# 619 Brickell: preconstruction prices, deposits, rental rules

> Source: https://bluebaybrokers.com/buildings/619-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

About $1 billion reserved before a shovel is in the ground, on the last bayfront site on Brickell Avenue, in Foster + Partners' first Miami residential tower with Nobu running the ground floor. The demand is real and the scarcity argument is genuine. What follows is the arithmetic underneath it, because at $2,586 a foot at the entry this is a trophy purchase and it should be entered as one.

## 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 296 all at once, to the same buyer pool

Closings per year 23 trailing 12 months, 33131, same band

Years of supply 12.9 this building alone

Band closes at $1,230/sf median of real closings, not asks

| Band, 33131 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $3M – $6M | 19 | $4,150,000 | $1,230 |
| $6M – $12M | 4 | withheld, 4 sales | — |
| $12M and above | 0 | withheld, 0 sales | — |

**296 residences into a band that closes 25 a year**

Brickell 33131 recorded 25 closings above $3M over the trailing year: 21 between $3M and $6M, four above it, none above $12M. This building is 296 residences, which is 11.8 years of that band arriving at once, and the postcode already carries 17.3 months of inventory, firmly a buyer's market. Two things soften it. Delivery is estimated for the end of 2030, so the supply lands more than four years out, and a Foster + Partners bayfront tower plausibly creates its own band rather than competing in the existing one. That is a bet on a market that does not exist yet. It is also why entering at launch matters: the price list only rises, and the first cohort takes the lowest price and the best lines.

## 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 $2,586/sf entry residences

Entry vs new stock +103% 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

$2,586–$10,858/sf

$3M – $60M+ · 1,160 – 5,526 sf · developer price list, nothing on the MLS

Band closes at $1,230/sf $3M – $6M, trailing 12 months

Listed here today 0 nothing on the MLS

**What Brickell's closest comparable actually clears at**

Read the resale card above carefully. Forty-seven of its 50 closings are Aston Martin Residences, delivered in 2024 and still working through its own sell-out, so $1,266 a foot is one bayfront branded tower's clearing price rather than a broad resale market. That is still the most useful comparison available: Aston Martin is the closest thing Brickell has to this building and it transacts around $1,250. The entry ask here works out at $2,586 a foot, roughly double, and that figure assumes the published $3M floor belongs to the smallest 1,160 sf plan. No independent asking price exists to check any of it: nothing at this address is on the MLS.

## On the MLS today

Nothing at this address is on the MLS

Not one Active listing at 619 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 $3,000,000 at 4.5% simple, 54 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract, June 2026 | 15% | $450,000 | $450,000 | 54 mo | −$91,125 |
| At groundbreaking, April 2027 | 15% | $450,000 | $900,000 | 44 mo | −$74,250 |
| At top-off, June 2029 | 10% | $300,000 | $1,200,000 | 18 mo | −$20,250 |
| At closing, estimated end of 2030 | 60% | $1,800,000 | $3,000,000 | 0 mo | −$0 |
| Committed before closing |  |  | $3,000,000 |  | −$185,625 |

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 $185,625, 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 1,160 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $3,000,000 | −$60,600 |
| Insurance (HO-6), $3.60/sf | −$4,176 |
| Annual carry, before any income | −$64,776 |

**Forty percent down, over four and a half years**

Credit where it is due: the developer published a real dated schedule rather than the usual vagueness, and it is 15 percent at contract, 15 at groundbreaking in April 2027, 10 at top-off in June 2029, 60 at closing. That is 40 percent committed before you own anything, against the Miami standard of 30, held for up to 54 months. On the $3M entry line that is $1.2M of dead capital costing about $320,625 in foregone return, before a single dollar of appreciation. Deposits are generally non-refundable and no construction loan has been announced yet, so a schedule that slips extends that carry without your consent.

## Delivery risk

| Construction financing | None announced. No construction loan has been reported; at the June 2026 launch the developers said construction would begin within twelve months, and their own deposit schedule dates groundbreaking to April 2027. |
|---|---|
| Presold | Not disclosed |
| Delivery | End of 2030, estimated on the developer's own deposit schedule; nothing has been published elsewhere. One live risk: on 16 July 2026 the appellate division of the Eleventh Circuit quashed the City's approval of the change to the church's historic boundary, holding that neighbours within 500 feet were wrongly excluded, and sent it back to the preservation board. The tower's other approvals stand. |
| Developer | 13th Floor Investments, led by Arnaud Karsenti, with Key International. The site is the First Miami Presbyterian Church's parking lot and school, which the congregation voted to sell for about $240M. Foster + Partners designed it, Sieger Suarez is architect of record, Nobu Hospitality runs food and beverage. |
| Rental policy | Not published. Residential only, with no hotel component, which usually reads against a nightly-rental programme rather than for one |

## What the record says

What has been published about this building, each line dated and linked to where it was read: the trade press, the public record, or the developer's own statements, named as such. A statement is what someone said on that date, not a fact we verified.

On the record · 2026-08-18 · [Florida YIMBY](https://floridayimby.com/2026/08/court-orders-new-historic-preservation-hearing-for-619-brickell-by-nobu-in-miami.html)

#### Site control unresolved: a court orders a new historic-preservation hearing on the church parcel

## Recommendation

BlueBay Brokers · 619 Brickell

### Buy it for the address, and size it as a trophy

The scarcity is real and so is the demand: about $1 billion reserved at launch, the last bayfront parcel on Brickell Avenue, Foster + Partners and Nobu. If you want this address, buying at launch is the right end of the price list to buy from.

Do not underwrite it as a trade. The band clears 25 homes a year against 296 delivering, the entry ask is about double what the closest comparable transacts at, and 40 percent is committed for four and a half years. Get the construction loan closed and the preservation hearing resolved before your deposit is non-refundable.

## 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

- [The Residences at 1428 Brickell, Brickell, 2027](https://bluebaybrokers.com/buildings/1428-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, 13th Floor and Key International launch sales with $1B in reservations (June 2026)](https://therealdeal.com/miami/2026/06/04/nobu-residences-miami-tower-launches-sales/)
- [The Real Deal, Brickell homeowners' fight against 13th Floor's Nobu revived (August 2026)](https://therealdeal.com/miami/2026/08/13/brickell-homeowners-fight-against-13th-floors-nobu-revived/)
- [PROFILEmiami, sales launch release: 296 residences, 1,160 to 5,526 sf, $3M to over $60M](https://profilemiami.com/miamirealestate/2026/6/5/13th-floor-investments-and-key-international-launch-sales-at-619-brickell-by-nobu-foster-partners-with-1-billion-in-reservations)
- [Miami Today, Urban Development Review Board recommends approval, 29 July 2026](https://www.miamitodaynews.com/2026/07/29/board-oks-75-story-brickell-tower-on-historic-churchs-land/)
- [Developer deposit schedule, dated June 2026, supplied through the sales team](https://619brickell.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.