Brickell Key has spent forty years as Miami’s quietest address, a private triangular island a few hundred yards off the financial district, built and guarded by a single developer. Now that developer is delivering its endgame: The Residences at Mandarin Oriental, Miami. It is the most consequential new project in the neighborhood, and it is repricing the island around it. If you are weighing a purchase, here is a clear look at the towers, the prices, and what an independent buyer should know.
What is The Residences at Mandarin Oriental, Miami?
Located at 1 Island Drive on Brickell Key, it is a two-tower residential project by Swire Properties, the developer behind Brickell Key itself and Brickell City Centre, with architecture by Kohn Pedersen Fox, interiors by Parisian designer Tristan Auer, and landscape by Shma. The towers carry the Mandarin Oriental name and its service culture, a brand that operated its Miami hotel on this same island for two decades. Delivery is projected for 2029, and sales are underway now.
What do the residences cost?
The South Tower is the flagship: 228 residences across 66 stories, two to five bedrooms, priced from roughly $6 million. The North Tower is the intimate option: 33 stories and just 70 private residences, from roughly $4 million, with the same service and amenity platform. A limited Hotel Collection of 28 fully furnished, Mandarin Oriental managed residences serves the pure lock-and-leave buyer. Pricing is developer guidance and moves as inventory is released, so treat published numbers as a starting point, not a quote.
The amenities and the service
The two towers share roughly 80,000 square feet of resort amenities, including bayfront pools, a signature Mandarin Oriental spa and wellness floor, private dining, and 24-hour residential concierge service. On an island with water on every side, every orientation gets a view: Biscayne Bay, the open ocean horizon, or the Brickell skyline at night.
Why Brickell Key changes the math
Most Brickell towers compete against the tower next door. Brickell Key does not have a next door. The island is fully built, access is controlled by a single bridge, and no new land is being made. That scarcity is the entire investment logic, and it is why this project is lifting values across the island rather than competing with it. I wrote about that dynamic in Brickell Key and the Mandarin Oriental Effect, and the short version is this: the Mandarin Oriental name is resetting the ceiling for the whole neighborhood. You can see how it fits among Brickell’s signature buildings in my guide to Brickell luxury condos.
What buyers should know before reserving
This is a developer sale, which means the contract is drafted by the developer, the deposit schedule is staged over years, and the sales gallery works for the seller. None of that is a reason to walk away. It is a reason to walk in represented. The right line and floor matter enormously in a two-tower project where views range from skyline to open water, and the difference between a good buy and a great one is decided before you ever sign. My full breakdown of the building is on my Residences at Mandarin Oriental page, and I can send current pricing, floor plans, and availability for either tower.
Barbara Gretsch · Miami Real Estate
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Barbara Gretsch is a REALTOR® with Berkshire Hathaway HomeServices EWM Realty, serving Miami and South Florida’s $1M+ residential market, including Coconut Grove, Coral Gables, The Roads, Brickell, Key Biscayne, and Miami Beach. barbaragretsch.com