Which Design District or West Palm Beach condo has guest suites?

Two of the buildings on our file publish guest suites, and they own them differently. Kempinski Residences Miami Design District publishes 18 guest suites sold to residents only, so a Kempinski owner can buy a suite outright beside the ~132 residences, From $3,700,000 for the residences themselves. Olara in West Palm Beach publishes twelve guest suites in the building for 275 residences, which reads as a shared resource the owner books rather than owns. Fouquet's Hotel and Residences in the Design District publishes no guest suites and does not need to: its 143 residences sit above a hotel operated by Fouquet's with owner access to hotel services, so the visitor takes a room. The question for the buyer is not which building has suites but who controls them in February.

Five axes, from the developers' published material only.

Kempinski Residences Miami Design District. Price point: From $3,700,000. Delivery: no date in the material on our file. Unit mix: ~132 residences across two 23 story towers, 64 per tower, 2 to 4 bedrooms each with a den, ~2,100 to ~3,100 square feet interior, six townhomes, and 18 guest suites sold to residents only. Position: 3801 and 3883 Biscayne Boulevard at the gateway to the Design District, bay and skyline views to the east, not waterfront. Operator or brand: Kempinski under licence with daily management by Kempinski Group, no hotel on the site; DaGrosa Capital; Arquitectonica, Rockwell Group; a fourth floor amenity bridge, house cars.

Olara. Price point: no published entry price; released on request. Delivery: construction at floor 15 as of August 2026, phased delivery late 2026 through 2028. Unit mix: 275 residences of two to four bedrooms plus den across 26 storeys, two assigned parking spaces per residence, twelve guest suites in the building. Position: 1919 North Flagler Drive, West Palm Beach, overlooking the Intracoastal Waterway. Operator or brand: Savanna, with Arquitectonica and Gabellini Sheppard; a 24 hour doorman, valet and security, a resident manager and concierge; over 80,000 square feet of amenity, dining by the Jose Andres Group, a private marina.

Fouquet's Hotel and Residences Miami. Price point: no published entry price; released on request. Delivery: no date in the material on our file. Unit mix: 143 residences of one to four bedrooms with private terraces, many with dens, in a 25 storey tower. Position: 39 NE 39th Street in the Design District, on nearly two acres. Operator or brand: Fouquet's, the Barrière Group's signature brand, operating the hotel with owner access to hotel services and amenities; David Chipperfield Architects; a 24 hour concierge, two restaurants, a bar and a patisserie.

Read which Design District, Wynwood or Downtown condo keeps its amenities for residents and which West Palm Beach condo suits a multigenerational family.

Read the word "sold". At Kempinski the developer publishes the 18 suites as sold to residents only, which means a suite is a unit a resident buys, with a deed, a share of the budget and the right to put a parent in it for the season without asking anyone. The buyer asks what a suite costs to carry each month, whether it can be let, and what happens to it when the residence is sold. At Olara the developer publishes twelve guest suites in the building without saying who owns them, so the buyer asks the sales team whether the association holds them, how they are booked, what a night costs and who decides the calendar. A suite owned by the association is a line in the budget and a rule in the house rules; a suite owned by an owner is a second purchase. Read the Kempinski Residences dossier, the Olara buyer's guide and do you own your parking space in a new Miami condo, which reads the same deeded or assigned question on a different asset.

It removes the calendar problem and adds a bill. At Fouquet's the developer publishes owner access to hotel services and amenities, so the visiting family takes a hotel room on hotel terms, at a rate the operator sets and with availability the operator controls in Art Week and over the holidays. The same is true of the Downtown towers on our file: Waldorf Astoria Residences Miami publishes hotel guestrooms and suites in the tower, and Delano Residences publishes the hotel below the residences. What the buyer asks in each case is whether owners hold any priority or rate, and where that privilege is written, because a benefit that lives in a brochure is not a benefit that survives the operator's next revenue manager. Read hotel guests and resident spaces at Fouquet's, the Waldorf Astoria dossier and the Delano dossier.

The suites fill and the rules decide. Twelve suites for 275 homes at Olara, or 18 for ~132 at Kempinski, is the arithmetic a buyer reads against the weeks the family actually comes: the holidays, a fair, a long weekend. The house rules say how far ahead an owner may book, how many nights in a row, what a cancellation costs and whether a suite can be held for a guest who is not family. None of that is in the developer's brochure; it is in the rules the developer writes for the association, and the buyer asks for the current draft before the contract. A building whose suites are owned by residents has no booking rule at all, and no suite for the owner who did not buy one. Read high season and event weeks at Olara, how to read the amenity rules before buying a Miami condo and Miami HOA fees.

The building's guest rules reach the suite, and the residence too. A guest who stays a week is a guest; a guest who stays a season may be an occupant the declaration asks the owner to register, and a guest who pays is a tenant the association may have the right to approve. The buyer reads the guest, occupancy and leasing clauses together, asks how long a visitor may stay in the residence without registration, and asks whether a guest suite booked by an owner is treated as the owner's guest or as the association's. Pets, parking and the pool follow the same rules whichever room the visitor sleeps in. Read who can live in your Miami condo besides you, pet and guest rules at Kempinski and pet and guest rules at Olara.

Kempinski suits the owner who wants to own the room the parents sleep in, in a building with no hotel and 18 suites sold to residents, From $3,700,000 for the residence. You give up the water and buy the suite as a second purchase. Read the Design District zone page.

Olara suits the owner who wants a large waterfront building to carry the guest suites for them, with a date on the calendar and a marina below. You give up control of the calendar in the weeks everyone wants it. Read the Olara buyer's guide.

Fouquet's suits the owner who would rather the visitor took a hotel room inside the district than a suite in the building. You give up a fixed cost and a guaranteed room in Art Week. Read the Fouquet's buyer's guide.

The desk reads the guest suite ownership, the booking rules and the guest clauses of each building with the buyer before the reservation.