026 to make way for this project. Swire is effectively re-anchoring the island's identity around the new tower — a move that can only happen once.
3. Mandarin Oriental brand stack. Mandarin Oriental's residential brand is one of the most respected in Asia and trades at meaningful premiums in Hong Kong, Singapore, and London. Pairing that with KPF's design language is a deliberate signal to international buyers.

Pricing Reality

Public marketing places starting prices at $3.5M for the smaller two-bedroom residences, with top tower inventory reportedly clearing $20M+. The two duplex penthouses, each exceeding 7,000 sf, are priced separately as one-of-one product.

Per-square-foot pricing on top inventory is expected to land in the $2,500–$3,500/sf range — comparable to top Brickell branded residential, with a Brickell Key premium for the island address.

What Makes the Product Different

Concrete distinctions versus other branded Miami residential:

• Brickell Key island address — gated, bay-surrounded, accessible by car (vs. Fisher Island ferry-only)
• Swire as developer — Swire owns and master-developed Brickell Key; their incentives are aligned with long-term island value
• KPF architecture — known for high-end residential at 432 Park Avenue's adjacent buildings, the Lotte World Tower, and Hong Kong's International Commerce Centre
• Tristan Auer + Laura Gonzalez interiors — both Paris-based, on opposite ends of the brief (Auer for residences, Gonzalez for public spaces)
• 11-foot ceilings, private elevators, natural stone flooring as standard

The amenity stack reflects Mandarin Oriental's brand standard:

• Mandarin Oriental signature service standards
• Spa with Mandarin Oriental wellness program
• Multiple pool decks with bay views
• Resident-only dining and lounges
• Concierge, valet, in-residence dining
• Direct waterfront access on a private island

Buyer Fit

Mandarin Oriental Residences is a fit for:

• Buyers who specifically want Brickell Key — drive-on island access without ferry constraints
• International buyers (especially from Asia) cross-shopping against Mandarin Oriental Residences in Hong Kong, Singapore, and London
• Owners comparing across Six Fisher Island, Casa Cipriani, Rivage Bal Harbour, and Baccarat Residences Brickell
• Multi-home buyers who want full Mandarin Oriental hotel-grade service

It's probably not the right fit for:

• Buyers who want oceanfront — this is bayfront, not Atlantic
• Investors seeking near-term yield (2030 delivery is far)
• Anyone wanting a small-building HOA structure — this is a 200+ unit tower

How It Compares to Other Trophy Projects

The closest direct comp is Six Fisher Island — both are private-island, brand-managed, ultra-luxury new construction. Mandarin Oriental's edge: drive-on access (no ferry), KPF architecture, and a phased master plan rather than a one-and-done building. Fisher Island's edge: lower density per residence, established Fisher Island Club, and Atlantic proximity.

The Risk Side

The 2030 delivery target is the longest in this series — that creates specific risks:

• Long pre-construction horizon — verify deposit pacing, escrow, and assignment terms
• Two-tower phasing — South Tower opening and total project completion are different events; understand which inventory is in your phase
• Construction risk at 850 ft on an island site — logistics, marine conditions, and scope are all elevated
• HOA + island-association carrying cost — Brickell Key has its own master association with shared infrastructure; combine with Mandarin Oriental service for full all-in
• Resale liquidity at the very top — duplex penthouses (7,000+ sf each) trade thinly
• Insurance exposure on a bayfront island site

Bottom Line

The Residences at Mandarin Oriental, Miami is the single largest residential repositioning of Brickell Key in a generation. KPF design, Swire master-developer alignment, Mandarin Oriental brand operation, and a phased plan that delivers 200+ residences in the South Tower alone. $3.5M starts to a reported $20M+ ceiling, with two duplex penthouses priced separately.

For buyers who specifically want drive-on private-island living with a globally recognized hospitality brand — and who can underwrite a 2030 delivery — this is the most distinctive Brickell Key project in the pipeline.

More From the Highest-Priced Pre-Construction Series

• Six Fisher Island: $15M+ private-island residences
• Ritz-Carlton Residences South Beach: $4M–$125M condos
• Shore Club Private Collection: Auberge + Robert A.M. Stern
• Casa Cipriani Mid-Beach: $25M+ members'-club residences
• Rivage Bal Harbour: SOM-designed $8M–$65M condos
• Waldorf Astoria Residences Miami: 100-story supertall
• The Perigon Miami Beach: OMA-designed Mid-Beach oceanfront
• 888 Brickell by Dolce & Gabbana: fashion-branded supertall
• Baccarat Residences Brickell: 75-story riverfront

Sources and Further Reading

• Official Mandarin Oriental Residences Miami site
• KPF project page
• Swire Properties development page
• WLRN — old hotel implosion April 2026
• Brickell.com Mandarin Oriental announcement