Quick answer: Carbonell Brickell Key delivers 1.7-3.3% net yield on one-year minimum leases across 284 units in Swire’s bronze-glass island tower. Entry from approximately $550,000. SB 4-D exempt until circa 2030. Gated island privacy with bay views.
Carbonell stands at 901 Brickell Key Boulevard on Brickell Key island, a 40-story tower completed in 2005 by Swire Properties with architecture by J Scott Architecture. The building contains 284 residential units distinguished by its bronze-tinted glass facade, one of the most recognizable exterior treatments on the Miami skyline, and a Manuel Carbonell sculpture in the lobby honoring the renowned Cuban-American artist. Carbonell forms part of Swire’s three-tower Brickell Key portfolio alongside Asia and Brickell Key One, creating a managed island community with gated access, bay-front pools, and a residential character distinct from the high-traffic Brickell Avenue corridor.
For foreign investors, Carbonell represents a middle tier within Brickell Key: more accessible than Asia’s ultra-luxury pricing but more exclusive than mainland Brickell value towers. Swire Properties’ long-term stewardship of Brickell Key island provides management consistency that many independent associations lack. The one-year minimum lease and island security profile attract corporate tenants and diplomatic households who prioritize privacy over Metromover walkability.
This review models net yields on annual lease assumptions, explains Brickell Key rental restrictions, assesses SB 4-D exemption timeline, and compares Carbonell against mainland Brickell peers.
For Brickell Key and mainland context, see our Brickell area investment guide. For Miami-wide analysis, read the Miami investment overview.
Building specifications and unit mix
Carbonell shares island infrastructure with Asia and Brickell Key One but maintains its own HOA entity and reserve fund.
| Specification | Detail |
|---|---|
| Address | 901 Brickell Key Blvd, Miami, FL 33131 |
| Stories | 40 |
| Residential units | 284 |
| Year completed | 2005 |
| Developer | Swire Properties |
| Architect | J Scott Architecture |
| Neighborhood | Brickell Key island (gated) |
| Unit sizes | 700-2,200 sq ft |
| Facade | Bronze-tinted glass |
| Min lease term | 12 months |
| Max leases per year | Confirm declaration (typically 2) |
| STR (under 30 days) | Prohibited |
Investment recommendation: Target bay-view one-bedrooms on floors 15-30 for optimal rent-to-basis ratio. Corner units with wraparound views command 10-15% rent premiums. Avoid lower-floor units with obstructed views toward the bridge or Asia tower, they trade at discounts that rarely recover on resale.
Resale prices in Q2 2026
Carbonell resale prices reflect Swire pedigree, island exclusivity, and 2005 construction quality. The building experienced a 10-15% correction from 2022 peaks with stabilization in early 2026.
| Unit type | Size range (sq ft) | Price range (Q2 2026) | Price per sq ft |
|---|---|---|---|
| Studio | 700-850 | $480,000-$580,000 | $650-$750 |
| 1 bedroom | 850-1,050 | $550,000-$750,000 | $600-$720 |
| 1 bed + den | 1,050-1,250 | $650,000-$850,000 | $600-$700 |
| 2 bedroom | 1,250-1,800 | $800,000-$1,300,000 | $620-$750 |
| Penthouse | 1,800-2,200 | $1,400,000-$2,200,000 | $750-$900 |
Carbonell trades at a 5-10% premium per square foot versus Infinity at Brickell due to island positioning and Swire management. The premium is narrower than Icon Brickell’s bay-front brand gap, Carbonell offers island privacy without Philippe Starck-level basis inflation.
What net rental yield can investors expect
The following model uses a representative one-bedroom unit at $620,000 purchase price (950 sq ft, mid-floor, bay view). Assumptions reflect annual lease rentals since short-term rentals are prohibited.
Revenue context: Brickell Key one-bedrooms at Carbonell command $2,900-$3,600 per month on 12-month leases. Island security, bay views, and Swire amenity quality justify a 5-10% rent premium over mainland Infinity at Brickell while remaining below Icon Brickell’s top-tier branding premium.
| Cost line | Conservative | Base case | Optimistic |
|---|---|---|---|
| Monthly rent | $2,900 | $3,200 | $3,600 |
| Annual gross rent | $34,800 | $38,400 | $43,200 |
| Vacancy (7% / 4% / 2%) | −$2,436 | −$1,536 | −$864 |
| Effective gross income | $32,364 | $36,864 | $42,336 |
| Property management (8% / 6% / 4%) | −$2,589 | −$2,212 | −$1,693 |
| Property tax (non-homestead ~1.1%) | −$6,820 | −$6,820 | −$6,820 |
| Insurance (HO-6 + umbrella) | −$2,600 | −$2,400 | −$2,100 |
| HOA fees ($850/mo avg) | −$10,200 | −$10,200 | −$10,200 |
| Capex / special assessment reserve (4%) | −$1,295 | −$1,475 | −$1,693 |
| Net Operating Income | $7,440 | $12,947 | $18,236 |
| Net yield on $620,000 | 1.2% | 2.1% | 2.9% |
Adjusted for experienced direct-management investor:
| Cost line | Conservative | Base case | Optimistic |
|---|---|---|---|
| Monthly rent | $3,000 | $3,300 | $3,600 |
| Annual gross rent | $36,000 | $39,600 | $43,200 |
| Vacancy (5% / 3% / 2%) | −$1,800 | −$1,188 | −$864 |
| Effective gross income | $34,200 | $38,412 | $42,336 |
| Property management (self/hybrid 3%) | −$1,026 | −$1,152 | −$1,270 |
| Property tax (~1.1%) | −$6,820 | −$6,820 | −$6,820 |
| Insurance (HO-6) | −$2,400 | −$2,200 | −$2,000 |
| HOA fees ($850/mo) | −$10,200 | −$10,200 | −$10,200 |
| Capex reserve (3%) | −$1,026 | −$1,152 | −$1,270 |
| Net Operating Income | $10,780 | $15,228 | $18,136 |
| Net yield on $620,000 | 1.7% | 2.5% | 2.9% |
The base-case 2.5% net yield for a direct-management investor sits between Icon Brickell and Infinity at Brickell, island premium in rents partially offset by higher basis and identical HOA drag patterns.
What HOA rental restrictions apply
Carbonell and all Brickell Key associations enforce strict rental rules to preserve the island’s residential character.
Rental rules for Carbonell residential units:
- Minimum lease term: 12 months
- Maximum leases per year: two (confirm current declaration)
- Short-term rental (under 30 days): prohibited
- Platform rental (Airbnb, VRBO): prohibited
- Lease approval: management and board review required
- Background and credit check on tenant: required
- Pet restrictions: confirm current declaration
- Move-in fee: $500-$750 non-refundable plus refundable deposit
- Island guest access: tenant registration required at gate
Brickell Key island context:
All three Swire towers on Brickell Key share gated island access. Tenants must register with island security. This security premium attracts corporate and diplomatic tenants but adds friction for showing units and tenant move-in logistics compared to mainland Brickell open-access buildings.
Enforcement reality:
Swire-managed associations on Brickell Key maintain professional enforcement of rental restrictions. Unauthorized STR listings are identified and fined. The one-year minimum is stricter than Infinity at Brickell’s six-month rule, budget longer vacancy between tenants when modeling cash flow.
How does SB 4-D affect reserves and inspections
Carbonell’s 2005 completion date provides SB 4-D exemption runway similar to Mint Condominium, with milestone inspection not required until approximately 2030.
Carbonell SB 4-D compliance timeline:
| Milestone | Status (mid-2026) |
|---|---|
| Phase 1 milestone inspection required | Not until ~2030 (25 years from substantial completion) |
| Phase 2 inspection | Not applicable until Phase 1 |
| SIRS reserve study | Adopted; updated per statute |
| Reserve funding method | Ongoing HOA reserve contributions |
| Special assessment for SB 4-D | None reported |
| Swire capital stewardship | Long-term island infrastructure maintenance program |
Investor assessment:
Carbonell avoids immediate SB 4-D inspection costs that compress yields at Santa Maria and Infinity. Swire Properties’ decades-long Brickell Key stewardship suggests more predictable reserve management than independent associations, but verify independently rather than relying on developer reputation alone.
The bronze glass facade is a distinctive architectural feature that may require specialized maintenance reserves as the building ages. Request whether facade inspection and sealant replacement appear on the reserve schedule before 2030.
What to verify before purchase:
- Request current SIRS report and 10-year reserve funding schedule
- Confirm no pending special assessments for island infrastructure or facade maintenance
- Review master insurance renewal and windstorm premium history
- Ask about shared Brickell Key island reserve obligations beyond Carbonell-specific HOA
- Verify elevator and mechanical system age, 2005 systems approaching 20-year replacement cycles
For full SB 4-D due diligence methodology, see our Florida condo safety guide.
What insurance costs apply
Carbonell’s island bay-front location places it in an elevated insurance bracket comparable to mainland bay-front Brickell towers.
| Insurance component | Estimated per-unit allocation (1BR) | Annual trend |
|---|---|---|
| Master policy (wind + property) | ~$3,200-$3,800/yr | +7-11% per year since 2022 |
| HO-6 (unit interior + contents) | $2,000-$2,800/yr | +5-8% per year |
| Flood (island/bay exposure) | $500-$1,200/yr | Moderate increase |
| Loss assessment coverage (recommended) | $200-$400/yr | Stable |
Island exposure drives permanent insurance cost load. Carbonell’s HOA fees reflect this through master policy allocations that will continue rising with market premiums.
Advantages of investing in carbonell
- Swire Properties stewardship provides management consistency across Brickell Key island
- Gated island privacy and security attract corporate and diplomatic tenant profiles
- 2005 construction with SB 4-D exemption until approximately 2030
- Bronze glass facade and Manuel Carbonell sculpture create distinctive brand identity
- Bay views from most upper-floor units command rent premiums over mainland peers
- 284 units, moderate inventory depth versus 500+ unit towers
- Full-service amenity stack: pool, gym, concierge comparable to mainland luxury tier
- Post-Andrew construction code with impact glazing on island wind exposure
Main risks
- One-year minimum lease restricts tenant turnover flexibility versus six-month mainland peers
- Island bridge access dependency, tenants without cars rely on limited island shuttle options
- Basis 5-10% above Infinity at Brickell compresses net yield despite similar rents
- Bay-front island insurance premiums elevate HOA fees permanently
- Less Metromover walkability than mainland Brickell, 10-minute walk to nearest station
- 284 units still create 10-15 competing listings when selling at any given time
- Bronze facade may require specialized maintenance reserves as building ages
- Competition from mainland Brickell new supply (1428 Brickell, Cipriani) for premium tenants
- Non-homestead property tax at approximately 1.1% creates $6,000-$9,000+ annual drag on one-bedrooms
- Original 2005 finishes in some units now dated, requiring $30,000-$60,000 renovation
Buyer profile: who should consider carbonell
This building works for:
Investors seeking gated island privacy with Swire management quality at basis below Icon Brickell. Cash buyers who value security-conscious tenant profiles, corporate executives, diplomatic households, and international professionals. Buyers who may use the unit personally and appreciate island amenity access. Investors with 7-12 year hold horizons benefiting from SB 4-D exemption through 2030.
This building does not work for:
Yield-focused investors who need 4% net, mainland Infinity at Brickell offers better yield math. Buyers who require Metromover walkability for tenant commute marketing. Investors uncomfortable with one-year lease minimums and island access friction for showings.
What does a five-year hold look like
Projection for a $620,000 one-bedroom, mid-floor bay view, base-case assumptions:
| Year | Gross rent | NOI (net) | Cumulative cash | Estimated value (2.5% appreciation) |
|---|---|---|---|---|
| 2026 | $39,600 | $15,228 | $15,228 | $635,500 |
| 2027 | $40,788 | $15,100 | $30,328 | $651,388 |
| 2028 | $42,012 | $15,000 | $45,328 | $667,672 |
| 2029 | $43,272 | $15,100 | $60,428 | $684,414 |
| 2030 | $44,540 | $15,200 | $75,728 | $701,624 |
Five-year total return: approximately $75,728 cumulative NOI + $81,624 unrealized appreciation = $157,352 gross total return, or approximately 25.4% cumulative (4.6% annualized).
This projection does not account for FIRPTA withholding on sale, transaction costs of approximately 6-7% on exit, or potential capital expenditures during the hold period.
How does Carbonell vs Brickell Key and Mainland Peers?
| Metric | Carbonell (2005) | Asia Brickell Key (2004) | Infinity at Brickell (2006) |
|---|---|---|---|
| Entry price (1BR) | $550,000-$750,000 | $800,000-$1,200,000 | $380,000-$550,000 |
| Price/sqft | $600-$720 | $750-$950 | $380-$550 |
| HOA/mo (1BR est.) | $700-$1,000 | $1,200-$1,800 | $650-$950 |
| Island gated access | Yes | Yes | No |
| Min lease term | 12 months | 12 months | 6 months |
| SB 4-D Phase 1 | Exempt until ~2030 | Exempt until ~2029 | Completed 2024 |
| Net yield estimate | 1.7-2.9% | 0.8-2.0% | 2.1-3.8% |
Carbonell offers the best yield profile among Brickell Key Swire towers while maintaining island exclusivity. Infinity wins on pure yield; Carbonell wins on privacy and SB 4-D exemption runway.
Brickell key island context and tenant demand
Carbonell sits on the northwest corner of Brickell Key, a 44-acre gated island developed by Swire Properties with approximately 1,800 residences across multiple towers plus the Mandarin Oriental hotel. The island’s 1.1-mile baywalk loop, Islanders Marketplace convenience retail, and controlled gatehouse access create a residential environment distinct from mainland Brickell density.
Tenant demand at Carbonell skews toward finance professionals, international executives on multi-year assignments, and empty-nester couples downsizing from Coral Gables or Key Biscayne waterfront homes. Corporate lease inquiries from Brickell Avenue law firms and private banks are common, furnished annual leases at $4,500-$6,500 for one-bedrooms and $7,000-$10,000 for two-bedrooms represent the realistic rent band in 2026. Unfurnished leases trade 10-15% below furnished equivalents but avoid $40,000-$80,000 furniture capital at turnover.
Foreign buyer concentration is high relative to mainland Brickell, Brazilian, Colombian, Venezuelan, and European owners use Carbonell as a Miami base with island security appeal. FIRPTA planning and entity structuring through a Florida LLC with U.S. bank account are standard closing steps for non-resident purchasers.
Due diligence priorities for carbonell
Before making an offer at Carbonell, prioritize these verification steps:
- Confirm bay view versus partial view on target floor: pricing spreads are material
- Request current SIRS report and reserve funding schedule
- Review shared Brickell Key island infrastructure reserve obligations
- Compare HOA fee history over three years
- Verify master insurance renewal and premium trajectory
- Check for pending special assessments across Carbonell and island master association
- Confirm parking assignment (assigned vs valet)
- Assess facade maintenance schedule for bronze glass exterior
- Request rental approval timeline: island security registration adds steps
- Verify unit renovation status for achieving top Brickell Key rents
For the complete Florida condo due diligence framework, see our due diligence guide. Also review the Florida rental yield guide.
Florida Estate’s final assessment
Carbonell is a Swire-managed island tower that balances Brickell Key exclusivity with basis below ultra-luxury Asia and trophy Icon Brickell. Net yields in the 2-3% range require investors to believe in Brickell Key scarcity appreciation of 2-4% annually. SB 4-D exemption through 2030 removes one major near-term capital risk.
The right buyer values gated island privacy, Swire stewardship, and the bronze facade’s distinctive identity. Exit liquidity is solid among buyers who specifically search Brickell Key, a narrower but motivated pool. The wrong buyer expects Infinity-level yield or Icon-level international brand recognition at Carbonell’s price point.
What market context and commercial intake should investors verify
See the Brickell area overview for supply, foreign buyer share, and county-wide STR rules.
Want a shortlist that includes this building? Submit budget on invest in Miami.
Compare nearby towers:
What developer due diligence applies
Before you wire pre-con or resale earnest money, read the Swire Properties developer dossier for deposit escrow rules, delivery history, foreign buyer concentration, and sourced red-flag research steps tied to this tower.
Pair the developer dossier with the Florida due diligence checklist and SB 4-D condo safety guide when buying Miami-Dade condominiums.
What pre-construction review steps apply
This tower also has a dedicated pre-construction lens covering deposit escrow, delivery timeline, and foreign buyer compliance: Carbonell Brickell Key pre-con review.
Use the project review for reservation decisions and the building review for stabilized yield, HOA fees, and rental restrictions after certificate of occupancy.
Florida Estate’s insider tip
Insider tip: the $850 a month average HOA in the base case is $10,200 a year, well above the $6,820 of property tax on a $620,000 one-bedroom. Ask the association for the current budget and the reserve balance before you compare Carbonell with mainland Brickell towers.
Frequently Asked Questions
Net rental yields range from 1.7% (conservative) to 2.9% (optimistic) on a $620,000 one-bedroom. Base-case net yield is approximately 2.1-2.5% after HOA fees of $700-$1,000 per month and island insurance loads.
No. Carbonell requires minimum 12-month leases with short-term rentals under 30 days prohibited. Brickell Key island associations enforce rules strictly to preserve residential security and character.
Carbonell completed in 2005 and remains exempt from Phase 1 milestone inspection until approximately 2030. SIRS reserves are funded through ongoing HOA contributions with no reported SB 4-D special assessments as of mid-2026.
Carbonell at 901 Brickell Key Boulevard is sometimes referenced by alternate naming in marketing materials. The official building name is Carbonell, developed by Swire Properties with the Manuel Carbonell sculpture in the lobby.
Infinity offers higher net yield on lower basis with six-month lease flexibility and Metromover walkability. Carbonell offers gated island privacy, Swire management, and SB 4-D exemption. Choose Infinity for yield; choose Carbonell for island exclusivity and exemption runway.
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