Delano Residences Miami: Complete Buyer's Guide 2026

Delano Residences Miami is officially launching this March, and if you're serious about buying into Downtown Miami's next landmark supertall, listen — this is the window you need to pay attention to. This isn't another generic glass tower. The Delano brand brings four decades of hospitality DNA from the original South Beach property, and this Downtown version is positioned as a lifestyle investment that combines furnished rental income potential with world-class amenities. Here's what you actually need to know before the general market gets access.

What Is Delano Residences Miami?

Let me start with the specs. Delano Residences is a 90-story, 985-foot supertall with 421 residences at 400 Biscayne Boulevard in Downtown Miami. The tower is designed by Carlos Ott, Miami's most iconic supertall architect, with interiors by Meyer Davis — the same firm behind luxury projects globally. The developer is Property Markets Group (PMG), a name you should know. 35 years in the business, world-class track record.

Here's what makes it unusual: Two distinct collections. Most developers pick one lane. Delano is doing both.

Collection 1: Delano Collection (Floors 20–47)

255 furnished units ranging from $700K to $2.2M. These come fully furnished and optional rental management through the Delano / Ennismore hotel program. If you're buying as an investment and want the hotel to handle guests, turnover, and revenue share — that's this collection. You're not owner-occupied; you're a passive income investor.

Collection 2: Delano Residential (Floors 49–75)

155 deeded residences starting at $1.3M and going up to $4.5M for the penthouses. These are traditional private ownership. But here's the difference: exclusive access to a members-only club on the upper floors, curated experiences, and concierge-level service. You're an owner, not in a hotel program, but you get amenity access that's typically reserved for five-star hotels.

This dual-collection strategy is smart. You're not forced to be a hotel investor or a traditional owner — you pick. Most new Miami supertalls don't offer that flexibility.

Pricing & Unit Types — The Numbers You Care About

Starting price is $700K, but understand what that means. Studios in the Delano Collection hit that number. Here's the actual breakdown:

• Studios (Delano Collection): $700K–$900K
• 1-Bedroom (Both Collections): $900K–$1.4M (Delano Collection); $1.3M–$2.1M (Residential)
• 2-Bedroom (Both Collections): $1.4M–$2.2M (Collection); $1.8M–$3.2M (Residential)
• 3-Bedroom & Penthouses: $2.5M–$4.5M (Residential only)

The Premium 3-Deed Line is worth its own mention. 22 ultra-luxury units, roughly 1,600 SF, three separate deeds for maximum ownership flexibility. These are priced around $3.2M and represent the top tier of the Residential collection. If you're buying at the highest level and want the ability to split deeds across family members or entities, this is the luxury play.

Compare this to what's happening at other Downtown supertalls: Delano's positioning sits between the mid-range towers and the true penthouses. You're not at the absolute luxury ceiling, but you're not fighting over affordable units either. Clean positioning.

The Two Collections: Which Is Right for You?

This matters. I see a lot of buyers confused here, so let's be direct.

The Delano Collection (Furnished, Hotel Program)

Buy this if:

• You want passive income from hotel rental management
• You don't want to own property in your name (privacy reasons, estate planning, LLC setup)
• You're an international investor and like the turnkey hospitality model
• You prefer lower purchase prices and want the furniture/FF&E included

Reality check: 3–4% annual rental revenue is not guaranteed. It's dependent on occupancy, market rates, and Ennismore's operational performance. The Delano brand carries weight, so expectation is higher than a generic hotel model. But if you're banking on 5%+ annual returns from room revenue, you're optimistic.

The Delano Residential (Deeded, Members' Club)

Buy this if:

• You want to own the property outright with a clean deed
• You're owner-occupied or looking for long-term appreciation
• You value exclusive club amenities and curated experiences
• You want flexibility to sell, rent long-term, or use as a private residence

This is the traditional luxury play. Appreciation is the bet. The members' club adds lifestyle value but isn't an income generator. Prices are higher because you're getting a true ownership asset.

My honest take: If you're an international investor wanting diversification and tax efficiency, the Delano Collection makes sense. If you're a domestic buyer wanting a personal residence or long-term investment, Residential is the play. Don't buy Residential thinking you'll get hotel income — that's not how it works.

Amenities — What You're Actually Getting

Delano's amenity suite is legitimately world-class. This isn't marketing hyperbole; the Delano brand exists because of how they operate hospitality properties. Let me break this down:

• Rose Bar — Delano's iconic social lounge, recreated here. This is signature Delano. It's not just a rooftop bar; it's a destination.
• Cafe Delano — Casual dining, coffee program, all-day venue.
• Sky Restaurant — Elevation dining with 360-degree Miami views. This is a real draw for social events and private dinners.
• The Source Spa (7,000 SF) — Major spa facility with treatment rooms, saunas, ice plunges, thermal circuit. Competitive with stand-alone luxury spas. Facial/massage pricing will run $200–400 per service, but it's on-site.
• Fitness Center (7,000 SF) — State-of-the-art equipment, group classes, personal training. Standard luxury tower amenity, but at 7K SF, it's substantial.
• Private Pool — 25 meters, heated, with cabanas and deck seating. Not Olympic-size, but adequate for laps and recreation.
• Observation Deck (850+ feet) — The tallest outdoor viewing platform in Miami. Seriously. Views to Key West on clear days. This is the signature feature.
• Delano Residential Members' Club (Floors 75+) — Private lounge, curated events, concierge service exclusively for Residential owners.

The HOA is approximately $1.85 per square foot monthly. For a 2,000 SF unit, that's roughly $3,700/month. For comparison, Mandarin Oriental Residences runs $2.10/SF, and Waldorf Astoria is $2.30/SF. Delano is slightly lower due to volume economies and the hotel operator (Ennismore) managing much of the service delivery.

One thing to note: Valet parking only. No self-parking. This is either a feature (premium valet service) or an inconvenience (no flexibility). Factor that into your decision. Monthly valet runs $300–500 depending on rush hour access.

Deposit Structure & Payment Timeline

Money matters. Here's the exact deposit schedule for standard units:

Studios get a reduced deposit: 10% total (5% at contract, 5% at second milestone). This is an incentive to buy the entry-level units.

Loyalty deposit: Existing Delano residents or guests get 30% total. If you've ever owned at another Delano property (like the original South Beach), this applies. It's their way of saying thanks for the brand loyalty.

Why does this matter? Because you're fronting capital over 5+ years. If you're financing, your lender will require proof of funds and may have conditions around milestone payments. If you're a domestic buyer, you'll owe state documentary stamp tax on the deed, which is 0.6% of purchase price. For a $2M unit, that's $12K due at closing. Plan accordingly.

Development Timeline & Why Launch Timing Matters

Sales launch March 2026. Estimated completion is 2031. That's a 5-year build from launch, 6 years from groundbreaking (Summer 2027).

Here's why the March launch is critical: Pre-sales pricing. When the project opens this month, you get Friends & Family rates and first-right-of-approval on premium floor plates. Once general sales open (expected mid-2026), prices go up 5–10%. Most Miami developers follow this pattern. You lock in March pricing and ride the appreciation wave.

The build timeline is reasonable for a 90-story building. Carlos Ott has built similar heights at similar speed. No red flags on construction risk or delivery. PMG is capitalized and has delivered on-time on previous projects.

The question for you: Can you carry the asset for 5 years? If cash flow is tight, the deposit schedule is manageable. If you need liquidity within 3 years, this isn't your deal.

Investment Thesis & Market Position

Let's talk appreciation. Delano is entering a Downtown Miami market that's proven it can absorb ultra-luxury projects. St. Regis Residences Miami sold out at $3K–$4K+ per SF. Mandarin Oriental Residences is trading at $2.8K–$3.5K per SF on the resale market. Delano will likely position between $2.2K–$3.2K per SF depending on unit type and floor.

Why Delano appreciates:

• Brand recognition — Delano is globally known. International buyers pay premiums for recognizable luxury brands.
• Supertall premium — 985 feet makes this a Miami landmark. Iconic towers always appreciate faster than mid-rise.
• Biscayne Boulevard location — Downtown waterfront is the strongest submarket in Miami for appreciation. Waldorf Astoria and St. Regis proved demand at this location.
• Dual-collection strategy — Having both furnished and residential units diversifies the buyer pool and caps vacancy risk.
• Ennismore operator — Professional hotel management adds credibility and rental income reliability, especially for Delano Collection units.

Realistic appreciation: 3–5% annually over the hold period. That's typical for luxury Miami condos. If you're banking on 8%+ annual returns, that's Miami in 2019. This is a stabilized market now.

The Developer & Design Team

Property Markets Group (PMG) is one of Miami's heavyweight developers. 35 years in business, delivered over $5B in residential projects, active across South Florida and beyond. Their track record is solid — they deliver on time, maintain quality, and manage construction professionally.

Carlos Ott is Miami's supertall master. Every major supertall you see in Miami skyline — multiple Ott buildings. He knows how to design a building that photographs well, feels exclusive inside, and maximizes per-unit revenue. Not a flashy name nationally, but in Miami, he's essential.

Meyer Davis for interiors adds legitimacy. They've done high-end residential, luxury hospitality, commercial spaces globally. When you see Meyer Davis attached to a residential project, expectations are elevated.

Ennismore / Accor operating the Delano brand means professional 5-star hotel standards. That's not just marketing — it means operational excellence, 24/7 front desk, concierge training, F&B management. You're getting hotel-level service because Ennismore brings their 100+ years of hospitality expertise to the residential amenities.

Risks & Realistic Considerations

No project is perfect. Here's what to think about:

• 5-year build timeline. You're betting on market conditions in 2031. Economic downturns happen. Construction delays happen. Have a buffer in your personal finances if you're owner-occupying.
• HOA creep. $1.85/SF today will not be $1.85/SF in 2031. Building reserve studies typically require increases. Budget for 3–5% annual HOA growth.
• Furnished rental income is not guaranteed. If you buy Delano Collection expecting 4% revenue, but Ennismore delivers 2%, you absorb that loss. Hospitality is variable.
• Downtown Miami parking is still a pain. Valet-only eliminates self-parking convenience. If you're used to self-parking, this is an adjustment.
• Market saturation. By 2031, will Downtown Miami have excess supply? Currently it's tight, but 5 years of construction bring supply online. Not a deal-killer, but something to monitor.

That said, the team, the brand, the location, and the dual-collection model all stack in Delano's favor. This isn't speculative. This is a blue-chip development in a proven submarket.