Scope

Penthouse & Branded Residences

Interior build-out for the Miami condo pipeline of 2026-2028.

Miami is delivering the largest branded-residence pipeline in its history between 2026 and 2028. Most of those units arrive white-box or decorator-ready. Residences is the design-build team that takes those raw PHs, sky-villas, and combined units from developer delivery to move-in — with the protocols the buildings demand and the quality the buyer paid seven figures for.

01 · Approach

Our Approach

Branded residences have rules. Work windows are narrow. Elevator time is reserved. Floor protection is mandatory. Noise readings are tracked. We've built the operating system to run inside these buildings: pre-closing inspection, building-management coordination, COI and insurance filings, white-glove delivery of materials, sound readings, and a daily protocol that keeps the HOA happy. Your finish-out runs to schedule, to budget, and to the building's standard.

02 · What We Build

What we build.

Aston Martin Residences build-outs

Delivered 2024, PH and combined units still finishing through 2026.

Waldorf Astoria Residences

Delivery 2028. Raw-unit planning begins at purchase, not at closing.

Cipriani Residences Miami

Brickell delivery 2027. Combined-unit planning and structural reviews.

Villa Miami, Shell Bay, Rivage Bal Harbour

Full PH design-build packages.

Working with building management and white-glove timelines

COI, scheduling, deliveries, HOA compliance, quiet protocols.

Developer-delivered vs. decorator-ready units

Different starting points, different contracts. We handle both.

30 days Price signed on paper

3 counties Miami-Dade · Broward · Palm Beach

1 firm From drawing to keys

03 · Frequently Asked

Frequently asked.

Can you start planning before my unit closes?

Yes. We typically begin design 6–12 months before closing, so construction starts the day after the developer hands over keys. Some buildings allow pre-closing access for accurate measurement and systems review.

How do you handle building HOA rules and work-hour restrictions?

We've built the operating system for it. COI filings, sound readings, elevator reservations, floor protection, daily cleanup — a single building liaison manages all of it so the HOA never calls you.

Can you combine two units into one?

Yes. Structural reviews with the building's engineer, permitting through city and county, and HOA approval. Combined-unit work requires 3–6 additional months in pre-construction.

What's the cost range for a PH finish-out?

$250/sqft at the low end for decorator-ready with curated upgrades, $1,200+/sqft for fully-custom PH build-outs with imported stone, custom millwork, and smart-home automation.

04 · Adjacent