Is The Residences 1428 Brickell a sensible investment? (2026 analysis)
The Residences 1428 Brickell is a 70-story, 195-residence tower on Brickell Avenue priced by the developer between $3M and $7M, with delivery expected in late 2028 and a $565M construction loan already closed. HOA fees and the payment schedule remain unpublished.
The Residences 1428 Brickell is a 70-story ultra-luxury residential tower rising on the Brickell Avenue spine. It is developed by Ytech, designed by Arquitectonica, with interiors by ACPV ARCHITECTS (Antonio Citterio Patricia Viel). According to the developer’s own publication the building holds 195 residences, priced from $3M to $7M, with a penthouse band starting at $8M and the largest announced at $60M.
This article is an independent assessment. MiamiLi does not represent the developer and is not paid for this page. Every figure below comes either from the developer’s own publication or from independent outlets tracking construction on site; no number without a source has been written, and unpublished items are stated plainly as "not disclosed".
How much do residences at The Residences 1428 Brickell cost?
The developer’s published band is $3M–7M. Residences are laid out in two- to four-bedroom plans from 1,800 to 4,000 sq ft, while penthouses range from 4,000 to 10,000 sq ft, starting at $8M with the largest announced at $60M.
In this segment the price difference is driven by floor and exposure rather than by square footage. The same plan, ten floors higher and facing the bay, prices meaningfully differently. Reading price per square foot on its own is therefore misleading — the question is not "how many square feet" but "which floor and which exposure".
When will The Residences 1428 Brickell be delivered?
The developer has stated 2028; independent outlets tracking construction also point to late 2028. As of September 2026 the structure stands at level 25 and façade installation is progressing on the residential floors.
A delivery date is a plan, not a commitment. The buyer’s protection is this: the payment schedule should be tied to defined contractual milestones rather than to the delivery date, and the buyer’s rights in the event of delay should be written into the contract.
What is the project’s most concrete risk reducer?
That the construction financing has closed. In November 2025 a $565M construction loan was secured from J.P. Morgan and Sculptor Real Estate. In a pre-construction project that is not a marketing claim but a verifiable milestone.
The two largest risks a pre-construction buyer carries are the project stalling and the timeline slipping badly. A closed loan and a rising structure reduce both materially. This does not make the project risk-free — but it is the kind of concrete indicator no sales presentation can substitute for.
What are the HOA fees and the payment schedule?
Neither has been published by the developer, and you will not find an estimated figure in this article. Third-party summaries of a "typical Miami pre-construction plan" are not the developer’s commitment; a reader budgets against that number, and getting it wrong costs more than leaving it blank.
With more than 80,000 sq ft of amenity space in the building, expecting low fees is not realistic. Pools, spa, security and concierge are operating expenses, and after delivery that expense passes to the owner. The concrete question before an offer: what the fee covers, what it excludes, and which line item carries maintenance of mechanical systems such as the photovoltaic façade.
What will determine the return?
The rental yield of an undelivered building cannot be measured today and estimating it would not be honest. That is why you will not find a percentage in this article. What can be examined are the line items that will determine it.
- HOA fees — the largest deduction from gross rent in this segment, and still undisclosed
- Property tax — Miami-Dade rates and exemptions vary with the ownership structure
- Insurance — a serious and rising cost item in Florida
- Management commission — necessary for remote ownership; there is no hotel operator in this building
- The building’s rental rules — minimum lease term and the permitted number of leases per year
What does the absence of a brand licence mean?
This building is not brand-licensed; there is no hotel or fashion house licence fee inside the price. That is the advantage. The disadvantage is that the secondary market offers no "another building by the same brand" reference to compare against.
Valuation here looks at the address, the architect and the floor and exposure. All three are verifiable, none of them yields a standard multiple. If you want a brand-licensed tower, St. Regis Residences Brickell in the same neighbourhood is a different category, and comparing the two is a separate article.
Who is it for, and who is it not for?
MiamiLi’s independent view: expensive, but defensibly so. The address, the architecture and the unit sizes carry the price, and the closed financing genuinely lowers pre-construction risk.
This project suits an apartment held on Brickell Avenue for a long period, not a "buy in cheap, flip at delivery" scenario. If your budget only just reaches the entry band, do not proceed without learning which floor and exposure the remaining inventory sits on — what protects value in this segment is not the building’s name but the unit’s floor and orientation.
- Suits: an ultra-luxury buyer prioritising the Brickell Avenue address and bayfront exposure
- Suits: an investor reducing timeline risk in a project whose financing has closed
- Does not suit: a buyer budgeting at entry level — a $3M entry is high
- Does not suit: a family looking for beachfront living — Brickell is a downtown band
- Does not suit: an investor wanting rental income soon — delivery is late 2028
Frequently Asked Questions
How many floors and residences does The Residences 1428 Brickell have?
The tower rises 70 stories and 861 ft (≈262 m); according to the developer’s official site it contains 195 residences. Homes are laid out in two- to four-bedroom plans from 1,800 to 4,000 sq ft.
How much do residences at The Residences 1428 Brickell cost?
The developer’s published band is $3M–7M. Penthouses start at $8M, with the largest announced at $60M.
When will The Residences 1428 Brickell be delivered?
Delivery is expected in late 2028. That is an estimate, not a commitment; it works in the buyer’s favour when the payment schedule is tied to defined contractual milestones.
What are the HOA fees at The Residences 1428 Brickell?
HOA fees have not been disclosed by the developer. With more than 80,000 sq ft of amenity space, expecting low running costs is not realistic.
Can a Turkish citizen buy at The Residences 1428 Brickell?
Yes. There is no citizenship-based restriction on foreigners buying residential property in the United States. Purchase does NOT grant residency, a work permit or a visa; FIRPTA withholding applies at the point of sale.