There is a moment in every Miami submarket cycle when a single project resets the conversation. In Edgewater, that project is LILLI.

OKO Group — the development firm led by Vlad Doronin that delivered the sold-out UNA Residences two blocks south — just opened sales on a 53-story, 117-unit waterfront condominium at 717 NE 27th Street. The tower sits directly on Biscayne Bay, north of Missoni Baia, and it brings something Edgewater has been missing: genuine boutique density on the water.

Most of the new Edgewater towers climbing out of the ground right now pack 400 to 700 units into their footprints. LILLI takes the opposite approach. With only 117 residences spread across 53 floors, you are looking at roughly two to three homes per level. That ratio matters — it means wider floor plates, more direct bay views, and a building that actually feels private.

Why LILLI Stands Out in a Crowded Edgewater Pipeline

Edgewater has become the most active pre-construction corridor in Miami. Between The Cove, Aria Reserve, EDITION Residences, and a half-dozen other towers either under construction or in sales, buyers have options. So why does LILLI deserve a closer look?

Start with the architecture. Adrian Smith + Gordon Gill — the firm whose principal designed the Burj Khalifa and whose Miami portfolio includes UNA Residences in Brickell — created a tower with softly rounded corners, floor-to-ceiling glass, and champagne metallic accents that curve along the bayfront like a vertical sail. The building rises 636 feet, making it one of the tallest residential structures planned for Edgewater.

Then look at the floor plans. Residences range from 1,348-square-foot one-bedrooms to 6,849-square-foot penthouses with 12-foot ceilings. Every unit gets an oversized private terrace (348 to 640 square feet) with glass handrails, porcelain tile flooring, and electrical outlets — designed for actual outdoor living, not just a place to store a chair.

Inside, the finishes read like a spec sheet from a $3,000-per-square-foot Brickell tower: Gaggenau appliance packages, marble slab countertops and backsplashes, custom millwork, Dornbracht brushed nickel fixtures, and honed marble vanities in the primary bathrooms. Each primary bath includes a freestanding soaking tub, glass-enclosed rain shower with body sprays, and full porcelain tile walls.

The Wellness Angle Is Not Just Marketing

Every new Miami tower claims wellness. LILLI actually built its amenity program around it, organizing 22,039 square feet of amenity space across four "living pillars" — movement, recovery, nourishment, and connection.

The fitness center and movement studio cover the obvious. But the recovery floor goes deeper: separate men's and women's spas with infrared and traditional saunas, cold plunge pools, a hot tub, a treatment room, and a rejuvenation lounge with locker rooms and showers. The building employs a dedicated director of lifestyle and wellness — not a concierge who doubles as a fitness coordinator, but a full-time position focused on programming around longevity and daily well-being.

The rooftop anchors the social experience. A 40-foot saltwater pool overlooks Biscayne Bay, flanked by a sundeck, sunset garden, club lounge, and a private dining room. Below, the waterfront garden and bayside lounge connect directly to the Baywalk — Miami's growing pedestrian path along the bay.

Building services include 24/7 security, valet, a doorman, lobby ambassador, concierge, a house car, daily package delivery, poolside towel service, EV charging stations, bike storage, and a pet spa.

Pricing and Deposit Structure

LILLI starts at approximately $1.65 million. For a 1,348-square-foot one-bedroom on the bay, that works out to roughly $1,224 per square foot at entry level — competitive when you compare it to EDITION Residences or Aria Reserve's remaining inventory in the same neighborhood.

The deposit structure follows a developer-friendly but manageable schedule:

10% at contract signing

10% at 90 days from contract

10% at groundbreaking

10% at nine months post-groundbreaking

60% at closing

That 40/60 split gives buyers significant leverage. You are only committing 40 cents on the dollar during construction, with the balance due at closing — which means your capital stays liquid longer. For business owners who need cash flow flexibility, this is a meaningful advantage over towers requiring 50% or more during construction.

As I covered in my article "Depreciation and 1031 Exchanges: The Miami Real Estate Tax Strategy Your CPA Hasn't Fully Explained," pre-construction purchases also open specific tax planning windows that can offset a significant portion of your annual carrying costs once the building delivers.

The Edgewater Investment Case

Edgewater is no longer a speculative play. The neighborhood has matured into a legitimate residential corridor, and the numbers reflect it. Average price per square foot in Edgewater currently sits around $730 — still below Brickell's $666 average on resales but above Downtown Miami's $722 median for luxury product.

What makes Edgewater compelling for investors right now is the gap between pre-construction pricing and delivered resale values. Towers that launched at $800 to $1,000 per square foot three years ago are now trading at $900 to $1,200 on resale. LILLI's $1,224 entry point, backed by a brand-name developer and world-class architecture, positions it to capture similar or stronger appreciation — particularly given the boutique density.

For business owners and high-earning professionals, there is also a geographic argument. Edgewater sits between the Design District, Wynwood, and Midtown to the west and the causeways to Miami Beach to the east. Downtown and Brickell are a seven-minute drive south. The neighborhood offers bayfront living without the congestion premium of Brickell or the bridge commute of Miami Beach.

If you are considering a pre-construction purchase in Edgewater, I broke down the full neighborhood landscape in my piece "EDITION Residences Miami Edgewater: The Hotel Brand's First Standalone Tower Comes to Biscayne Bay" — worth reading to see how LILLI compares to the competition tower by tower.

Who Should Be Looking at LILLI

This is not a starter condo. LILLI targets a specific buyer: someone who wants a primary or secondary residence on the water with genuine privacy, world-class design, and the kind of wellness infrastructure that most buildings promise but few deliver.

The ideal buyer profile includes Miami business owners looking for a waterfront home that doubles as a long-term asset, relocators from New York or California who want bay views without a 700-unit building, international buyers seeking a U.S. foothold in a neighborhood with serious appreciation potential, and investors who understand that low unit count plus high demand equals pricing power on resale.

With only 117 units, LILLI will sell through faster than the mega-towers around it. Fortune Development Sales is handling the exclusive sales and marketing, and based on OKO Group's track record with UNA — which sold out before delivery — early movers will have the strongest position.

Miami Market Snapshot — May 2026:

- Edgewater average price per sqft: $730 (trending upward with new tower deliveries)

- Brickell median asking price: $705,000 (buyer's market with ~19 months of supply)

- Brickell price per sqft: down ~13% YoY on resales, creating a widening gap with pre-construction pricing

- National median sale price: $396,173 (+2.40% YoY per Redfin April 2026 data)

View the full LILLI project details and current availability on my website. Contact me directly for floor plans, pricing sheets, and early reservation access.

Explore more Edgewater pre-construction options: carloscabalerealtor.com/new-development

Frequently Asked Questions

Q: How many units does LILLI Edgewater have and when will it be completed?

A: LILLI contains 117 residences across 53 stories at 717 NE 27th Street in Edgewater. The exact completion date has not been announced by OKO Group, but pre-construction towers of this scale typically deliver within three to four years of groundbreaking.

Q: What is the starting price for a condo at LILLI Miami?

A: Prices start at approximately $1.65 million for a one-bedroom residence of 1,348 square feet. The building offers layouts ranging up to 6,849-square-foot penthouses with 12-foot ceilings and oversized bayfront terraces.

Q: Who designed LILLI and what is the deposit structure?

A: LILLI was designed by Adrian Smith + Gordon Gill Architecture, the firm behind the Burj Khalifa. The deposit structure is 40/60 — you pay 40% in four installments during construction and the remaining 60% at closing.

Q: Is LILLI a good investment compared to other Edgewater towers?

A: LILLI's boutique density of 117 units across 53 floors gives it one of the lowest unit-per-floor ratios in the neighborhood. Combined with OKO Group's track record at UNA Residences and Adrian Smith's architecture, the tower is positioned for strong resale appreciation in a submarket averaging $730 per square foot.

Ready to get in early? Let's talk before the best lines are gone.

Carlos Cabale / Partnership Realty Inc / +1 (561) 629-0358 / carloscabalerealtor.com