# Nobu Residences Brickell: prices and deposits

> Source: https://bluebaybrokers.com/buildings/nobu-residences-brickell
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-11-08
> 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

Nobu Residences at 619 Brickell is a 75-storey Foster + Partners tower that averages $2,500 to $2,700 a foot, about double the $1,229 that homes at $3M to $5M close at in 33131. You are buying the brand, the bayfront and first pick of the floor plans. The open risk is the site: in October an appeals court upheld a ruling that reopens the vote lifting its historic designation.

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

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

Years of supply 14.0 this building alone

Band closes at $1,229/sf median of real closings, not asks

| Band, 33131 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $3M – $5M | 17 | $4,150,000 | $1,229 |
| $5M – $10M | 5 | $6,500,000 | $1,323 |
| $10M and above | 1 | withheld, 1 sale | — |

**Fourteen years of supply above $3M**

321 residences against 23 closings a year above $3M in 33131 is **14.0 years of supply**. Only 5 homes closed at $5M to $10M in twelve months, and 1 above $10M. The buyer pool for this tower is therefore not the postcode: it is international branded-residence demand, which the developers say put more than $1 billion of reservations on the book by June 2026. Reservations are not contracts, and no conversion figure has been published since. The early-buyer argument holds in its usual form: the list rises as the stack sells, so the first contracts get the price and the views.

## 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 845 homes listed across 33131

Sold, trailing year 548 recorded closings, every price

Months of supply 18.5 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/sf

$3M – $60M+ · 1,160 – 5,500 sf · average $2,500 – $2,700/sf (The Real Deal, Jun 2026)

Band closes at $1,229/sf $3M – $5M, trailing 12 months

Listed here today 0 nothing on the MLS

**About double the delivered market, for the brand**

The smallest residence, 1,160 sf from $3M, works out at $2,586 a foot, inside the published $2,500 to $2,700 average. Homes at $3M to $5M in 33131 closed at a median $1,229 over the trailing year, and condos built since 2023 resold at $1,275 across 20 closings this year. That is a 103% premium to new delivered stock. Branded bayfront towers carry one, and this is the first Nobu residence in South Florida, but the premium is the purchase: buy it as the home you want, not as a trade on Brickell's resale market.

## On the MLS today

Nothing at this address is on the MLS

Not one Active listing at 619 Brickell Ave, Miami FL 33131, pulled 2026-11-08. 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, 60 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $300,000 | $300,000 | 60 mo | −$67,500 |
| At groundbreaking (assumed standard) | 10% | $300,000 | $600,000 | 54 mo | −$60,750 |
| At top-off (assumed standard) | 10% | $300,000 | $900,000 | 18 mo | −$20,250 |
| At closing | 70% | $2,100,000 | $3,000,000 | 0 mo | −$0 |
| Committed before closing |  |  | $3,000,000 |  | −$148,500 |

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 $148,500, 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 |

**Five years of deposits, and a site still in court**

Construction could start in the second quarter of 2027 and take about four and a half years, so the model holds deposits 60 months: about $148,500 of carry on $3M under the Miami 10/10/10/70, assumed because no schedule is published. The site is the open item. In October the Third District Court of Appeal upheld a ruling that IconBrickell II owners were wrongly shut out of the vote lifting the lot's historic status, which can send it back to the historic board. Ask that the second instalment fall due only after that vote and a closed construction loan.

## Delivery risk

| Construction financing | No construction loan reported as of November 2026. |
|---|---|
| Presold | Not disclosed |
| Delivery | 2031 on the developer's own timeline: construction from the second quarter of 2027, about four and a half years (Iñigo Ardid, The Real Deal, 4 June 2026). On 15 October 2026 the developers said the groundbreaking timeline is unchanged; the Brickell Homeowners Association expects a delay. 60 months is the model here. |
| Developer | 13th Floor Investments (Arnaud Karsenti) and Key International (the Ardid family). Foster + Partners designs, Sieger Suarez is architect of record, One Sotheby's International Realty sells with Key. The historic church stays and is restored. |
| Rental policy | Rental policy not published; recorded declaration language to be read |

## Recommendation

BlueBay Brokers · Nobu Residences Brickell

### A residence purchase, not a market trade

The team is real: 13th Floor and Key International, Foster + Partners with Sieger Suarez, more than $1 billion of reservations by June 2026. For a buyer who wants the first Nobu residence in Miami, on the bay, this is the building.

As an investment it asks double what delivered Brickell stock closes at, into 14 years of supply above $3M, with no loan, no groundbreaking and a historic vote reopened. Reserve if you want it; sign once the site and the loan are settled.

## 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)
- [The Residences at 1428 Brickell, Brickell, 2027](https://bluebaybrokers.com/buildings/1428-brickell)
- [888 Brickell by Dolce & Gabbana, Brickell, 2029](https://bluebaybrokers.com/buildings/dolce-gabbana-888)
- [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 launch sales with $1B in reservations (Jun 2026)](https://therealdeal.com/miami/2026/06/04/nobu-residences-miami-tower-launches-sales/)
- [The Real Deal, Brickell residents' fight over the Nobu tower resurrected (Aug 2026)](https://therealdeal.com/miami/2026/08/13/brickell-homeowners-fight-against-13th-floors-nobu-revived/)
- [The Real Deal, Miami loses appeal over the Nobu condos in Brickell (Oct 2026)](https://therealdeal.com/miami/2026/10/15/miami-loses-appeal-over-13th-floors-nobu-condos-in-brickell/)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-11-08. 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.