This article aims to provide an independent review of the residences at Cipriani Residences Brickell. The assessment compares these units not only to other top new and existing condos in Brickell but also to all new condominiums across Miami. Having developed a strong familiarity with the Cipriani luxury hospitality brand over the years, I successfully sold several units at the sold-out Mr. C Coconut Grove project. Additionally, I have evaluated other hospitality brands, gaining insights into their operations and performance.
To gather information for this review, I visited the sales office and met with key members of the development team, closely examining their pricing, floor plans, and projected timelines. I also gained an understanding of their financial standing and thoroughly assessed their finishes. Here’s what I found.
Whether you choose to read this article in detail or skim for key information, I hope you enjoy it and don’t forget to check my conclusions at the end!
2. The Value of the Hospitality Brand
Cipriani Residences Brickell is designed with residents in mind, featuring an extensive range of concierge-oriented lifestyle services. The tower will have a dedicated Director of Residences overseeing a selection of premier services aimed at enhancing residential living. The Cipriani family has infused the prestige of their hospitality brand into every aspect of the tower, from in-house dining and catering to recreating the cherished atmosphere of Harry’s Bar from 1931 on the 37th floor, exclusively for Cipriani residents and their guests.
If you’ve experienced dining at one of Cipriani’s locations, you know they place great importance on delivering exceptional service to their guests. All staff members in the building will receive training from Cipriani, highlighting the brand’s commitment to service excellence. History shows that a strong brand can significantly contribute to a project’s success or failure. Hospitality brands outperform unbranded condos by an impressive 123%. This data underscores the value of investing in a condominium with a reputable brand that embodies prestige, rather than merely carrying a “luxurious” label.
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3. Prime Location in Brickell
For those unfamiliar with the area, Brickell occupies the southeastern corner of the mainland. The most sought-after section is known as South Brickell, which offers significantly less traffic for easier navigation. While Brickell generally experiences congestion, particularly in the northern part due to the rising bridges, South Brickell maintains a more residential atmosphere compared to the heart of Brickell, which is more commercial and transient.
Cipriani Residences will be situated at 1420 S Miami Avenue, benefiting from a higher elevation than many other lots in Miami and located outside flood zone areas. Importantly, the residences will remain within walking distance of the Financial District, just one block from Brickell Avenue, often referred to as Miami’s version of Wall Street.
Over 40 businesses have publicly announced their plans to expand into Miami, with many focusing on the Urban Core (including Brickell, Downtown, Edgewater, and Wynwood) and a significant emphasis on relocating to Brickell. To learn more, you can click here to access our latest interview with one of Miami’s leading commercial firms.
4. Floor Plans at Cipriani Residences Brickell
The floor plans at Cipriani Residences are thoughtfully designed, spacious, and streamlined. Developers throughout South Florida have increasingly moved toward creating larger layouts, and Cipriani is no exception. Many one-bedroom residences include a den, which can serve as a home office or be reconfigured into a second bedroom. The smallest floor plan starts at 1,194 square feet, offering a one-bedroom layout plus a den. Each unit will feature three types of flooring and kitchens equipped with wine refrigerators, European cabinetry, and Wolf Sub-Zero appliances. However, please note that closets and window treatments are not included. Additionally, some units will come with separate laundry rooms and service quarters, a rarity among Brickell condos.
ALL RENDERINGS, BROCHURE AND FLOOR PLANS
Since Cipriani is not a bayfront property, those seeking water views should consider units above the 45th floor, as they will surpass any nearby buildings. If you’re specifically looking for bayfront properties, we recommend checking out our independent reviews of other bayfront projects, such as St. Regis Brickell and The Edition Residences in Edgewater.
Our top pick is the 01-line unit above the 62nd floor, which spans from East to West, occupying the southeast corner of the building. This exceptional four-bedroom, 4.5-bathroom unit boasts 3,500 square feet of interior space. Notably, the terrace wraps around with an impressive 1,112 square feet, nearly the size of a one-bedroom unit within the building. The terraces typically range from seven to ten feet in depth.
5. Quality of Unique Finishes
The finishes at Cipriani Residences create a distinctive ambiance that sets them apart from the general new construction market. With extensive millwork and warm wood tones, the building exudes a sense of warmth and grandeur, from the grand lobby to the kitchen cabinetry in each residence. While residents have the option to customize their finishes, the quality of the interior design in the common areas will be notably superior compared to other projects.
Cipriani Residences will be designed by the London-based interior design firm 1508 London, known for its impressive portfolio primarily in Europe. This project marks their debut in Miami, where they aim to showcase their signature European charm. The firm has already established a presence in the U.S. through its work on the Mandarin Oriental Residences in Beverly Hills, California. 1508 London’s ethos is “inspired by history, geography, and architectural vernacular,” ensuring a timeless approach that steers clear of fleeting trends.
Reflecting Cipriani’s renowned culinary heritage, the kitchens are meticulously designed for residents who appreciate a sleek yet functional space. Featuring cabinetry that extends to the top of the 10-foot ceilings, these kitchens provide ample storage. They will be equipped with Wolf and Sub-Zero appliances, along with a wine refrigerator, and residents can choose from three styles of European cabinetry for their preferred aesthetic.
Units will come with finished floors, offering residents a choice from three different flooring options, each measuring 24 by 48 inches.
6.The Prices of Cipriani Residences in Brickell
With a price of $1,575 per square foot, Cipriani offers a highly competitive option in the pre-construction market. The top resale buildings in Brickell, such as Four Seasons Residences, Echo Brickell, Santa Maria, and Brickell Flatiron, have seen average closed prices per square foot in recent years closer to $1,000 or $1,100.
While Cipriani’s prices are higher than those in the resale market, it’s challenging to make direct comparisons with competing buildings. Many of these condos are either older or have a higher density of units than Cipriani. Furthermore, the 3,500 square foot floor plans available at Cipriani are a rare offering in Brickell, justifying their premium pricing. The area currently lacks many ultra-luxury developments, positioning this tower alongside elite options like St. Regis Brickell.
Additionally, the highest-priced units are the 01-line apartments, which feature an impressive 1,112 square feet of terrace space. When calculating price per square foot, exterior square footage is typically not included. In single-family homes, it’s common to use an adjusted square foot metric, where one-third of the terrace space is considered in the valuation. For this case, that would account for 370 square feet of usable terrace space. Applying this adjustment to our preferred 01-line units effectively reduces the asking price by $170 per square foot, representing a significant difference.
7. Does Cipriani Residences Miami have any CONS?
Not every condo suits every buyer, and an independent review wouldn’t be complete without addressing some aspects we find less favorable.
Cipriani Residences Brickell permits rentals only twice a year, with a minimum stay of 30 days. This policy may attract more investors than primary residents. As we’ve mentioned in previous articles, we approach investor-driven condos with caution. While this doesn’t necessarily indicate a poor investment, it’s essential to recognize that such properties can be more volatile and less resilient compared to condos where owners reside year-round.
Additionally, the condo features several smaller one-bedroom units, which further suggests it may cater more to investors.
Another consideration is that Cipriani Residences Miami does not guarantee bay views. Only a select few units on higher floors will offer water views, so if that’s a priority for you, your options will be limited.
The price per square foot is also relatively high. While the project may justify its pricing, it’s important to note that it is trading at a premium.
Alternatives to Cipriani Residences in Brickell
If you prefer to be nearby but not directly in the urban core, consider Mr. C in Coconut Grove or Park Grove.
For those interested in a hospitality-branded condo but seeking larger units, St. Regis in Brickell is a great option.
If you’re looking for a residence in the urban core with a lower price per square foot or a completed building, you might explore the Four Seasons, Echo, or Flatiron in Brickell.
8. Conclusions and Recommendations
The Cipriani Residences are designed for buyers who value quality views, even if ocean or waterfront sights are not their top priority. These residences appeal to those seeking spacious floor plans with plenty of functional living space. Additionally, buyers can expect a high level of service curated by the renowned Cipriani family. Located on the southern edge of Brickell, these homes offer convenient access to the city’s vibrant atmosphere without being directly in the hustle and bustle. This location is ideal for those who want to enter and exit Brickell within a 10-minute timeframe. With an average price of $1,575 per square foot, the pricing is competitive, and studies show that hospitality-branded condos tend to outperform their counterparts. As mentioned earlier, our top recommendation is the 01 line, particularly the spacious units on the 62nd floor and above. A 3,500-square-foot condo unit is a rare find in Brickell.
Contact David Siddons Today
Contact me at 305.508.0899 for more information about Cipriani Residences or to set up a private visit to the Sales Center