Kolaboro / USA / Miami / Swire Properties
The Residences at Mandarin Oriental, Miami: reviews and facts
What is published about The Residences at Mandarin Oriental, Miami in 500 Brickell Key Drive, Brickell Key, Miami, Miami, USA, what official registers and other sources say, and what changed over time. Facts only, each with its source.
Short answer The Residences at Mandarin Oriental, Miami is listed as off-plan in 500 Brickell Key Drive, Brickell Key, Miami, Miami, USA, by Swire Properties. The handover date on record is 2030. No permit number is published. Transparency score: 29 of 100, rank 16 of 39 in Miami. Not yet reviewed by Kolaboro (added 13 Nov 2026).
Six checks at a glance
- ●Permitno number published
- ●Companyno legal name found
- ●Handover datedate published
- ○Constructionnot checked yet
- ○Websitenot monitored yet
- ○Official listsnot screened yet
What each colour means
Green: published or confirmed. Amber: partly. Red: not published or the date passed. Grey: not checked yet. Facts, not a verdict.
All key facts
- Developer
- Swire Properties condoblackbook.com
- Location
- 500 Brickell Key Drive, Brickell Key, Miami, Miami, USA
- Stage
- off-plan condoblackbook.com
- Handover on record
- 2030 condoblackbook.com
- Permit or licence number
- not published
- Kolaboro
- Not yet reviewed by Kolaboro (added 13 Nov 2026)
- Deposit protection
- not yet reviewed
- Page we read
- condoblackbook.com condoblackbook.com
- Last checked
- 12 Nov 2026
- Open data record
- MIA-026
Ranked #16 of 39 for transparency in Miami
One email when what is published about The Residences at Mandarin Oriental, Miami changes: handover date, prices, documents or register results.
Free: a PDF report of The Residences at Mandarin Oriental, Miami with every fact and its source. Download the free PDF report
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In short
- Not yet reviewed by Kolaboro (added 13 Nov 2026). Our research agent has not reviewed this project yet. Below are only the facts we have, each with its source. No checks, score or label are shown until the review is done.
- The Residences at Mandarin Oriental, Miami is listed as off-plan in 500 Brickell Key Drive, Brickell Key, Miami, Miami, USA, by Swire Properties. condoblackbook.com
- The handover date on record is 2030. condoblackbook.com
- No permit or licence number is published in the sources we read. condoblackbook.com
What changed since the last check
Last checked 12 Nov 2026.
Nothing to compare yet: changes show here once we hold a second dated copy (first copy 12 Nov 2026).
Is The Residences at Mandarin Oriental, Miami legit? What we could check
Transparency score 29 of 100, computed on 13 Nov 2026 from public sources. kolaboro.com
What is published and checkable about The Residences at Mandarin Oriental, Miami, item by item, with the source of each. This is not a verdict: Kolaboro does not label projects or developers. "Not published" means we found no public source.
Published or confirmed: 2 of 7 items we could check.
This checklist is computed from public facts; our own review of this project is not done yet.
- Developer identified by legal name: No legal company name in the pages we read 0 of 10
- Developer found in an official company register: Not checked Not checked by us: left out of this project's total.
- Permit or licence number published: No permit or licence number in the pages we read 0 of 15
- Permit confirmed by a register or independent source: Not confirmed in a register by us 0 of 5kolaboro.com
- Handover date published: Published: 2030 10 of 10
- Handover date record: Not enough dated history yet Not checked by us: left out of this project's total.kolaboro.com
- Deposit protection stated: No deposit protection stated in the pages we read 0 of 15
- Address or plot location published: Precise enough for a map pin 10 of 10
- Developer website health: Developer website not checked by us Not checked by us: left out of this project's total.
- Official lists screened: not screened yet Not checked by us: left out of this project's total.
- Price published: No price in the pages we read 0 of 5
- page we read: condoblackbook.com Kolaboro
How much does The Residences at Mandarin Oriental, Miami cost?
- Prices and payment plan as published on the pages we read (copy of 12 Nov 2026). condoblackbook.com
- Price: not published in the pages we read.
- Payment plan: not published in the pages we read.
- Units: 228 condoblackbook.com
- Handover promised: 2030 condoblackbook.com
- The brokerage update lists groundbreaking fall 2026 and completion 2030 condoblackbook.com
- 66-story South Tower with 228 private residences and a North Tower with condo-hotel units; designed by Kohn Pedersen Fox; sitework under way since September 2026 as reported condoblackbook.com
- Starting price as reported: $6.6 million (South Tower private residences); $3.9 million (North Tower condo-hotel units) condoblackbook.com
- Pin: 25.7651135, -80.1854524 (500 Brickell Key Drive, Miami, the site address reported by Florida YIMBY, geocoded with OpenStreetMap Nominatim (house-level match)); the street address is the one printed in the source page condoblackbook.com
Total cost to buy at The Residences at Mandarin Oriental, Miami: taxes and fees
Purchase taxes and fees in USA: not published in our country guide yet. Work it out with your own figures
Prices over time
We hold no dated copy of this page yet, so we cannot show its prices over time. Data as JSON
Rent and resale near the site
Can you legally short-let here?
What the official source we read says. Rules change and cities add their own, so check the source before you count on short-let income.
| Where | Licence or registration | Caps or zones | Nights and stays | Building and owners |
|---|---|---|---|---|
| Florida (state law) | Not checked yet | State law: a local law may not prohibit vacation rentals or regulate the duration or frequency of their rental. This does not apply to local laws adopted on or before 1 June 2011. City and county rules: not checked yet. The Florida Senate, 2025 edition | A transient public lodging establishment is one rented to guests more than three times in a calendar year for periods of less than 30 consecutive days. The Florida Senate, 2025 edition | Not stated in the official sources we read |
Price per m² against official data
No official comparison available for this project. The developer does not publish both a starting price and a unit size, so there is no price per m² to compare.
Compared only with official open data (registered sale prices or official appraised values). How we use data.
When will The Residences at Mandarin Oriental, Miami be completed?
Handover on record: 2030, as seen on condoblackbook.com on 12 Nov 2026.
Every dated promise we found, how it changed and whether the date has passed. Status rules: promise tracker.
- Handover date on record: 2030. Not moved in our records. condoblackbook.com
- No dated promise found in the sources we read.
Delivery forecast
Estimate from the dated handover history of comparable projects (Kaplan-Meier), not a finding about this one.
No dated handover promise in our records, so there is no forecast.
Where it should be by now
By today (13 Nov 2026), the developer's own schedule says:
- No promised date has come due yet.
- Next on the schedule: Handover or completion, 2030 (in 3 years).
Add the promised dates to your calendar (.ics) Subscribe, so a moved date updates itself
Dated promises on record: 1, each with its source. A period such as a quarter is placed on its last day. These are the developer's dates, not a confirmation by Kolaboro.
Permits and licences
No permit or licence number published in the sources we read (checked 12 Nov 2026).
- No permit or licence number is published in the sources we read.
- County and city permit portals: no official online register (checked 4 Nov 2026) kolaboro.com/registers
- Official register for Miami: Florida DBPR condominium filings (opens in a browser, checked 4 Nov 2026) www2.myfloridalicense.com
Live check in the official registers
Asks the official registers of this country now. Each answer is hashed (SHA-256).
Where is The Residences at Mandarin Oriental, Miami?
Location as published: 500 Brickell Key Drive, Brickell Key, Miami, Miami, on condoblackbook.com (checked 12 Nov 2026).
- Area as published: 500 Brickell Key Drive, Brickell Key, Miami, Miami, USA. condoblackbook.com
- Pin on the map: from a published address or coordinates. condoblackbook.com
The six buyer checks
Not yet reviewed by Kolaboro (added 13 Nov 2026). Our research agent has not reviewed this project yet. Below are only the facts we have, each with its source. No checks, score or label are shown until the review is done.
Developer claims we tested
| Claim (source wording) | Result | Checked against | Source |
|---|---|---|---|
| The brokerage update lists groundbreaking fall 2026 and completion 2030 | not verified yet | condoblackbook.com | |
| 66-story South Tower with 228 private residences and a North Tower with condo-hotel units; designed by Kohn Pedersen Fox; sitework under way since September 2026 as reported | not verified yet | condoblackbook.com | |
| Starting price as reported: $6.6 million (South Tower private residences); $3.9 million (North Tower condo-hotel units) | not verified yet | condoblackbook.com | |
| Florida YIMBY: Swire Properties completed the controlled implosion of the former Mandarin Oriental hotel and parking structure at 500 Brickell Key Drive, clearing the site for The Residences at Mandarin Oriental, Miami (April 2026) | not verified yet | floridayimby.com | |
| Pin: 25.7651135, -80.1854524 (500 Brickell Key Drive, Miami, the site address reported by Florida YIMBY, geocoded with OpenStreetMap Nominatim (house-level match)); the street address is the one printed in the source page | not verified yet | condoblackbook.com |
What changed, with dates
- No dated change recorded yet.
Public reports
What public sources report, with the link. We list reports; we do not judge the developer.
- No reports of disputes, regulator action, stoppages or financial difficulty found in the sources we read.
Who is the developer of The Residences at Mandarin Oriental, Miami?
Developer as published: Swire Properties, on condoblackbook.com (checked 12 Nov 2026).
- The Residences at Mandarin Oriental, Miami is developed by Swire Properties, as published on the pages we read. condoblackbook.com
- Projects of Swire Properties we track: 1 (not yet completed: 1, completed: 0). kolaboro.com
Alternatives to The Residences at Mandarin Oriental, Miami
Projects in Miami with a published price within 30 % of this one (same currency) and a higher transparency score (this project: 29 of 100). The score counts what is published and checkable, not a recommendation. How the transparency score works
This project publishes no price, so we cannot list alternatives by price in Miami.
Compared side by side
Market context: Miami
- We track 39 projects in Miami. 18% publish a permit or licence number and 3% state deposit protection. kolaboro.com/m/miami/
- Delay index for Miami: the handover date on record moved for 6 of 13 projects with a dated promise; mean shift over all of them: 9 months; over those that moved: 19.5 months. kolaboro.com/handover
Buyer reviews
There are no verified buyer reviews of The Residences at Mandarin Oriental, Miami yet. We publish a review only from a buyer who proves the purchase (fingerprint of the contract or receipt, signed with a passkey) and only after a moderator has read it.
Reviews waiting for moderation are not shown.
Right of reply
Are you the developer? Send documents and we add your reply to this page. Found a wrong fact? Tell us and we correct it with a dated note.
Reply as the developer Report a correction Questions to ask the developer
Before you pay
Before you sign: your checklist for USA
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What next
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Questions buyers ask
Is The Residences at Mandarin Oriental, Miami legit?
Kolaboro does not label projects or developers. What the public record shows: Not yet reviewed by Kolaboro (added 13 Nov 2026). No permit or licence number is published in the sources we read. The handover date on record is 2030. No reports of disputes, regulator action, stoppages or financial difficulty found in the sources we read. Published or confirmed: 2 of 7 items we could check. Transparency score: 29 of 100, rank 16 of 39 in Miami. Check the sources on this page and ask the developer for documents before paying.
Where is The Residences at Mandarin Oriental, Miami?
The Residences at Mandarin Oriental, Miami is in 500 Brickell Key Drive, Brickell Key, Miami, Miami, USA, according to the sources listed on this page. Pin on the map: from a published address or coordinates.
When will The Residences at Mandarin Oriental, Miami be completed?
The handover date on record is 2030.
Is The Residences at Mandarin Oriental, Miami delayed?
The handover date on record is 2030.
Who is the developer of The Residences at Mandarin Oriental, Miami?
Swire Properties, according to the sources listed on this page.
Does The Residences at Mandarin Oriental, Miami have a permit or licence?
No permit or licence number is published in the sources we read.
What do buyers say about The Residences at Mandarin Oriental, Miami?
There are no verified buyer reviews yet. Buyers who prove their purchase can submit one; it is published after moderation.
How much does The Residences at Mandarin Oriental, Miami cost?
No price is published in the pages we read. Ask the developer for the current price list.
What is the transparency score of The Residences at Mandarin Oriental, Miami?
Transparency score: 29 of 100, rank 16 of 39 in Miami. It counts what is published and checkable, not quality.
When was The Residences at Mandarin Oriental, Miami last checked, and what changed?
Last checked 12 Nov 2026. Nothing to compare yet: changes show here once we hold a second dated copy (first copy 12 Nov 2026). No change to the published facts is recorded.
Sources
Every fact on this page links to its source. Pages we read are fingerprinted and kept by date.
- condoblackbook.com https://www.condoblackbook.com/blog/october-2026-miami-dade-luxury-preconstruction-condo-u...
- floridayimby.com https://floridayimby.com/2026/04/controlled-implosion-clears-brickell-key-site-for-the-res...
Last checked 12 Nov 2026. How we collect data: data policy. Facts quoted from sources are shown in the language of the source.