# The Residences at 1428 Brickell: prices and deposits

> Source: https://bluebaybrokers.com/buildings/1428-brickell
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-07
> Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address.

## The bet

The entry residences at 1428 Brickell ask about $1,111 a foot. Homes in the same postcode and the same price band closed last year at a median of $1,134. You are being offered a brand-new Citterio tower on Brickell Avenue, delivering in 2027, at roughly the price the market already pays for finished stock. That is the opportunity, and it exists because the launch price list was set before the band repriced.

## Absorption and timing

How many homes close each year in this building's price band and postcode, against how many it is about to deliver. No brochure answers this, and it governs both the resale and the developer's willingness to discount.

Units delivering 195 all at once, to the same buyer pool

Closings per year 49 trailing 12 months, 33131, same band

Years of supply 4.0 this building alone

Band closes at $1,135/sf median of real closings, not asks

| Band, 33131 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $2M – $3M | 26 | $2,325,000 | $1,135 |
| $3M and above | 23 | $4,200,000 | $1,230 |

**Why going early is the whole trade here**

A developer price list only moves one way. It is set low at launch to build momentum and is raised as inventory depletes, so the first cohort buys the cheapest price and the best plans in the building, and every later buyer validates their basis. 1428 Brickell is already past 60 percent, which means most of that runway is behind us and the remaining inventory is the part the developer no longer needs to discount. The counterweight is scale: 195 residences reach the resale market at once, against the closings measured above. Read that as timing rather than as a reason to stay out. It says sell into the delivery window or hold through it, and it says the entry stack, where the buyer pool is deepest, is the part of the building to own.

## The market it lands in

Everything for sale in 33131 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 809 homes listed across 33131

Sold, trailing year 563 recorded closings, every price

Months of supply 17.2 under 6 favours sellers, over 12 favours buyers

Asking vs sold $733/sf asked, against $635/sf actually paid

How to read the gap

Asking is an opinion, sold is a fact, and months of supply is your leverage. Do not compare this building to the postcode median, which mixes in stock built decades ago: the comparison that counts is the band below.

## What recent deliveries resell for

The only read-across that means anything here: condominiums in 33131 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,275/sf median of 20 closings this year

Movement since +3.1% across recently delivered buildings

This building asks $1,111/sf entry residences

Entry vs new stock -13% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2024 | 3 | withheld, 3 sales |
| 2025 | 26 | $1,237 |
| 2026 | 20 | $1,275 |

Why a year can show no figure

Under 5 transactions a median is noise, so it is withheld. Recently delivered buildings are thin by nature, which is itself worth knowing before counting on a quick resale.

## The basis

What it asks per foot against what its band actually closes at. Comparing one preconstruction ask to another tells you nothing: both are price lists.

Asking $1,111–$1,750/sf $2M – $7M · 1,800 – 4,000 sf · penthouses from $8M

Band closes at $1,135/sf $2M – $3M, trailing 12 months

Listed here today 0 nothing on the MLS

**You are buying new at the price of finished**

The smallest residences work out around $1,111 a foot. The band they will compete in closed at a median of $1,134 on real recorded transactions over the trailing year, so the entry stack is priced at or slightly under a market of delivered, lived-in inventory. For a brand-new tower with 80,000 sf of amenities and a Citterio interior, that is a genuinely favourable basis, and it is the single strongest argument on this page. The upper stack is a different purchase: at roughly $1,750 a foot it carries a real premium and should be bought for the home, not the trade.

## On the MLS today

Nothing at this address is on the MLS

Not one Active listing at 1428 Brickell Ave, Miami FL 33131, pulled 2026-10-07. The building is being sold off-market by the developer's own sales team, which is normal at this stage and has one consequence worth stating: there is no independent asking price to check the developer's price list against, so every size and price on this page comes from the developer or the trade press rather than from a transaction. It is also why this page carries no photograph: the MLS licence that lets us display a listing's images does not extend to a render off a brochure.

## What the deposit costs to hold

A preconstruction deposit is committed years before you hold a deed, earning nothing. That carry is a real cost of the trade and it is never in the pitch. Modelled on $2,000,000 at 4.5% simple, 18 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $200,000 | $200,000 | 18 mo | −$13,500 |
| At groundbreaking | 10% | $200,000 | $400,000 | 18 mo | −$13,500 |
| At top-off | 10% | $200,000 | $600,000 | 9 mo | −$6,750 |
| At closing | 70% | $1,400,000 | $2,000,000 | 0 mo | −$0 |
| Committed before closing |  |  | $2,000,000 |  | −$33,750 |

Why this line matters more than the yield

Nothing is rented and nothing is owned meanwhile, so the whole return has to come from the gap between contract price and the market at delivery. That carry, about $33,750, is the hurdle before you break even, and deposits are generally non-refundable, so a delivery that slips extends it without your consent.

## Carry at delivery

What it costs to own before any income, on the smallest residence of 1,800 sf.

| HOA at $1.85/sf/month | −$39,960 |
|---|---|
| Property tax at 2.02% of $2,000,000 | −$40,400 |
| Insurance (HO-6), $3.60/sf | −$6,480 |
| Annual carry, before any income | −$86,840 |

**What to secure before you sign**

Two things to obtain, and both are ordinary requests a developer expects from a broker. First the rental language in the recorded declaration, because the published sources conflict and the answer decides whether this is a residence or an income asset. Second the actual deposit schedule: the carry above uses the Miami standard because Ytech has not published theirs, and a lighter front end improves the trade materially. Neither is a reason to hesitate. They are the two points worth negotiating.

## Delivery risk

| Construction financing | $565M closed November 2025. J.P. Morgan senior, Sculptor Real Estate junior, arranged by JLL. One of the largest South Florida construction loans of the year. |
|---|---|
| Presold | 60% at last disclosure |
| Delivery | 2027, per the developer. Groundbreaking was 2025 and the loan closed late that year, so the schedule is funded rather than aspirational. |
| Developer | Ytech, Yamal Yidios. Bought the site from the Taplin family in 2017 and held it eight years before breaking ground. |
| Rental policy | Not published; sources conflict between a six-month minimum and no restriction |

## Recommendation

BlueBay Brokers · The Residences at 1428 Brickell

### Buy the entry stack, and buy it early

This is one of the better-underwritten buildings in Brickell right now. J.P. Morgan closed $565M of senior construction financing in November 2025, the tower is over 60 percent presold, and Ytech held the land for eight years rather than flipping it. Delivery is funded, not hoped for.

The entry residences ask roughly what delivered stock in the same band actually closes at, which is an unusual place to start for new construction. Add an 18-month runway to delivery, shorter than most preconstruction, and the capital is committed for a fraction of the usual window.

Own the smaller plans, where the buyer pool is deepest and the price advantage is real. Treat the upper stack as a home rather than a trade. Get the recorded rental language and the true deposit schedule before signing, and this is a clean position.

## Want the rest of it?

I am Steve Gabison, a Florida broker, licence BK3411036. I wrote this page. New developments are Carolina Peña's desk at BlueBay Brokers, broker, licence BK3288753: she will send you what is behind it, in English or Spanish.

#### The full file

This page is the public read. The file adds the unit-level price list and what is actually left, the developer's land basis and what it says about room on price, the recorded rental language, and a rental underwriting on the specific line you are looking at. No charge.

#### On the purchase

Developers in this pipeline pay a cooperating broker, so having me represent you costs nothing on top of the price. I negotiate the deposit schedule, the credits and the co-broke, with the recorded comps to argue from.

#### Before anything else

The rental policy here is not published, so I will not sell you a management plan on it. I will get the recorded declaration language and tell you what is actually permitted. That has to be true before the rest matters.

## Read next

- [619 Brickell, Brickell, end of 2030 (developer deposit schedule)](https://bluebaybrokers.com/buildings/619-brickell)
- [LOFTY Brickell, Brickell, 2027](https://bluebaybrokers.com/buildings/lofty-brickell)
- [ORA by Casa Tua, Brickell, 2029](https://bluebaybrokers.com/buildings/ora-casa-tua)
- [All the new-development studies](https://bluebaybrokers.com/new-developments)
- [Developer price vs resale on six delivered Miami condos](https://bluebaybrokers.com/developer-price-vs-resale-miami)
- [What a preconstruction deposit costs to hold](https://bluebaybrokers.com/preconstruction-deposit-carry-miami)
- [Buying preconstruction in Miami as a foreign buyer](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer)

## Sources

- [The Real Deal, Ytech scores $565M construction loan (Nov 2025)](https://therealdeal.com/miami/2025/11/03/ytech-scores-565m-construction-loan-for-1428-brickell/)
- [The Real Deal, Inside Ytech's plans for the 70-storey tower](https://therealdeal.com/miami/2022/10/11/inside-ytechs-plans-for-70-story-brickell-condo-tower/)
- [The Real Deal, Ytech buys the Brickell site from the Taplins](https://therealdeal.com/miami/2017/01/20/ytech-buys-brickell-building-from-taplins-for-27m-settles-claims/)
- [Developer site, 1428brickell.com](https://1428brickell.com/)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-07. Deemed reliable, not guaranteed.

**Developer data.** Unit counts, sizes, pricing and delivery dates are the developer's own and are not verified by BlueBay Brokers LLC, which does not represent the developers named here and receives no compensation from them.

**Not investment advice.** A scenario built from stated assumptions. Deposit carry uses simple interest and ignores tax. The recorded condominium documents govern every legal question raised here. Consult your own tax and legal advisers.

**Rental policy** as published by the developer and routinely amended before closing.