The deed says what you own. The commitment says what you own it subject to. At Kempinski Residences Miami Design District, here is how to read both, and what the water adds.
This page is a framework. Whether the building suits you is a separate conversation. Contact the desk at Miami Dossier for the current position on any building we cover.
A condominium buyer takes title to a residence and a share of the common elements, as the declaration describes them. New towers are usually conveyed by special warranty deed, which covers only claims from the developer’s own years of ownership. Older claims fall to the title insurer, so the owner’s policy matters more at a new building like Kempinski Residences Miami Design District, not less.
Kempinski Residences Miami Design District: ~132 across two 23 story towers, 64 per tower · six townhomes · 18 guest suites sold to residents only.
The Kempinski Residences Miami Design District dossier holds the developer’s published record. Read it against The Perigon dossier for the nearest comparison.
Before closing at Kempinski Residences Miami Design District, the title agent issues a commitment. One schedule lists what must happen first: the construction loan released from your residence, liens cleared, the deed recorded. The other lists the exceptions the policy will not cover. Typical ones in a new Miami tower: the declaration, easements, any shared facilities agreement with a hotel or commercial owner, city covenants, and the year’s taxes. Read each one.
Kempinski Residences Miami Design District: DaGrosa Capital Development Partners · sales by ISG World.
Kempinski Residences Miami Design District: Kempinski, under licence · daily management by Kempinski Group · no hotel on the site.
In Florida the bed of navigable water below the mean high water line belongs to the state. The upland owner holds riparian rights: access, a view, and a dock once permitted. In a condominium like Kempinski Residences Miami Design District those rights usually sit with the association, not with one residence. A dock may stand partly on state submerged land under a lease, and slips may be limited common elements, sold separately, or licensed on terms that can end. On a beach, the coastal construction control line limits building seaward of it.
Kempinski Residences Miami Design District: 3801 and 3883 Biscayne Boulevard, at the gateway to the Design District · bay and skyline views to the east · the site is not waterfront.
Which exceptions will the owner’s policy carry, and can any be removed? Are the dock and slips on a submerged land lease, and how are slips allocated? Is any part of the site seaward of the control line? The desk reads the commitment for Kempinski Residences Miami Design District with you and introduces counsel for the legal opinion.
The deed names what you bought. The exceptions name what came with it.
Developer materials for Kempinski Residences Miami Design District as carried on the live dossier, verified 1 Oct 2026. Compiled by the desk at Miami Dossier; figures are approximate and the developer’s.
Contact the desk at Miami Dossier for the documents behind this note, read one to one with you and your advisers.
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We hold no listings and we are not the developer. Contact the desk at Miami Dossier and we will tell you what applies to your situation, what does not, and where we would not proceed. On this topic that means the document before the opinion. Where a question is legal, tax or structuring, we introduce you to advisers who handle that properly rather than answering it ourselves.
The Miami Dossier team works for the buyer, not the developer. Every agent on Samuel Strauch’s team represents buyers in Miami pre-construction.
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