Delano Residences Miami

Delano Residences Miami is the first Delano-branded residence anywhere in the world — 90 storeys and 421 residences at 400 Biscayne Boulevard, one block north of the Waldorf Astoria that the same developer is already roughly 70 floors into. Announced 19 February 2026, sales opened that March, and prices start in the $800,000s.

It is also, as of today, a drawing. No construction loan has been reported. No groundbreaking has happened. PMG’s own managing partner said as much on the record the day it launched. This page separates what is contracted from what is intended, dates every figure, and names the source it came from.

By Josh Stein — Miami real estate associate, Florida license SL3057661. Selling Miami luxury property since 2002, with more than $1 billion closed.

What Is Actually Being Built

Delano Residences Miami is a 90-storey residential tower on a 1.2-acre parcel at 400 Biscayne Boulevard in downtown Miami’s central business district. The developer is PMG. CUBE 3 is architect of record, with Carlos Ott credited as conceptual artist. Interiors are by Meyer Davis. Sales run through PMG Residential, the developer’s in-house brokerage — there is no third-party listing brokerage on this one.

The Delano name arrives by licence through Ennismore, Accor’s lifestyle-hotel joint venture. The Real Deal reports the brand is held by a partnership of Ennismore and Cain International’s Eldridge Industries. Owners are promised benefits through Accor One Living — VIP recognition and Elite loyalty status across Accor’s global portfolio. No licence term, no fee structure and no termination provision has been published anywhere.

“The launch of Delano’s first branded residences marks a defining moment for the brand, extending its legacy of authentic hospitality, cultural relevance and exceptional design into the residential experience.”

Phil Zrihen, Deputy Group CEO, Ennismore — launch press release, 19 February 2026

Two published numbers on this building do not agree with each other, and you should know both. The first is height. The Real Deal put the tower at 966 feet on the day it launched. Florida YIMBY the next day, and CoStar in the same window, both said 985 feet. PMG and Ennismore publish no overall height at all — the only elevations either releases are the observation floor at about 850 feet and the Sky Pool at 800. This is not a trivia question: the supertall threshold is 300 metres, or 984 feet. At 966 feet the building misses it. At 985 it clears it by a foot. Anyone calling this a supertall is relying on the higher of two unconfirmed figures.

The second is the unit count. The 19 February press release says 421 residences, and every trade outlet that covered the launch repeated it. PMG’s own portfolio page says 431. The 421 figure is the dated, corroborated one. The 431 is on the developer’s live website, which is why I am not dismissing it.

There is a third ambiguity worth flagging. PMG files this project internally as “Delano Residences & Hotel Miami.” The launch release describes a residential tower and announces no hotel keys whatsoever. Whether a hotel component exists is unresolved, and no source publishes a key count.

Where the Project Actually Stands

Nothing has been built. That is the honest summary, and the developer has been straightforward about it.

“That’s why development is true gambling. We’re not pouring concrete today.”

Ryan Shear, Managing Partner, PMG — The Real Deal, 19 February 2026

Here is the record. The project was announced on 19 February 2026. Sales commenced in March 2026. CoStar reported an expected sales cycle of roughly eighteen months, groundbreaking anticipated in 2027, and about four years of construction after that — which puts delivery near 2031. No primary source has ever published a completion year outright.

Beyond that, the public record is thin in ways that matter. I could not locate a reported UDRB hearing, a building permit, a demolition permit or an FAA height determination for the 90-storey scheme. The parcel carries entitlements from an earlier plan — The Real Deal reported in January 2018 that the site permitted up to 1.8 million square feet and roughly 1,150 residential units — but that is not the same as the Delano tower being approved.

And there is no construction loan. The Real Deal’s own launch coverage discusses PMG’s $668 million construction facility for the Waldorf Astoria one block south and reports nothing at all for Delano. As of the most recent primary source I can find — a Multi-Housing News interview published 27 May 2026 — Ryan Shear said only that Delano “has received a tremendous initial response,” with no units-sold figure and no percentage attached. PMG’s portfolio page lists the project as “Active Sales.”

For calibration on how long this takes, Shear said of his own building across the street: “We broke ground in 2022 but planning began back in 2014.” That is a fourteen-year arc for a comparable tower on the same boulevard.

The Parcel’s Previous Life

This matters more than it looks. PMG went under contract on 400 Biscayne in July 2017 at roughly $54 million, and Greybrook Realty Partners put $32.3 million of equity into the development that October. The purchase closed in January 2018 at $55 million, from the First United Methodist Church, on a 1.15-acre site. (The Real Deal’s 2026 launch story cites $53.6 million in 2017 on 1.2 acres; the contemporaneous 2018 closing report is the more reliable transaction record. Both are on file.)

What PMG then designed was not this. It was a 49-storey, 646-unit rental tower of roughly 882,000 square feet under the firm’s X Social Communities brand, by architect Sieger Suarez, incorporating a rebuilt church facility with the sanctuary starting on the eighth floor. It went to Miami’s Urban Development Review Board. In September 2019 PMG and Greybrook landed a $162 million construction loan for it.

It was never built.

I am not saying that predicts anything about the Delano scheme. I am saying a buyer signing a contract here should know that this exact parcel has already absorbed a full entitlement cycle, a design, a financing, and an abandonment. Ask how this time is structured differently.

The Observation Deck and the Sky Programme

The signature move here is vertical, and it is unusual.

• A public observation floor at approximately 850 feet, with a cantilevered glass deck over downtown Miami and the Atlantic. Florida YIMBY described it as South Florida’s first public observation floor; PMG calls it “Miami’s First-Ever Observation Deck.”
• A Sky Pool at 800 feet, plus an unnamed sky restaurant.
• Delano Rose Bar — a recreation of the original Rose Bar from Delano Miami Beach. CoStar reports the recreation extends to the red walls and the quartz countertop.
• Cafe Delano, an all-day restaurant, and a resort-style pool deck with a wrap-around pool and a bar facing Biscayne Bay.
• The Source by Delano — spa and wellness with treatment rooms, sauna, cold plunge and steam, alongside a fitness centre with a movement studio.
• The Delano Members’ Club, with cultural programming, owner concierge, and 24-hour reception and valet.

“This property is conceived as a vertical resort, layered laterally, where each ascent introduces a new environment.”

Will Meyer, Co-Founder, Meyer Davis — launch press release, 19 February 2026

One question nobody has answered. A public observation deck inside a private condominium means ticketed non-residents circulating through the building. Who operates it, how access is controlled, where the elevators separate, and how the operating cost lands in the association budget — none of that has been published. If you are buying here, that is a document request, not a curiosity.

The Residences and What They Cost

Pricing starts in the $800,000s. The mix runs studio, one-, two- and three-bedroom. Residences are delivered fully finished and furnished, and select units include deeded, glass-enclosed office suites — a PMG signature that widens the buyer pool considerably.

The published finish schedule: Italkraft kitchen cabinetry, Sub-Zero and Wolf appliances, Waterworks bathroom fixtures, smart-home technology and custom closets.

Now the part most sites will not tell you. There is no published price per square foot. There are no published unit square footages. There is no penthouse pricing — the launch release does not even confirm a penthouse collection exists. There is no deposit schedule. I looked. Every source carrying those numbers is a competing brokerage building a lead-capture page, and I do not cite those. Until PMG publishes a price sheet, those four data points are simply unknown, and I would rather say so than invent them.

The same applies to the rental question. No short-term-rental policy has been disclosed. Given PMG’s track record — E11even Hotel & Residences, The Elser, the X Social Communities line — a buyer could reasonably assume this will be rental-friendly. Nothing in any primary source says so. That answer lives in the recorded condominium declaration, and the declaration is what governs, not the sales gallery.

What to Watch Before You Sign

I sell pre-construction. I also tell clients where the exposure sits. On this one:

• Deposits go in ahead of the lender. No construction loan has been reported. PMG’s own Dan Kaplan told Multi-Housing News on 27 May 2026 that “today’s lenders are highly risk-focused.” Ask what happens to your deposit, in escrow terms, if financing does not close.
• Five years is a long licence to hold. The Delano brand comes by licence, not by ownership. A roughly 2031 delivery means that licence has to survive half a decade of pre-construction. Ask for the term and the termination provisions.
• The brand is being relaunched simultaneously on Miami Beach. Ennismore ties this residence to the reopening of Delano Miami Beach. The residential brand’s equity depends on a hotel relaunch that was not complete when this was announced.
• Confirm the rental rules in writing. Do not assume short-term rentals. Get the declaration.
• Ask about the observation deck’s operating economics and whether its costs sit inside or outside the residential budget.
• Downtown supply is genuinely heavy. Miami Worldcenter alone has 17 towers proposed, approved or under construction across 27 acres, carrying 8,473 residential units. The Waldorf adds 387 residences one block away. South Florida had 48 completed and 55 planned branded-condo projects as of autumn 2025.

None of that makes this a bad buy. Early pricing on a genuinely first-of-brand tower is how the best pre-construction returns get made. It makes it a bet, which is exactly the word the developer used.

Downtown Miami Around It

400 Biscayne sits on the west side of Biscayne Boulevard in the central business district, one block north of 300 Biscayne — PMG’s Waldorf Astoria Hotel & Residences Miami, which is simultaneously this building’s closest quality comparable and its most direct future resale competitor. The Waldorf is 100 storeys and 1,049 feet, with 387 residences and 205 hotel keys, financed with a $668 million construction loan in 2024, broken ground in 2022, standing at roughly 70 storeys and over 90 percent sold as of May 2026, and scheduled to complete in 2028. On delivery it becomes Florida’s first supertall, passing Panorama Tower’s 868 feet.

Immediately north-west is Miami Worldcenter, a 27-acre, ten-block master plan with 17 towers proposed, approved or under construction — 8,473 condo and apartment units, 499 hotel keys, nearly 800,000 square feet of retail and more than 230,000 square feet of office.

Transit is the underrated part of this address. Metromover is fare-free, and the College/Bayside and Bayfront Park stations on the Inner Loop are the two closest to the site. From there, Third Street connects to MiamiCentral for Brightline and Tri-Rail; Government Center connects to Metrorail, Tri-Rail, Broward Transit, the Miami Trolley and eighteen Metrobus routes; the Omni Loop runs north through Freedom Tower, Miami Worldcenter and the Adrienne Arsht Center; and the Brickell Loop reaches Brickell City Centre and the financial district without a car.

Within a short walk: Bayside Marketplace, Bayfront Park, Miami Dade College’s Wolfson Campus, the New World School of the Arts, the Olympia Theater and Freedom Tower.

Since2002Selling Miami luxury

Closed$1B+In career sales volume

Years24In this market

Buildings478Tracked across Miami

Delano Residences Miami — Frequently Asked Questions

Where is Delano Residences Miami located?

400 Biscayne Boulevard in downtown Miami’s central business district, on a 1.2-acre parcel one block north of PMG’s Waldorf Astoria at 300 Biscayne. It is not connected to the Delano Miami Beach hotel at 1685 Collins Avenue, which is a separate, hotel-only Ennismore property.

How tall is Delano Residences Miami?

90 storeys. The height in feet is genuinely disputed: The Real Deal reported 966 feet on 19 February 2026, while Florida YIMBY and CoStar both reported 985 feet. Neither PMG nor Ennismore publishes an overall height. The distinction matters because the supertall threshold is 984 feet, so the building only qualifies under the higher figure.

How much do residences at Delano Residences Miami cost?

Pricing starts in the $800,000s, per the launch press release of 19 February 2026. No price per square foot, unit square footages, penthouse pricing or deposit schedule has been published by the developer or by any primary source. Any such figure you find online originates with a brokerage marketing page, not the developer.

When will Delano Residences Miami be completed?

No developer or brand source has ever stated a completion year. CoStar reported an eighteen-month sales cycle with groundbreaking expected in 2027 and roughly four years of construction, which places delivery near 2031. The Real Deal described the build as likely taking about five years.

Has construction started on Delano Residences Miami?

No. As of the most recent primary reporting, the project is in active sales with no groundbreaking, no reported demolition, no reported building permit and no reported construction loan. PMG managing partner Ryan Shear said at launch: “We’re not pouring concrete today.”

Can you rent out a unit at Delano Residences Miami on Airbnb?

Unknown. No short-term-rental policy, minimum-stay rule or rental programme has been disclosed by PMG, Ennismore or any primary source. PMG has developed rental-friendly products elsewhere, but that is not a substitute for the recorded condominium declaration, which is the governing document. Ask for it before assuming.

Who is developing Delano Residences Miami and who owns the Delano brand?

PMG is the developer. CUBE 3 is architect of record with Carlos Ott as conceptual artist, and Meyer Davis is handling interiors. The Delano brand is licensed through Ennismore, Accor’s lifestyle-hotel joint venture; The Real Deal reports the brand is held by a partnership of Ennismore and Cain International’s Eldridge Industries. No licence term or fee structure has been published.

Sources and further reading

• Ennismore & PMG Announce First-Ever Delano Branded ResidencesThe launch press release of 19 February 2026 — 90 storeys, 421 residences, $800,000s entry pricing, full amenity and finish schedule.
• Delano Residences & Hotel Miami — PMG portfolioThe developer’s own project page, source of the conflicting 431-unit figure and the “Active Sales” status.
• PMG launches first Delano-branded supertall in Miami — The Real DealLaunch coverage, 19 February 2026: 966 feet, 421 units, 1.2 acres, roughly five-year build, and Ryan Shear’s “true gambling” quote.
• Delano backs proposed supertall with Miami’s first public observation deck — CoStar985 feet, eighteen-month sales cycle, 2027 groundbreaking expectation, Accor One Living, PMG Residential as exclusive brokerage.
• Delano Residences Miami Announced as 90-Story, 985-Foot Supertall — Florida YIMBYIndependent corroboration of the 985-foot figure and the 421-unit count, 20 February 2026.
• Supertall Towers Redraw Miami’s Skyline. Here’s How. — Multi-Housing NewsThe most recent substantive coverage, 27 May 2026: on-record Ryan Shear and Dan Kaplan interviews and current Waldorf Astoria metrics.
• PMG closes on 400 Biscayne, nabs financing for apartment tower — The Real Deal19 January 2018: the $55 million land closing from First United Methodist Church and the site’s existing entitlements.
• Plans revealed for PMG’s apartment tower at 400 Biscayne — The Real Deal15 April 2019: the superseded 49-storey, 646-unit Sieger Suarez scheme — the plan that was financed and never built.
• Map: Miami Worldcenter’s pipeline of 8,400 resi units, 500 hotel keys — The Real DealThe 27-acre, 17-tower, 8,473-unit Worldcenter pipeline immediately north-west of the site.
• Metromover Stations, Destinations & Connections — Miami-Dade CountyThe county’s own transit map: Inner, Omni and Brickell Loop stations and their Metrorail, Brightline and Metrobus connections.