Delano Residences
Delano Residences is a 90-story branded residence at 400 Biscayne Boulevard in Downtown Miami, delivered fully finished and furnished.
Project details
- Brand
- Delano
- Neighborhood
- Downtown Miami
- Status
- Pre-construction
- Est. completion
- 2031
- Developer
- PMG + Ennismore/Accor
- Price range
- from $800K
MiamiLi is an independent broker, not the developer. This page is not published by Delano or PMG + Ennismore/Accor; brand and project names are used for identification only. The completion date is the developer’s estimate and can change. Pricing, payment schedule and inventory information come from the developer; only the signed contract is binding. Images are compiled from the developer’s marketing materials and are representative.
Delano Residences — verified fact sheet
Every row below is given with its source. We do not fill in information the developer has not published — those rows are marked “not disclosed by the developer”.
- Residences
- 421 residences — all fully finished and furnished
- Source: Ennismore (marka ortağının resmi duyurusu)
- Rental policy
- TWO SEPARATE COLLECTIONS: Delano Collection (floors 20–47) carries no rental restrictions · Delano Residences (floors 49–75) does not permit daily rentals
- Source: CondoBlackBook proje dosyası
- Sizes
- Not disclosed by the developer
- Payment schedule
- Not disclosed by the developer
- HOA fees
- Not disclosed by the developer
Contact us for the current payment schedule
No public payment schedule has been published for Delano Residences, and we do not show an estimated percentage on this page. We obtain the deposit rate, the installments through construction and the balance due at delivery from the developer and pass them on to you.
Brand identity
Delano is a name embedded in Miami’s civic memory as a Miami Beach hotel. The return of a name that became one of the emblems of design hospitality in Miami, now as residences in Downtown, sits at the centre of the project’s positioning. What is being sold here is not a new brand but the re-establishment of a name the city already knows, in a new neighbourhood.
The project is developed by PMG, with Ennismore on the brand side. Ennismore sits under Accor, meaning the brand standard is tied to a corporate hotel operation. That is one of the most important things to look for in a brand-licensed project — the party defining the standard running its own operating discipline shows the licence is more than the use of a name. Even so, the term of the licence and its termination conditions should be asked about separately.
The architecture is by CUBE 3, with concept design by Carlos Ott, and interiors by Meyer Davis. The tower was announced at 90 stories and 985 ft (≈300 m), placing it among Downtown’s tallest structures. Supertall towers are complex engineering projects, and that is the direct source of the timeline risk discussed below.
The project’s most concrete distinguishing feature is in the unit configuration: all 421 residences are delivered fully finished and FURNISHED. For a buyer considering remote ownership that makes a serious practical difference — there is no need to come to Miami after delivery and run a furniture, appliance and decoration process. It also matters when budgeting: the cost of buying a comparable residence empty and fitting it out is not a small line item in this segment.
PMG also develops other projects in this guide, some with far nearer delivery estimates. A developer running several large projects in the same period is a legitimate topic to assess in terms of capital and team capacity; it is not a negative signal, but it is a question worth asking.
Neighborhood dynamics
Downtown Miami is the band where the city’s financial and business core meets its cultural axis. The project sits at 400 Biscayne Boulevard on the side facing Biscayne Bay, with Bayfront Park, the Adrienne Arsht Center and the Pérez Art Museum within the same walkable band.
The area is among the most walkable in Miami. The Metromover network and Brightline’s Miami Central station make both local and intercity travel independent of a car — reaching Orlando by train is possible from here. For shorter stays, living without a rental car genuinely works in Downtown.
Downtown differs from Brickell in its fabric. Where Brickell has become an established and expensive residential band, Downtown is still a centre mixing offices, culture and tourism, quietening at night. That changes the tenant profile too: the dominant pool here is workers and visitors rather than long-term family tenants.
The beach is not here and will not be. Downtown is bayfront, not oceanfront; the sand is a drive away. A buyer looking at this area expecting "an apartment by the sea in Miami" should proceed knowing that what they are buying is a bay view.
Over the long term the most decisive variable is the rise in Downtown’s residential density. That is positive for services and street life, but the number of towers going up nearby before 2031 is an uncertainty that cannot be read today, affecting both views and construction-period comfort. The distance to delivery magnifies that uncertainty.
The investor’s view
The defining feature of this project is its delivery date: 2031. That is the FURTHEST delivery among the four featured projects in this guide, and the variable at the centre of the investment decision. Spreading payment across a long schedule is a cash-flow convenience; against that, capital stays committed for a very long time, produces no rent, and both market and personal circumstances can change over that period. This is not a flaw but a different investment profile.
In a supertall tower, timeline slippage is normal rather than exceptional. The engineering, supply chain and permitting of a 90-story structure carry more breaking points than a lower-rise project. 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.
On pricing, brand partner Ennismore’s announcement puts residences from $800,000. That is the lowest entry band among the four projects in this guide and the second feature separating Delano from the other three: what is on offer here is not an ultra-luxury residence but an accessible entry point in a branded building. The range of layouts, from studio to three-bedroom, supports that.
The rental rule genuinely distinguishes this project and should be read carefully: the building is structured as TWO SEPARATE COLLECTIONS. The Delano Collection (floors 20–47) carries no rental restrictions, while Delano Residences (floors 49–75) does not permit daily rentals. In other words, the floor your residence sits on directly determines how you may use it. For an investor planning rental income, that is the question to ask before price.
No payment schedule has been published by the developer. A detailed schedule circulates on a broker site, but that site states in its own legal notice that it has no relationship with the developer — a third party’s summary is not the developer’s commitment and does not appear on this page. In a project delivering in 2031, the payment schedule is the most critical part of the decision; ask for it in writing.
HOA fees have not been disclosed either. In a hotel-branded building delivered furnished, operating costs are structurally high; furniture replacement and wear on shared areas in the collection open to short-term rental are additional line items. In any yield calculation the largest deduction from gross rent here is again the HOA fee.
Who it suits
- A buyer looking for an accessible entry point in a branded building — from $800,000
- An investor who wants payment spread over a long schedule and whose capital can stay committed until 2031
- A remote owner who would rather not deal with fitting out after delivery, thanks to furnished handover
- An investor seeking a residence without rental restrictions — the Delano Collection floors allow it
Who it does not suit
- A buyer expecting delivery in the near term — 2031 is the furthest estimate in this guide
- An investor unwilling to tie up capital for long and wanting rental income to start early
- A family looking for beachfront living — Downtown is bayfront
- A buyer who wants to design their own interiors — residences are delivered furnished
MiamiLi’s view on Delano Residences
Strengths
- The entry band ($800,000) is genuinely accessible for the branded residence category — the lowest of the four projects in this guide.
- The rental rule is TRANSPARENT and the two-collection split is written down: an investor wanting unrestricted rental knows which floors to target.
- Furnished delivery is a real cost and time advantage for remote ownership.
- The brand sits behind a corporate operator in Ennismore/Accor; the standard is more than a name licence.
Weaknesses
- Delivery in 2031 is very far out — capital stays committed for close to six years and produces no rent in that time.
- In a 90-story supertall, timeline slippage is a normal risk, and the distance magnifies it.
- The payment schedule and HOA fees are unpublished — both critical in a project delivering this far out.
- Downtown quietens at night; the long-term family tenant pool is not as deep as Brickell’s.
Verdict: MiamiLi’s view: this is not a "cheap branded residence" opportunity but a different investment profile. The low entry band and furnished delivery are real advantages, and having the rental rule written down openly is a rare transparency in this guide. But the decisive factor is 2031: it makes sense if you can commit capital for close to six years and if spreading payment across a schedule suits you. If you want early rental income or nearer delivery, this project is wrong for you — the comparison table below shows options delivering sooner. The one critical question before contract: which collection’s floors are you on.
This assessment is MiamiLi’s own. We do not represent the developer and are not paid for this page.
Notes for Turkish investors
This section is general information, not tax or legal advice. Consult a US-licensed adviser on tax and immigration matters.
- FIRPTA: when a foreign seller sells US real estate, the buyer must withhold a portion of the sale price and remit it to the IRS. It is not a tax but a prepayment of one, reconciled through a tax return. Even though the prospect of a sale looks distant in a project delivering in 2031, the structure needs to be set up now; rates and exemptions depend on the transaction structure, and your counterpart is a US-licensed tax adviser.
- Buying through an LLC: here the decision depends on the rental collection. If short-term rental will be carried out on the unrestricted Delano Collection floors, the income may be treated as business activity, which affects both the choice of structure and the tax treatment. Do not decide on a structure before settling which collection you will buy into.
- Transferring the deposit: in a project delivering in 2031, payments are spread across a long schedule, and each milestone means a separate international transfer. The most common cause of delay on transfers from Türkiye is documenting the source of funds; in a plan spread over six years, expect to go through that process at every milestone rather than once. Contractual dates run on the calendar, not on how long your transfer takes.
- Rental yield: this page will not give you a yield percentage; estimating the rental yield of a building delivering in 2031 would not be honest. Ask instead about the concrete line items that will determine it: HOA fees, property tax, insurance, management commission and the cost of replacing furniture. In the collection open to short-term rental, furniture wear is a line item that should not be ignored.
- Residency and visas: buying real estate does NOT grant residency, a work permit or a visa in the United States. There is no automatic link between the two, and you should not trust any source telling you otherwise. Property ownership may serve as evidence of ties in a visa application; the application itself is a separate process and the work of an immigration attorney.
- The personal risk of a long timeline: 2031 lies beyond most families’ planning horizon. The question to ask when signing is not only "is this a good residence" but "can I sustain this payment schedule for six years, and if I cannot, what are the exit terms". Whether an assignment right exists — the ability to transfer the contract to someone else before delivery — is the single most important clause to ask about in a project this long.
Delano Residences project film
The film is promotional material published by the developer; the spaces shown are artist renderings. MiamiLi is an independent broker, not the developer.
Delano Residences images
Request the Delano Residences price list
We will send the current price tier, the remaining unit types, the payment schedule and the expected HOA fee in a single document. Your request reaches Erman Adanır directly, and the reply carries no obligation.
WhatsApp'tan sorThe four projects Erman has selected
The same table appears on all four pages, with the current project’s row highlighted. Figures come from each project’s own verified fact sheet.
| Project | Neighbourhood | Brand | Price | Delivery |
|---|---|---|---|---|
| The Residences 1428 Brickell | Brickell | — | $3M–7M · penthouses from $8M, largest at $60M | Est. completion · 2028 |
| St. Regis Residences Brickell | Brickell | St. Regis | Not disclosed | Est. completion · 2027 |
| Delano Residences (this page) | Downtown Miami | Delano | from $800,000 | Est. completion · 2031 |
| Anantara Residences Miami | Edgewater | Anantara | Not disclosed | Est. completion · 2030 |
About Delano Residences
How much do residences at Delano Residences cost?
The price range announced by the developer for Delano Residences is from $800K. The actual price separates within that range by floor, exposure and unit type; you can request the price list for the current tier, remaining inventory and the payment schedule.
When will Delano Residences be delivered?
The estimated completion year announced by the developer is 2031. Pre-construction schedules are not binding and can slip; the delivery clause in the contract and your rights in the event of delay should be read before an offer.
Where is Delano Residences located?
The project is located in Downtown Miami, Florida. The neighborhood, location and surroundings are assessed in the “Neighborhood dynamics” section of this page.
Who is developing Delano Residences?
The project’s developer is PMG + Ennismore/Accor; the Delano brand sits on the design and standards side. MiamiLi is not the developer of this project but an independent broker.
How many floors and residences does Delano Residences have?
The tower was announced at 90 stories and 985 ft (≈300 m), containing 421 residences, all delivered fully finished and furnished. Layouts range from studio to three-bedroom. The project is at 400 Biscayne Boulevard in Downtown Miami.
How much do residences at Delano Residences cost?
According to brand partner Ennismore’s announcement, residences start from $800,000. That is the lowest entry band among the four projects MiamiLi features. Price separates significantly above that band by floor, exposure and collection; ask for the current inventory list.
When will Delano Residences be delivered?
Delivery is estimated for 2031, the furthest among the four featured projects in this guide. In a 90-story supertall, timeline slippage is a normal risk; it works in the buyer’s favour when the payment schedule is tied to defined contractual milestones rather than to the delivery date.
What is the payment schedule and deposit at Delano Residences?
The developer has not published a payment schedule. A detailed schedule circulates on a broker site, but that site states in its own legal notice that it has no relationship with the developer — a third party’s summary is not the developer’s commitment and does not appear on this page. In a project delivering in 2031, ask for the schedule in writing.
What will HOA fees be at Delano Residences?
Fees have not been disclosed. In a hotel-branded building delivered furnished, operating costs are structurally high; furniture replacement and wear on shared areas in the collection open to short-term rental are additional items. Ask in writing what the fee covers before making an offer.
Can a residence at Delano Residences be rented out?
The building is structured as two separate collections and the rule differs by collection: the Delano Collection (floors 20–47) carries no rental restrictions, while Delano Residences (floors 49–75) does not permit daily rentals. The floor your residence sits on therefore directly determines how you may use it. If you are planning rental income, that is the question to ask before price.
Is Delano Residences a sensible investment?
MiamiLi’s independent view: it depends on the profile. The $800,000 entry band and furnished delivery are real advantages, and having the rental rule written down openly is a rare transparency. But the decisive variable is delivery in 2031: it makes sense if your capital can stay committed for close to six years and spreading payment suits you. If you want early rental income, this is the wrong project — the comparison table on this page shows options delivering sooner.
Delano Residences in the press
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