Miami · Brickell · luxury tower (2018)
A 2018 luxury tower above the SLS hotel, steps from Brickell City Centre — hotel-serviced amenities, high-floor city and bay views, and a young building with modern finishes and strong tenant appeal.
From the managed portfolio — not a projection
Property Management Brickell, our affiliated management company, operates one short-term-rental unit in SLS Lux Brickell. This is the actual gross booking income for that 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 SLS Lux Brickell from January 2021 to July 2026 — 232 transactions straight from the MLS, filtered to this tower specifically since several separate condo associations share the 801 S Miami Ave block address. Not projections, not Brickell-wide averages: this building only.
All floorplans, 76 closed sales — the deepest single-bed sample of the buildings BlueBay tracks for you.
* 2026 covers Jan–Jul, a partial year, so its closing count and price are not full-year figures.
The tower’s single most-traded 1-bed layout — 21 closings since 2021, the deepest comp set in the building.
| Unit | Closed | Price | $/sq ft |
|---|---|---|---|
| #1708 | Jan 2026 | $575,000 | $677 |
| #1508 | Nov 2025 | $580,000 | $683 |
| #2408 | Apr 2025 | $617,500 | $727 |
| #1408 | Aug 2024 | $625,000 | $736 |
| #2608 | Jun 2023 | $650,000 | $766 |
| #3708 | May 2023 | $665,000 | $783 |
| #3408 | May 2023 | $642,500 | $757 |
$/sf climbed from $501 in 2021 to an $776 peak in 2023, then eased back to $686–692 the past two years — an ~12% pullback. Even after that pullback, today’s price is still 37% above the 2021 entry level.
Closings fell from 22 in 2022 to just 5 in 2025 — a 77% drop. Fewer trades, and fewer comps to price against.
After a wide 7.7% gap in 2021 (early resales, uncertain post-construction pricing), the discount-to-ask has held in a tight 2–4% band every year since. Lowball offers won’t land here.
21 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 12% below the 2023 high but still well above where the building started. Come with a price close to recent comps, not a lowball — the tight discount-to-ask says sellers won’t need to move much.
The evidence, part two
56 closed 2-bedroom sales since 2021 — a steeper cycle than the 1-beds above. Same treatment: every closing, not a curated set.
56 closed sales, 2021–2026.
* 2026 covers Jan–Jul, a partial year.
The tower’s most common 2BR layout — 23 closings since 2021.
| Unit | Closed | Price | $/sq ft |
|---|---|---|---|
| #2110 | May 2026 | $825,000 | $658 |
| #3510 | Apr 2026 | $930,000 | $742 |
| #3110 | Nov 2025 | $875,000 | $698 |
| #5010 | Aug 2025 | $980,000 | $782 |
| #3910 | Jan 2025 | $950,000 | $758 |
| #4910 | Nov 2024 | $1,100,000 | $878 |
| #5010 | Nov 2023 | $1,200,000 | $958 |
$/sf ran from $579 in 2021 to an $871 peak in 2023 — +50% — then eased to $742 in 2026, a 15% pullback that mirrors the 1-bed correction almost exactly.
Discount-to-ask hit 7.8% in 2024, versus a tight 2–4% band on the 1BRs the same year. The bigger units softened first.
Same unit closed at $1,200,000 in Nov 2023 and $980,000 in Aug 2025 — an 18% decline on the identical unit, the cleanest single data point in this entire comp set.
23 closings since 2021 — more than any other 2BR layout in the tower. Anchor here first when pricing an offer.
The bigger units saw more upside 2021–2023 and more give-back since. Negotiating room is real — anchor below the 2023–2024 peak prices, not at them.
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.