JEM Private Residences
JEM Private Residences is a 67-story tower under construction inside Miami Worldcenter; its 259 residences, held in condominium, begin above the forty-third floor.
Project details
- Neighborhood
- Downtown Miami
- Status
- Under construction
- Est. completion
- 2027
- Developer
- Naftali Group
- Distinguishing feature
- Residences begin on the 43rd floor
MiamiLi is an independent broker, not the developer. This page is not published by Naftali Group; the project name is 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.
JEM Private 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”.
- Developer
- Naftali Group
- The New York–based developer’s first major condominium project in Miami.
- Source: Naftali Group (geliştiricinin proje sayfası)
- Interior design
- Rockwell Group · Sky Villa collection: FENDI Casa
- FENDI Casa is the interior designer of the Sky Villa collection only; the building carries NO FENDI licence.
- Source: JEM (projenin resmi sitesi, ekip sayfası)
- Residences
- 259 condominium residences (from the 43rd floor up) · 10 penthouses at the crown
- Trade press carries different counts: PROFILEmiami 273, Bisnow 278. The building also holds rental apartments with a SEPARATE entrance on floors 14–42 (Bisnow 527, Florida YIMBY 530, Commercial Observer roughly 535); floors 2–10 are a 591-space garage. The 259 condominium residences and the rental block sit in the same building with separate lobbies.
- Source: Naftali Group (satış lansmanı bülteni)
- Layouts
- Studios to three-bedroom, plus Sky Villas and penthouses
- The October 2023 launch release says "studios through four-bedroom"; the official residences page today lists up to three-bedroom. The four-bedroom layouts are most likely the Sky Villas, but the developer has not said so explicitly.
- Source: JEM (projenin resmi sitesi) · lansman bülteni
- Sizes
- 469–2,052 sq ft (≈44–191 m²)
- The developer’s official site publishes NO size range; the range is from trade press. Verify against the plan attached to the contract.
- Source: Bisnow (2025-11)
- Amenity space
- An amenity level of over 30,000 sq ft on the fiftieth floor: a 60-ft resort pool, a sky deck with a Lorenzo Quinn sculpture, a sky lounge, private dining, a spa suite (sauna, steam room, Himalayan salt room), a skyline gym, a boxing arena, a cold plunge and a co-working space with a podcast room; plus beach club access
- The operator and location of the beach club have not been published. In March 2026 a Pérez Art Museum Miami residential membership and a Residence Yacht Club partnership were announced; in April 2026 the ground-floor retail tenants (ITO•Kaya, SunLife Organics). There is NO hotel component.
- Source: JEM (projenin resmi sitesi) · ortak alan büyüklüğü: PROFILEmiami (2026-04)
- Price range
- Announced at the October 2023 launch as "from the $540,000s"
- That figure is the 2023 LAUNCH price; the developer publishes no CURRENT price list, which is why no price is shown at the top of this page. Known individual sales: in December 2024 Sky Villa 1 for $9 million at $2,500 per sq ft, and Sky Villa 2 for $8 million. Those are individual sale records, not a price list. No sell-through percentage has ever been published.
- Source: Naftali Group (satış lansmanı bülteni)
- Construction financing
- November 2025: $465 million in construction financing — a $235 million C-PACE facility (Nuveen Green Capital) plus a $230 million senior construction loan (Bank Hapoalim)
- The reporting describes it as the largest multifamily C-PACE transaction in Florida to date; that characterisation belongs to the reporting.
- Source: Commercial Observer (2025-11)
- Delivery
- Q4 2027 (estimated)
- Bisnow says "end of 2027"; broker sites say 2028. Timeline: sales launched in October 2023, groundbreaking April 2024, the foundation pour completed in June 2025 and the podium topped off in February 2026. The official site today says "now under construction".
- Source: Naftali Group (satış lansmanı bülteni) · PROFILEmiami
- Payment schedule
- Not disclosed by the developer
- HOA fees
- Not disclosed by the developer
- Rental policy
- Not disclosed by the developer
- Address
- 175 NE 10th Street, Miami, FL 33132
- THREE different addresses circulate and all describe the same parcel: Naftali Group’s project page and Bisnow give 175 NE 10th Street; the official site’s footer gives 1000 NE 2nd Ave; Florida YIMBY and Commercial Observer give 1016 NE 2nd Avenue. The parcel sits inside the 27-acre Miami Worldcenter master plan.
- Source: Naftali Group (geliştiricinin proje sayfası)
Contact us for the current payment schedule
No public payment schedule has been published for JEM Private 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
JEM carries no hotel or fashion brand, and that is its first difference from the branded projects in this guide. The FENDI Casa name does appear in the project, but its role is limited and clearly defined: interior designer of the Sky Villa collection only. The building carries no FENDI licence, the residences are not sold under the FENDI name, and the amenities are not operated by FENDI. The distinction is worth setting out at the start, because on the resale market a design signature and a brand licence are not the same thing.
The developer, Naftali Group, is a New York–based company, and this is its first major condominium project in Miami. For a buyer that reads two ways: on one hand the firm has no delivered building in Miami to go and inspect; on the other the project has not stayed on paper — it broke ground, its financing closed, and the building is physically rising. In the pre-construction market, the difference between "announced" and "under construction" is more decisive than a brand name.
The design team is familiar by Miami standards: architecture by Arquitectonica, interiors by Rockwell Group, landscape by EDSA and Coastal Construction as general contractor. The tower was announced at 67 stories and over 700 ft. This combination of names does not promise an experimental building; it is a roster with delivered work that knows the city’s construction practice.
The building’s real distinguishing feature is not architectural but a matter of ownership layering. The 259 residences held in condominium begin above the forty-third floor; below them, in the lower block, between the fourteenth and forty-second floors, sit roughly 530 rental units with a separate entrance and a separate lobby. What that means concretely: every residence bought in this building is structurally on a high floor, and its view cannot be blocked by a neighbouring tower. The cost is equally concrete: owners share the building with an institutional rental operation.
The amenities are gathered on the fiftieth floor and exceed 30,000 sq ft: a 60-ft pool, a sky deck with a Lorenzo Quinn sculpture, a sky lounge, private dining, a spa suite, a skyline gym, a boxing arena, a cold plunge and a co-working space with a podcast room. The developer also announces beach club access; the operator and location of that club have not been published, which is why this page does not write the promise as a fact. There is no hotel component in the building.
Neighborhood dynamics
The address sits inside Miami Worldcenter: a 27-acre urban master plan that is still unfinished. It occupies the northern end of Downtown, between the Kaseya Center and Brightline’s MiamiCentral station. By Miami standards that is a genuine claim to walkability: train, arena, retail and housing within the same walking radius.
As it stands today, the master plan is as much a construction site as a promise. Parcels are opening in sequence, street-level retail is filling slowly, and several towers are rising nearby at once. A resident moving in today experiences the district being built, not the finished version of it. A buyer should ask about the schedule on neighbouring parcels before signing.
The Brightline connection is this address’s most concrete difference. Direct rail access to Fort Lauderdale, West Palm Beach and Orlando is something very few Miami addresses offer, and it is a feature that registers with tenants. Against that, the northern end of Downtown does not yet have Brickell’s mature street fabric: there is less choice in groceries and everyday services.
The tenant profile follows from that: professionals working downtown, corporate tenants on short assignments and younger households who use the arena and the cultural programme. The beach is not here and a water view depends on the orientation of the unit; Miami Beach is across the bridge. This neighbourhood works for someone who wants to live in the city, not for a buyer looking for an apartment on the beach.
The long-term question here is supply. A large number of towers will be delivered in and around Downtown in the same period, and a share of them are rental. That widens tenant choice and sharpens rental competition. The investment decision should be based not on the quality of one building but on the supply coming online at the same time as delivery.
The investor’s view
No price is shown on this record, and that is a rule rather than an omission: the developer publishes no current price list. The entry figure announced at the October 2023 sales launch is kept in the fact sheet with its date; presenting a launch price more than two years old as today’s price would be misleading. Ask directly for the current inventory and price list. No sell-through figure has ever been published either.
Known individual sales do not substitute for a price list, but they do indicate the band: Sky Villa 1, with FENDI Casa interiors, sold in December 2024, followed by Sky Villa 2. Those are two residences at the very top of the building and do not represent a typical unit. The size range is not on the developer’s site either; the 469–2,052 sq ft range reported by the trade press is carried in the fact sheet with its source and should be verified against the plan attached to the contract.
The project’s strongest feature is on the financing side. In November 2025 it closed 465 million dollars of construction financing: a 235-million-dollar C-PACE facility and a 230-million-dollar senior construction loan. In the pre-construction market, what determines whether a project actually gets finished is not the sales brochure but this line item. The schedule supports it: groundbreaking in April 2024, the foundation pour completed in June 2025, the podium topped off in February 2026.
Delivery is targeted for the fourth quarter of 2027; one report says "end of 2027" and broker sites say 2028. In a building that is genuinely under construction, that spread is far narrower than the uncertainty in a project that has not yet broken ground — but it is still a plan, not a commitment. Have your attorney read how the buyer’s rights are defined in the event of delay.
The payment schedule, the HOA fee and the rental rule are all undisclosed. The HOA fee matters especially here, because how costs are split between the amenity level and the rental block directly sets the annual cost of the investment: which items are charged to the condominium owners and which to the rental operation? That is a different question from a standard HOA enquiry, and it calls for a written answer.
On resale there is a variable specific to this building. Having an institutional rental operation inside the same structure creates a different balance in governance and in daily use, and the effect of that on the secondary market has not yet been observed enough in Miami. MiamiLi does not express that effect as a number, because no verified data exists — but it is an uncertainty a buyer should be aware of.
Who it suits
- A buyer who wants a residence that is structurally on a high floor with a view independent of the neighbouring parcel
- An investor who wants to proceed in a building whose financing has closed and which is physically rising, minimising timeline risk
- A resident who will use the train, the arena and the city centre on foot and wants to live without a car
- A buyer who prioritises a recognised design team and deliverability over a brand licence
Who it does not suit
- A buyer looking for a branded residence — FENDI Casa is only the interior designer of the Sky Villas, and the building carries no brand licence
- A buyer who wants to share the building with owners alone — the rental units in the lower block are part of the same structure
- A buyer who wants to decide today against a clear price list — the developer publishes no current list
- A resident looking for beachfront living or a mature street fabric — the district is still being built
MiamiLi’s view on JEM Private Residences
Strengths
- The financing has closed and the building is physically rising: the foundation is poured and the podium has topped off — in pre-construction that is the most concrete assurance there is.
- Every condominium residence sits above the forty-third floor; the view does not depend on how the neighbouring parcel develops.
- The location carries a genuine claim to walkability: the Brightline station, the arena and the city centre are within the same walking radius.
- The design and construction roster is a team with delivered work in Miami; what is being sold is not an experiment.
Weaknesses
- The developer has no delivered condominium building in Miami; the track record is in New York, not here.
- No current price list is published and no sell-through figure has ever been disclosed — the buyer has to establish the band themselves.
- The building is shared with an institutional operation of roughly 530 rental units; the effect on governance and resale is unknown.
- The payment schedule, HOA fee and rental rule are undisclosed, and how costs are split is not in writing either.
Verdict: MiamiLi’s view: JEM is not the project for a buyer seeking a branded residence but for one who prioritises deliverability and a guaranteed high floor. A building whose financing has closed, whose foundation is poured and which is rising is a rare position in today’s Miami pre-construction market, and having every condominium residence above the forty-third floor is a lasting advantage. Against that, the developer has no delivery record in Miami, no current price list is published, and the building is shared with an institutional rental operation. The first question before signing is not price: how are the condominium block’s costs separated from those of the rental block?
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. In a project approaching delivery this structure comes up sooner; rates and exemptions depend on the transaction structure, and your counterpart is a US-licensed tax adviser.
- Buying through an LLC: an LLC is often preferred for estate planning and liability limits, but it changes both closing costs and the annual filing burden. Because the rental rule has not been disclosed, do not settle the structure too early: if short-term rental is permitted, the income may be treated as business activity, which affects both the structure and the tax treatment.
- Transferring the deposit: payments will be spread across stages, and each stage means a separate international transfer. The most common cause of delay on transfers from Türkiye is documenting the source of funds, and you will go through it again at every stage. Contractual dates run on the calendar, not on transfer times; a delay can count as the buyer’s default.
- Rental yield: this page will not give a yield percentage; estimating yield before HOA fees are disclosed and before the supply at delivery is visible would not be honest. Ask instead about the items that will determine it: HOA fees, property tax, insurance, management commission and the minimum lease term. In this building, factor in that you will also be competing with the rental block inside the same structure.
- 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 be one of the elements evidencing ties in a visa application; the application is a separate process and the work of an immigration attorney.
- A note specific to this project — governance in a mixed building: for an investor owning remotely, the real risk is not rental income but how the building is governed. Ask in writing for the cost split between the condominium block and the rental block, the priority of use on the amenity level and the weight of owners on the board. In Florida these documents are part of the condominium package and your attorney can request them; if you do not ask, they will not be handed over.
JEM Private Residences images
Request the JEM Private 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.
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How much do residences at JEM Private Residences cost?
No public price list has been published for JEM Private Residences, and we do not show an estimated figure on this page. We obtain the current price tier and the payment schedule from the developer and pass them on to you — sending your price list request through the form is enough.
When will JEM Private Residences be delivered?
The estimated completion year announced by the developer is 2027. 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 JEM Private 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 JEM Private Residences?
The project’s developer is Naftali Group. The project’s distinguishing feature: Residences begin on the 43rd floor. MiamiLi is not the developer of this project but an independent broker.
How many floors and residences does JEM Private Residences have?
The tower is 67 stories and over 700 ft. Its 259 residences held in condominium begin above the forty-third floor, with 10 penthouses at the crown. Different counts circulate in the trade press: PROFILEmiami gives 273 units and Bisnow 278 units. The lower block of the building also holds roughly 530 rental units with a separate entrance, plus a 591-space garage.
How much do residences at JEM Private Residences cost?
The developer publishes no current price list, which is why no price is shown at the top of this page. At the October 2023 sales launch, prices were announced as starting from the $540,000s; that is a launch figure, not today’s price. Known individual sales: in December 2024 Sky Villa 1 for $9 million at $2,500 per sq ft, and Sky Villa 2 for $8 million. Ask for the current inventory list.
Is JEM Private Residences a branded residence?
No. The building carries no hotel or fashion brand licence. FENDI Casa is the interior designer of the Sky Villa collection only; the residences are not sold under the FENDI name and the amenities are not operated by FENDI. What sets the project apart is not a brand but its location, its floor configuration and its design team.
On which floor do the condominium residences at JEM begin?
The 259 residences held in condominium begin above the forty-third floor. Below them, in the building’s lower block, between the fourteenth and forty-second floors, sit roughly 530 rental units with a separate entrance and lobby; the garage occupies the lower levels. The effect is that every residence bought here is structurally on a high floor — while the building is shared with a rental operation.
When will JEM Private Residences be delivered?
The developer targets the fourth quarter of 2027; one report says "end of 2027" and broker sites say 2028. The building is genuinely under construction: groundbreaking was in April 2024, the foundation pour completed in June 2025 and the podium topped off in February 2026. The schedule is still a plan; have your attorney read your rights in the event of delay.
What are the payment schedule and HOA fees at JEM Private Residences?
Neither has been disclosed. Deposit schedules on broker sites are not the developer’s commitment and do not appear on this page. Ask the HOA question specifically in this building: request in writing how the costs of the amenity level and of the building as a whole are split between the condominium block and the rental block.
Has the building’s financing been secured?
Yes. In November 2025 the project closed 465 million dollars of construction financing: a 235-million-dollar C-PACE facility and a 230-million-dollar senior construction loan. The reporting describes it as the largest multifamily C-PACE transaction in Florida to date. In pre-construction, closed financing is a more meaningful datapoint on whether a project can be finished than any sales brochure.
Is JEM Private Residences a sensible investment?
MiamiLi’s independent view: it makes sense for a buyer who prioritises deliverability and a guaranteed high floor — the financing has closed, the building is rising and every condominium residence sits above the forty-third floor. Against that, the developer has no delivery record in Miami, no current price list is published, and the building is shared with an institutional rental operation. For a buyer seeking a branded-residence premium, it is the wrong project.
JEM Private Residences in the press
News has not been compiled for this page yet.