The Residences at 1428 Brickell

Independent Review of Prices, Floor Plans, and Location

This article is my independent review of the residences at 1428 Brickell. I Compared 1428 not just against the other top new construction Brickell Condos and existing Brickell Condos but against all other new condos in Miami, both physically and financially. This is just one review of the many that we offer on all new construction condos across Miami. As always, whether you are reading in detail or skimming for information, enjoy the article and please make sure to read my conclusions at the end!

Introduction to 1428 Brickell

1428 is one of three major new projects being brought to the South side of Brickell. Veering away from what has traditionally been built in Brickell, this 189-unit tower is being designed and built around the needs of wealthy end users. As we see Brickell expand its foothold as a major financial hub, this developer and others are targeting buyers who want high luxury in a central location. It is being heralded as the ‘finest finished Condo ever to be built in Brickell’. So, I went to the sales office to learn more!

1. Accessing key information

Below see links to the prices, floor plans, drone tours, and the full ranking report. Price lists are updated about every 30 days.

Download Prices, Floor Plans and Drone Tour
Download Prices, Floor Plans and Drone Tour

2. Analyzing the finishes and design at 1428 Brickell

The Developer behind Brickell’s newly launched project is Ytech. Although this might be their first venture into a residential condo development, they are entering the marketplace with a statement. The architectural and interior design of this building go hand-in-hand with their intention for the resident’s lifestyle. From the solar backbone of the western facade, making it the first partially solar-powered high-rise residential tower in the world. To guard-gated residences with 11-foot ceilings. Private residences with brass inlays between the marble floors to the most custom kitchens anyone has ever seen. The project boasts 189 residences in an urban sanctuary. The common spaces span 80,000 SQFT over six floors. 

I went into the sales office and looked at the ‘model design’ they had created. I can honestly say that I have never seen anything quite so expensively finished. My wife runs and operates ‘Design Solutions’ and I can say that installing such features would be an impressive feat in a single-family home or penthouse but to claim delivery of such finishes across 189 units is truly impressive.

The kitchens are by Arclinea. The larger units (G and H floor plans) and the penthouses will feature custom Vaselli kitchens. The residences come fully finished with travertine marble floors, Gaggenau kitchen appliances, a paneled refrigerator and freezer, a wine refrigerator, and an automatic built-in coffee machine. A unique component of the kitchen’s design at 1428 Brickell is that they have included a glass enclosure for more privacy when catering or cooking. The ceiling heights vary upon the residence, starting at 11 feet to 30 feet, inviting the natural light from the east, to which all residences have direct exposure. The primary bathrooms have split vanities with travertine marble running from top to bottom, showcasing a neutral design. The exterior includes a summer kitchen with terraces running at least 12 feet deep.

To be clear a Condo with these finishes and at this scale has never been achieved before. The quality of labor to install such features will have to be several levels above what we have seen at this point and I am going to assume they will need to bring a specialist team in to execute such installations.

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3. Floor Plans at the 1428 Brickell Ave Residences

The developer has studied families that will fit the buyer profile for almost two years to develop the most functional floor plan. At 1428 Brickell the smallest residence is a two-bedroom, three-bathroom plus a den spanning 1,800 SF interior and 424 SF exterior. The largest residence is a two-story unit with four bedrooms, over 6,700 SF interior, and 1,400 SF exterior. This four-bedroom unit includes a butler’s kitchen, private cinema, maid’s quarters, and a 600-bottle wine cellar.

You can access each unit through a private elevator which enters into a private foyer with a double-door entrance. Specific units that feature a den come with a full en-suite bathroom, allowing one to utilize it as a guest suite. The building also features guest suites in case residents wish to reserve them for their guests. Terraces with summer kitchens range from 12 to 15 feet deep (excluding penthouses). The two-story residences feature a sculptural staircase leading to the second portion of the residence. The penthouse collection (yet to be released) ranges from 4,000 to 10,000 SF.

The project has many good floor plans, and the H floor plan is one of our favorites. It is a 6,600 SF, 3-bedroom duplex with a beautiful sculptural staircase in the middle of the unit. An eye-catcher as you come in. In addition, this unit offers a 1,100 SF terrace and comes with a den, 600-bottle wine cellar, maid’s room, private office, game room, and walk-in pantry. If you want to know our preferred floor plan, please click here. The 02 and 04 lines are in my opinion the best investment option as they are unique, provide huge frontage, and work well as an effective functioning private residence.

The Residences at 1428 Brickell | An Independent Review

4. The Location

The Residences at 1428 Brickell are excellently located to the southern side of Brickell on 1428 Brickell Ave, This is a less commercial, more ‘green’ and less congested part of Brickell. The location makes the condo highly ‘walkable’ while allowing for an easy escape to the South entrance of the i95 freeway. The porte-cochere is designed to loop towards the western side of the building, away from the avenue’s occasional traffic congestion to the North. The building solely operates on valet parking, which may escalate HOA costs a little if not handled carefully. The building also offers a guard-gated entrance which is in standing for an ultra luxury project.

5. A Review of the Building’s Operation

The building will exclusively feature 189 residences. As we mentioned, all homes will have East exposure, while some will also wrap around toward the western portion of the building. The project will not have one-bedroom residences but instead the building centers around larger units, and therefore end users. This building will only allow yearly rentals. Economically, this is smart because condos with small units attract renters, and transient rental condos are volatile by nature.
Private elevators and a massive array of services are always nice but costly. The goal I believe here is to find the ‘sweet spot’ of unit numbers where you have enough critical mass to pay for an extensive array of luxury amenities, but not so many units that it still feels personal if not almost ’boutique’.

6. Comparing its prices to other projects

Prices at The Residences at 1428 Brickell range from $2.3M to $16M; given the broad range for pricing, the blended average can be skewed. To put pricing into perspective, the average price per square foot for two bedrooms plus a den is less than $1,481 PSF. The average PSF for three bedrooms plus a den is $1,415. The average PSF for four bedrooms is $2,021.

Although these prices might be higher than the existing average for Brickell ($1,144 PSF), this will be one of the more boutique buildings in Brickell. This building is centered around providing residents with the ultimate urban living experience, with no compromise. It does not have a commercial component in efforts to optimize urban residential living with serenity. Other non-bayfront pre-construction buildings ask $1,600 PSF (blended average), while other bayfront pre-construction buildings ask $1,750 (blended average).

Picture 1: The average price per SF for brand-new construction condos in Miami. With an average of $1,680 per SF, the residences at 1428 Brickell offer a competitive price.
Picture 2: The average prices per SF for resale condos in Brickell.

7. Our Ranking of the top 10 New Condos in Miami

Ranking Condo Average Price per SF Start Prices Amount of Units Year Finished Independent Reviews Video included in review
# 10 CIPRIANI $1,575 $1,600,000 397 2027 Click here
# 9 THE RESIDENCES AT 1428 BRICKELL $1,680 $2,500,000 189 2026 Click here
# 8 St Regis Brickell $2,200 $4M 149 2027 Click here
# 7 RIVAGE $3,580 $7,000,000 60 2026 Click here
# 6 Six Fisher Island $4,000 $15M 50 2027 Click here
# 5 VITA $2,235 $5,800,000 65 2024 Click here
# 4 THE SHORE CLUB $5,500 $6,000,000 49 2026 Click here
# 3 The Four Seasons Private Residences Coconut Grove $3,500, $4,000 $5.9M 70 2027
# 2 THE PERIGON $3,250 $4,000,000 73 2026 Click here
#1 The Residences at Mandarin Oriental $2.600 $5,000,000 220 2028 Click here

8. Conclusions and Advice

The residences at 1428 Brickell Ave are for buyers who like a good view, but ocean or pure water views are not their main driver. The RIGHT buyer for this project is looking for larger floor plans and places high-level finishes as a priority. This buyer wants a more boutique experience without sacrificing amenities and services. 1428 Brickell is all about finishes and is marketed as a project that will deliver finishes never seen at this level before. The condo will be delivered on time and to the quality communicated provided the developer commits to a top-level labor force, commits to the finishes seen in the showroom, and gets to groundbreaking in a timely manner. At the David Siddons Group, we will make sure that our contracts have addendums that hold developers to the standards that are marketed. Call me for more information on those legalities.

Why Work with us?

We enjoy full super-broker status with most of the developments. This means we get first access to information and inventory. As super brokers, we enjoy all the benefits of having this status but by using us you still get independent advice. We are not limited to just one project and are therefore providing you with what the entire market has to offer. We provide you with the pros and cons of the location and the floor plans and we will compare prices with other new and resale condos. There are subtle nuances when it comes to buying pre-construction and therefore it is essential you work with an independent agent who has 17+ years of experience in selling pre-construction. We know the reputation of developers, we know what to look out for and we know what questions to ask.

I have sold hundreds of new construction condos and resale condos over my career. I have provided independent advice about the new condo market for over a decade and I have observed consistent patterns and trends over that time. My experience will not only guide you towards the best unit but also protect you from terrible mistakes. I challenge you to quiz me on any building in any market. I will honestly give you the good, the bad, and the ugly no matter what the cost.

Want to know more?

You can schedule a meeting with me via the Calendly link below. You can also send me an email ([email protected]) or call me on my cell at (305) 508-0899. If you want to know more about me, read my bio.

Schedule a Call with David

FAQ

These are the most commonly Miami Real Estate Related questions

What should relocation buyers know before buying real estate in Miami?

HOME BUYERS

Relocation buyers looking at homes in Miami should understand that choosing the right house is less about the property itself and more about location, schools, and long-term value. Many buyers make the mistake of focusing on price or finishes, while the real driver of value is the neighborhood and micro-location. Older homes often represent better value, but may also be part of a future redevelopment cycle. Newer homes command premiums, but don’t always sell faster if pricing is ahead of the market. Commute time, school access, and community dynamics are critical and often underestimated. The key is to evaluate homes not just as lifestyle purchases, but as long-term assets within a very localized market.

Sources:
https://luxlifemiamiblog.com/relocating-to-miami/
https://luxlifemiamiblog.com/relocating-to-miami-with-a-family/

CONDO BUYERS:
Relocation buyers should understand that Miami is a highly segmented, building-driven market, not a uniform one. Pricing can vary significantly between similar properties depending on building quality, layout, and financial health. Many buyers assume newer construction equals better investment, but that is often not the case. Factors like HOA fees, reserves, and rental policies can materially impact long-term value and liquidity. Negotiation opportunities often exist, especially in slower segments, but require precise market knowledge. The key is to evaluate micro-markets and individual buildings, not just neighborhoods or price per square foot.

Sources:
https://luxlifemiamiblog.com/miami-real-estate-market-report/
https://luxlifemiamiblog.com/new-construction-miami-guide/

What are the best areas for relocating families with children

For families relocating to Miami with young children, the most recommended neighborhoods are Coral Gables, Coconut Grove, and Pinecrest. Coral Gables offers the best balance of top schools, safety, and long-term value. Coconut Grove is ideal for younger families seeking walkability, greenery, and a lifestyle-driven environment. Pinecrest provides larger homes, excellent schools, and better value for space, making it ideal for growing families. The key driver across all three is access to strong schools and primary residential stability. Relocation decisions are less about new construction and more about long-term livability and resale strength.

Sources:
https://luxlifemiamiblog.com/best-neighborhoods-miami/
https://luxlifemiamiblog.com/what-are-the-best-family-neighborhoods-in-miami-in-2023/

Are new construction condos in Miami a good investment?

New construction condos in Miami can be a good investment—but only if you understand that not all buildings perform the same. According to the David Siddons Group, many buyers assume “new = better,” but in reality, performance depends on pricing, layout, building quality, and long-term demand.  Some new developments set future price benchmarks and can drive long-term appreciation, especially in top-tier projects.  However, many are priced aggressively at launch, and buyers relying on marketing instead of data often overpay.
The market is highly segmented, meaning two new buildings next to each other can perform very differently.
The best opportunities typically come from selecting the right building early or negotiating correctly in later phases.
In short: new construction is not automatically a good investment—it becomes one only with building-level analysis and disciplined entry pricing.

Sources:
https://luxlifemiamiblog.com/how-to-buy-a-luxury-condo-in-miami/
https://luxlifemiamiblog.com/category/independent-new-construction-condo-reviews/
https://luxlifemiamiblog.com/beyond-clickbait-real-insights-into-miamis-luxury-condo-market/

Why is buying a Miami condo riskier than buyers think?

Buying a Miami condo is often riskier than buyers expect because the true risks are at the building level—not visible in the listing price. Many buyers focus on finishes and views, while overlooking HOA reserves, insurance exposure, and potential special assessments. In reality, two identical units in different buildings can perform completely differently over time. Rising HOA fees and stricter regulations are also increasing the true cost of ownership, especially in older buildings. Liquidity can be affected by factors like financial health, rental policies, and ongoing repairs. The key risk is not the condo itself—but buying into the wrong building without proper due diligence.

Sources:
https://luxlifemiamiblog.com/how-to-buy-a-luxury-condo-in-miami/
https://luxlifemiamiblog.com/miami-condo-market-risks/

What are Miami's Safest Areas?

The safest areas in Miami are typically Coral Gables, Coconut Grove, Pinecrest, Key Biscayne, and Ponce-Davis. These neighborhoods stand out due to low density, strong community presence, and high concentration of full-time residents, which directly impacts safety. In Miami, safety is highly localized, meaning micro-location and specific streets matter more than zip codes. Areas with top schools and family-driven demand tend to maintain stronger safety profiles over time. Gated communities and low-traffic residential streets further enhance security. Ultimately, the safest areas are defined less by price and more by stability, schools, and residential character.

Sources:
https://luxlifemiamiblog.com/safest-place-live-miami/
https://luxlifemiamiblog.com/best-neighborhoods-miami/

Which Miami Areas Still offer Great Value (Budget Friendly alternatives to Coral Gables and Pinecrest)

If you’re looking for better value than Coral Gables or Pinecrest, the answer (in true Siddons style) is not “go cheaper”—it’s go one layer outside the obvious markets.

The strongest value plays are:

  • Schenley Park → closest substitute to Coral Gables at ~20% discount while maintaining similar character and location
  • Biltmore Heights → almost identical feel to the Gables but ~25–30% cheaper on a $/SF basis
  • Glenvar Heights → central location with larger lots and ~25% pricing advantage vs South Miami/Gables
  • Baptist / Galloway (Kendall) → Pinecrest-style living (space, schools, land) at up to ~30% lower pricing

The pattern is consistent:
👉 Buyers are shifting west and slightly off-market to gain land, scale, and pricing efficiency. You don’t find value by going to a “cheaper neighborhood”—you find it by identifying adjacent micro-markets that offer the same lifestyle fundamentals without the brand premium.

Sources:
https://luxlifemiamiblog.com/best-value-neighborhoods-miami/
https://luxlifemiamiblog.com/category/miami-neighborhoods/

Is NOW a good time to buy in Miami?

In 2026, the answer is yes—but only if you understand what part of the market you’re buying into. Miami is no longer one market; it has split into multiple segments behaving very differently. From a David Siddons perspective, this is a selective buyer’s window, not a broad “good time” headline. Some segments—especially condos with rising inventory—are offering negotiation opportunities and better entry points. 

At the same time, prime single-family homes and top-tier new construction continue to hold value or even trade near record levels.

Buyers who rely on timing the market often miss the point—success in Miami today comes from selecting the right micro-market and asset, not waiting for a crash.  If you are disciplined on pricing, building quality, and location, this market offers opportunity. If you are not, it is easy to overpay. 2026 is a good time to buy in Miami for informed buyers—because the market is fragmented, negotiation exists, and strategy matters more than ever.

Sources:
https://luxlifemiamiblog.com/miami-real-estate-market-report-q1-2026/
https://luxlifemiamiblog.com/market-reports/

Are Miami real estate prices going down in 2026?

No—but that’s the wrong way to look at it. Miami is not one market anymore, so prices are not moving in one direction. In 2026, the market is split into two: ultra-luxury, scarcity-driven areas (like waterfront and top-tier neighborhoods) are still holding or even rising, while mid-tier condos and oversupplied segments are flat or correcting. What we’re seeing is price divergence, not a crash—some properties are gaining value while others are quietly adjusting downward. Rising inventory and more selective buyers are putting pressure on pricing in certain segments, especially older condos or buildings with weaker fundamentals.
At the same time, global wealth and cash buyers continue to support pricing at the top end of the market. So the real answer: prices aren’t broadly dropping—they’re being repriced based on quality, location, and supply.

Miami Real Estate Market Report Q1 2026

Should I buy a house or a condo when relocating to Miami?

The decision comes down to lifestyle first, investment second—and most relocation buyers get that backwards. If you want space, privacy, schools, and long-term family living, a single-family home in areas like Coral Gables or Coconut Grove is typically the stronger choice. If you prioritize walkability, low maintenance, and proximity to business districts, a condo in Brickell or waterfront markets makes more sense.
From an investment perspective, homes tend to be more stable, while condos are more building-dependent and cyclical. Most relocation clients underestimate how much building quality, HOA structure, and future costs impact condo performance. The right answer isn’t “house vs condo”—it’s which asset fits your lifestyle AND holds value within its micro-market.

 

 How do I choose the right Miami neighborhood for my lifestyle?

Choosing the right neighborhood in Miami comes down to how you live day-to-day, not just where prices are. Relocation buyers should first define priorities: walkability, schools, commute, or waterfront lifestyle.
For example, Coconut Grove fits walkable, family-oriented living, while Brickell suits urban, high-rise lifestyles. Buyers often make the mistake of focusing on price per square foot instead of lifestyle fit and long-term livability. Each neighborhood operates like its own micro-market, so the “best” area depends on your daily routine and long-term goals. The key is to align lifestyle, location, and market fundamentals, not just aesthetics or newness.


https://luxlifemiamiblog.com/best-neighborhoods-miami/

Why are Miami condo prices so different between buildings?

Miami condo pricing varies widely because value is determined at the building level, not just by location. Two buildings next to each other can have major differences in financial health, reserves, HOA fees, and management quality. Buyers also pay premiums for better layouts, views, amenities, and newer construction—but not all “new” buildings perform equally. Factors like rental policies, upcoming assessments, and building reputation can significantly impact resale value. This is why price per square foot alone is misleading in Miami’s condo market. The real driver of value is how that specific building competes within its micro-market over time.

Sources:
https://luxlifemiamiblog.com/how-to-buy-a-luxury-condo-in-miami/
https://luxlifemiamiblog.com/category/independent-new-construction-condo-reviews/

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