LOFTY Brickell holds 362 furnished residences across 44 floors at 99 SW 7th Street on the Miami River. Newgard Development Group and Two Roads Development develop the tower. Arquitectonica designed it, INC furnished every home, and G.T. McDonald Enterprises built it.
The project record describes the homes as short-term-rental-ready studios, one- and two-bedroom residences and penthouses. Newgard's December 2023 announcement described the same building as flexible ownership. The record carries the rental intent. The announcement carries the ownership structure.
The rental policy is not in the record
Neither document sets a rental minimum, a rental maximum or a cap on the number of homes let in a year. A revenue manager who needs the nightly supply line has to obtain the condominium documents and the rental policy from the developer or the owners' association.
Two prices follow from that gap. A 362-home block under a published cap prices one way. The same block under a permissive policy prices another. The sources leave the answer with the buyer.
Dates that split across two records
The project record dates groundbreaking to 31 January 2023. The general contractor announcement, published 16 December 2023, put the start at the beginning of the following year with 30 to 36 months of vertical work ahead.
The rest of the file is settled. The topping-off ceremony ran on 16 January 2026, and the architectural crown closed the frame in June 2026. The project record and the tracker both point at August 2027 for delivery, and the projection header reads Q3 2027.
Two key totals on one tracker
The Miami residences page counts 1,852 hotel keys. The Miami hotel page counts 3,019. Both pages carried an update stamp of 26 October 2026 at this read.
Against the first total, 362 homes are 19.5 percent. Against the second, they are 12.0 percent. Print the denominator beside the share.
The corporate stay this block serves
Brickell fills on law firms, consultancies and project teams. Their stays run several nights, and their buyers book against a corporate rate. LOFTY carries a co-working lounge, meeting rooms, a members-only social club and a private marina, which is the amenity set a project team uses.
A furnished one-bedroom with a kitchen and a meeting room downstairs substitutes for a hotel suite on a long stay. The corporate account books the longest stay and pays the rate that carries a hotel through a Tuesday.
Weekend leisure and the owner calendar
Weekend demand in Brickell runs on the river, the pool deck and the restaurant district. LOFTY carries a resort-style pool deck, an indoor cigar lounge, spa facilities and a 10,000-square-foot rooftop skydeck reserved for private events held by unit owners.
The weekend rate a hotel sets depends on how many of those 362 homes reach the market on a Friday. Owners set that number one unit at a time. Dispersed owner rates move a hotel's comp set, and a single rate strategy has to answer them.
Sales pace against delivery
The tracker projects $1,850 per square foot at delivery inside a $1,600 to $2,100 band, modelled from six comparable launches at high confidence. It models sell-out 18 months from sales launch at a 4.5-unit monthly absorption pace.
362 homes against 18 months needs 20.1 sales a month. The 4.5-unit pace describes the comparable set behind the band. Newgard's December 2023 announcement reported more than 94 percent of units sold, with Cervera Real Estate handling sales and marketing.
What to compare before the first August contract
The tracker lists the surrounding set. The Standard Residences Brickell sits under 0.1 mile away for August 2027. One Twenty Brickell Residences, One Twenty Brickell Signature Residences and Bugatti Residences Miami sit under 0.1 mile for 2028. House of Wellness Brickell sits at 0.2 mile for 2030, Faena Residences Miami and Summit Brickell at 0.2 mile for 2029, Waldorf Astoria Residences Miami at 0.8 mile for Q2 2028, Delano Residences Miami at 0.8 mile for 2031, and JEM Private Residences at 1.1 mile for Q4 2027.
Both market pages carry project counts, unit counts and delivery years. Neither carries a room rate, a RevPAR figure or an occupancy series. A rate plan starts from the hotel's own benchmark and tests four variables: the rental policy, the number of homes listed in the first 12 months, the night count an owner accepts, and the share of corporate accounts that moves a long stay to the river.