Aerial rendering of the curving Four Seasons Private Residences Coconut Grove tower above the Coconut Grove tree canopy and Biscayne Bay

Branded Residences in Miami: The Complete Guide

How branded residences work, why Miami has so many, and every branded tower on the site, grouped by brand type.

A branded residence is a privately owned home in a building that carries the name of a hotel group or lifestyle brand, with the brand's design standards and, in most cases, its services. Miami is one of the largest markets for them: Savills' 2025/26 report counts 48 completed branded schemes and 55 in the pipeline for South Florida, second only to Dubai. This guide covers 14 branded towers on this site, from Four Seasons and Waldorf Astoria to Bentley and Cipriani, as of November 2026.

Prices change. Gabriella Gonda can share current price lists for every tower below. Request them here.

What is a branded residence?

A branded residence is a condominium where a brand licenses its name to the developer and, usually, an operator delivers services to owners. Savills' 2018 research describes the licence arrangement this way: the brand grants a licence to the developer to market and sell residences incorporating the brand, and the developer pays a marketing or royalty fee.

Owners then pay for what the brand provides. Savills notes owners pay either a management fee, where the operator runs the unit, or a trademark licence fee, plus annual service charges for common areas. CoStar's 2023 analysis adds that residents can use the adjoining hotel's spa, housekeeping and food and beverage facilities.

Two structures appear in Miami:

Hotel-linked towers: a hotel and residences share a building, as at Waldorf Astoria and Okan Tower.
Residential-only towers: the brand services a building with no hotel, as at Four Seasons Coconut Grove and St. Regis.

How much does the brand cost, and who pays?

Developers pay for the name, and published ranges vary by source and year:

Savills (2018): a developer marketing fee of 2% to 5%.
CoStar (2023): a license fee of typically 3% to 6% of gross sales price.
CoStar (December 2024): 3.5% to 6% for luxury hotel brands, 2.5% to 5% for upper-upscale hotel brands, and 1% to 4% for non-hotel brands.
Bisnow (March 2025), quoting a Royal Palm Cos. executive: 2% to 3.5% of a building's sellout.

Buyers see those costs indirectly, in pricing and in association budgets. Savills' 2018 research put annual service charges at roughly 0.5% to 2% of the purchase price. CoStar reported monthly association fees at Porsche Design Tower in Sunny Isles Beach of $4,277 to $12,069 in December 2024. Fees for the towers below are set after delivery, so ask for the developer's estimated budget.

Why Miami has so many

Developers and brokers give several reasons. At a 2024 Real Deal forum, Related Group's Nick Perez said buyers want to "resonate with experiences they have in these hotels when they travel,". CoStar's year-end 2024 review adds that developers and brokers are betting wealthy relocations will keep demand strong for familiar names.

The scale is documented. Savills counts 48 completed and 55 pipeline projects for South Florida (Miami and Fort Lauderdale); The Real Deal reported the same figures as Miami's. Knight Frank figures cited by Bisnow in October 2026 count 31 completed, 42 under construction and 73 planned in Miami, about half with non-hotel brands. The two counts come from different reports and are not directly comparable.

Hotel brands

Waldorf Astoria Residences Miami (Hilton): 360 residences above a 205-room hotel in a 100-story, 1,049-foot tower. From approx. $3M; delivery 2028.
The St. Regis Residences, Miami (Marriott International licence): 152 residential-only homes with butler service. From over $5M; end of 2027.
The Ritz-Carlton Residences, South Beach (Marriott): 30 residences, dining by José Andrés. From $4.25M; Q2 2028.
EDITION Residences, Miami Edgewater (Marriott): 185 fully serviced homes managed and operated by EDITION. From approx. $2M; delivery not announced.
Four Seasons Private Residences Coconut Grove: 70 residences with Four Seasons service and no hotel. From about $7M; 2028. Four Seasons says it has offered branded residences since 1985.
The Residences at Mandarin Oriental, Miami: 326 residences in two towers, with a 121-room hotel. From $4M (North Tower); 2030.
Kempinski Residences Miami Design District: 132 residences in two 20-story towers, Kempinski's U.S. debut. Planned; the developer release says Q4 2029.
Faena Residences Miami: Faena's first standalone residential project, two 68-story towers. From approx. $1.4M; 2029.
Okan Tower Miami (Hilton): 163 Sky Residences and 236 Hilton-managed condo-hotel residences with an optional Hilton rental program. Pricing on request; 2028.

By parent group: Marriott's brands here are St. Regis, Ritz-Carlton and EDITION; Hilton's are Waldorf Astoria and the Hilton Residences at Okan; Four Seasons stands alone.

Non-hotel and lifestyle brands

Cipriani Residences Miami: 397 residences in an 85-story tower, with resident dining by Cipriani. From $1.8M; occupancy summer 2027.
Baccarat Residences Miami: 360 residences in a 75-story tower, with service by SH Hotels & Resorts. Early 2028 per press reports.
Bentley Residences Miami: 216 residences designed inside and out by Bentley Motors, each with a private pool and sky garage. From $5.8M; 2028.
619 Brickell Residences by Nobu: 296 residences with Nobu Hospitality dining and a $25 million wellness center. From $3M; closings from 2031.
Villa Miami: 70 residences with services from Major Food Group, the team behind Carbone. From about $5M; late 2027.

CoStar's December 2024 review says non-hotel brands sell lifestyle and brand affinity, often through private residential clubs. Savills reports hotel brands made up 79% of completed branded schemes worldwide and 78% of the pipeline.

Pros and trade-offs for buyers

Benefits cited in sources:

Services: hospitality staff, dining and amenities delivered by a known operator.
Design standards: Bisnow reported in March 2025 that hospitality brands bring their own architecture and design teams and set minimum requirements.
Recognition: Savills measures a 33% average global price premium for branded schemes.

Trade-offs:

The premium is disputed in Miami. Bentley developer Gil Dezer told The Real Deal in November 2024 that branding adds about 5% to 10% in value because so many projects exist. A Bisnow panel in October 2026 put the premium at up to 30%. Savills' 33% is a global average.
Fees. Service levels drive association budgets. Ask for the estimated operating budget before signing.
Rental rules. Savills notes owners wanting to join a hotel rental scheme must meet furniture, fixtures and equipment specifications, and CoStar describes pooled and fixed-payment models. Okan Tower has an optional Hilton program. Rules differ by building, so read each declaration.
Crowding and resale. At the October 2026 panel, Key International's Inigo Ardid said the market has become crowded, and the next wave of projects will face a lot of existing branded stock. We found no published resale data comparing branded and non-branded Miami units, so ask for recent comparable sales.
Brand control. Resale and service depend on what the brand controls after opening and whether the building keeps its standards.

Florida condo law applies to all of these towers; see Florida condo law for new construction. Confirm contract terms with a Florida real estate attorney.

Compare by area and price

Penthouse collections are on the Miami penthouses page. Tower pages by area are linked from new-construction condos in Miami. Two paired comparisons: Ritz-Carlton South Beach vs. Miami Beach and EDITION Edgewater vs. Miami Beach.

How Gabriella Gonda helps

Price lists and floor plans for every branded tower on this page.
Private tours of sales galleries; see visiting Miami's sales galleries.
Side-by-side deposit schedules, delivery dates and rental policies.

Book a private tour.

Frequently asked questions

What is a branded residence?

A privately owned home in a building that carries a hotel or lifestyle brand's name and design standards, usually with services from the brand or its operator.

Are branded residences worth the premium?

Sources disagree. Savills measures a 33% global average premium, while a Bentley developer put the Miami premium at about 5% to 10% in 2024. Compare each building's price with recent sales.

Which Miami towers carry Four Seasons, Hilton and Marriott brands?

Four Seasons: Coconut Grove. Hilton: Waldorf Astoria and Okan Tower. Marriott: St. Regis, Ritz-Carlton South Beach and EDITION Edgewater.

Can I rent out a branded residence?

It depends on the building's documents. Okan Tower offers an optional Hilton rental program; other buildings set their own rules.

Who pays the brand fee?

The developer pays the brand licence fee. Owners pay association fees and, depending on the structure, management or licence charges.