For the parents choosing between a tower in Downtown Miami and a building on the Intracoastal in West Palm Beach, with two children, a school run and a nanny who needs somewhere to sit.
This page explains. Whether the building suits you is a separate conversation. Contact the desk at Miami Dossier for the current position on any building we cover.
West Palm Beach, on the published record, is the side that built rooms for children into the plan: South Flagler House publishes a children's playroom and a teen lounge, Banyan Tree Residences a children's discovery garden, and Olara twelve guest suites and two parking spaces per home, which is what grandparents and a second car need. Downtown Miami answers with one published room, the kids club at Waldorf Astoria Residences Miami, From $3,300,000, in a tower that also holds a hotel; Delano Residences, From $760,000, publishes no children's space and a released collection that runs from studios to 3 bedrooms. The family that needs four bedrooms and a quiet building reads West Palm Beach first. The family that wants the city and a hotel's staff on a school night reads Waldorf Astoria. Neither side publishes a school, because no developer does; the school is a fact about the address.
Five axes, from the developers' published material only.
Waldorf Astoria Residences Miami. Price point: From $3,300,000. Delivery: no date in the material on our file. Unit mix: ~360 branded residences across 100 stories, furnished junior suites and 1 to 4 bedrooms, with hotel guestrooms in the tower. Position: Downtown Miami, unobstructed views of downtown, Miami Beach and the Atlantic. Operator or brand: Hilton Worldwide under licence of the Waldorf Astoria name; a kids club, a private residential pool deck, an owners lounge.
Delano Residences & Hotel Miami. Price point: From $760,000. Delivery: no date in the material on our file. Unit mix: ~421 finished residences across ~90 stories above the hotel; studios through 3 bedrooms in the released collection. Position: Fourth and Biscayne, Downtown Miami. Operator or brand: Delano with Ennismore and Accor; two resort pools, a Members' Club; no children's space in the published amenity list.
South Flagler House. Price point: no published entry price. Delivery: topped out November 2025, delivery March 2027, reported on track. Unit mix: two 28 storey towers on 3.4 acres; the Park Residences on floors 1 to 3 run about 1,800 to 3,000 square feet, the first floor homes with private outdoor gardens; approximately 80 percent sold. Position: 1355 South Flagler Drive, facing the Norton Sculpture Garden. Operator or brand: Related Ross; Robert A.M. Stern Architects; a children's playroom and teen lounge, a sports court, a media room, a full spa.
Banyan Tree Residences. Price point: no published entry price. Delivery: pre-construction, no completion date published. Unit mix: 88 residences plus a penthouse collection, one to four bedroom corner homes with wraparound terraces, direct elevator entry in most. Position: 400 Hibiscus Street, downtown West Palm Beach. Operator or brand: Banyan Tree; a children's discovery garden, an open-air cinema, a putting green, a 24 hour host team.
Olara. Price point: no published entry price. Delivery: phased, late 2026 through 2028. Unit mix: 275 residences of two to four bedrooms plus den across 26 storeys; two assigned parking spaces per home; twelve guest suites. Position: 1919 North Flagler Drive, on the Intracoastal, Currie Park walkable per the developer. Operator or brand: Savanna; a 24 hour doorman, a resident manager, a 24/7 medical concierge by Sollis Health.
The two cities are read for other households on Downtown Miami or West Palm Beach for a full-time owner and which West Palm Beach condo suits a multigenerational family; Downtown against its neighbour on Edgewater vs Downtown Miami for families.
The plan decides before the amenity does. Olara publishes two to four bedrooms plus den on every home, and the den is where the nanny sits or the homework happens. Banyan Tree publishes one to four bedroom corner homes with wraparound terraces. Waldorf Astoria publishes 1 to 4 bedrooms. South Flagler House publishes the Park Residences on the first three floors at about 1,800 to 3,000 square feet in one and two bedroom configurations, so the family reads the tower lines above them through the desk. Delano's released collection runs from studios to 3 bedrooms, with larger homes expected in later releases, which means the four bedroom family waits for a release that is not yet on the sheet. Two further numbers matter to a family and only one building publishes both: Olara's two assigned parking spaces per residence, and its twelve guest suites for the grandparents at half term. Read how to read a Miami floor plan, floor plans and unit mix at Olara and children and family life at South Flagler House.
In a Downtown tower the morning passes through a building with a hotel in it, past guests checking out. Waldorf Astoria answers that with a private residential pool deck and an owners lounge; which lifts and which doors are the residents' own is a question for the plans, not the brochure. In West Palm Beach the morning is residential: South Flagler House publishes a private porte-cochere, Banyan Tree direct elevator entry in most homes, and Olara a doorman and two assigned parking spaces so the second car has a place of its own. The school itself is not on any sheet. Private school admissions, the commute and the bus stop are facts about the address and the year, which the family checks with the school before the contract, not with the sales gallery. Read relocating to Miami with a family, buying a condo in Miami for a family and hotel guests and resident spaces at Waldorf Astoria.
The amenity rules, the guest rules and the occupancy clause. The pool hours and whether children may use the spa, the plunge pools and the gym are in the rules, not the brochure; Olara's recovery spa and South Flagler House's vitality pools and ice plunges are the rooms a parent asks about, and the rules answer or do not. The guest clause decides whether the nanny or the au pair may live in, and whether the grandparents in a guest suite count as guests of the owner or tenants of the building. The occupancy clause decides how many people may live in a two bedroom. A hotel tower adds a layer: the hotel's own rules for its pools and restaurants, which residents use on the hotel's terms. These documents arrive with the contract and the rescission period runs from their delivery, so the reading is done inside that window. Read how to read the amenity rules before buying a Miami condo, who can live in your Miami condo besides you and children and family life at Olara.
Downtown Miami suits the family that wants the city, a published entry price and a hotel's staff at eleven at night: Waldorf Astoria, From $3,300,000, with its kids club; Delano, From $760,000, as the lower entry for a family of three. You give up a date on paper, a lobby of your own, and at Delano the four bedroom plan for now. Read the Waldorf Astoria dossier, the Delano dossier and the Downtown Miami zone page.
West Palm Beach suits the family that wants rooms built for children, a residential door and a known date: South Flagler House in March 2027, Olara in phases from late 2026, Banyan Tree when it publishes one. You give up a published price and the density of a city. Read the South Flagler House buyer's guide, the Olara buyer's guide and the Banyan Tree buyer's guide.
The desk reads the bedroom lines, the guest clause and the amenity rules with the parents, in the rescission window, before the contract becomes binding.
Contact the desk at Miami Dossier for the current plans, pricing and availability as the developer releases them, discussed one to one.
A private report on the Miami market, sent when there is something worth knowing. No noise, no listings, no pressure.
Received. A note from the desk is on its way. If it has not arrived within a few minutes, please check your spam folder and mark it as not spam, so we can reach you.
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. Where a question is legal, tax or structuring, we introduce you to advisers who handle that properly rather than answering it ourselves.
Metrik Real Estate is a Miami real estate company built around one idea: the buyer gets their own team. Miami Dossier is its private buyer advisory for new construction.
A person replies within 24 hours, usually much sooner. On weekends, back on Monday morning.
