Cipriani Residences Brickell

This article is an independent review of the Cipriani Residences Brickell. I’ve compared it not only to other new and existing Brickell condos, but also to Miami’s broader luxury condo market. Having sold multiple units at the sold-out Mr. C Coconut Grove and reviewed every major hospitality brand, I’ve developed a clear view of how these projects perform. For Cipriani, I met directly with the development team, studied their financials, timelines, floor plans, and pricing, and inspected the finishes firsthand. What follows is my candid assessment of where Cipriani stands, what buyers can expect, and how it measures up.

The Value Behind the Hospitality Brand

Cipriani Residences Brickell is built with the resident in mind, given its array of concierge-centric lifestyle services. The tower will have a designated Director of Residences with a list of premier services tailored to ultimate residential living. The Cipriani family integrated the prestige of their hospitality brand to flourish in each aspect of the tower, from their in-house dining and catering services to re-creating the treasured moments from Harry’s Bar from 1931 on the building’s 37th floor, exclusive to Cipriani residents and their guests.

If you have dined at one of Cipriani’s locations, you know how deeply rooted they value premier service to their guests. All of the building’s staff will undergo training by Cipriani, which is essential to note as service is at the building’s forefront. We have seen how brands can either help or hinder the ultimate success of a project. Below you will see a chart showing how hospitality brands outperform unbranded condos by 123%. This graph demonstrates the importance of acquiring a condo with a reputable brand that embodies prestige, not just a “luxurious” label.

Preferred Location in Brickell

Brickell spans the southeastern corner of the mainland for those who might be new to the neighborhood. The preferred pocket of Brickell is known as South Brickell. This southern location makes it significantly easier to maneuver through without traffic. Given its bustling behavior, Brickell usually experiences traffic towards the northern portion of the area due to the rising bridges. 

South Brickell is also known to covet a more residential profile than the heart of Brickell, which is more commercial and, therefore, more transient. Cipriani Residences will be located at 1420 S Miami Avenue, which has a higher elevation than other lots in Miami and is outside the flood zone areas. It is important to note that the residences will still be within walking distance to the Financial District as it is only one block away from Brickell Avenue (Miami’s version of Wall Street).

More than 40+ businesses publicly announced their expansion into Miami. Most of these businesses will base themselves throughout the Urban Core (Brickell, Downtown, Edgewater, and Wynwood) with a predominant focus on relocating to Brickell. You can click here to view our latest interview with one of Miami’s leading commercial firms.

Floor Plans of the Cipriani Residences Brickell 

Floor plans are well-considered, large, and clean. We have seen developers across South Florida shift towards creating more expansive floor plans. Many one-bedroom residences include a den suitable for an at-home office or potentially reconfigured to a second bedroom. Cipriani is no exception, as the smallest floor plan starts at 1,194 SF interiors, equating to a one-bedroom plus den. Cipriani Residences will deliver its units with three flooring types and kitchens featuring wine refrigerators, European cabinetry, and Wolf Sub-Zero appliances. Please note that closets and window treatments are not included. Finally, some units will have separate laundry rooms and service quarters. A unique feature for many Brickell condos.

Cipriani is not a bayfront property; therefore, if you are in the market for water views, we recommend selecting a unit above the 45th floor (as it will surpass any nearby buildings). We suggest visiting our other independent reviews of bayfront projects if you are in the market for a bayfront property. St. Regis Brickell and The Edition Residences in Edgewater are bayfront projects in the Urban Core. 

Our cherry-picked residence is the 01-line unit above the 62nd floor. This unit spans East to West, cutting through the southeast corner of the building. It stands as a four-bedroom 4.5 bathroom unit with 3,500 SF interiors. Uniquely enough, the terrace wraps around 1,112 SF, almost the size of a one-bedroom unit in the building. The terraces in the building run about seven to ten feet in depth.

Quality of Unique Finishes

The finishes at Cipriani Residences set a different tone than we have seen in the general new construction market. Given the extensive millwork and warm wood tones, you will feel a greater sense of warmth and grandeur throughout the building, from entering the grand lobby to the residence’s kitchen cabinetry. Although one can customize the finishes in their units, the quality of the interior design throughout the common spaces will be unique compared to other projects. 

London-based interior design firm 1508 London will lead the interiors for Cipriani Residences. The design firm, which holds an extensive portfolio predominantly in Europe, will showcase its European charm as this marks its first design project in Miami. The firm has already launched its footprint in the US by representing the Mandarin Oriental Residences in Beverly Hills, California. 1508 London ethos is “inspired by history, geography, and architectural vernacular,” which is a sure way of avoiding any style-driven or trendy design concepts. 

Cipriani has a strong gastronomic legacy, and the kitchens inside the residences are meticulously designed for the resident who cherishes a sleek yet functional kitchen. The kitchens will have significant storage since the cabinetry will run to the top of the 10-foot ceilings. The kitchens will feature Wolf and Sub-Zero appliances and a wine refrigerator. (Residents can select their preferred design from three types of European cabinetry).

Units come finished with floors, and residents can select from three types of floors. These floor pieces will be 24×48 inches.

The Economics of the Cipriani Residences Brickell 

At $1,575 per SF, Cipriani offers a very competitive price in the pre-construction market. The top resale buildings in Brickell include Four Seasons Residences, Echo Brickell, Santa Maria, and Brickell Flatiron. The average closed price per square foot in the last years for these condos is closer to $1,000 or $1,100 per SF. 

Although Cipriani prices are higher than the resale market in Brickell, competing top buildings are hard to compare. These condos are either older or carry a higher density of units than Cipriani. In addition, the 3,500 SF floor plans offered by Cipriani are a scarce product in Brickell and for that reason carry a higher price tag. Brickell does not currently hold many ultra-luxury buildings. Therefore, this tower will be in its league, similar to St. Regis Brickell. Additionally, the highest-priced units are the 01 line units. As mentioned, they offer 1,112 SF of terrace space. In the price per SF, we do not calculate the exterior SF. In single-family homes, we often use the adjusted squared foot. This means you take one-third of the terrace as actual value, 370 SF in this case. If we do this for our preferred 01 lines, the asking price will lower by $170 per SF. That is a significant difference.

7. What do we NOT Like about Cipriani Residences Miami?

Not all condos will fit every type of buyer, and this would not be an independent review if we did not mention some of the features we do not favor.

• Cipriani Residences Brickell can be rented out twice per year for a minimum of 30 days. This might attract many investors and fewer end-users or primary residents. If you have been following our articles, you might know we are cautious with these investor-driven condos. It does not mean this is a bad investment, but you have to understand that investor-driven condos are more volatile and less resilient than condos in which owners live all year round.
• The condo offers several smaller one-bedroom units. This is again a sign it might be more of an investor-driven condo.
• Cipriani Residences Miami does not guarantee bay views. Only some of the units on higher floors will offer views over the water. If you want water views, only a limited number of residences will work for you.
• The price per SF is high. The project might very well be worth it, but we have to mention that it is trading at a high price.

Alternatives to Cipriani Residences in Brickell

• In case you want to be near but not IN the urban core, you might want to consider Mr. C in Coconut Grove or Park Grove.
• If you want to be in a hospitality-branded condo but do not want to be surrounded by smaller units, please consider St Regis in Brickell
• If you want to be in the urban core and would like a lower price per SF or a condo that is already finished, you might want to consider the Four Seasons in Brickell, Echo, or Flatiron