# Parkside Residences at Brickell: prices and deposits

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

Parkside asks about $1,080 a foot on its entry residence. Smart Brickell, the condo-hotel the same developer delivered a few blocks away, has nine residences listed at a median of $1,012 a foot and closed one at $1,097. So a building that has not been built yet is priced roughly where its own developer's finished product already trades. That is the case, and it is an unusually clean one: you are not paying a preconstruction premium over the format's delivered value. You are paying the same money, and what you take on for it is 22 months of construction risk, first choice of the stack, and a building the MLS listings describe as approved for daily short-term rentals.

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

Closings per year 127 trailing 12 months, 33129, same band

Years of supply 1.5 this building alone

Band closes at $517/sf median of real closings, not asks

| Band, 33129 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $400,000 – $700,000 | 68 | $514,000 | $517 |
| $700,000 – $1.3M | 59 | $1,075,000 | $588 |

**Absorption is not the constraint here**

West Brickell closed 128 homes across Parkside's two price bands over the trailing year. 187 residences is about 1.5 years of that, which for a building delivering in Q2 2028 is comfortable: the units reach the resale market against a submarket that already absorbs this volume every eighteen months. Two things temper it. 33129 is carrying 11.6 months of standing inventory, so a buyer has leverage on every alternative as well as on this one. And a developer price list only moves in one direction: it is set low at launch to build momentum and raised as inventory depletes, so the first cohort buys the cheapest price and the best plans, and every later buyer validates their basis. Four residences are on the MLS today at $475,000 to $1,227,000, listed on 6 August. That is the launch cohort, and it is the part of the sell-out worth owning.

## The market it lands in

Everything for sale in 33129 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 215 homes listed across 33129

Sold, trailing year 192 recorded closings, every price

Months of supply 13.4 under 6 favours sellers, over 12 favours buyers

Asking vs sold $832/sf asked, against $590/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 33129 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at —/sf withheld, 2 resales this year

Movement since — across recently delivered buildings

This building asks $1,080/sf entry residences

Entry vs new stock — below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2024 | 1 | withheld, 1 sale |
| 2025 | 1 | withheld, 1 sale |
| 2026 | 2 | withheld, 2 sales |

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

$1,016–$1,080/sf

$475,000 – $1,227,000 · 440 – 1,208 sf · four residences on the MLS today

Band closes at $517/sf $400,000 – $700,000, trailing 12 months

Listed here today 4 no interior area published, so no $/sf

**Priced where the format already trades**

The table below says the $400,000 to $700,000 band in 33129 closes at $520 a foot while Parkside asks about $1,080. Do not read that as asking double. That band is mostly conventional apartments of nine hundred to a thousand square feet, and Parkside sells a 440 square foot furnished residence in a building approved for daily rentals. Those are different assets that happen to share a price. The comparison that holds is format against format, and it is Smart Brickell: same developer, same condo-hotel product, a few blocks away, delivered. Nine residences are listed there today at a median of $1,012 a foot, and the one that closed in the last two years went at $1,097. Parkside's entry ask sits inside that range before delivery, which is the strongest argument on this page. Where you give something up is at exit: a 440 square foot unit competes on total price with apartments twice its size, so the buyer pool at resale is investors rather than residents. Underwrite the rental income, not the flip.

## On the MLS today

4 listings at this address 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 |
|---|---|---|---|---|---|---|
| [428](https://bluebaybrokers.com/listing?mls=A12066552) | 0/1 | — | $475,000 | — | $806 | 51 |
| [330](https://bluebaybrokers.com/listing?mls=A12066565) | 0/1 | — | $545,000 | — | $891 | 51 |
| [514](https://bluebaybrokers.com/listing?mls=A12066569) | 0/1 | — | $720,000 | — | $1,043 | 51 |
| [703](https://bluebaybrokers.com/listing?mls=A12066577) | 2/2 | — | $1,227,000 | — | $1,512 | 51 |

No interior area is published on these listings

Every one of these listings leaves the area field empty, so no $/sf can be computed from the MLS for this building and the figures elsewhere on this page rest on the developer's published sizes instead. Ask the sales centre for the plan sheet with interior area stated, and check it against the recorded area once the Declaration is filed.

## Photographs

The 24 photographs carried on MLS listing A12066577 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 $475,000 at 4.5% simple, 22 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $47,500 | $47,500 | 22 mo | −$3,919 |
| 60 days after contract | 10% | $47,500 | $95,000 | 20 mo | −$3,562 |
| At top-off | 10% | $47,500 | $142,500 | 10 mo | −$1,781 |
| At closing | 70% | $332,500 | $475,000 | 0 mo | −$0 |
| Committed before closing |  |  | $475,000 |  | −$9,262 |

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 $9,262, 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 440 sf.

| HOA at $1.83/sf/month | −$9,662 |
|---|---|
| Property tax at 2.02% of $475,000 | −$9,595 |
| Insurance (HO-6), $3.60/sf | −$1,584 |
| Annual carry, before any income | −$20,841 |

**What to secure before you sign**

Three items, all ordinary requests a developer expects from a broker. The deposit schedule first: BI Group has not published one, so the table above uses the Miami standard 10/10/10/70 and a lighter front end changes the carry materially. Second the association budget. The MLS lists $806 a month on the entry residence, about $1.83 a foot, above the $1.62 Smart Brickell actually runs, and a condo-hotel budget written before the building operates is an estimate rather than a bill. Third the rental language as recorded rather than as marketed. The listings say approved for daily short-term rentals and that is the reason to buy this building, so it needs to be in the declaration.

## Delivery risk

| Construction financing | Not published. BI Group has put roughly $30M of equity into its three-project Brickell partnership with Habitat, and the site itself carried $9.8M of seller financing at acquisition in 2024. No construction loan has been announced for Parkside. Equity in place of debt lowers the delivery risk; the absence of a disclosed capital stack is still an open item. |
|---|---|
| Presold | Not disclosed |
| Delivery | Q2 2028, per the developer's own groundbreaking release of 13 April 2026. That has moved. In July 2025 the same partnership told The Real Deal Q2 2027, and the sales brochure still says 2027. The MLS listings taken out on 6 August 2026 say Q1 2028 and carry a year built of 2028. Roughly a year of slippage, already absorbed before a buyer signs, which is worth knowing before treating 2028 as firm. |
| Developer | Habitat Group, led by Santiago Vanegas, with BI Group USA at roughly 50 percent. BI Group is Kazakhstan's largest developer, more than 100,000 units over thirty years, and Parkside is the first of three West Brickell projects with Habitat. Kobi Karp designed it, Winmar Construction is building it, ONE Sotheby's International Realty is selling it. Habitat has delivered this exact condo-hotel format before, at Smart Brickell. |
| Rental policy | No rental restrictions |

## 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 · 2025-09-18 · [Habitat Group news](https://habitatgroup.com/habitat-news/inside-habitat-groups-vision-to-transform-miamis-financial-district/)

#### Habitat Group runs a hotel-style program: about 70% of buyers hand units back to the developer

## Recommendation

BlueBay Brokers · Parkside Residences at Brickell

### A clean entry, bought for the income

Parkside broke ground in April 2026 with Winmar building it and about $30M of Kazakh equity behind it, and Habitat has delivered this exact format before. Twenty-two months to delivery is short for preconstruction, so the capital is committed for a fraction of the usual window and the deposit carry works out near $16,000 on a $475,000 residence.

The price is the argument. The entry residence asks roughly what the same developer's delivered condo-hotel already trades at, so you are not paying up for the privilege of waiting. Own the small plans: lowest absolute price, deepest investor pool, best yield per dollar committed.

Two things stay on the record. Delivery has already moved from Q2 2027 to Q2 2028 and the brochure has not caught up, so treat 2028 as the earliest date rather than the date. And no construction loan has been announced. Get the recorded rental language, the real deposit schedule and the association budget before signing, and this is a straightforward 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.

#### After delivery

Property Management Brickell LLC runs the unit, as it already does across Brickell, and my own host profile carries more than 2,900 reviews at 4.82 as a Superhost. You get the pro forma before you buy.

## Read next

- [2200 Brickell, Brickell, 2026](https://bluebaybrokers.com/buildings/2200-brickell)
- [Colette Residences, Brickell, 2028](https://bluebaybrokers.com/buildings/colette-residences)
- [Domus Brickell Center, Brickell, Delivering end 2027](https://bluebaybrokers.com/buildings/domus-brickell-center)
- [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)
- [Brickell buildings that allow daily rentals, with sources](https://bluebaybrokers.com/brickell-buildings-daily-rentals)

## Sources

- [The Real Deal, Central Asia's largest developer investing in Brickell condo projects (Jul 2025)](https://therealdeal.com/miami/2025/07/09/central-asias-largest-developer-investing-in-miami/)
- [The Real Deal, Habitat pays $15M for the Brickell condo-hotel site (Jul 2024)](https://therealdeal.com/miami/2024/07/25/habitat-group-pays-15m-for-condo-hotel-dev-site-in-brickell/)
- [PROFILEmiami, BI Group USA breaks ground on Parkside Residences (13 Apr 2026)](https://profilemiami.com/miamirealestate/2026/4/13/bi-group-usa-breaks-ground-on-amenity-driven-wellness-designed-parkside-residences-in-brickell)
- [ONE Sotheby's International Realty, Parkside development page](https://www.onesothebysrealty.com/our-developments/parkside/)
- [Developer site, parksidebrickell.com](https://parksidebrickell.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.