# House of Wellness Brickell: prices and deposits

> Source: https://bluebaybrokers.com/buildings/house-of-wellness-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

House of Wellness opens at about $1,164 a foot on its entry studios. Condos delivered since 2023 in Brickell's two postcodes, 33130 and 33131, resold this year at a median $1,274. A buyer at launch is paying roughly 9 percent under what finished new stock already clears at, two blocks from the Metrorail, with the first pick of a 656-unit stack.

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

Closings per year 623 trailing 12 months, 33130, 33131, same band

Years of supply 1.1 this building alone

Band closes at $521/sf median of real closings, not asks

| Band, 33130, 33131 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $350K – $600K | 357 | $460,000 | $521 |
| $600K – $1M | 266 | $720,000 | $650 |

**Launch timing, and the size of the delivery**

Sales opened in February 2026, so this is the launch cohort and the price list only moves up from here. The counterweight is scale: 656 small units arrive together into bands that closed 624 homes a year across 33130 and 33131, about a year of supply from this building alone. That favours the entry studios and one-bedrooms bought now, held through delivery, and argues against the pricier plans.

## The market it lands in

Everything for sale in 33130, 33131 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 1319 homes listed across 33130, 33131

Sold, trailing year 884 recorded closings, every price

Months of supply 17.9 under 6 favours sellers, over 12 favours buyers

Asking vs sold $709/sf asked, against $604/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 33130, 33131 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,274/sf median of 23 closings this year

Movement since +8.4% across recently delivered buildings

This building asks $1,164/sf entry residences

Entry vs new stock -9% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2023 | 1 | withheld, 1 sale |
| 2024 | 4 | withheld, 4 sales |
| 2025 | 32 | $1,175 |
| 2026 | 23 | $1,274 |

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

$1,164–$1,377/sf

From $390,000 (launch release) · MLS asks $419,900 to $930,900 · studios to two-bedrooms, 335 – 676 sf

Band closes at $521/sf $350K – $600K, trailing 12 months

Listed here today 9 median $1,380/sf

**Entry under new stock, upper plans above it**

The nine units on the MLS ask a median $1,380 a foot, so only the lower plans sit under the $1,274 new-stock resale median; the higher-floor two-bedrooms at $930,900 ask about $1,500. Bands of all ages close far lower, $519 a foot between $350,000 and $600,000, which is older stock and not this building's competition. Preconstruction MLS area is often the total including balcony, so the true interior price per foot is higher.

## On the MLS today

9 listings in this building are Active right now, pulled 2026-10-07. Leases are excluded: a monthly rent sitting in the price column wrecks any comparison. This is what a buyer can actually transact on today, as opposed to what a price list says.

| Unit | Bd/Ba | Interior | Asking | $/sf | HOA / mo | Days |
|---|---|---|---|---|---|---|
| [815](https://bluebaybrokers.com/listing?mls=A12050252) | 0/1 | 371 sf | $419,900 | $1,132 | — | 58 |
| [1125](https://bluebaybrokers.com/listing?mls=A12050427) | 0/1 | 371 sf | $420,900 | $1,135 | — | 58 |
| [1619](https://bluebaybrokers.com/listing?mls=A12038357) | 0/1 | 335 sf | $499,900 | $1,492 | — | 79 |
| [2216](https://bluebaybrokers.com/listing?mls=A12047140) | 1/1 | 335 sf | $599,900 | $1,791 | — | 50 |
| [810](https://bluebaybrokers.com/listing?mls=A12050282) | 1/1 | 505 sf | $639,900 | $1,267 | — | 58 |
| [2005](https://bluebaybrokers.com/listing?mls=A12050301) | 1/1 | 430 sf | $645,900 | $1,502 | — | 56 |
| [913](https://bluebaybrokers.com/listing?mls=A12054060) | 2/2 | — | $820,900 | — | — | 56 |
| [1101](https://bluebaybrokers.com/listing?mls=A12038365) | 2/2 | 676 sf | $829,900 | $1,228 | — | 64 |
| [1120](https://bluebaybrokers.com/listing?mls=A12050352) | 2/2 | 620 sf | $930,900 | $1,501 | — | 43 |

How to read this table

On new construction the MLS area is routinely the total rather than the interior, and it runs larger than the County's recorded figure, by 10 to 30 percent on the units already tested in this pipeline. Treat the $/sf column as the seller's own arithmetic and re-divide by the recorded area before comparing it with anything delivered.

## Photographs

The 24 photographs carried on MLS listing A12050252 at this address. On a building still under construction these are the developer's renders and the sales-gallery material, not the finished product.

**Photographs** © SEFMLS, displayed from the MLS under the same licence that permits display of the listing itself. Renders are the developer's own and are subject to change.

## 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 $499,900 at 4.5% simple, 36 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $49,990 | $49,990 | 36 mo | −$6,749 |
| At groundbreaking (assumed) | 10% | $49,990 | $99,980 | 30 mo | −$5,624 |
| At top-off (assumed) | 10% | $49,990 | $149,970 | 12 mo | −$2,250 |
| At closing (2029, per the MLS listings) | 70% | $349,930 | $499,900 | 0 mo | −$0 |
| Committed before closing |  |  | $499,900 |  | −$14,622 |

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 $14,622, 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 335 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $499,900 | −$10,098 |
| Insurance (HO-6), $3.60/sf | −$1,206 |
| Annual carry, before any income | −$11,304 |

**What to secure before you sign**

The deposit schedule is not published, so the carry uses the Miami standard 10/10/10/70, and no construction loan is announced yet. Ask for both. The rental rule is a 15-day minimum on a broker sheet, not a recorded document: that is mid-term rental, not nightly, so model a furnished monthly rent rather than an Airbnb calendar.

## Delivery risk

| Construction financing | No construction loan announced. The same partners financed Domus Brickell Center ($220M) and Domus Brickell Park (about $70M) once those reached the presale threshold. |
|---|---|
| Presold | Not disclosed |
| Delivery | Q1 2028 in the February 2026 launch release; 2029 on the MLS listings and the broker sheet. The study carries 2029, the later and more conservative date. |
| Developer | North Development, the joint venture of Ricardo Dunin's Oak Capital and Juan Carlos Tassara's Edifica, also building Domus Brickell Center and Domus Brickell Park. Sales by Fortune Development Sales. |
| Rental policy | Marketed with a 15-day minimum stay (broker inventory sheet, read 17 September 2026) |

## Recommendation

BlueBay Brokers · House of Wellness Brickell

### Take an entry unit at launch, nothing above it

A launch price list from an experienced Brickell developer, with entry studios about 9 percent under what recent new stock resells for. That discount is the reason to look now.

Buy the lowest plans only, get the written deposit schedule and the loan status, and underwrite it as a mid-term rental. The upper plans already ask above the market.

## 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.

## Read next

- [Domus Brickell Center, Brickell, Delivering end 2027](https://bluebaybrokers.com/buildings/domus-brickell-center)
- [Meliá Miami Brickell, Brickell, Delivering 2027](https://bluebaybrokers.com/buildings/melia-brickell)
- [Millux Place, Brickell, Delivering 2028 (marketed Q4 2027)](https://bluebaybrokers.com/buildings/millux-place)
- [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

- [Florida YIMBY, North Development announces 34-story House of Wellness Brickell (Feb 2026)](https://floridayimby.com/2026/02/north-development-announces-34-story-house-of-wellness-brickell-at-152-sw-9th-street.html)
- [PROFILEmiami, North Development launches House of Wellness Brickell (Mar 2026)](https://profilemiamire.com/miamirealestate/2026/3/2/north-development-launches-house-of-wellness-brickell-debuting-wellness-driven-residential-brands-first-development)
- [Developer fact sheet (656 residences, 34 storeys)](https://www.themeridianadvisors.com/site_data/miamibeachrealestatesite/editor_assets/House%20of%20Wellness%20Brickell/HouseOfWellness_FactSheet_English_UB.pdf)

**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.