# The St. Regis Residences Brickell: prices and deposits

> Source: https://bluebaybrokers.com/buildings/st-regis-brickell
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-11-01
> 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 St. Regis Residences, Miami is a 152-residence waterfront tower in South Brickell, and its entry homes ask about $2,174 a foot, 72 percent over the $1,262 that Brickell homes between $5M and $10M closed at this year. The one plan on the MLS, 21B, asks $2,593. What carries that premium is a funded build ($527M loan, 2024), more than 60 percent in contract and a waterfront site with its own marina.

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

Closings per year 11 trailing 12 months, 33129, 33131, 33130, same band

Years of supply 13.8 this building alone

Band closes at $1,262/sf median of real closings, not asks

| Band, 33129, 33131, 33130 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $5M – $10M | 8 | $7,337,500 | $1,262 |
| $10M and above | 3 | withheld, 3 sales | — |

**The band behind it is thin**

Brickell, the river and the Roads (33131, 33130, 33129) closed 11 homes above $5M in the trailing year: 8 between $5M and $10M, at a median $1,262 a foot, and 3 above $10M, too few for a median. At 152 residences this tower is about 13.8 years of that band. More than 60 percent was in contract by September 2024, with $100M more presold in autumn 2025 and a $47M penthouse in July 2026, so perhaps 60 homes remain: still about five years of the band. This buyer shops branded waterfront across Miami, but the exit is a Brickell resale and that market is narrow here.

## The market it lands in

Everything for sale in 33129, 33131, 33130 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 1594 homes listed across 33129, 33131, 33130

Sold, trailing year 1053 recorded closings, every price

Months of supply 18.2 under 6 favours sellers, over 12 favours buyers

Asking vs sold $708/sf asked, against $601/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, 33131, 33130 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,276/sf median of 25 closings this year

Movement since -21.6% across recently delivered buildings

This building asks $2,174/sf entry residences

Entry vs new stock +70% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2023 | 1 | withheld, 1 sale |
| 2024 | 5 | $1,628 |
| 2025 | 33 | $1,172 |
| 2026 | 25 | $1,276 |

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

$2,174–$4,700/sf

$5M – $45M for the remaining units (September 2024) · a penthouse in contract at $47M (July 2026) · about 2,300 – 10,000 sf · 21B listed at $9.54M for 3,679 sf

Band closes at $1,262/sf $5M – $10M, trailing 12 months

Listed here today 1 median $2,593/sf

**A price for the brand and the water**

The remaining units started at $5M in September 2024, and the smallest plans are about 2,300 sf on third-party listings, so about $2,174 a foot. The only residence on the MLS, 21B, asks $9.54M for 3,679 sf, $2,593, and MLS area on new construction is often the total including terraces. Brickell homes at $5M to $10M closed at a median $1,262; condominiums delivered since 2023 in the same postcodes resold at $1,276 this year. The premium is roughly double, about what Mandarin Oriental asks on Brickell Key. Buy it as a residence, not as a trade on Brickell comparables.

## On the MLS today

1 listing at this address is Active right now, pulled 2026-11-01. 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 |
|---|---|---|---|---|---|---|
| [21B](https://bluebaybrokers.com/listing?mls=A11951133) | 4/6 | 3,679 sf | $9,540,000 | $2,593 | — | 281 |

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 A11951133 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 $5,000,000 at 4.5% simple, 14 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $500,000 | $500,000 | 14 mo | −$26,250 |
| At groundbreaking (passed 2024, due at signing) | 10% | $500,000 | $1,000,000 | 14 mo | −$26,250 |
| At top-off | 10% | $500,000 | $1,500,000 | 8 mo | −$15,000 |
| At closing | 70% | $3,500,000 | $5,000,000 | 0 mo | −$0 |
| Committed before closing |  |  | $5,000,000 |  | −$67,500 |

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 $67,500, 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 2,300 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $5,000,000 | −$101,000 |
| Insurance (HO-6), $3.60/sf | −$8,280 |
| Annual carry, before any income | −$109,280 |

**About $67,500 to carry, and three things to ask**

The developers have not published a deposit schedule, so the table uses the Miami standard of 10/10/10/70, assumed. Construction is under way, so a buyer signing today would likely put 20 percent down at once and hold it about 14 months: on a $5M residence that is about $67,500 at 4.5 percent before the deed. Ask for three things in writing: the actual schedule, the delivery date (some broker pages now say 2028, which would add to that carry) and the rental language, which is not published.

## Delivery risk

| Construction financing | $527M closed September 2024 from Tyko Capital, backed by Elliott Investment Management (The Real Deal). It also funded the $100M site transfer into the joint venture. |
|---|---|
| Presold | 60% at last disclosure |
| Delivery | 2027, per the developers' spokesperson (September 2024). Some broker pages now say 2028; nothing from the developers confirms a slip. |
| Developer | Related Group and Integra Investments. Integra bought the site for $14M in 2014 and held it ten years before transferring it into the venture. |
| Rental policy | Rental policy not published; recorded declaration language to be read |

## Recommendation

BlueBay Brokers · The St. Regis Residences Brickell

### Buy it to live in, in the smaller plans

Delivery risk is low: $527M of construction debt closed in 2024, more than 60 percent in contract, Related and Integra on a site Integra has held since 2014. Price against the band is the whole question.

At about 72 percent over what Brickell's $5M to $10M band closes at, the entry plans near $5M are the line to own; the resale market above $10M is three sales a year. Confirm the delivery date and the deposit schedule in writing first.

## 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

- [2200 Brickell, Brickell, 2026](https://bluebaybrokers.com/buildings/2200-brickell)
- [Colette Residences, Brickell, 2028](https://bluebaybrokers.com/buildings/colette-residences)
- [Una Residences, Brickell, Delivered 2026](https://bluebaybrokers.com/buildings/una-residences)
- [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, Related-Integra JV pays $100M for the St. Regis Brickell site (Sep 2024)](https://therealdeal.com/miami/2024/09/09/related-integra-jv-pays-100m-for-st-regis-brickell-site/)
- [The Real Deal, Related and Integra downsize St. Regis Brickell (Oct 2022)](https://therealdeal.com/miami/2022/10/18/downsizing-plans-related-integra-shrink-st-regis-brickell/)
- [The Real Deal, Nick Pérez on the condo market, $100M presold at St. Regis in autumn 2025 (Jan 2026)](https://therealdeal.com/magazine/january-2026/nick-perez-cuts-through-the-condo-noise/)
- [Bloomberg, NY couple buys $47M penthouse in Miami St. Regis (Jul 2026)](https://news.bgov.com/new-york-brief/ny-couple-buys-47-million-penthouse-in-miami-st-regis-1)
- [Manhattan Miami, St. Regis Brickell plans and sizes (third-party listing)](https://www.manhattanmiami.com/manhattan/st-regis-brickell)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-11-01. 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.