Aman Miami Beach

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✓Verified 25 September 2026Miami-Dade County Property Appraiser, Aman, OKO Group +20 more23 sources

Sources

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Aman Miami Beach from the beach at sunset — developer rendering

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The timber colonnade at Aman Miami Beach — developer rendering

Building facts

Address

3425 Collins Avenue

Neighborhood

Miami Beach

Delivery

2027 per the developer · 2028 per Aman’s website

Storeys

18 (tower)

Residences

22

Status

Under construction per OKO Group (read 25 September 2026) — vertical construction announced 13 August 2025

Developer

OKO Group, with Access Industries

Architect

Kengo Kuma and Associates

Sales

Reported sold out in 2021 at about $5,000 per sq ft (The Real Deal, 14 August 2025)

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

Aman Miami Beach pairs the 1940 Versailles Hotel, planned for restoration, with a new 18-storey Kengo Kuma tower at 3425 Collins Avenue in Mid-Beach, beside the Faena District — 56 rooms and suites, an Aman Club and 22 branded residences, according to Aman’s website (read 25 September 2026).

An OKO Group spokesperson said the residences sold out in 2021 at an average of about $5,000 per square foot (The Real Deal, 14 August 2025). This page sets out what the county record, the developer, Aman and dated trade press say about the status, the schedule and the sales, and where they disagree.

What is being built at Aman Miami Beach?

Two buildings on one oceanfront site, about 444,000 square feet in all according to OKO Group (portfolio page, read 25 September 2026): the Versailles Hotel, to be restored as the hotel, and a new 18-storey residential tower beside it. The plan the Historic Preservation Board approved in February 2021 put the tower at 221 feet (The Real Deal, 9 February 2021). OKO Group’s release of 13 August 2025 and The Real Deal describe a two-level underground garage built with deep and triple soil mixing; ENR (10 October 2025) says one basement level is for logistics and loading and the other is a full-floor garage.

56 rooms and suites, an Aman Club, a 20,000 square foot Aman Spa and 22 branded residences, per Aman’s website (read 25 September 2026). Two discrepancies: OKO Group’s portfolio page says 55 hotel keys where Aman and the trade press say 56, and the residence count is 23 in The Real Deal (July 2020, February 2021, January 2023), Dezeen (July 2022) and Florida YIMBY (October 2024) but 22 in Commercial Observer and the Wall Street Journal (January 2023) and in every source that gives a number from August 2025 on. I have not found a source that explains either.

OKO Group (founder Vladislav Doronin) is the developer and Access Industries (founder and chairman Len Blavatnik) is its partner: The Real Deal called them equal partners on 9 February 2021 and, on 5 November 2025, described Access as backing the project. An entity tied to Access bought the site for $100 million in 2013, according to property records (Wall Street Journal, 10 January 2023, read via OKO Group’s newsroom); the county roll shows a $100,000,000 deed dated 9 August 2013, which the county flags as unqualified (“not exposed to open-market; atypical motivation”). Kengo Kuma & Associates designed the tower, which Dezeen described on 15 July 2022 as the studio’s first residential tower in the United States. The project team includes Revuelta Architecture International and RJ Heisenbottle Architects (Florida YIMBY, 28 October 2024); Jean-Michel Gathy of Denniston is designing the Versailles and its interiors (Aman’s website); Suffolk Construction is the general contractor (OKO Group release, 13 August 2025).

What the county roll shows. Miami-Dade carries the site as one folio, 02-3226-001-1440, at 3425 Collins Avenue: hotel use, 14 floors, a 1940 year built, 70,958 square feet of building on a 73,812 square foot lot, owned of record by 3425 Collins Land Trustee LLC, c/o OKO Group LLC. The legal description reads “F/K/A Versailles Hotel Condo” and cites a plan of termination and a termination (Official Records 27873-4344 and 28768-1571). The 2026 assessment is $44,387,200, of which $100,000 is building. The county roll shows no unit folios, so it has no unit count, floor area or sales history for the residences; I have not found a source that says when that will change (read 25 September 2026).

The Versailles Hotel and its restoration

The Versailles Hotel was designed by architect Roy France. The county roll gives a year built of 1940 and The Real Deal (4 December 2019) says it was built in 1940, while The Real Deal (10 January 2023) says it was completed in 1941. The county records 14 floors and Commercial Observer (10 January 2023) calls it a 14-story building; The Real Deal (9 February 2021 and 10 January 2023) calls it 16-story. I have not found a source that reconciles the two counts. In December 2019 The Real Deal described the site as home to “the gutted Versailles Hotel”, empty since 2011.

The plan is a restoration, not preservation as it stands. The Real Deal reported on 9 February 2021 that the developer would renovate and restore the existing Versailles, demolish its 1955 south addition and build a new addition. I have not found a source that confirms the addition has been demolished. The Real Deal described the Versailles as a shell in August, October, November and December 2025; ENR (10 October 2025) said OKO Group had recently renovated it. I have not found a source that reconciles the two.

The height fight. Existing zoning already allowed a 203-foot building on the site and the developers sought 250 feet (The Real Deal, 27 July 2020). Unit owners at the neighbouring Faena House opposed the increase: The Real Deal reported on 17 September 2020 that 27 of the 38 non-conflicted owners were opposed. The Historic Preservation Board voted unanimously in October 2020 to recommend that the commission oppose the ordinance, and the commission passed it on second reading, 5–2 (The Real Deal, 14 October 2020, updated 16 October).

The design was then reduced to 221 feet. On 9 February 2021 the Historic Preservation Board approved the redesigned ground-level tower addition and site-plan changes, six votes to one; The Real Deal reported that the Faena House condominium association board and other nearby groups had reversed their opposition by January 2021. As part of the approvals the developer will donate a Jack Stewart mural and pay to restore, relocate and install it, and restoration of the Versailles has to be substantially completed before a temporary certificate of occupancy is issued (The Real Deal, 9 February 2021). The Miami Design Preservation League supported the revision but recorded unresolved concerns about the new tower’s proximity to the Versailles and asked that the commitment to restore the Jack Stewart Apollo Mural at no cost to the city be written into the final order (MDPL position statement, 9 February 2021; read 4 August 2026 and not re-read on 25 September 2026 because the site showed a robot check).

Loose ends on height: the FAA issued determinations in October 2024 allowing up to 252 feet above ground (255 feet above sea level) at the highest point, and 227 feet at the point nearest the airport runway, valid until late April 2026 (Florida YIMBY, 28 October 2024), against the 221 feet the preservation board approved. An FAA determination is a ceiling on height, not an entitlement to it. I have not found a source that reconciles the figures or gives the finished height.

On 4 November 2025 the Miami Beach Planning Board approved a comprehensive plan amendment and a floor-area-ratio preservation incentive that adds 5,000 square feet of floor area to the hotel component for mechanical space; a spokesperson said it does not change the height or exterior design of the Versailles (The Real Deal, 31 October and 5 November 2025).

Where construction stands

Vertical construction began in August 2025. OKO Group announced it on 13 August 2025 after below-grade piling and excavation, with Suffolk Construction expected to complete about one floor every two weeks through top-off in early 2026 (OKO Group release). At the Miami Beach Planning Board meeting of 4 November 2025, a representative of the development team said the residential tower was starting to come above ground and that the fifth floor would be poured before Thanksgiving (The Real Deal, 5 November 2025).

“We’re going to be pouring the fifth floor before Thanksgiving, and then it will continue to top out into the new year.”

A representative of the Aman development team at the Miami Beach Planning Board, 4 November 2025 (The Real Deal, 5 November 2025)

The newest dated construction report I found is from that meeting. I have not found a dated report from 2026 on the tower’s progress, and none says whether it has topped out. OKO Group’s portfolio page (read 25 September 2026) lists the status as Under Construction without a date. I searched the trade press and OKO Group’s newsroom on 25 September 2026 for a later report and found none.

Site work. The Real Deal reported on 31 October 2025 that construction was delayed “in part due to complicated site work”. ENR (10 October 2025) describes the below-grade work: deep soil mixing and trench soil mixing to strengthen the soil and form a groundwater barrier, auger cast piles, and a mat slab of 2,800 cubic yards of concrete, with two basement levels, one for logistics and loading and one a full-floor garage. Suffolk’s senior superintendent told ENR the site needed an unusually robust ground-improvement program because of its two full basement levels and the preservation of a historic oceanfront facade. I have not found a source that gives one cause for the changes in the completion date.

The delivery dates on record

Published	Delivery stated
10 January 2023	2024 (The Real Deal and Commercial Observer); 2025 (Wall Street Journal, quoting OKO Group)
28 October 2024	around mid-2027 (Florida YIMBY’s own projection)
13–14 August 2025	2027 for the tower (OKO Group release); The Real Deal added that it had been expected in 2024 and, more recently, 2026
10 October and 5 November 2025	2027 (ENR; The Real Deal)
Read 25 September 2026	“Set to open in 2028” — Aman’s website

The reported completion year has moved from 2024 to 2027, and Aman’s own website now says 2028. OKO Group’s dates are for delivery of the residential tower; Aman’s page says Aman Miami Beach as a whole is set to open in 2028. They may be different milestones, tower delivery and hotel opening. I have not found a source that says so, or that OKO Group has restated 2027 since 4 November 2025. Treat any delivery date as unconfirmed until the developer gives it to you in writing.

Developer and brand

OKO Group’s website describes its founder, Vladislav Doronin, as “Chairman, CEO and Owner” of Aman Group (About Us page, read 25 September 2026), and The Real Deal (26 December 2025) says he owns Aman Group, whose investors include Cain. Forbes (21 July 2026, as reposted on OKO Group’s newsroom) says he “has functioned as both the owner/developer and the brand operator” and that he purchased Aman in 2014.

Aman Group has also taken outside investment: Forbes reports a $900 million round in 2022 led by Saudi Arabia’s Public Investment Fund and Cain International, and a further $360 million in 2023 from investors including Mubadala Capital and Alpha Wave Ventures, both invested in Aman Group itself.

I have not found a source that describes the brand licence or management agreement for this building, and its governing documents are not public in anything I read. Confirm the brand and management terms in the recorded declaration and the offering documents.

The building as marketed

Aman Miami Beach shown from the beach and along its colonnade — renderings, not photographs.

What to confirm — whether you hold a contract or want in

I have not found any residence offered by the developer. If you hold a 2021 contract, or you are looking for a resale, these are the questions I would put to the developer and to whoever holds the documents.

1. What is the outside date in the contract, and has it passed? Reported completion dates moved from 2024 (The Real Deal, 10 January 2023) to 2027 (OKO Group, 13 August 2025), and Aman’s site says 2028. The outside date and any rescission rights are in your own purchase agreement; read them.

2. Has the tower topped out? I have not found a dated report after 4 November 2025. Ask the developer for a dated photograph.

3. How are the deposits held, and have they been released? Get the escrow arrangement in writing.

4. The sponsor’s other projects. Ask the developer for its record on the buildings it has already delivered: how they were finished, and whether any are in open disputes with their owners.

5. The mezzanine layer. The Real Deal reported an $85 million mezzanine loan from an affiliate of GoldenTree Asset Management in early August 2025, on top of more than $277 million from Bank OZK — about $362 million in all by adding the two reported figures. Mezzanine debt ranks behind the senior loan. I have not found a source on the terms of either loan.

6. The Versailles restoration. The Real Deal reported on 9 February 2021 that the Historic Preservation Board’s approval requires restoration and renovation of the Versailles to be substantially completed before a temporary certificate of occupancy is issued. Ask for the restoration schedule specifically, not only the tower’s.

7. On resale: I have not found a report of a resale at this building, and the county roll shows no unit folios (read 25 September 2026). The average of about $5,000 per square foot describes contracts signed by 2021, not today’s market.

Mid-Beach around it

The site is at 3425 Collins Avenue in Mid-Beach, next to Faena House, a 43-unit oceanfront condominium (The Real Deal, 27 July 2020). Alan Faena’s earlier plan for a two-tower condominium on the Versailles site was cancelled in 2016, and OKO Group and Access Industries announced the Aman-branded project in December 2019 (The Real Deal, 27 July 2020 and 4 December 2019).

What does not hold up is being told a 2021 contract price is a 2026 value: the average of about $5,000 per square foot was reported for contracts signed by 2021, and I have not found a report of any resale since.

Comparables and context: Miami Beach, Surfside, Bal Harbour, and the full new construction pipeline. Market picture in Miami luxury condos.

If you hold a contract here and want the schedule and escrow questions answered properly, or you are watching for the first resale, start a conversation.

Aman Miami Beach: frequently asked questions

Can you still buy a residence at Aman Miami Beach?

Not from the developer, as far as I can find. An OKO Group spokesperson said the residences sold out in 2021 at an average of about $5,000 per square foot (The Real Deal, 14 August 2025), and Aman’s website lists Miami Beach as a waitlist on its residences enquiry form (read 25 September 2026). I have not found a report of any resale, and the county roll shows no unit folios yet.

When will Aman Miami Beach open?

The sources differ. OKO Group’s release of 13 August 2025 says delivery of the residential tower is on track for 2027, and Aman’s website (read 25 September 2026) says Aman Miami Beach is set to open in 2028. They may describe different milestones. Earlier reports expected completion in 2024 (The Real Deal and Commercial Observer, 10 January 2023).

Is Aman Miami Beach under construction?

OKO Group’s portfolio page lists it as Under Construction (read 25 September 2026). Vertical construction was announced on 13 August 2025, and a representative of the development team told the Miami Beach Planning Board on 4 November 2025 that the fifth floor would be poured before Thanksgiving. I have not found a dated construction report after that, so I cannot say whether the tower has topped out.

What is happening to the historic Versailles Hotel?

The 1940 Versailles Hotel, designed by architect Roy France, is planned to be restored as the hotel, and the plan calls for demolishing its 1955 south addition (The Real Deal, 9 February 2021). The Real Deal described it as a shell in August, October, November and December 2025; ENR said in October 2025 that OKO Group had recently renovated it. I have not found a source that reconciles the two.

Who is developing Aman Miami Beach?

OKO Group, founded by Vladislav Doronin, is the developer, with Access Industries, founded by Len Blavatnik, as its partner. OKO Group’s website describes Doronin as owner, chairman and CEO of Aman Group, so the developer and the brand are linked through him (OKO Group, read 25 September 2026; Forbes, 21 July 2026).

How many residences and hotel rooms will there be?

Aman’s website lists 22 branded residences and 56 rooms and suites, plus an Aman Club and a 20,000 square foot spa. OKO Group’s portfolio page says 55 hotel keys, and several outlets reported 23 residences through October 2024. I have not found a source that explains the differences.

Why has Aman Miami Beach taken longer than first reported?

The Real Deal reported in October 2025 that construction was delayed in part due to complicated site work. ENR described the below-grade work on the beachfront site: deep and trench soil mixing, two basement levels, auger cast piles and a mat slab. I have not found a source that gives a single cause for the change in dates.

Sources and further reading

• Property Search — Miami-Dade County Property Appraiser (folio 02-3226-001-1440, 3425 Collins Avenue, the only folio at the address and no unit folios: hotel use, 14 floors, year built 1940, 70,958 sq ft on a 73,812 sq ft lot, 2026 assessment $44,387,200 of which $100,000 is building, owner of record 3425 Collins Land Trustee LLC c/o OKO Group LLC, deeds of 9 August 2013 for $100,000,000 and 28 November 2022 for $100, legal description F/K/A Versailles Hotel Condo; read 25 September 2026)miamidadepa.gov
• Aman Miami Beach — Aman official page (56 rooms and suites, 22 branded residences, an Aman Club, 20,000 sq ft Aman Spa, Jean-Michel Gathy of Denniston, residences by Kengo Kuma, set to open in 2028; the residences enquiry form lists Miami Beach as a waitlist; read 25 September 2026)aman.com
• Aman Miami Beach — OKO Group portfolio page (two buildings at 3425 Collins Avenue, adjacent to the Faena District, 444,000 sq ft, 22-unit residences by Kengo Kuma, status Under Construction, 55 hotel keys and 22 residences; read 25 September 2026)okogroup.com
• OKO Group Commences Vertical Construction at Aman Residences, Miami Beach — OKO Group release, 13 August 2025 (vertical construction begins, about one floor every two weeks through top-off in early 2026, delivery of the 18-story tower on track for 2027, 22 residences, Suffolk, two-level underground garage)okogroup.com
• About Us — OKO Group (Vlad Doronin described as Chairman, CEO and Owner of Aman Group and Founder and CEO of OKO Group; read 25 September 2026)okogroup.com
• Vlad Doronin’s $500 Million Deal To Scale The Aman Brand — Forbes, 21 July 2026, as reposted on OKO Group’s newsroom (Doronin bought Aman in 2014 and has functioned as both owner/developer and brand operator; outside investment in Aman Group in 2022 and 2023)okogroup.com
• Aman Miami Beach Developers Secure Financing for Luxe Hotel and Condo Project — Wall Street Journal, 10 January 2023, read as reposted on OKO Group’s newsroom (18-story tower with 22 apartments, all presold, lot bought by an Access Industries-tied entity for $100 million in 2013, OKO then expected completion in 2025, Aman’s head of global residences on about 90% American buyers)okogroup.com
• Doronin, Blavatnik’s Aman Miami Beach Progressing — The Real Deal, 14 August 2025 (vertical construction begins, $85 million mezzanine loan from an affiliate of GoldenTree Asset Management, more than $277 million from Bank OZK, sold out in 2021 at about $5,000 per sq ft per an OKO spokesperson, completion previously expected in 2024 and 2026 and now 2027, complicated site work, the Versailles a shell)therealdeal.com
• Doronin, Blavatnik Seek OK for Aman Miami Beach Change — The Real Deal, 31 October 2025 (Planning Board vote on a 5,000 sq ft floor-area bonus for the hotel, no change to the Versailles height or exterior, delay in part due to complicated site work, 22-unit tower, 56-key hotel)therealdeal.com
• Miami Beach Planning Board approves Aman Miami Beach floor-area change — The Real Deal, 5 November 2025 (approval at the 4 November meeting, completion expected 2027, fifth floor to be poured before Thanksgiving)therealdeal.com
• Inside OKO Group, Oak Row’s South Florida Projects — The Real Deal, 26 December 2025 (the Versailles now a shell, 56-key hotel, 18-story building with 22 branded condos, Doronin owns Aman Group)therealdeal.com
• Vlad Doronin, Len Blavatnik score $242M construction loan for Aman Miami Beach — The Real Deal, 10 January 2023 (Bank OZK $242.4 million plus $34.8 million in May 2020, completion expected 2024, condos fully presold per sources, Versailles completed in 1941, 16-story tower and Versailles)therealdeal.com
• Doronin and Blavatnik Score $243M Loan For Aman Development in Miami Beach — Commercial Observer, 10 January 2023 (14-story Versailles built in 1940, 56 hotel rooms and 22 condo units all pre-sold, completion expected in 2024)commercialobserver.com
• Aman Miami Beach developer secures approval from historic board — The Real Deal, 9 February 2021 (six-to-one Historic Preservation Board vote, 221 feet down from 250, plan to restore the Versailles and demolish the 1955 south addition, Jack Stewart mural, restoration before a temporary certificate of occupancy, equal partners)therealdeal.com
• Developers seek height increase for Aman tower and face opposition from Miami Beach neighbors — The Real Deal, 27 July 2020 (250 feet sought against 203 feet already approved, Faena House unit owners opposed, 56 keys and 23 condos)therealdeal.com
• Aman tower planned for Faena Versailles site in Miami Beach advances — The Real Deal, 17 September 2020 (27 of 38 non-conflicted Faena House unit owners opposed; ordinance passed on first reading)therealdeal.com
• Miami Beach approves zoning change allowing for Aman tower — The Real Deal, 14 October 2020, updated 16 October (commission vote 5 to 2 on second reading; Historic Preservation Board voted unanimously to recommend opposing it)therealdeal.com
• Len Blavatnik teams with Vlad Doronin on Aman-branded towers in Faena District — The Real Deal, 4 December 2019 (the gutted Versailles Hotel, built in 1940, designed by Roy France, empty since 2011)therealdeal.com
• Aman Miami Beach Residences Gets FAA Clearance, Approved for Heights Up to 252 Feet Above Ground — Florida YIMBY, 28 October 2024 (FAA determinations valid until late April 2026, 23 residences, 56 hotel rooms, Revuelta Architecture International and RJ Heisenbottle Architects, Suffolk)floridayimby.com
• Extensive Ground Work Lifts 18-Story Miami Beach Tower — Engineering News-Record, 10 October 2025 (soil mixing, auger cast piles, 2,800 cubic yard mat slab, two basement levels, topping out expected early 2026, completion 2027; describes the Versailles as recently renovated)enr.com
• Kengo Kuma unveils first US residential tower — Dezeen, 15 July 2022 (the studio’s first residential tower in the United States, 18 storeys, 23 private condominiums)dezeen.com
• Positions at the February 9th 2021 Miami Beach Historic Preservation Board — Miami Design Preservation League (conditional support for the revision and the Apollo Mural commitment; read 4 August 2026, not re-read on 25 September 2026 because the site showed a robot check)mdpl.org

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