Whether hotel guests use the pool at Banyan Tree Residences is decided by paper, not by the brochure. A pure condominium belongs to its owners, who pay for every amenity in full and share it with nobody. A tower with a hotel inside it is split into parts, and a shared facilities agreement says which spaces are the residents’ alone, which are shared, and what each side pays. Here is how to read which one Banyan Tree Residences is, and what it means for the budget and the pool.
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The first kind is a condominium with no hotel: the amenities are common elements, owned by the owners, paid through the budget and used by residents and their guests. The second kind puts a hotel in the same building as the homes, as a separate parcel or its own unit, with an operator running both and some spaces shared. The third kind is a condo hotel, where the homes can be placed in the hotel’s rental programme and the pool deck is, in practice, the hotel’s. The declaration for Banyan Tree Residences says which it is in its first pages, and the answer changes the budget, the lenders who will finance the home, and who is in the lobby. The operator, if any: Banyan Tree (Banyan Group); owners join The Sanctuary Club with priority access and preferred rates across more than 100 Banyan Group properties in more than 20 countries; a dedicated 24-hour host and service team trained in Banyan Tree hospitality. The homes it is attached to: 88 private residences plus a penthouse collection: one- to four-bedroom corner residences with wraparound terraces, 10-foot ceilings, floor-to-ceiling impact glass, direct elevator entry in most; Yabu Pushelberg kitchens with Sub-Zero and Wolf; primary baths with rain shower and sculptural freestanding tubs.
Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison.
Where a hotel shares Banyan Tree Residences, a shared facilities agreement, sometimes called a reciprocal easement agreement, is signed by the developer before the first closing and binds the association after turnover. It lists every shared space by name: the pool deck, the spa, the fitness centre, the restaurant, the lobby, the dock. For each it says who owns it, who may use it and when, and how the cost is split between the residential association and the hotel, usually by a formula that can move. It also says whether the hotel may close a shared space for an event. Ask for the agreement itself, not a summary. The spaces it would divide: A full floor of wellness and spa: reflection and meditation garden, treatment rooms, rainforest showers, hammam, steam, sauna, soaking baths, cold plunge, cryotherapy, meditation dome, ice fountain; signature pool and cabanas; juice bar; garden bar and lounge; open-air cinema; golf simulator; speakeasy; rooftop amenity deck; children’s discovery garden; pet retreat; putting green. Who signed it: 400 Hibiscus Acquisitions, LLC; presented as Mast Capital and Curated JCZM Development.
The better mixed towers give residents their own entrance, their own elevators and one amenity floor the hotel never reaches, so a resident goes from the car to the home without crossing a hotel lobby. Ask which spaces at Banyan Tree Residences are resident only, how access is controlled, whether residents may bring hotel services into the home and at what price, and how residents’ bookings for a table or a treatment rank against hotel guests’ in the busy weeks. In a tower with no hotel the amenities are quiet and yours, and the staff is only as deep as the owners pay for. The design that draws the line between the two sides: OMA (architecture); Yabu Pushelberg (interiors); Enea Landscape Architecture. The homes above it: The homes are as the dossier records.
In an owners-only tower the pool, the spa and the gym are paid in full by the owners through the monthly budget and sit empty most of the week. Where a hotel shares them, it pays its share under the agreement and brings its guests, its staff and its hours; the owners buy a deeper service at the price of company. Read the first budget beside the agreement: the shared costs appear as one line, and the formula behind it is the number that moves. Ask what happens to the spaces and the costs if the hotel changes hands or closes. The parcel both sides stand on: 400 Hibiscus Street, West Palm Beach, FL 33401; downtown, moments from the Intracoastal Waterway, near Worth Avenue, CityPlace and Royal Poinciana Plaza. What the contract settled before any of this: The deposit schedule is held by the desk and read with you before contract.
The trade-off is service against privacy. A hotel in the building brings room service, a restaurant that is open and a staff the owners alone could not carry, and strangers at the pool. A pure condominium brings a quiet deck, a known face at every chair and a budget the owners carry alone. The desk reads the declaration, the shared facilities agreement and the first budget for Banyan Tree Residences with you before contract.
The pool belongs to whoever the agreement says. Read it before you swim.
Developer materials for Banyan Tree Residences as carried on the live dossier, verified September 2026. Compiled by the desk at Miami Dossier; figures are approximate and the developer’s.
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