South Brickell Waterfront Condos: 2026 Guide

Last Updated: September 2026

The South Brickell waterfront is the stretch of Brickell Avenue south of the financial core, where the towers sit between the avenue and Biscayne Bay. For a pre-construction buyer in 2026, the choice there comes down to three projects in the WIRE Miami portfolio: The St. Regis Residences at 1809 Brickell Avenue, The Residences at 1428 Brickell, and Cipriani Residences Miami on South Miami Avenue.

They are not interchangeable. They deliver in different years, ask for different deposits, and house very different numbers of neighbors. This guide lays out the facts on each from our project records, what I tell buyers about the trade-offs, and how the island alternative on Brickell Key compares.

What are the best South Brickell waterfront condos in 2026?

The three new-construction options I compare most on the South Brickell waterfront are The St. Regis Residences, Miami at 1809 Brickell Avenue ($7.26M to $24.49M, 152 residences, delivery 2027), The Residences at 1428 Brickell ($4.1M to $8.795M, 189 residences, completion 2028), and Cipriani Residences Miami at 1420 S Miami Avenue ($1.86M to $7.65M, 397 residences, 2027).

Each serves a different buyer. St. Regis is the service building: every residence has St. Regis Signature Butler Service, and it has the fewest residences of the three. 1428 Brickell is the design and view building: every home faces Biscayne Bay, and interiors are by Antonio Citterio and Patricia Viel. Cipriani is the social building, with the restaurant at the center of the resident experience and the lowest entry price of the group.

The prices above come from the most recent lists on our record: the developer list of September 11, 2026 for St. Regis, the August 29, 2026 availability for 1428 Brickell, and the September 22, 2026 availability for Cipriani. Residences sell between lists, so I confirm current numbers before any buyer relies on them.

Why buy on the South Brickell bayfront instead of an island?

The South Brickell bayfront pairs a walkable Brickell Avenue address with bayfront living, where an island address like Brickell Key offers privacy but depends on a single bridge. From 1809 Brickell, the site lists Coconut Grove at 7 minutes, Downtown at 9, Coral Gables and Miami International Airport at 15, and South Beach at 17.

That drive-time list is the practical case for the corridor. A South Brickell owner is minutes from Downtown and the financial district in one direction and from Coconut Grove and Coral Gables in the other, which matters for families with school runs and for owners who work in the city. The full list, including the Design District and Wynwood at 13 minutes each, is in the neighborhood section of this site.

The island alternative is The Residences at Mandarin Oriental, Miami on Brickell Key, a two-tower project by Swire Properties with 298 residences, recorded at $4,050,000 to $35,000,000 with completion estimated in 2030. Our project record notes the downside plainly: Brickell Key is reached by one bridge, which creates traffic bottlenecks and a sense of isolation some buyers dislike. Other buyers choose it for exactly that separation. It is a genuine preference question, and I ask buyers to spend a weekday rush hour on each side before deciding.

How do St. Regis, 1428 Brickell, and Cipriani compare on density?

Density is the sharpest difference among the three. St. Regis has 152 residences across 50 stories. 1428 Brickell has 189 residences across 70 stories. Cipriani has 397 residences across 80 stories. Fewer households means more exclusive shared spaces and, at St. Regis, butler service spread across fewer homes.

Density shapes daily life more than most buyers expect. It decides how busy the pool deck is on a Saturday, how long the valet line runs at 8 AM, and how many listings compete with yours when you sell. St. Regis and 1428 Brickell are both low-density towers by Brickell standards. Cipriani is more than twice the size of St. Regis, and our project record frames its appeal as social: the restaurant is the hub and residents know each other. For some buyers that is the point. For a buyer who values privacy, the unit count is the first number to look at.

Density also affects resale. A smaller building has fewer resale listings competing at any time, which supports pricing, but it also has fewer comparable sales for an appraiser to work with. Neither effect is decisive alone. I raise both so the buyer weighs them against their own hold period.

Which South Brickell tower delivers first?

On our records, St. Regis delivery is 2027 and Cipriani is 2027, with 1428 Brickell at 2028. Construction progress differs: St. Regis had reached the 40th floor as of the June 2026 update on our record, and Cipriani is recorded near the 50th floor. 1428 Brickell is recorded at the pre-sales stage.

Delivery year is not just a move-in date. It is how long your deposit sits with the developer before you can use the home or sell it as a finished residence. A buyer choosing between a 2027 building and a 2030 building at similar prices is choosing whether to carry that capital three extra years. A pre-construction purchase is a hold through closing, and I make sure every buyer plans for that before signing.

For buyers who want the South Brickell address with the shortest wait, St. Regis and Cipriani are the two to compare. The St. Regis tower is under construction with a 2027 delivery on our record, and the building is being built by Related Group and Integra Investments, developers with long Miami delivery records.

How do South Brickell deposit structures compare?

On our records, Cipriani asks 30% at contract, 10% in December 2026, and 60% at closing. 1428 Brickell lists 5% at reservation, 5% at contract, 10% at 90 days, 10% at groundbreaking, 10% at top-off, and 60% at closing. The St. Regis deposit schedule is not published on this site; WIRE Miami sends it with the price list.

Both published structures put 40% of the price with the developer before closing, but the timing is very different. Cipriani front-loads it: 40% within a few months of signing. 1428 Brickell spreads it across construction milestones, which lets a buyer keep capital working longer. The 1428 Brickell schedule on our record is from the developer's October 2022 deposit timeline and is subject to change, so I confirm the current terms before a buyer relies on them.

For comparison, 888 Brickell by Dolce & Gabbana in the northern stretch of Brickell records a 20% contract, 10% groundbreaking, 20% top-off, 50% closing structure with estimated completion in 2029. Deposit terms are one of the most practical differences between buildings, and they are often where I can help most: I raise deposit timing with the developer's team as part of the negotiation, not after it.

How does price per foot compare along the corridor?

St. Regis runs $2,317 to $3,053 per square foot on the September 11, 2026 developer list. Cipriani is recorded at $1,800 to $3,200 per square foot. No per-foot figure is recorded for 1428 Brickell. Mandarin Oriental on Brickell Key is recorded at $2,000 to $4,000.

The per-foot overlap between St. Regis and Cipriani surprises buyers, since Cipriani's total prices are much lower. The difference is size: Cipriani's range starts with one-bedroom homes, while the smallest residence on the St. Regis list is a 2,566 SF two-bedroom. At St. Regis, the September list also shows that the four-bedroom B line on lower floors is the best value per foot in the building. I break that down residence by residence in the St. Regis price per square foot analysis.

The developer intends to raise prices as the building sells, which is the pattern on every one of these projects: the most requested lines and floors move first and get repriced upward. That is a reason to understand the current lists well, not a reason to rush.

What are the trade-offs on the South Brickell waterfront?

On our records, St. Regis and Cipriani do not permit short-term rentals, and no rental policy is recorded for 1428 Brickell, so treat them as ownership plays, not rental investments. Our record notes Cipriani lacks direct bay frontage at its address, while every 1428 Brickell home faces the bay. St. Regis sits on the bayfront.

Each building has a downside worth naming. At St. Regis, the price level and the absence of a rental program narrow the resale buyer pool, and the brand runs under a Marriott license that the association must maintain. At Cipriani, the project record notes the brand licenses its name without attaching room service, spa, or concierge, and the building is large. At 1428 Brickell, delivery is later and the deposit schedule on record dates to 2022. I would rather a buyer hear these from me than find them after signing.

The right choice depends on what you are buying for. If service and privacy lead, St. Regis. If the view and the design lead, 1428 Brickell. If the social life of the building leads and the budget is lower, Cipriani. If you want an island address and can wait until 2030, Mandarin Oriental. To see the St. Regis residences in detail, start with the residences section and the floor plans, or request the current price list and call me at 786-474-9627.

Adrian Sanchez, Founder & Managing Broker, WIRE Miami Over 20 years specializing in Miami’s luxury pre-construction market. Direct developer relationships for preferred pricing and priority access. wiremiami.com • 786-474-9627 • info@wiremiami.com