Icon Brickell Condos for Sale — Brickell, Miami

Icon Brickell occupies the block where Brickell Avenue meets the Miami River, at the northern tip of the financial district. The Related Group built it between 2006 and 2008, with Arquitectonica as architect and Philippe Starck designing the interiors and common areas. Two residential towers, listed by Wikipedia at 586 feet and 58 floors each, share a base with a 50-story hotel tower of 542 feet.

The three towers have separate addresses and separate associations. Tower 1 is 465 and 475 Brickell Avenue, two connected structures that condo portals list at 57 and 52 stories with about 713 units. Tower 2 is 495 Brickell Avenue, 57 stories with about 560 units. Tower 3 is 485 Brickell Avenue, the hotel: it opened in 2009 as the Viceroy Miami and became the W Miami in June 2016. The look is Starck's: oversized face-shaped columns along the plaza, a lobby that doubles as a lounge, and a pool that runs the length of the deck.

Towers 1 and 2 hold studios and one-, two- and three-bedroom condominiums. Portals list Tower 1 units from about 640 to 2,044 interior square feet and Tower 2 from 732 to 2,097, with two-bedroom plans around 1,390 to 1,654 square feet. Ceilings are nine feet, windows run floor to ceiling, and every unit has a terrace and an in-unit washer and dryer. Because the building is past fifteen years old, condition varies unit by unit, so look at the air handler, the balcony sliders and the water heater.

Tower 3 works differently. Portals describe about 373 privately owned condo-hotel units above hotel floors 4 to 14, with living areas from roughly 790 to 1,459 square feet. Those units can be placed in the W rental program, which is why the tower attracts owners who want hotel-style short stays rather than a primary residence.

There are three associations, one per tower, and the differences between them are the reason to read the documents before you fall for a view. Tower 1 requires leases of at least six months and one day and allows one rental per year; Tower 2 requires at least six months and allows two per year; Tower 3 permits nightly rentals through the W. Pet limits differ too. The W's 50th-floor pool is a resort fee, not part of dues.

The certificate of occupancy dates to 2008 and the property sits within three miles of the coast, so under Florida Statute 553.899 the first milestone inspection is due by December 31, 2033, then every ten years. The structural integrity reserve study required by Statute 718.112(2)(g) for buildings three stories and taller applies now; ask for the completed study and the reserve funding plan that came out of it.

The complex has more than a thousand feet of waterfront and its own dock, and Cipriani and Cantina La Veinte are at plaza level. The Miami Circle, the Tequesta archaeological site at the river mouth, is a few steps north on Brickell Avenue. The Metromover's Fifth Street station, on the Brickell Loop at SE 5th Street and SE 1st Avenue, opened on May 26, 1994 and is about two blocks west; the bridge to Brickell Key starts at SE 8th Street, and Brickell City Centre is roughly four blocks south along South Miami Avenue.

The zoned public school for this part of Brickell is Southside Preparatory Academy at 45 SW 13th Street, pre-K through eighth grade, whose original 1914 building is on the National Register of Historic Places. Ada Merritt K-8 Center at 660 SW 3rd Street is the nearby International Baccalaureate magnet. Miami-Dade County Public Schools assigns by address, so confirm the boundary for the exact unit.

Confirm which association governs the unit, because the tower decides your rental rights, pet rules and dues. Request the current budget, the structural integrity reserve study, the master insurance declarations and twelve months of board minutes, and ask whether the pool deck or garage has had waterproofing work. The parcel fronts the river and the bay, so check the FEMA flood zone with our flood tool. Confirm whether parking is deeded or assigned. In Tower 3, read the hotel program agreement and the resort-fee schedule before you underwrite it as an investment.

Buyers compare across the three towers and against the newer buildings a few blocks south, so a listing should state the tower, the rental rule and the dues plainly. A completed reserve study and a clean record on assessments are selling points; so is a renovated kitchen, since original 2008 finishes read as dated next to a 2019 tower. Photograph the river and bay views at their best hour and price against closed sales on the same line in your own tower.