The practical questions on Aman Miami Beach that no brochure answers, because the building sold out at launch: how an assignment works, what you are actually buying in one, what an Aman hotel next door costs the residents, the carrying cost of roughly 22 homes, and what to read with your attorney. From the desk at Miami Dossier.
Written by the desk at Miami Dossier for buyers who are past the brochure and into the decision. The desk works in English, Spanish and Portuguese and does not represent the developer. All notes from the desk.
The reasons to like Aman are covered in a companion note. This one is about the decisions, in the order a buyer meets them, and on a building that sold out at launch the first decision is how to get in at all. The desk at Miami Dossier walks buyers through every one of these at the top of the Miami Beach market, and the answers change from person to person.
The residences were reported fully presold in 2021. What comes to market before delivery is the assignment of an existing contract: you step into the original buyer's position, pay them a premium over their contract price, take on their remaining obligations and close with the developer. After delivery the market becomes ordinary resale. The desk at Miami Dossier tracks both and obtains what is offered on request.
Three things at once: the original purchase agreement with the developer, with its price, deposits paid, remaining deposits and closing terms; the assignment agreement, with the premium and who pays the developer's assignment fee; and the developer's consent, which the original contract may restrict or condition. Read all three with your attorney before you agree a price.
The premium is the difference between what you pay the assignor and their contract price, and it is where the value question lives. The desk at Miami Dossier reads it against the original per-foot basis, the current Miami Beach oceanfront market, and what The Perigon and the Shoreclub are asking a few blocks away, and says plainly whether it is fair.
Your situation is specific. Tell the desk in one message and we will say what applies to you, what does not, and who to speak with.
Roughly 22 homes on 18 storeys means what is offered is what there is. Ask for the plan, the floor, the exposure and the terrace of the specific residence, and read the section drawing: Kuma's tiered form means the terraces differ by level.
A 56-key Aman beside the residences brings the spa, the dining and the service, and a shared facilities agreement that says who pays for what. Ask what the residential share of the hotel's amenity is, what is included and what is a la carte, and how the brand and management fees flow. These are in the condominium documents.
Roughly 22 owners carry an Aman service platform, an oceanfront site and a Kengo Kuma building. Assessments will be among the highest per home in Miami Beach. The desk at Miami Dossier obtains the current estimates and shares them on request rather than publishing numbers that change.
An Aman residence is built around owners in residence, and Miami Beach has its own rules on short-term rental. Leasing rules in the condominium documents will say what is permitted, and whether any hotel rental programme exists for owners. If income is part of the plan, confirm the rules before you commit.
Vertical construction began in August 2025 and delivery is guided for 2027, on a foundation that took years. On an assignment the construction risk is largely behind you; the remaining questions are the closing date and the balance due at closing, which the desk at Miami Dossier confirms.
Whether to hold a residence in your own name or through an entity turns on privacy, liability and, for a foreign buyer, U.S. estate tax exposure. On an assignment the entity question is decided when the assignment is documented, and it is expensive to unwind. It belongs with your attorney and CPA, and the desk at Miami Dossier can introduce both.
The original purchase agreement, the assignment agreement and the developer's consent. The deposits paid and remaining, the closing date, the assignment fee and who bears it, the balance due at closing. The condominium documents on leasing, assessments and the shared facilities with the hotel. The desk at Miami Dossier is not a law firm and does not give legal advice; we make sure you have the documents and a good lawyer to read them.
Sometimes the answer is another building. A buyer who wants to buy from a developer at a published price, who wants more neighbours and a larger amenity community, or who is sensitive to the carrying cost of 22 homes, may be better served elsewhere, and the desk at Miami Dossier will say so; The Perigon and the Shoreclub are the usual comparisons. Aman suits the buyer who wants the first Aman on the continent, a Kuma home on the Faena stretch, and a hotel of 56 keys next door, and who is prepared to pay an assignment premium for a building that is nearly built. If that is you, the next step is a conversation, and the first thing we will do in it is see what is on offer.
Your situation is specific. Tell the desk in one message and we will say what applies to you, what does not, and who to speak with.
Most of the people who ask the desk at Miami Dossier about Aman Residences Miami Beach are not only choosing a building. They are moving to Miami from New York, California, London, Bogotá, Mexico City or São Paulo, or adding a Miami position to a portfolio held elsewhere, and the building question sits inside a larger one: how to buy new construction in Miami, how to hold it, and what changes when you do.
The desk keeps short notes on the parts that come up every week: how buying preconstruction in Miami actually works, what a normal deposit schedule looks like, whether you need to be in Miami to buy, whether a foreign buyer can get a mortgage, what taxes a foreign buyer pays on a Miami condo, and the Florida state income tax question for anyone relocating from a high-tax state. For buyers arriving from a specific market there are notes for Bogotá, Mexico City and London, and a broader one on why so many wealthy families are moving to Miami.
Read the ones that apply, then bring the rest to the desk at Miami Dossier. It usually takes one conversation to see how Aman Residences Miami Beach fits the move, or whether another building fits it better.
This note is general information for people considering Miami, written by a real estate desk, not by a law or accounting firm. Nothing here is legal, tax, immigration or investment advice, and it is not a substitute for advice on your own circumstances. Rules change, treaties differ by country, and the right answer for one family is the wrong answer for another.
Speak with your own attorney and CPA before you commit to anything. If you do not have one who works with international buyers in Florida, the desk is glad to recommend an attorney, a CPA or an adviser suited to your situation, and to sit in the first conversation so that nothing is lost in translation.
Structure, financing, currency, timing, the right building and the right line: the desk works through these questions with international buyers every week, and the answer is nearly always that it can be done, in order, without surprises. If Miami is on your mind, as a home or as an allocation, we would be glad to share what we are seeing, privately, and to start with the question this note did not answer.
Nobody chooses Aman Residences Miami Beach in isolation. The desk at Miami Dossier weighs it against The Perigon Miami Beach and against Rivage Bal Harbour, and sets it beside every other building in Mid-Beach on the Mid-Beach cluster. If the question underneath yours is really how to read a plan across two buildings, start there instead.