LILLI Miami

What is being built at LILLI Miami?

OKO Group, the Miami development company founded by Vlad Doronin, announced LILLI and the launch of sales on 12 May 2026 (its release, as posted by e-architect on 14 May 2026; Robb Report, 12 May 2026), and Florida YIMBY and The Real Deal reported the plans on 13 May. LILLI is a 53-story tower with 117 residences at 717 NE 27th Street, on Biscayne Bay in Edgewater: about 636 feet tall, on a bayfront site of about 0.63 acre, with about 360,679 square feet of floor area (Florida YIMBY, 13 May 2026). It would replace a six-story, 30-unit residential building completed in 2004.

Where it stands on 24 September 2026. OKO Group’s portfolio page lists LILLI as “Pre-Construction Sales” (read 24 September 2026), and the developer’s website names Fortune Development Sales as exclusive sales and marketing agent. Miami’s Urban Development Review Board voted on 15 July 2026 to recommend approval, with one member voting no and conditions to add shade trees and to meet neighbouring residents. It is a recommendation: the city’s planning and zoning director holds the final decision, and the recommendation included zoning waivers, among them a podium setback cut from 10 feet to 9 on NE 27th Street (The Real Deal, 17 July 2026; Miami Today, 26 August 2026). I have not found a report of the director’s decision, a building permit, a groundbreaking or a construction loan, and the county’s 2026 roll still lists the 2004 building on the site.

The developer’s 12 May 2026 release describes two to three residences per floor, each reached by a private elevator arrival, in one- to four-bedroom homes and penthouses of about 1,350 to 6,850 square feet, with ceilings of 10 to 12 feet, floor-to-ceiling windows and balconies about 10 feet deep, from $1.65 million. Florida YIMBY’s May report adds custom millwork, marble finishes and Gaggenau appliances.

The plans filed with the city, as Florida YIMBY described them on 12 July 2026, generally show three residences per floor on Levels 5 to 33 (a one-bedroom of about 1,348 square feet, a two-bedroom of about 2,070 and a three-bedroom of about 3,354) and two per floor from Level 34 (a three-bedroom of about 3,074 and a four-bedroom of about 3,798), with a single five-bedroom penthouse of about 6,849 square feet on Level 51 and 10-foot ceilings in the typical residences. If the two-per-floor pattern runs from Level 34 to Level 50, the floors add up to about 122 homes against the developer’s 117, and I have not found a source that reconciles the two.

The architecture

Adrian Smith + Gordon Gill Architecture designed the tower, with ODP Architecture & Design as architect of record (Florida YIMBY, 12 July 2026). The developer’s website describes a fluid, curvilinear form with softly rounded corners and articulated balconies, says the name is inspired by the lily as a symbol of balance and quiet grace, and says the firm is behind UNA Residences and that its principal, Adrian Smith, designed the Burj Khalifa (lillimiami.com, read 24 September 2026). The architects’ narrative filed with the city says the form is shaped by the movement of water, light and wind (Miami Today, 26 August 2026). The material boards list low-reflectivity glass, postless glass balcony railings, champagne-coloured cement plaster and fluted stone panels (Florida YIMBY, 12 July 2026), and architect Juan Betancur told the review board to expect warm champagne and metal tones (The Real Deal, 17 July 2026).

The amenity programme leans wellness

The developer organises the amenities around four “Living Pillars” — movement, recovery, nourishment and connection (lillimiami.com, read 24 September 2026), and its release lists a spa, bayfront pool deck, fitness center and private sunset garden. Florida YIMBY (13 May 2026) and Robb Report (12 May 2026) list a waterfront garden, infrared saunas, cold plunge pools, a treatment room, a movement studio and a rooftop saltwater pool, with a dedicated lifestyle and wellness director and direct access to the Baywalk. The plans put the amenities on Levels 1, 3 and 52, with a 20-foot-high residential lobby and a publicly accessible baywalk of about 350 feet (Florida YIMBY, 12 July 2026). I have not found a pool size from the developer or the trade press.

Parking is not in a podium under the tower: the plans put 244 spaces and about 2,516 square feet of ground-floor retail in a separate eight-story garage at 527 NE 26th Street, about a block south (Florida YIMBY, 12 July 2026; The Real Deal, 17 July 2026).

One point differs between sources. The application filed with the city describes the spa, lounge and pool deck as curated by Aman, the hotel group Vlad Doronin owns, and Miami Today repeated that on 26 August 2026; the developer’s team denied to The Real Deal that the amenities will be Aman-curated (17 July 2026). I did not find Aman named for the amenities in the developer’s own materials, and I have not found a source that settles it.

What the county record shows

The Miami-Dade Property Appraiser lists the site as one folio, 01-3230-019-0180 (717 NE 27 St), in J Packard Lairds Resub, owned by 720 NE Street PropCo LLC — the entity the developer’s legal notice names as developer and Florida YIMBY names as owner (retrieved 24 September 2026). The lot is 22,966 square feet (0.53 acre), and its legal description carries a right-of-way deduction; the application filed with the city gives the tower parcel a gross lot area of 27,555 square feet (Miami Today, 26 August 2026), and I have not found a source that reconciles the two. The roll still carries the 2004 six-story, 30-unit apartment building (24,880 square feet) that Florida YIMBY says the tower would replace, with a 2026 market value of $10,335,700, almost all of it land at $450 per square foot, and an assessed value of $8,878,481 after the non-homestead cap (2025: $8,071,347; 2024: $7,337,589).

The most recent sale on the parcel page is the deed of 21 November 2016, $54,000,000 from ACU Holdings Inc to 720 NE Street PropCo LLC (a $100 quit-claim deed was recorded the same day). The county flags it as a multi-parcel sale, so the price is not this folio’s alone; Florida YIMBY says the transaction also covered seven parcels across the street. The county’s zone label for the folio is T6-36a-L, which it describes as multi-family, 36 story, while the tower is 53 stories, and I have not found a source that says how the difference was addressed. The address search returns only this folio, so no condominium units are on the roll yet. Miami Today names 700 Edgewater Development LLC and 720 NE Street Propco LLC as the developers on the city application; the garage parcel at 527 NE 26 St did not come up in a county address search, so I have not checked its owner.