Seven Miami condo towers built in the last three years or still rising today define the 2026 new-construction market, and the right pick depends on whether you want a finished building you can close on this quarter or a pre-construction bet on Miami's next skyline landmark. Baccarat Residences Miami is the strongest overall pick for buyers who want a delivered, hospitality-branded address on Brickell's waterfront right now, while Waldorf Astoria Residences Miami carries the highest long-term upside for buyers willing to wait through a construction timeline, and Una Residences wins for anyone who wants boutique scale over amenity size.
- Baccarat Residences Miami is the top pick among new construction condos in Miami for buyers who want a delivered, hospitality-branded Brickell address in 2026.
- Aston Martin Residences delivers the most distinctive tower design on Biscayne Bay among Miami's completed new construction condos.
- New construction condos in Miami avoid the special assessments hitting many pre-1990s buildings under Florida's post-Surfside reserve law.
- Waldorf Astoria Residences Miami and Cipriani Residences Miami are still under construction in 2026 and carry completion-timeline risk delivered buildings don't.
- Una Residences suits buyers who want a smaller, lower-density building over a full-service amenity program.
Why this matters in 2026
Florida's condo reserve law changed the math on older buildings after the 2021 Surfside collapse. Associations in buildings three stories or taller now face mandatory structural inspections and full reserve funding once a building hits its milestone-inspection age, and several older Miami-Dade towers have hit residents with five- and six-figure special assessments to cover the shortfall.
New construction sidesteps that specific risk because the building starts with a funded reserve and no deferred maintenance. That doesn't make every new tower a safe bet — pre-construction projects carry their own risk in the form of delivery delays and pricing that can move before closing. Carlos Morean works with buyers weighing delivered towers against pre-construction contracts across Brickell, Coconut Grove, and Coral Gables, and the calculus is different for each.
Buyers comparing bay and ocean access should also look at Miami's best waterfront condo buildings before narrowing to new construction specifically — some of the strongest waterfront positions in the city belong to buildings built a decade or more ago.
What makes the best new construction condo in Miami
- Developer track record — has the developer delivered on schedule and to spec on prior Miami projects, or is this a first-time entrant
- Delivery status — delivered with a certificate of occupancy versus still under construction with a target date that can shift
- Flood and insurance exposure — barrier-island oceanfront buildings carry different windstorm and flood premiums than bayfront Brickell towers
- Branded partnership strength — a hospitality name on the lobby (Baccarat, St. Regis, Waldorf Astoria, Cipriani) adds service standards but also ongoing licensing costs baked into fees
- Amenity depth — pool decks, wellness floors, and marina access vary sharply between a single tower and a two-tower project
- Reserve funding at delivery — new buildings start funded, but confirm the association's reserve schedule before assuming that stays true
New construction condos in Miami at a glance
| Building | Neighborhood | Best for | Standout feature | Key limitation |
|---|---|---|---|---|
| Baccarat Residences Miami | Brickell | Hospitality-branded, turnkey living | Delivered, waterfront Brickell Avenue address | High entry cost, sold-out inventory |
| Aston Martin Residences | Downtown Miami / Biscayne Bay | Bay-view design statement | 66-story tapered tower, delivered | Downtown traffic access |
| St. Regis Residences Brickell | Brickell | Two-tower, full-service scale | Combined amenity footprint across both towers | Still finishing construction in 2026 |
| Waldorf Astoria Residences Miami | Downtown | Skyline landmark investment | Targeted as one of the tallest residential towers in the state | Still under construction, timeline risk |
| Una Residences | Brickell / Simpson Bayfront | Boutique, low-density wellness | Private wellness floor, park-adjacent site | Fewer amenities than full-service towers |
| Cipriani Residences Miami | Brickell | Italian hospitality with restaurant anchor | Ground-floor Cipriani restaurant | Still under construction, limited public unit mix |
| The Perigon Miami Beach | South of Fifth | Oceanfront walkability | Delivered, modern architecture on the water | Highest per-square-foot pricing on the barrier island |
1. Baccarat Residences Miami: best for hospitality-branded turnkey living
Baccarat Residences Miami sits on Brickell Avenue's waterfront and pairs Related Group's development track record with the Baccarat crystal maison's hospitality branding. The building is delivered, so buyers inspect the finished product and pull real closed-sale comparables instead of relying on renderings.
Baccarat Residences Miami pros:
- Delivered building with inspectable finishes and real HOA financials
- Hospitality services on-site backed by an established brand
- Waterfront Brickell Avenue position with bay frontage
Baccarat Residences Miami cons:
- Entry pricing sits at the top of Brickell's new-construction range
- Most inventory sold at launch, so buyers are largely shopping resale
- Bayfront, not oceanfront — no beach access
Best for: buyers who want a finished, branded Brickell address and are ready to close in 2026. Verdict: Buy.
2. Aston Martin Residences: best for a bay-view design statement
Aston Martin Residences rises 66 stories on Biscayne Bay in downtown Miami, delivered in 2023 with a tapered tower design tied to the automaker's design studio. It's a finished building with several years of resale and rental data behind it.
Aston Martin Residences pros:
- Distinctive tapered silhouette unlike anything else on the Miami skyline
- Delivered with real appraisal and lending comparables
- Full-building amenity program spread across multiple floors
Aston Martin Residences cons:
- Downtown location is less walkable than Brickell or Miami Beach
- Biscayne Boulevard and MacArthur Causeway traffic gets congested during events
- No marina-style waterfront the way Brickell Key buildings offer
Best for: buyers prioritizing architectural distinction and bay views over walkable retail. Verdict: Buy.
3. St. Regis Residences Brickell: best for two-tower, full-service scale
St. Regis Residences Brickell pairs two connected towers from Related Group and Integra, extending the St. Regis hotel brand's service standard to residence owners. As of 2026, portions of the project are still finishing construction, so some buyers are purchasing partly against renderings.
St. Regis Residences Brickell pros:
- Two towers double the amenity footprint versus a single-tower building
- Hotel-brand service standard extends to residents
- Brickell Avenue address near the financial district
St. Regis Residences Brickell cons:
- Portions of the project remain under construction in 2026
- Two-tower scale raises shared reserve obligations once both towers are fully assessed
- Early move-in residents deal with ongoing construction logistics
Best for: buyers who want full-service scale and can wait out final construction phases. Verdict: Hold — confirm occupancy certificates on both towers before treating current pricing as final.
4. Waldorf Astoria Residences Miami: best for a skyline landmark investment
Waldorf Astoria Residences Miami is positioned downtown to become one of the tallest residential towers in the state, carrying Hilton's Waldorf Astoria brand and sitting within walking distance of Brightline's MiamiCentral station. It remains under construction in 2026.
Waldorf Astoria Residences Miami pros:
- Positioned as one of Miami's most recognizable skyline additions
- Global hospitality brand recognition
- Walking distance to Brightline's downtown station
Waldorf Astoria Residences Miami cons:
- Still under construction — buyers assume timeline risk delivered buildings don't carry
- Pricing on unsold inventory can move before completion
- Insurance underwriting standards for a building this scale are still catching up
Best for: patient buyers comfortable with pre-construction risk in exchange for landmark upside. Verdict: Wait.
5. Una Residences: best for boutique, low-density wellness
Una Residences sits on Brickell's Simpson Bayfront, developed by OKO Group with a lower unit count than Brickell's tower-scale buildings. It delivered around 2023 and includes a private wellness floor that reads more boutique hotel than high-rise condo.
"A five-star name on the lobby does not by itself justify paying more than the closed comp two floors up in the same building."
“A five-star name on the lobby does not by itself justify paying more than the closed comp two floors up in the same building.”
Una Residences pros:
- Lower density than a full-scale Brickell tower
- Private wellness floor and spa
- Park-adjacent waterfront site at Simpson Bayfront
Una Residences cons:
- Fewer amenities overall than a two-tower project like St. Regis Brickell
- Smaller building limits resale comps to benchmark pricing against
- Less negotiating leverage if a major capital project ever comes up
Best for: buyers who value privacy and low density over amenity size. Verdict: Buy.
6. Cipriani Residences Miami: best for a hospitality brand with a restaurant anchor
Cipriani Residences Miami, developed by Mast Capital in Brickell, anchors its ground floor with a Cipriani restaurant, adding a dining draw beyond the residence itself. It remains under construction in 2026.
Cipriani Residences Miami pros:
- Ground-floor restaurant anchor from an established hospitality name
- Brickell location inside the walkable financial district
- Branded partnership targets a specific lifestyle buyer
Cipriani Residences Miami cons:
- Still under construction, same timeline risk as other pipeline projects
- Branded-restaurant buildings carry ongoing licensing and management costs in association fees
- Limited public information on final unit mix until closer to delivery
Best for: buyers drawn to a dining-anchored lifestyle brand who can wait for delivery. Verdict: Wait.
7. The Perigon Miami Beach: best for oceanfront walkability
The Perigon Miami Beach sits in South of Fifth, delivered around 2024 by Baldwin Development with architecture distinct from the neighborhood's Art Deco stock. It's the only building on this list on the ocean rather than the bay.
The Perigon Miami Beach pros:
- Oceanfront position in Miami Beach's most walkable historic pocket
- Delivered building with finished amenity decks and reviewable HOA financials
- Modern architecture distinct from surrounding Art Deco buildings
The Perigon Miami Beach cons:
- South of Fifth commands some of the highest per-square-foot pricing in Miami Beach
- Barrier-island windstorm and flood insurance run higher than mainland Brickell buildings
- Limited inventory since delivered units sell down fast
Best for: buyers set on oceanfront over bayfront. Verdict: Buy.
How we ranked these buildings
Each building was weighed against the six criteria above: developer track record, delivery status, flood and insurance exposure, branded partnership strength, amenity depth, and reserve funding at delivery. Delivered buildings with strong comparables (Baccarat Residences Miami, Aston Martin Residences, Una Residences, The Perigon Miami Beach) rank ahead of pre-construction projects (Waldorf Astoria Residences Miami, Cipriani Residences Miami) on certainty alone, even where the pre-construction project has more long-term upside.
Compare new construction condos with Carlos
Get delivery timelines, HOA financials, and closed comps before you commit.
Which new construction condo should you choose?
Buyers who want to close in 2026 without construction risk should default to Baccarat Residences Miami or Aston Martin Residences — both are delivered, both have real financing comparables, and both sit in established waterfront locations. Buyers who want lower density over amenity scale should look at Una Residences instead.
Buyers comfortable with a multi-year hold and pre-construction pricing can consider Waldorf Astoria Residences Miami or Cipriani Residences Miami, but treat the quoted numbers as moving targets until the certificate of occupancy is issued. St. Regis Residences Brickell sits in between — hold off on final decisions until both towers are complete.
FAQ
What is the best new construction condo in Miami right now?
Baccarat Residences Miami is the strongest overall pick among new construction condos in Miami in 2026 for buyers who want a delivered, hospitality-branded Brickell address. Aston Martin Residences is the strongest alternative for buyers who prioritize architectural design and bay views.
Is buying new construction safer than an older condo in Miami?
New construction buildings start with a funded reserve and no deferred maintenance, which avoids the special assessments hitting many pre-1990s Miami buildings under Florida's post-Surfside reserve law. Pre-construction projects carry their own risk in the form of delivery delays and pricing that can move before closing.
Which Miami neighborhood has the most new construction condos in 2026?
Brickell has the highest concentration, with Baccarat Residences Miami, St. Regis Residences Brickell, Una Residences, and Cipriani Residences Miami all sited there. Downtown Miami and South of Fifth in Miami Beach are the other two active clusters.
How does Florida's condo reserve law affect new buildings?
Buildings three stories or taller must complete a milestone structural inspection once they hit 30 years old, or 25 years in Miami-Dade and Broward County. New construction buildings won't face that trigger for decades, which is one reason they avoid the large special assessments hitting older Miami towers today.
Are branded residences worth the premium in Miami?
A hospitality brand like Baccarat, St. Regis, Waldorf Astoria, or Cipriani adds a service standard and lobby draw, but it does not automatically justify paying more than a closed comp in the same building. Compare unit-level pricing inside the building before assuming the brand name sets the value.
What's the difference between pre-construction and new construction?
Pre-construction means the building has not received its certificate of occupancy and buyers are purchasing against renderings and a construction timeline. New construction, as used on this page, means the building has already delivered and buyers can inspect the finished product and review real HOA financials.
Is Brickell or Miami Beach better for new construction condos?
Brickell has more new construction inventory and lower flood insurance costs since it sits on the bay rather than the barrier island. Miami Beach, particularly South of Fifth, offers oceanfront access that Brickell cannot match, at a higher per-square-foot cost.
One last thing
The biggest mistake buyers make with pre-construction condos isn't overpaying for the brand — it's assuming the delivery date on the contract is the delivery date in reality. Ask for the developer's track record on prior Miami projects before signing, not just the rendering.
