Miami · Brickell · riverfront resort towers
Philippe Starck-designed riverfront towers at the mouth of the Miami River — resort-scale pool deck, spa and dining, in the heart of Brickell. Deep, liquid 1–2 bedroom market with consistent rental demand.
From the managed portfolio — not a projection
Property Management Brickell, our affiliated management company, operates several short-term-rental units in Icon Brickell. This is the actual gross booking income for its best-performing unit's full calendar year — a real number taken from its management statements, not an AirDNA estimate or a market average. (Unit identity withheld; ask Steve for the underlying statement.)
Live active listings, lowest price first. Click any unit for the full presentation.
The evidence
Every closed 1- and 2-bedroom sale at 485 Brickell Ave from August 2021 to July 2026 — 118 transactions straight from the MLS, across both towers’ full range of floorplans. Not projections, not Brickell-wide averages: this address only.
All floorplans, 61 closed sales — the deepest single-bed sample of the three buildings BlueBay tracks for you.
* 2021 covers Aug–Dec and 2026 covers Jan–Jul; both are partial years, so their sale counts are not full-year figures.
The tower’s single most-traded 1-bed layout — 23 closings since 2021, the deepest comp set in the building.
| Unit | Floor | Closed | Price | $/sq ft |
|---|---|---|---|---|
| #4207 | 42 | Dec 2025 | $600,000 | $713 |
| #4706 | 47 | Jun 2025 | $650,000 | $772 |
| #4507 | 45 | Dec 2024 | $675,000 | $802 |
| #3607 | 36 | May 2024 | $723,600 | $859 |
| #4907 | 49 | Mar 2024 | $680,000 | $808 |
| #3507 | 35 | Jan 2024 | $650,000 | $772 |
| #4206 | 42 | Oct 2023 | $675,000 | $802 |
$/sf ran from $605 in 2021 to an $840 peak in 2023, then eased back to $711–758 the past two years — a ~15% pullback. But the bigger change is volume: closings fell from 18 in 2021 to single digits every year since 2023. Fewer trades, not just lower prices.
The median discount-to-ask widened to 6.3% in 2025, up from under 3% every year from 2021–2024. Come in with a number, not just the ask.
Since 2024 the per-floor premium on 1BRs is roughly +$0.52/sf (n=18) — a 40th floor and a 20th floor trade for about the same per square foot here. Don’t pay up for altitude.
23 closings of this exact layout since 2021 — more than any other 1BR plan in the tower. If you’re pricing an offer, anchor here first.
Entry is roughly 15% below the 2023 high, sellers are negotiating, and altitude is a view argument, not a resale one. Fewer transactions also means fewer comps — work with a broker who has tracked this specific address, not just “Brickell condos” broadly.
The evidence, part two
57 closed 2-bedroom sales since August 2021 — a different cycle than the 1-beds above. Same treatment: every closing, not a curated set.
57 closed sales, 2021–2026.
2026 rests on a single closing (n=1) — directional at best, not a trend. * 2021 covers Aug–Dec and 2026 covers Jan–Jul.
One of the tower’s most common 2BR layouts — 14 closings since 2021.
| Unit | Floor | Closed | Price | $/sq ft |
|---|---|---|---|---|
| #3009 | 30 | May 2025 | $885,000 | $929 |
| #3309 | 33 | Oct 2024 | $840,000 | $881 |
| #3609 | 36 | Aug 2024 | $907,000 | $952 |
| #3909 | 39 | Apr 2024 | $950,000 | $997 |
| #2909 | 29 | Apr 2024 | $890,000 | $934 |
| #1909 | 19 | Dec 2023 | $760,000 | $797 |
| #2809 | 28 | Dec 2023 | $939,000 | $985 |
$/sf climbed almost every year from 2021 ($630) to a 2025 peak of $887 — up 41%. The larger floorplans here haven’t followed the same correction the 1-beds saw off their 2023 high.
A single closing so far this year, at $700/sf. That’s a below-average sale, not proof of a new direction — wait for more closings before reading anything into 2026 on this floorplan.
2023–2026 closings landed 4–8% under asking, versus roughly flat in 2021. Sellers are negotiating on both floorplans, not just the smaller one.
Since 2024 the per-floor slope on 2BRs is actually −$2.59/sf (n=17) — likely sample noise across a handful of closings and sub-plans, not a reliable “lower floors cost more” signal. Treat it as inconclusive.
This segment has appreciated more than the 1-beds and shows the same widening negotiating room lately. Volume is thin — when a comparable unit lists, there may not be another for months. Be ready to move.
Your BlueBay advantage
I’ll pull rental comps, HOA and reserve status, financing options and an honest projected return on any unit here — and represent you through the offer. No cost, no pressure.