This comprehensive guide explores Miami’s hottest new luxury condo developments and provides a framework for evaluating pre-construction versus move-in-ready units. It balances market insights, project highlights and practical advice on financing and investment strategy.

Miami New Construction Market Snapshot

After years of soaring sales, Miami’s condo market is settling into a buyer-friendlier phase. Inventory is growing, giving shoppers more options, yet demand for premium properties remains robust. In April 2025, the MIAMI Association of Realtors reported that sales of $1 million-plus condominiums surged 88% compared with pre-pandemic levels. Miami’s fundamentals, including strong employment growth, population gains and continued price appreciation, are helping shield the market from macroeconomic headwinds.

High-end buyers are still drawn to Miami for its tax advantages, warm climate and cosmopolitan lifestyle. These factors, combined with the city’s status as a global financial and tech hub, ensure that well-located, amenity-rich projects continue to command attention. However, price-sensitive purchasers now have greater bargaining power as developers offer incentives and flexible deposit schedules to secure sales.

Top New Luxury Condo Buildings in Miami Right Now

Several new or nearly complete developments stand out for their architectural design, brand pedigree and lifestyle offerings. These projects are either delivering soon or have recently opened, so buyers can move in without the long wait of pre-construction.

1. Residences at Mandarin Oriental Brickell Key

The Residences at Mandarin Oriental Located on exclusive Brickell Key, an island attached to Downtown via a short bridge, this two-tower development integrates luxury residences with the Mandarin Oriental hotel. Brickell is known for its dense skyline, corporate offices and transit options such as the Metrorail and free Metromover. The existing Mandarin Oriental hotel offers fine dining and a tri-level, 15,000-square-foot spa overlooking Biscayne Bay. Residents will enjoy waterfront views, resort-style pools and concierge services that extend the hotel’s hospitality into private homes.

2. The Perigon Miami Beach

Perched on the sands of Mid-Beach, The Perigon delivers oceanfront living with an emphasis on wellness and sustainability. Mid-Beach blends the energy of South Beach with the tranquility of North Beach; its luxury hotels and cultural venues create a resort ambience. The Perigon’s design uses natural materials and floor-to-ceiling glass to maximize ocean views. Amenities focus on spa treatments, fitness facilities and landscaped gardens. A typical deposit structure requires 20% at contract, another 10% six months later and a final 10% at top-off, totaling 40% before closing.

3. Six Fisher Island

Six Fisher Island is the first new condominium on Fisher Island in years. Fisher Island lies about three miles off mainland Miami and is accessible only by private boat, helicopter or ferry. This inaccessibility and the island’s history as a one-family retreat make it a refuge for ultra-wealthy residents. Six Fisher Island will offer a limited number of residences with direct views of Biscayne Bay and access to the island’s private club facilities. Buyers can expect record-breaking prices per square foot due to the island’s exclusivity and finite inventory.

4. Four Seasons Private Residences Coconut Grove

Coconut Grove is Miami’s oldest neighborhood, prized for its banyan-shaded streets, sidewalk cafés and boating culture. The Four Seasons Private Residences bring the brand’s hospitality to this family-friendly enclave. Residents will enjoy private elevators, hotel-level services, a pool deck, spa and children’s play area. Being in the Grove offers easy access to top schools and parks, and the neighborhood’s laid-back vibe contrasts with the bustle of Brickell.

5. St. Regis Residences Sunny Isles

Sunny Isles Beach is a narrow barrier island north of Miami Beach known for its oceanfront skyscrapers and resort lifestyle. The St. Regis Residences span two towers on nearly five acres of beachfront. With over 70,000 square feet of amenities, the project promises a wellness spa, oceanfront pools, a private dining club and guest suites for residents’ visitors. A common deposit schedule for similar branded residences in Miami asks for 10% at contract, 10% six months later, 10% at top-off and another 10% at closing.

6. Cipriani Residences Brickell

Inspired by the famed Italian hospitality brand, Cipriani Residences occupy a prime site in Brickell. The tower’s curved façade and blue-glass exterior evoke nautical themes. Amenities are expected to include a rooftop pool deck, private dining by Cipriani chefs and a members-only social club. Residents will benefit from Brickell’s walkability, access to transit and proximity to restaurants and nightlife.

Upcoming Miami Condo Projects Delivering Soon

Buyers willing to wait one to three years can secure units in pre-construction projects slated for delivery soon. These developments offer discounted pricing during the early sales phase and the ability to choose finish packages.

1. Aria Reserve Edgewater

Set on the bayfront in Edgewater, Aria Reserve comprises twin towers rising above Biscayne Bay. Edgewater has evolved from a neighborhood of historic homes into one with numerous high-rise towers along the waterfront. Aria Reserve will feature expansive wellness amenities such as pools, fitness centers and meditation gardens, along with a private marina. Residents can walk to the Design District and Midtown’s shops and restaurants.

2. Flow House Downtown

Flow House is part of the Miami Worldcenter development in Downtown. Its location near the Brightline rail station, Perez Art Museum and major arenas appeals to professionals who want an urban lifestyle with transit connectivity. Units are expected to incorporate smart-home technology, and amenities will emphasize co-working spaces, wellness and rooftop recreation. Buyers can enter at pre-construction pricing and customize finishes.

3. Vita at Grove Isle

Vita sits on a private island just off Coconut Grove’s shore, offering a resort-style community with family-friendly amenities. Residents will enjoy bayfront pools, a marina, tennis courts and landscaped jogging paths. The quiet island setting pairs nicely with Coconut Grove’s schools, parks and creative culture.

4. The Standard Residences Midtown

The Standard hotel brand is bringing its playful, wellness-oriented vibe to Midtown Miami. The Standard Residences project targets a younger demographic seeking a social lifestyle. Amenities will include a rooftop pool, fitness center, meditation spaces and co-working lounges. Midtown’s location between Wynwood and the Design District offers walkable access to art galleries, boutiques and dining.

Best Neighborhoods for New Condo Developments

Miami’s luxury condo pipeline is concentrated in a handful of neighborhoods, each with a distinct character.

Brickell and Downtown Core

Brickell is Miami’s financial district and home to many new high-rise towers. Residents enjoy walkability, transit (Metrorail and Metromover) and a growing dining and nightlife scene. Downtown’s Miami Worldcenter and the Brightline station add mixed-use energy and transit connectivity.

Edgewater and Midtown

Edgewater offers bayfront views and proximity to the Design District. Recent developments have transformed it with high-rise and mid-rise buildings. Midtown sits between Edgewater and Wynwood, providing a mix of condos, shops and restaurants. Both neighborhoods attract buyers seeking urban convenience without Brickell’s intensity.

Coconut Grove and Coral Gables

Coconut Grove’s bohemian vibe, tree-lined streets and sailing clubs appeal to families and creatives. Coral Gables offers Mediterranean Revival architecture, strict zoning and top schools. These established communities are now home to boutique branded residences like Four Seasons and offer a quieter luxury lifestyle.

Miami Beach and Fisher Island

South, Mid and North Beach provide varying levels of energy, from Miami Beach’s nightlife and Art Deco hotels to Mid-Beach’s resort hotels and cultural venues and North Beach’s relaxed, family-friendly vibe. Fisher Island, meanwhile, is a 216-acre private island accessible only by ferry, boat or helicopter and has some of the highest per capita incomes in the United States.

Wynwood Arts District

Wynwood is known for world-famous street murals, craft breweries and a creative scene. The adjacent Design District hosts over 130 art galleries, showrooms and luxury fashion stores. New condo projects in these areas cater to young professionals and entrepreneurs.

Deposit Structures, Incentives and Financing Tips

Buying a pre-construction condo involves multiple staged payments rather than a single down payment. A typical deposit timeline for Florida pre-construction condos looks like this:

• At reservation: Fully refundable deposit (often $10,000 to $20,000)
• At contract signing (30 days): 10% of purchase price
• 3 to 6 months after contract: Additional 10%
• 6 to 12 months after contract: Another 10%
• At roof completion (top-off): 5 to 10%
• At closing: Remaining balance (usually 50 to 60%)

Common developer incentives include extended deposit timelines, reduced deposits for cash buyers and flexible milestone payments. Some branded projects also offer credits toward closing costs or upgrades during early sales phases. Buyers should compare incentives across developments.

Financing considerations:

• Staggered cash outflow: Staged deposits allow buyers to spread payments over two to three years and build equity as the project appreciates.
  
  
• Time to secure financing: Buyers don’t need a mortgage at contract signing; they have time to improve credit or sell other assets before closing.
  
  
• Foreign buyer requirements: Overseas purchasers may need higher deposits (sometimes 50%) and must provide proof of funds.
  
  
• Risk management: Deposits become non-refundable after contract signing, so buyers should review timelines carefully and work with experienced agents and attorneys.
  

Pre-Construction vs. Recently Completed Condos: Pros and Cons

Buying early in a new project offers potential rewards but comes with uncertainty. Move-in-ready units provide immediate enjoyment but fewer customization options. The table below compares key factors.

Investment Outlook for Miami’s New Luxury Condos

Factors driving demand: South Florida’s high employment growth, international buyer appeal and tax advantages keep luxury condo demand strong. Miami’s lifestyle, with sunshine, beaches and cultural diversity, continues to attract affluent buyers from around the world. Limited waterfront land and zoning restrictions in prime neighborhoods add scarcity value.

Rental market considerations: Luxury condos in prime areas can command high rents, especially for furnished units near beaches or business districts. Short-term rental restrictions vary by building, so investors should confirm minimum lease terms with each condo association. Strong tourism supports seasonal rental potential, but some buildings prohibit rentals shorter than six months.

Long-term value appreciation: Historically, Miami’s waterfront condos have appreciated as the city grows and infrastructure improves. Projects in areas with new transit or cultural amenities may benefit from future demand. However, buyers should be prepared for market cycles and hold properties long enough to ride out downturns.

Next Steps: Touring and Reserving a Unit With Expert Guidance

Navigating Miami’s luxury condo landscape requires local knowledge and careful due diligence. Follow these steps to make an informed decision:

• Questions to ask during tours: Inquire about completion timelines, amenity packages, deposit schedules, HOA fees and rental restrictions. Ask which finishes are standard versus upgrades and whether the developer has a track record of delivering on time.
  
  
• Due diligence steps: Review the condo’s offering plan, verify the developer’s reputation and consult an attorney to understand contract terms. Study flood maps and building codes, especially regarding hurricane resistance.
  
  
• Benefits of buyer representation: A knowledgeable agent can negotiate incentives, coordinate unit tours and provide insight into competing projects. Agents also help compare deposit structures, financing options and resale potential.
  

FAQs About Buying New Luxury Condos in Miami

What are typical HOA fees in new Miami buildings?

HOA fees vary by building and amenity package. Luxury towers with extensive services such as concierge, valet, pools, spas and security charge higher monthly fees, while boutique projects with fewer shared spaces cost less. Fees cover building maintenance, reserves, staff salaries and insurance.

How can foreign buyers finance a pre-construction condo?

International buyers often secure financing through private banks or portfolio lenders. In some cases, developers partner with lenders to offer specialty loans for overseas clients. Foreign purchasers should expect higher deposit requirements (sometimes up to 50% of the purchase price) and may need to provide additional documentation.

What hurricane building codes apply to new condos in Miami?

Florida’s building codes require new construction to meet enhanced wind-resistance standards and flood-zone regulations. Most luxury developments exceed minimum requirements with impact-resistant glass, elevated garage levels and standby generators. Buyers should review the building’s engineering reports and ask about storm-preparedness features.

Can I rent my unit short term in new condo buildings in Miami?

Rental policies vary by building. Some condominiums allow short-term leases of 30 days or less or participation in hotel rental programs, while others require minimum lease terms of six months to one year. Always check the condo association’s bylaws before purchasing if rental flexibility is important to you.

Ready for a Personal Tour?

Shopping for a new home in Miami’s fast-moving market can be overwhelming. A trusted local expert can simplify the process and help you secure the right unit. If you’re ready for a personal tour of these new developments, reach out to Jose Muñoz for a personalized real estate consultation. He will help you find a home that suits your lifestyle and budget so you can live your Miami dream.