# SLS Lux Brickell > Source: https://bluebaybrokers.com/sls-lux-brickell > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > 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. Miami · Brickell · luxury tower (2018) A 2018 luxury tower above the SLS hotel, steps from Brickell City Centre — hotel-serviced amenities, high-floor city and bay views, and a young building with modern finishes and strong tenant appeal. **…** active listings · updated live from the MLS From the managed portfolio — not a projection $48,496gross booking income · full 2024 Property Management Brickell, our affiliated management company, operates one short-term-rental unit in **SLS Lux Brickell**. This is the actual gross booking income for that unit's full calendar year — a real number taken from its management statements, not an AirDNA estimate or a market average. (Unit identity withheld; ask Steve for the underlying statement.) ## Available now Live active listings, lowest price first. Click any unit for the full presentation. Loading live listings… The evidence ## Six years of SLS Lux Brickell closings Every closed 1- and 2-bedroom sale at **SLS Lux Brickell** from January 2021 to July 2026 — 232 transactions straight from the MLS, filtered to this tower specifically since several separate condo associations share the 801 S Miami Ave block address. Not projections, not Brickell-wide averages: this building only. 1BR off the 2023 peak −11.6% $776 → $686 per sq ft 2BR, 2021 → 2023 peak +50.4% $579 → $871 per sq ft 1BR closings, 2022 → 2025 −77% 22/yr → 5/yr — volume has thinned 2BR closing below ask, 2024 7.8% widest gap in the window ### One-bedroom closings All floorplans, 76 closed sales — the deepest single-bed sample of the buildings BlueBay Brokers tracks for you. **Median price per square foot** 1BR closings · n above each bar **How far under asking buyers close** median sale-to-list gap * 2026 covers Jan–Jul, a partial year, so its closing count and price are not full-year figures. ### The 849 sq ft plan, most recent trades The tower’s single most-traded 1-bed layout — 21 closings since 2021, the deepest comp set in the building. | Unit | Closed | Price | $/sq ft | |---|---|---|---| | #1708 | Jan 2026 | $575,000 | $677 | | #1508 | Nov 2025 | $580,000 | $683 | | #2408 | Apr 2025 | $617,500 | $727 | | #1408 | Aug 2024 | $625,000 | $736 | | #2608 | Jun 2023 | $650,000 | $766 | | #3708 | May 2023 | $665,000 | $783 | | #3408 | May 2023 | $642,500 | $757 | #### The correction is real, but it hasn’t erased the run-up $/sf climbed from $501 in 2021 to an $776 peak in 2023, then eased back to $686–692 the past two years — an **~12% pullback**. Even after that pullback, today’s price is still 37% above the 2021 entry level. #### Volume has thinned hard Closings fell from 22 in 2022 to just 5 in 2025 — a **77% drop**. Fewer trades, and fewer comps to price against. #### Sellers aren’t under unusual pressure to concede After a wide 7.7% gap in 2021 (early resales, uncertain post-construction pricing), the discount-to-ask has held in a tight **2–4% band** every year since. Lowball offers won’t land here. #### The 849 sf plan is your best comp set 21 closings of this exact layout since 2021 — more than any other 1BR plan in the tower. If you’re pricing an offer, anchor here first. #### What it means if you’re buying a 1BR Entry is roughly 12% below the 2023 high but still well above where the building started. Come with a price close to recent comps, not a lowball — the tight discount-to-ask says sellers won’t need to move much. The evidence, part two ## Two-bedroom closings 56 closed 2-bedroom sales since 2021 — a steeper cycle than the 1-beds above. Same treatment: every closing, not a curated set. ### All floorplans 56 closed sales, 2021–2026. **Median price per square foot** 2BR closings · n above each bar **How far under asking buyers close** median sale-to-list gap * 2026 covers Jan–Jul, a partial year. ### The 1,253 sq ft plan, most recent trades The tower’s most common 2BR layout — 23 closings since 2021. | Unit | Closed | Price | $/sq ft | |---|---|---|---| | #2110 | May 2026 | $825,000 | $658 | | #3510 | Apr 2026 | $930,000 | $742 | | #3110 | Nov 2025 | $875,000 | $698 | | #5010 | Aug 2025 | $980,000 | $782 | | #3910 | Jan 2025 | $950,000 | $758 | | #4910 | Nov 2024 | $1,100,000 | $878 | | #5010 | Nov 2023 | $1,200,000 | $958 | #### 2BRs have appreciated more than 1BRs — and given more back $/sf ran from $579 in 2021 to an $871 peak in 2023 — **+50%** — then eased to $742 in 2026, a 15% pullback that mirrors the 1-bed correction almost exactly. #### Sellers conceded more here, and earlier Discount-to-ask hit **7.8% in 2024**, versus a tight 2–4% band on the 1BRs the same year. The bigger units softened first. #### Unit #5010 sold twice — a rare direct read Same unit closed at $1,200,000 in Nov 2023 and $980,000 in Aug 2025 — an **18% decline on the identical unit**, the cleanest single data point in this entire comp set. #### The 1,253 sf plan is the deepest 2BR comp set 23 closings since 2021 — more than any other 2BR layout in the tower. Anchor here first when pricing an offer. #### What it means if you’re buying a 2BR The bigger units saw more upside 2021–2023 and more give-back since. Negotiating room is real — anchor below the 2023–2024 peak prices, not at them. Your advantage with BlueBay Brokers ## Want the real numbers before you tour? I’ll pull rental comps, HOA and reserve status, financing options and an honest projected return on any unit here — and represent you through the offer. No cost, no pressure. SG Steve Gabison BlueBay Brokers · Broker Lic. BK3411036 786-622-6285 · steve@bluebaybrokers.com [WhatsApp Steve](https://wa.me/17866226285?text=Hi%20Steve%2C%20I'm%20interested%20in%20SLS%20Lux%20Brickell) [Email BlueBay Brokers](mailto:steve@bluebaybrokers.com?subject=SLS%20Lux%20Brickell)