Brickell Heights Condos for Sale — Brickell

Brickell Heights sits on SW 9th Street between South Miami Avenue and SW 1st Avenue, one block south of Brickell City Centre and one block north of the Tenth Street/Promenade Metromover station. The Related Group announced it in October 2013 on a site first planned during the 2000s boom as The Premiere Towers, a project the recession cancelled. Construction started in July 2014 and the two towers opened in 2017.

Arquitectonica designed the concrete towers and David Rockwell's studio did the common areas. Wikipedia lists the East tower at 549 feet and the West tower at 529 feet, with 52 floors, and a combined 690 residences; condo portals count 358 units at 45 SW 9th Street (East) and 332 at 55 SW 9th Street (West). The base holds a three-story Equinox and Miami's first SoulCycle, and SLS Lux, a sister Related project, stands across South Miami Avenue to the east.

The floor plans are compact by Brickell standards, which is part of the appeal for a first purchase or a rental unit. Portals list East tower units from 620 to 1,238 square feet and West tower units from 541 to 1,290, in one-bedroom, one-bedroom-plus-den and two-bedroom layouts, with penthouses on the top floors. Kitchens and baths were delivered with a contemporary spec, and windows run floor to ceiling.

Because the towers are twins, the choice between them comes down to rules and exposure rather than finishes. East faces Brickell City Centre and the bay side; West looks toward SW 1st Avenue and the Metrorail line. Higher floors in either tower clear the neighboring rooftops and pick up water views; the ninth-floor pool terrace marks the point below which most views are of the street.

Each tower has its own condominium association, and the rules diverge in ways that matter to an investor. Both require leases of at least 30 days, but portals report the East tower allows three rentals per year and the West tower twelve. Pet rules diverge too: the East association is reported to allow pets for owners only, while the West allows two pets per unit with no size limit. Dues in both cover the pools, club rooms, concierge, valet, security and master insurance, plus basic cable, internet, water, sewer and trash; Equinox is a separate membership.

The certificate of occupancy dates to 2017 and the site is within three miles of the coast, so under Florida Statute 553.899 the first milestone inspection is due by December 31, 2042. The structural integrity reserve study under Statute 718.112(2)(g) applies now to any residential condominium three stories or taller; ask each association for its study and its reserve funding schedule.

Brickell City Centre, Swire Properties' 2016 retail and office complex with Saks Fifth Avenue as anchor, is one block north at SW 8th Street, and the Metromover's Brickell City Centre station connects into its third floor. Mary Brickell Village on South Miami Avenue is a block south. The Tenth Street/Promenade station on the Brickell Loop, at 1011 SW 1st Avenue, is one block south of the towers, and Brickell station for Metrorail is a short walk beyond it.

The zoned public school is Southside Preparatory Academy at 45 SW 13th Street, pre-K through eighth grade, about four blocks south; Ada Merritt K-8 Center at 660 SW 3rd Street is the nearby International Baccalaureate magnet. Simpson Park, eight acres of preserved hammock at 55 SW 17th Road, is the closest park. Miami-Dade County Public Schools assigns by address, so confirm the boundary for the exact unit.

Confirm the tower first, because East and West have different rental caps and pet rules under separate associations. Request that association's structural integrity reserve study, current budget, master insurance declarations and twelve months of minutes, and ask whether any special assessment is pending. If you plan to rent, get the rental rule in writing from the association rather than from a listing. Verify that the parking space conveys and whether it is deeded or assigned. The site is inland of Brickell Avenue, but check the FEMA flood zone for the parcel with our flood tool anyway.

The buyer pool here is split between people who will live in the unit and investors counting on the 30-day minimum, so say which tower it is and quote the rental cap in the first lines of the listing. Compact plans sell on light and layout: photograph the unit empty of clutter, show the exposure, and note the floor relative to the ninth-floor pool deck. Price against closed sales on the same line in your own tower; the twin across the street is the second comparison, not the first.