The Residences at Mandarin Oriental, Miami are two towers by Swire Properties on the last waterfront site on Brickell Key, designed by Kohn Pedersen Fox: a 66-storey South Tower of roughly 228 residences with interiors by Tristan Auer, and a North Tower of roughly 70 residences, 28 Hotel Collection residences and a new Mandarin Oriental hotel with interiors by Laura Gonzalez. Here is what the buyers who choose it are choosing.
Written by the desk at Miami Dossier from the developer's published material and the public construction record, cross-referenced across several sources, with anything unconfirmed flagged. The desk works in English, Spanish and Portuguese and does not represent the developer. All notes from the desk.
The desk at Miami Dossier covers a small number of Miami buildings closely rather than the whole market lightly. The Residences at Mandarin Oriental, Miami is one the desk is asked about every week, and this note is compiled from the developer's published material and the public record rather than from a brochure summary. It is the list of reasons buyers give when they choose this building, in the order we hear them, with the facts behind each one.
Brickell Key is a private island off the mouth of the Miami River, reached by a single bridge from Brickell Avenue. It has water on every side, a walking path around its edge, and a quiet that the mainland cannot offer a few hundred metres away. This is the last waterfront site on the island, at its southern tip, and there is no next one. The desk at Miami Dossier reads that as the first reason before any of the others.
The southern tip of the island faces Biscayne Bay, Key Biscayne and, beyond, the Atlantic, with the Brickell skyline behind. Published material describes unobstructed views of the ocean, the bay and the city from the South Tower.
KPF designed both towers, with undulating floor slabs and glass terraces that give the South Tower its profile. It is the same practice behind Anantara Residences in Edgewater, and its reputation is in towers at civic scale rather than Miami condominiums.
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.
Two Parisian designers, both new to Miami. Tristan Auer designed the South Tower residences; Laura Gonzalez, an AD100 designer, the North Tower residences. The landscape is by SHMA of Bangkok.
The South Tower is residential only: roughly 228 homes across 66 storeys. The North Tower holds roughly 70 private residences, 28 turnkey Hotel Collection residences and a new Mandarin Oriental hotel of roughly 121 keys, positioned as the brand's North American flagship. A buyer chooses how close to the hotel to live.
The South Tower plans run from two to five bedrooms, reported between roughly 1,600 and 4,700 square feet, with two duplex penthouses above 7,000 square feet with private pools. Ceilings of roughly 11 feet, Molteni kitchens with Gaggenau, natural stone floors, Dornbracht fittings, and staff quarters in select homes are in the published specification.
The two towers share a landscaped podium with amenity reported between roughly 80,000 and 100,000 square feet across the sources, with the Mandarin Oriental spa and dining as part of the platform and a waterfront arrival.
A dedicated residential team trained by Mandarin Oriental, and the hotel's spa and restaurants next door. The desk at Miami Dossier distinguishes between a brand licensed for a lobby and a brand operating a hotel on the site. This is the second kind.
Public reporting records more than a billion dollars of sales across the two towers, including two penthouse contracts at the top of the South Tower reported as the highest-priced condominium sales on record for mainland Miami. Whatever one thinks of that, it establishes where the building sits.
Swire is the Hong Kong developer behind Brickell City Centre and the original Mandarin Oriental on the island, with a long record of delivering large projects in Miami. The former hotel was demolished in April 2026 to clear the site, with groundbreaking to follow and completion targeted for 2030. The desk at Miami Dossier holds the delivery history and shares it on request.
The current floor plans by tower and line, the current release and the deposit schedule, obtained directly from the sales team on request, together with our own floor plan analysis and an honest comparison against the Brickell towers on the mainland. None of it is published here because it changes. Ask for it and it arrives from the desk at Miami Dossier the same day, usually by WhatsApp, with our opinion attached, whether that opinion is the Mandarin Oriental or another building.
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 The Residences at Mandarin Oriental Miami 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 The Residences at Mandarin Oriental Miami 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 The Residences at Mandarin Oriental, Miami in isolation. The desk at Miami Dossier weighs it against The St Regis Residences Miami, Brickell, and sets it beside every other building in Brickell and Brickell Key on the Brickell and Brickell Key cluster. If the question underneath yours is really what a brand is obliged to do after closing, start there instead.