Brickell Key
One condo project here is currently selling off plan.
| Project | Developer | Units / Floors | Delivery | From |
|---|---|---|---|---|
| The Residences at Mandarin Oriental Miami | Swire Properties + Mandarin Oriental | 228 S + 98 N / 52-66 | 2028-2030 | $3.9M-$6.6M |
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Brickell Key (also called Claughton Island) is a private, guard-gated island in Biscayne Bay connected to the Brickell mainland by a single bridge. It trades Brickell's dense, walkable street grid for a quiet, self-contained enclave: a landscaped bayfront loop path, the Mandarin Oriental hotel at the tip, a handful of shops and restaurants, and open-water views on every side. Residents get the location of Brickell — minutes from the financial district, the Metromover, and Downtown — with the calm and security of island living, which is exactly the trade that draws buyers here rather than to the towers across the water.
Brickell Key is a compact, mostly built-out island, so its inventory is a defined set of towers rather than an open market. The newer luxury addresses cluster around the tip: Asia, Carbonell, and the Courts at Brickell Key. The Tequesta Point community — One, Two, and Three Tequesta Point — anchors the island's core, alongside Courvoisier Courts, Isola, and the original St. Louis. The two oldest and best-known towers, Brickell Key One and Brickell Key Two, sit on the bay side. The island is small enough that the choice usually comes down to view, age, and building service level rather than location.
Brickell Key draws buyers who want Brickell's access without its intensity: professionals who work in the financial district but prefer a quiet, secure home; international buyers who value the gated-island privacy; and second-home owners who want a lock-and-leave residence on the water. The island skews more owner-occupant and long-term than the high-churn rental towers on the mainland, though several buildings do permit leasing. Confirm each association's leasing rules if renting matters to you.
Brickell Key's towers span the early 1980s through the mid-2000s, which puts most of them into the window where Florida's Milestone (SB 4-D) structural inspection — triggered at 25 years for coastal buildings — now applies. The island's oldest buildings are already past that first inspection point, and their reserve studies and any assessment history are the central due-diligence question; the mid-2000s towers are entering it. As always on the water, pull the reserve study and estoppel for the specific building rather than assuming from the island as a whole.
Brickell Key is reached by a single bridge from Brickell Avenue, which puts the financial district, the Brickell Metromover and Metrorail stations, and Brickell City Centre within a few minutes; Downtown Miami is a short hop north and Miami International Airport about fifteen minutes west. The island itself is walkable end to end. For buyers weighing it against the mainland, the trade is gated-island-quiet-and-water here versus the walkable urban density of Brickell proper across the bridge.
Brickell Key One · Brickell Key Two · Asia · Carbonell · Courts at Brickell Key · Courvoisier Courts · One Tequesta Point · Two Tequesta Point · Three Tequesta Point · Isola · St. Louis
In several Brickell Key buildings, yes, though the island skews more owner-occupant and long-term than the high-turnover rental towers on the Brickell mainland. Minimum-lease terms and the number of leases permitted per year are set building by building, and some of the island's associations are more restrictive to preserve the quiet, residential feel. Confirm the specific association's bylaws before you buy. Each Brickell Key building page on this site lists that building's minimum lease term and leases-per-year where we have verified it.
Brickell Key dues typically cover the guard gate and island security, front-desk and often valet staffing, pool and fitness facilities, common-area insurance, water, and reserves; the more service-heavy towers add concierge and spa. Because the island is gated and amenity-rich, dues sit on the higher side. Post-Surfside, Florida law (SB 4-D) also requires condominiums to fund structural reserves based on a Structural Integrity Reserve Study, which is especially relevant on the island's older towers. Always read the estoppel letter and reserve study before relying on a quoted dues figure.
The island's best-known towers are Brickell Key One and Brickell Key Two on the bay side, the Tequesta Point community (One, Two, and Three Tequesta Point), and the newer luxury addresses near the tip such as Asia, Carbonell, and the Courts at Brickell Key. The right building depends on whether you prioritize a specific water view, the newest construction, or a particular service level, since the island itself is uniformly quiet and gated.
Many are in the relevant window. Brickell Key's towers run from the early 1980s to the mid-2000s, so most are at or approaching Florida's Milestone (SB 4-D) inspection, which triggers at 25 years for coastal buildings. The oldest towers are already past that first inspection, and their reserve studies and any assessments are the central due-diligence question; the newer buildings are entering it. Pull the reserve study and estoppel for the specific building.
Brickell Key is a small, defined island market where supply is limited to a fixed set of towers, so pricing runs building by building and by view rather than off a single neighborhood median. For current asking prices, browse active Brickell Key listings on the For Sale and For Rent pages and review each building page for its leasing and HOA profile. We do not publish a fabricated neighborhood median for the island; the honest read is building-by-building.
It is the same condo-purchase process, handled remotely. Out-of-state buyers can close by remote online notarization and power of attorney without flying in; international buyers add ITIN setup, foreign-national financing, and FIRPTA-at-purchase planning for the eventual sale. Brickell Key is a popular choice for international owners who want gated privacy near the financial district, so associations here are used to non-resident buyers. Our non-resident buyer guides walk through financing, taxes, and closing step by step.
Related: Non-resident buyer guides
Nearby neighborhoods: Brickell · Downtown Miami · Key Biscayne
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