Tower 1, Tower 2 and the Hotel Residences
The Residences at Mandarin Oriental, Miami are two towers by Swire Properties at the southern tip of Brickell Key, designed by Kohn Pedersen Fox. They share an address and Mandarin Oriental's residential service, and very little else. Before comparing floor plans, decide which of the three you are buying.
Purely Residential
Private elevator and lobby to every home, 11-foot ceilings and 12-foot-deep terraces, sold in four Collections that get fewer homes per floor as the tower rises.
Tower 1 in Detail
Private Residences
Six homes a floor on the upper levels, with their own lobby and elevators apart from the hotel's, and direct access to the hotel's pools, spa and restaurants.
Tower 2 in Detail
Hotel Residences
Condo-hotel homes that can be placed in the Mandarin Oriental rental program. The developer's price sheet for them is private; registration brings it.
The Hotel ResidencesCounts, heights and areas from the developer's 2026 South Tower brochure, the North Tower fact sheets, the Hotel Residences floor plate for Levels 15 to 18 and the developer's plans. Prices from the developer's emails of September 25, 2026, which list selected residences, not the full inventory. Prices and availability change without notice.
What Changes Between the Three
| Tower 1, South | Tower 2, private | Tower 2, Hotel Residences | |
|---|---|---|---|
| What it is | A residential tower with no hotel | Private homes above the hotel floors | Furnished condo-hotel homes |
| Arrival | Private porte cochère and lobby | Dedicated residential lobby and elevators | Inside the hotel tower, valet closet serviced by Mandarin Oriental |
| Rental program | Not offered | Not part of the hotel program | Can be placed in the Mandarin Oriental program |
| Finish at delivery | Finished; furnishings per the purchase agreement | Finished; furnishings per the purchase agreement | Fully fitted out, including furniture |
| Amenities | Residents' podium of over 100,000 SF, hotel amenities next door | Level 19 residents' lounge and the podium art walk, plus the hotel's pools, spa and dining | The hotel's pools, spa and dining |
| Interiors | Tristan Auer | Laura Gonzalez | Furnished to the developer's specification |
| Estimated HOA | About $1.94 to $2.07 per SF a month | About $2.22 to $2.27 per SF a month | With the price list |
HOA per square foot is calculated from the estimated monthly HOA and the area the developer lists for each residence on the sheets of September 25, 2026. The condominium documents and the hotel program agreement govern every term.
The two-bedroom Hotel Residences run 1,949 to 1,998 SF, larger than the 1,919 SF private two-bedroom on Tower 2's Residence 01 line, and they arrive furnished. What you give up is a home kept only for yourself: when it is in the program, it is a hotel room. If rental income is part of the plan, those 28 homes are the only ones in either tower that qualify. If it is not, the private residences are the cleaner ownership.
What Comes With the Home
From the developer's 2026 South Tower brochure and the North Tower Private Residences fact sheet. Each tower's page lists what is particular to it.
Residence and Kitchen
- Keyless entry and an entry foyer
- Ceilings up to 11 feet
- Natural stone flooring across the interior
- Lighting by Speirs Major
- Floor-to-ceiling glass sliding doors to the terrace
- Molteni&C cabinetry with Dornbracht fixtures and natural stone counters
- Gaggenau refrigerator and freezer, wall oven, induction cooktop, convection microwave, espresso machine and a 34-bottle wine cooler
- Laundry room with front-loading washer and dryer; multi-zone air conditioning
Primary Bath and Storage
- Duravit smart toilet in a private water closet
- Soaking tub and Dornbracht multi-function shower
- Custom vanities with stone counters and back-lit mirrors
- A private storage unit with every Tower 1 home; an assigned storage enclosure on Tower 2 Levels 20 to 30
- 24-hour residential team trained by Mandarin Oriental, valet and security in both towers
Who Designed and Builds It
Swire Properties
The developer, headquartered in Miami since 1976, the U.S. real estate arm of the Swire Group. Its Miami work includes Brickell City Centre.
Mandarin Oriental Hotel Group
The hospitality operator. The hotel in Tower 2 is planned as Mandarin Oriental's North American flagship.
Kohn Pedersen Fox
Architect of the masterplan and both towers, a firm with work in more than 40 countries.
Tristan Auer
The Paris designer of the Tower 1 interiors, down to the primary closets on the plans.
Laura Gonzalez
The Paris designer, an AD100 name, of the Tower 2 private residence interiors.
Speirs Major and SHMA
Lighting by the UK studio Speirs Major; landscape by SHMA.
Per the developer's materials: the South Tower is developed by OID T1 Developer LLC and the North Tower by OID T2 Developer LLC, Florida limited liability companies with a limited right to use the Swire Properties and Mandarin Oriental names. The Residences are not developed, sponsored, owned, offered or sold by Mandarin Oriental Hotel Group or any affiliate, and use the Mandarin Oriental name under revocable licenses. WIRE Miami represents buyers, not the developer.
Frequently Asked Questions
Pricing, Floor Plans and the Fact Sheet
Register once for the unit price list, every floor plan and the developer's fact sheet for The Residences at Mandarin Oriental, Miami.
More of the Building
228 private residences, no hotelTower 1, the South Tower
70 private residences beside the hotelTower 2, the North Tower
28 furnished condo-hotel homes in Tower 2Hotel Residences
Developer sheets of September 25, 2026Pricing
Both towers and the Hotel ResidencesFloor Plans
The residents' podium and the hotelAmenities
Work with an Expert
Adrian Sanchez
Adrian Sanchez is the founder of WIRE Miami with over 20 years specializing exclusively in Miami's luxury pre-construction market. His direct relationships with top developers give clients access to preferred pricing, priority units, and insider positioning that only comes from two decades on the inside.
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