The Residences at Mandarin Oriental Miami Floor Plans | Brickell Key 2 to 5 BR Guide

The Residences at Mandarin Oriental Miami — Floor Plans

At 1 Island Drive on Brickell Key, The Residences at Mandarin Oriental Miami occupies the southernmost tip of the private island that sits in Biscayne Bay between Brickell and the open water — a 5-acre site with unobstructed panoramic views of the Atlantic Ocean, Biscayne Bay, and the Miami skyline on all sides. Developed by Swire Properties, designed by Kohn Pedersen Fox Associates (KPF) of New York, with interiors by Parisian designer Tristan Auer and landscape by Shma, the South Tower rises 66 stories to approximately 800 feet with 228 residences. Vertical construction commenced in early 2026 with delivery targeted for Q1 2029.

The two-tower complex pairs the residential South Tower with a 43-story North Tower that will house Mandarin Oriental's new North American flagship hotel alongside 66 private residences and 28 condo-hotel residences. A 100,000-square-foot resort podium connects both towers at the base, housing seven pools, Michelin-starred dining, and the Mandarin Oriental spa. The South Tower's residential floor plans — from the entry two-bedroom standard homes to the $100 million crown penthouse — are the focus of this guide.

The project is approximately 60% sold in the South Tower with remaining availability concentrated at upper floor levels and in the penthouse tier.

The Residences at Mandarin Oriental Miami — Floor Plans at a Glance

The Island Setting — Why Brickell Key Changes Every Floor Plan

Most luxury towers in Brickell sit on land surrounded on three sides by adjacent buildings, roads, and the existing urban fabric — views are real but inevitably partial, and lower floors of even the best buildings are routinely obstructed by neighboring structures. Brickell Key operates on a fundamentally different premise. The island's 5-acre footprint sits entirely in Biscayne Bay, with water on all sides and no neighboring residential towers at equivalent height on any exposure. The practical consequences for floor plan buyers at The Residences at Mandarin Oriental are specific:

There is no bad floor. Lower-floor residences at this building are elevated above the bay water, surrounded by the project's own landscaped grounds, and face nothing but water on at least one exposure from the first habitable level upward. KPF's own documentation confirms that structural columns are located outside the residences on wraparound balconies — keeping every interior completely unobstructed — and that a third of the residences have three full exposures, delivering residents daily views of both sunrise and sunset from within the same home.

This is the floor plan context that no other address in the Brickell luxury condoMore Info market currently provides.

Standard Residences — 2 to 5 Bedrooms, 2,333 to 5,800 Square Feet

The standard collection spans two- through five-bedroom configurations from 2,333 to approximately 5,800 square feet. The building is organized so that almost all residences are corner units — no more than five homes per floor across 66 stories — meaning that each floor has at most five neighbors and each corner unit occupies at minimum two full exterior exposures.

The floor plan program steps up meaningfully in three tiers:

Tier 1 (Lower floors): Standard two- and three-bedroom configurations anchoring the building's entry price points. Floor plans start at 2,333 square feet. While lower-floor conditions in most Brickell towers come with compromises, the island setting eliminates the obstruction problem — these residences face the bay from the lowest habitable level.

Tier 2 (Mid floors): Three- and four-bedroom configurations where the 01 and 02 line distinction becomes most practically relevant to buyers evaluating specific orientations.

Tier 3 (Floor 48 and above): Five-bedroom and expanded four-bedroom plans where KPF's floor plate geometry delivers 180-degree views encompassing both the full Brickell city skyline and the ocean and bay extending toward Miami Beach simultaneously. These upper-floor plans are the most in-demand inventory in the building's remaining availability.

The 01 Line and 02 Line — The Two Orientations That Define the Building

The 01 and 02 lines are the corner residence configurations most frequently recommended by agents who know this building — both offer three to four bedrooms with a minimum of 3,200 square feet, 12-foot-deep private terraces, private elevator entry, and well-resolved interior flow. The distinction between them is view orientation:

01 Line: Oriented toward the Brickell coastline — capturing the Brickell financial district skyline, the Brickell waterfront, and the bay to the north and west. For buyers who want the Miami city skyline as the primary visual anchor of their living room, the 01 line delivers that in its most unobstructed form.

02 Line: Oriented toward the open bay extending toward Miami Beach — capturing expansive water views, more sun exposure throughout the day, and the eastward open Atlantic horizon on the upper floors. Expert analysis identifies the 02 line as the brighter residence and the one that most directly captures the building's defining island positioning in the bay. For buyers who want the water experience to dominate, the 02 line is the recommendation.

Both lines include private elevator entry, 12-foot-deep terraces, floor-to-ceiling glass, and the full Tristan Auer interior standard.

Interior Finish Standards — All Residences

Every residence at The Residences at Mandarin Oriental Miami is delivered with:

• Private elevator entry with direct access into each residence
• Full-height doors with timber or travertine finishes
• Natural stone flooring throughout all interiors and terraces
• Lighting design by Speirs Major, the award-winning UK-based lighting studio
• Floor-to-ceiling glass sliding doors throughout all principal rooms
• 12-foot-deep private terraces from every residence
• Fully fitted outdoor wet bar with sink and refrigerator on all terraces
• Midnight bar with refrigerator and ice maker in the primary bedroom
• Custom kitchen with Sub-Zero and Wolf appliance suite
• Natural stone surfaces throughout kitchens and bathrooms
• Primary bathrooms with stone-clad bathtub, bespoke mirrors, and custom lighting
• En-suite staff quarters with dedicated bedroom and full bath in select residences
• Laundry room with side-by-side front-loading washer and dryer
• Private storage unit allocated to each residence
• Pre-wiring for smart home technology throughout
• Multi-zone air conditioning for independent temperature control in bedrooms and shared spaces
• Allocated self-parking with planned EV charging infrastructure

The Tristan Auer Interior — A Parisian Vision for Brickell Key

Tristan Auer is the Paris-based designer whose portfolio includes the Hôtel de Crillon — widely regarded as the most significant hospitality renovation in recent Parisian history — as well as private residences in London, New York, and Moustique Island. His design philosophy is described as one of experiential architecture: environments conceived not merely as functional spaces but as settings that generate a specific emotional experience in the people who inhabit them.

At The Residences at Mandarin Oriental Miami, Auer's mandate was to translate the Mandarin Oriental brand's deep Asian-European hybrid aesthetic into a residential language appropriate for a waterfront tower in Miami's most international neighborhood. The palette of warm neutrals, natural stones, and rich wood tones — anchored by the Speirs Major lighting program — creates interiors that read as simultaneously global in reference and specifically calibrated to South Florida's light quality and the building's water surroundings. For buyers who have toured other branded luxury towers in Brickell and found their interiors generic or brand-neutral, Auer's work at this building represents a meaningfully different level of designer intent.

The Duplex Penthouses — Crown Residences

Two duplex penthouses crown the South Tower's standard residential collection, each spanning over 7,800 square feet with private pools. These are the building's most exclusive standard deliverable floor plans — two-story residences at the building's upper levels with the expanded terrace proportions and elevated view angles that the tower's 800-foot crown position produces.

Above the duplex penthouses, The Residences at Mandarin Oriental Miami lists a single crown penthouse at $100 million — the building's most significant residential floor plan and one of the most expensive single residences currently for sale in all of Miami:

• 23,000 total square feet of combined space
• 16,000 square feet of interior living space
• 7,000 square feet of private outdoor space
• 30-foot ceiling heights in primary living areas
• Private infinity pool with views from 800 feet above Biscayne Bay
• Sky cabana
• Multiple outdoor dining and entertaining areas
• Interiors by Tristan Auer at full bespoke residential scale
• Unrivaled 360-degree views of the Miami skyline, Biscayne Bay, and Atlantic Ocean

The $100 million asking price — if achieved at or near list — would set a new record for a single residential sale in Miami history. Update: Both Penthouses sold in April 2026, setting a new Miami record for the area.

The North Tower — Hotel Residences and Condo-Hotel Homes

The adjacent North Tower at approximately 400 feet and 43 stories houses Mandarin Oriental's new North American flagship hotel alongside 66 private residences and 28 condo-hotel residences. Hotel tower residences represent a distinct product from the South Tower homes — buyers in the North Tower are acquiring hotel-managed residences within the Mandarin Oriental hospitality ecosystem, with access to the full hotel amenity program and the 100,000-square-foot shared resort podium. Pricing for North Tower hotel residences starts from $3.9 million. The South Tower private residences start from $6.6 million.

The two towers are connected at the podium level, sharing the resort amenity program, the Michelin-starred dining venues, and the Mandarin Oriental spa, but maintaining distinct residential and hotel identities through separate lobby arrivals, elevator banks, and management structures.

The 100,000 Square Foot Resort Podium

The shared podium connecting both towers spans 100,000 square feet and includes:

• Ocean pool and Lagoon pool — two distinct aquatic environments within the 5-acre grounds
• Seven pools total across the compound
• Mandarin Oriental signature spa with full treatment menu
• Michelin-starred restaurant and additional dining venues
• Private cabanas throughout the grounds
• Work lounges and private dining rooms
• Chef-grade kitchens available to residents
• State-of-the-art wellness and fitness facilities
• Forest Yoga area within the landscape
• Direct access to a 1.5-mile Bay Walk along the Brickell Key waterfront

The resort podium is not a shared hotel amenity in the typical condo-hotel sense. Mandarin Oriental's residential service model specifically separates hotel guest access from resident access — the amenity program at this building is designed for the 228 private residences in the South Tower and the 66 private residences in the North Tower, not for hotel guests. This is the no-hotel-in-my-building guarantee equivalent for buyers who specifically want Mandarin Oriental service without the transient population — mirroring the model at the Ritz-Carlton Residences Sunny Isles BeachMore Info discussed earlier in this series.

Building Specifications

Ready to Explore The Residences at Mandarin Oriental Miami Floor Plans?

Vertical construction is underway with delivery targeted for Q1 2029. The South Tower is approximately 60% sold — remaining availability is concentrated at upper floor tiers and the penthouse collection. Contact us to review current inventory by line, floor, and view orientation, and to request floor plan PDFs for specific residences.

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