Project Overview
| Project Type | Mixed-use/Residential |
| Location | Brickell Key, Miami, Florida, USA |
| Developer | Swire Properties |
| Architect | Kohn Pedersen Fox Associates (KPF) |
| Interior Designers | Tristan Auer; Laura Gonzalez; Lillian Wu Studio; Stanley KC |
| Landscape Architect | SHMA |
| Lighting Designer | Speirs Major |
| Total Built Area | 228,000m2 (2.45 million ft2) |
| Towers | Two |
| Expected Completion | 2030 |
| Sales Agent | Fortune Development Sales |
At the southern tip of Brickell Key Island in Miami, a two-tower development is taking shape that combines private residences and a flagship hospitality programme within a single waterfront site. The Residences at Mandarin Oriental, Miami, forms part of the broader One Island Drive scheme, marking the final phase of new residential construction on the island.
Planned as a mixed-use development, the project brings together high-rise residential living with a Mandarin Oriental hotel, supported by a shared podium of amenities and landscape. Designed by Kohn Pedersen Fox Associates (KPF) and developed by Swire Properties, the scheme reflects a coordinated approach to architecture, interiors and hospitality within a constrained coastal site.
The two towers rise from a common base and are configured in response to the island’s geometry and its waterfront edges. Their layout accommodates both residential and hotel functions while prioritising views across Biscayne Bay and the Miami skyline, supported by planning strategies developed through computational analysis.
Construction started in October 2026 with an official groundbreaking ceremony held following more than $1.7bn in residential sales. Completion is expected in 2030.
Two towers define the final phase of Brickell Key development
The project comprises two distinct towers integrating residential and hospitality uses. The South Tower is fully residential, comprising 228 homes including duplex penthouses. The North Tower combines private residences with a Mandarin Oriental hotel, which is planned as the brand’s new North American flagship.
The development represents the final opportunity to acquire a newly built residence on Brickell Key, a location shaped by over 40 years of development by Swire Properties.
Architecture shaped by site, views and construction logic
The towers are conceived as curved forms that reference the island’s shoreline. Both structures bend outward towards Biscayne Bay, establishing a visual relationship with the surrounding water while contributing a distinct profile to Miami’s skyline.
Material selection differentiates the development from neighbouring buildings. Embossed metal spandrels transition in tone from brassy brown to white, introducing variation across the façade under changing light conditions.
The design process incorporated computational modelling to optimise building performance. More than 50,000 plan permutations were evaluated to refine floor layouts, maximise view corridors and reduce unnecessary slab area.
Podium, landscape and indoor-outdoor living strategy
At the base, a shared podium connects the towers through a network of landscaped and amenity spaces. This level integrates gardens, pools and dining areas that extend towards the waterfront, forming a continuous interface between architecture and site.
Residential layouts are organised to enhance openness. Structural columns are positioned externally, allowing uninterrupted interior spaces and wraparound balconies. A proportion of units are designed with three exposures, enabling views in multiple directions across the bay and skyline.
Sales performance and market response
Initial market response has been significant. Close to $500m in contracts were signed within the first 60 days of sales, from approximately $1bn in reservations. Subsequent reporting indicates that the project is already more than 50% sold following its April 2024 launch.
A seven-bedroom duplex penthouse has been listed at $100m, reflecting the upper range of the development’s pricing. Current availability in later releases has been reported from $4.9m.
A 7,000ft2 sales pavilion has been constructed on site to present the project to prospective buyers. Designed as three floating structures overlooking Biscayne Bay, it provides a preview of interior design approaches and material finishes.
Design collaboration across architecture, interiors and landscape
The development is delivered through an international design team spanning architecture, interiors and landscape. KPF leads the architectural design, with interiors by French designers Tristan Auer and Laura Gonzalez, alongside additional collaborators.
Landscape design is led by SHMA, with lighting by Speirs Major. The project reflects coordination across disciplines in addressing both the architectural form and the public realm.
Integrating residences, hotel and amenities
The project combines private residences, hotel accommodation and shared amenities within a single development. The North Tower includes the Mandarin Oriental hotel with guest rooms, spa facilities and dining spaces, alongside branded residences.
Across both towers, the project is supported by an amenity base exceeding 100,000ft2. These facilities serve both residents and hotel guests, integrating leisure, wellness and social functions within the overall development.
The Residences at Mandarin Oriental, Miami brings together residential, hospitality and amenity components within a unified waterfront scheme on Brickell Key.
In Photos: The Residences at Mandarin Oriental Miami
