Which Design District, Wynwood or Downtown Miami condo keeps its amenities for residents?

Kempinski Residences Miami Design District is the only one of the five with no hotel on the site: the ~132 homes across two towers share their fourth floor amenity bridge with residents and the eighteen guest suites are sold to residents only, From $3,700,000. Fouquet's, in the district proper, publishes about 15,300 square feet of resident only outdoor space plus a shared hotel terrace, with a 70 foot rooftop pool. NoMad Residences Wynwood is fully furnished and short term rental friendly, so the people on the rooftop are owners, their guests and their tenants, From $815,900. Downtown, Waldorf Astoria publishes a private residential pool deck beside the resort pool, From $3,300,000, and Delano publishes two resort pools in a tower with the hotel below, From $760,000. The buyer who wants the deck to themselves reads the amenity list for the word private, and then reads the house rules for what it means in Art Week.

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 homes across two 23 story towers, 64 per tower, six townhomes, 18 guest suites sold to residents only; 2 to 4 bedrooms with den, ~2,100 to ~3,100 square feet interior. Position: 3801 and 3883 Biscayne Boulevard at the gateway to the district, bay views east, not waterfront. Operator or brand: Kempinski under licence, daily management by Kempinski Group, no hotel on the site; amenity bridge with resort pool, lap pool and beach entry pool, spa, padel, simulators, Sunrise Café, house cars.

Fouquet's Hotel & Residences Miami. Price point: 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, nearly two acres in the district; the rooftop pool overlooks the Intracoastal and South Beach. Operator or brand: Fouquet's of the Barrière Group operates the hotel with owner access to hotel services; more than 40,000 square feet of amenity, a 70 foot rooftop pool, about 15,300 square feet of resident only outdoor space plus a shared hotel terrace, two restaurants, a bar and a patisserie.

NoMad Residences Wynwood. Price point: From $815,900. Delivery: opened May 2026; nine units of 528 to 931 square feet remained on the 7 August 2026 list. Unit mix: 329 residences, studio to two bedrooms, each with a balcony, fully furnished. Position: 2700 NW 2nd Avenue, Wynwood, just south of the district. Operator or brand: NoMad by Sydell Group, with Related; rooftop NoMad restaurant and bar with its own elevator, rooftop pool, co-working, speakeasy; short term rental friendly.

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 and suites. Position: Downtown Miami, water on three sides. Operator or brand: Hilton under licence; resort pool with cafe and cabanas, a private residential pool deck, an owners lounge, Peacock Alley, spa, kids club.

Delano Residences & Hotel Miami. Price point: From $760,000. Delivery: no date in the material on our file. Unit mix: ~421 fully finished residences across ~90 stories, studios through 3 bedrooms in the released collection, furnished suites in select lines. Position: Fourth and Biscayne, Downtown. Operator or brand: Delano under licence with Ennismore and Accor, hotel below; two resort pools, one on the bay deck and one in the sky, The Source spa, Delano Rose Bar, a Members' Club, a public observation deck at ~850 feet.

Read do hotel guests use the amenities at Kempinski, at Fouquet's, at NoMad, at Waldorf Astoria and at Delano.

Three kinds of neighbour, and each building publishes which it has. Hotel guests: Fouquet's, Waldorf Astoria and Delano all put a hotel in the tower, and a hotel guest has a key to the shared floors by definition. Short term tenants: NoMad is published as short term rental friendly and fully furnished, which is the income case for the buyer and the crowd case for the neighbour. Residents' own guests: Kempinski sells its eighteen guest suites to residents, so the visitor on the amenity bridge is someone's family, not a booking. The declaration and the shared facilities agreement, where there is a hotel, say which spaces are the association's, which are the hotel's and which are shared under a cost sharing formula. Read what a brand actually does in a Miami branded residence, Kempinski Design District vs Fouquet's and Miami short term rental rules.

A floor, a pool or a lounge is resident only when the declaration assigns it to the condominium's common elements and the hotel, if there is one, holds no licence to use it. Fouquet's publishes a figure, about 15,300 square feet of resident only outdoor space, beside a shared hotel terrace; the plan shows the line between them and the rules say whether an owner can bring a hotel guest across it. Waldorf Astoria publishes a private residential pool deck and an owners lounge beside the resort pool; the same two documents say whether a hotel guest can buy a cabana on the residential side. Delano publishes a Members' Club, which is membership, not ownership; ask who may join. Kempinski's whole amenity bridge is residents' because there is no one else; the house rules still cap guests. Read how to read the amenity rules before buying a Miami condo and buying at Kempinski Residences: how it works.

The first week of December is the stress test for every one of these buildings. In the district, Fouquet's two restaurants, bar and patisserie fill from the street; in Wynwood, NoMad's rooftop restaurant has its own elevator, which is the developer's answer to the question of whether the dinner crowd walks through the lobby. Downtown, the Delano observation deck is published as public, ~850 feet up, with its own traffic. The questions for the rules: whether residents hold reservation priority at the restaurants and spa in event weeks, whether the pool can be closed for a private event and with what notice, how many guests an owner may register, and whether a hotel's event licence extends to any floor the residents share. Read Kempinski in high season, Fouquet's in high season, NoMad in high season and where the art crowd buys.

Kempinski suits the buyer who wants the service standard without a hotel's lobby, and a guest suite that belongs to the residents. You give up the restaurant downstairs and the water, since the site is not waterfront. Read the Kempinski dossier.

Fouquet's suits the buyer who wants to live inside the district with two restaurants under the home and a measured resident only terrace. You give up a published price and a floor without hotel traffic. Read the Fouquet's dossier.

NoMad suits the buyer who wants a furnished, finished Wynwood home that can earn when empty. You give up a quiet deck; the neighbours are tenants by design. Read the NoMad dossier.

Waldorf Astoria suits the buyer who wants a hotel's service and a published private residential deck above it. You give up separation at the door. Read the Waldorf Astoria dossier.

Delano suits the buyer who wants the lowest door downtown and a finished home with two pools. You give up a resident only pool; both are published as resort pools. Read the Delano dossier.

The Design District zone page and the Downtown Miami zone page map the ground. The desk reads the shared facilities agreement and the house rules with the buyer before the reservation.