If you rent in Brickell and wonder why apartments near the office towers price the way they do, the answer runs through the office market. Brickell held one of the lowest office vacancy rates in the country — about 3.7% in 2025, per Realtor.com — while several large office towers moved through construction or planning. This is information, not investment advice: the numbers below are meant to help you time a lease, not pick a stock.
Which towers are actually in the pipeline?
One is already open. 830 Brickell, a 55-story, 725-foot tower with roughly 1.03 million square feet, delivered in 2025 and quickly became Miami's most expensive Class A office building, per Colliers' third-quarter 2025 Miami-Dade report. Realtor.com credited tenants including Citadel — which moved its global headquarters to Miami in 2022, per Reuters — along with Microsoft and Banco Santander, for keeping Brickell's vacancy near that 3.7% figure.
Behind it, per Florida YIMBY's April 2025 report, revised plans were filed for a supertall headquarters tower at 1201 Brickell Bay Drive, roughly 1,049 feet tall. Santander Tower, a 50-story, 1.6-million-square-foot project on the site of the demolished 1401 Brickell Avenue building, and a 68-story, 1.5-million-square-foot office expansion at Brickell City Centre, targeted for around 2027, are developer announcements — the developers' own claims about scope and timing, not verified delivery dates.
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What are offices actually renting for?
The money in these buildings explains the apartment demand around them. Per Colliers' third-quarter 2025 report, Miami-Dade overall office rents hit a record $60.76 per square foot, with Class A space at $65.37, up 6.3% year over year. Per Avison Young's Miami tracking, average full-service asking rents held at $70.70 across asset classes in late 2025. Office rents do not set apartment rents directly, but they price in the tenant base: finance and professional-services workers who want short commutes.
What does this change for your rent search?
Three practical takeaways. First, towers take years to fill, so the demand shock from the 1201 Brickell Bay Drive project is a late-decade story, not a 2026 one. Second, the buildings opening nearest-term — the Brickell City Centre expansion, targeted around 2027 — will add workers roughly when a wave of new residential towers also finishes, which is the counterweight renters should watch. Third, if you rent near the Brickell core and your renewal lands near a major tower's opening window, expect landlords to lean on job growth as a pricing argument; asking them to match effective rents on comparable units a few blocks out remains the working negotiation. The office pipeline is the demand side of the ledger. The residential supply side, with thousands of units finishing across the neighborhood, is the part that works in a renter's favor.