LILLI Miami Edgewater entered the market quietly — which is fitting for a building whose name is taken from the lily, a symbol of balance and quiet grace. But beneath the understatement is one of the most architecturally serious pre-construction projects to launch in Miami in years. This guide covers what every prospective LILLI buyer needs to know in 2026: who's building it, who designed it, what the residences look like, what they cost, when they deliver, and how the deposit schedule actually plays out across the next several years.
What exactly is LILLI Miami Edgewater?
LILLI is a 53-story, 636-foot pre-construction tower at 717 NE 27th Street in Miami's Edgewater neighborhood — the bayside corridor between Downtown Miami and the Design District. It is a boutique collection of 117 waterfront residences, which is unusually low density for a tower of this height. (Comparable Edgewater towers typically have 150 to 250 units. LILLI's deliberate restraint translates into more elevator availability, more amenity capacity per resident, and lower density per floor.) The development is by OKO Group, the Miami-based firm led by Vladislav Doronin whose portfolio includes Missoni Baia, UNA Residences, and Aman Residences. Fortune Development Sales is the exclusive sales and marketing team.
Who designed LILLI — and why does that matter?
The design architect is Adrian Smith + Gordon Gill Architecture (ASGG), the globally renowned Chicago-based firm. Their principal, Adrian Smith, designed the Burj Khalifa in Dubai — currently the tallest building in the world. ASGG also designed UNA Residences in Brickell, which is widely regarded as one of the most architecturally distinguished pre-construction projects of the last decade. At LILLI, ASGG is serving as both Design Architect and Interior Designer, which is rare. Most luxury Miami towers split those roles between two firms — one for the exterior, another for the interiors. Having a single firm responsible for the entire visual language — from facade curve to kitchen island — produces a coherence that's difficult to fake.
ODP Architects serves as the Architect of Record, responsible for engineering and code documentation. SWA Group — the globally recognized landscape firm — is the landscape architect, leading the design of LILLI's waterfront garden, rooftop sunset garden, and integrated living-greenery program.
What residences and floor plans are available?
LILLI offers an unusually broad range of unit types for a boutique tower:
- One Bedroom — 1,348 SF
- Two Bedroom — 2,070 SF
- Three Bedroom — 3,074 SF
- Three Bedroom + Den — 3,354 SF
- Four Bedroom + Den — 3,798 SF
- Garden Estate — 6,795 SF (private bayside terrace)
- Penthouse — 6,849 SF (crown of the tower)
Half-floor residences begin at Level 34, meaning the upper third of the tower is reserved for the most spacious layouts — a structure that protects exclusivity at the top while still allowing entry buyers to access the building through one and two-bedroom layouts on lower floors. Every residence has a balcony from 348 to 640 SF with glass handrails, porcelain tile flooring, and electrical outlets. Ceiling heights are 10 to 12 feet, with 12-foot ceilings on the highest floors and lowest Garden Estate level.
What finishes are standard?
The kitchen is anchored by Gaggenau appliances — the German manufacturer that has become the de facto standard for ultra-luxury Miami pre-construction. Counters and backsplashes are marble slab. Cabinetry is custom millwork designed by ASGG, with a custom-designed island that includes integrated seating. The faucet is Dornbracht brushed nickel.
The primary bathroom features a vanity with honed marble slab top, porcelain tile floor and feature walls, a glass-enclosed shower with rain head and body spray fixtures, and a freestanding soaking tub. Flooring throughout the residence is a choice between oak and porcelain — an unusually buyer-friendly decision that lets the resident choose between warmth and a more polished modern feel without paying a custom-finish upcharge.
What amenities does LILLI offer?
LILLI has 15,375 SF of interior amenities and 6,664 SF of outdoor amenities — a total of just over 22,000 SF of amenity space serving 117 residences. The program is organized around what ASGG calls the four Living Pillars: Movement, Recovery, Nourishment, and Connection. In practice that means:
- 40-foot rooftop saltwater pool with bay sundeck, club lounge, private dining room, pool lounge, sunset garden, and rooftop hot tub
- Fitness center with circuit-based programming and dedicated movement studio
- Separate men's and women's spas, each with infrared and standard sauna, hot tub, cold plunge pool, locker rooms, showers, and treatment room
- Rejuvenation lounge with body composition analyzer and recovery tools
- Bayside lounge, pet spa, bike room
- 24/7 security, valet, lobby ambassador, and doorman
- Director of Lifestyle & Wellness, concierge, house car, daily package delivery, poolside towel service, EV charging, bike storage
How does the LILLI deposit structure actually work?
The official LILLI deposit schedule is 10% at contract, 10% at 90 days from contract, 10% at groundbreaking, 10% 9 months post-groundbreaking, and 60% at closing. The total pre-closing deposit equals 40% of the purchase price. This is a standard structure for ultra-luxury Miami pre-construction in 2026.
What this actually looks like in practice is more important than the headline schedule. The first 10% is committed at signing. The second 10% comes 90 days later — effectively a buyer's confidence check on their own decision after seeing the residence under contract for three months. The third and fourth 10% payments are anchored to construction milestones, which gives the developer skin in the game: if groundbreaking is delayed, the third installment is delayed too. The final 60% is the closing payment, which can be financed (subject to qualification) in 2028.
What is the timeline?
LILLI is currently in pre-construction sales. Delivery is anticipated in 2028. Pre-construction pricing represents the most favorable entry point because every milestone — sellout, groundbreaking, topping out — tends to accompany a price increase. Buyers who enter early at LILLI are also positioning for the strongest appreciation curve if Edgewater continues its current trajectory.
LILLI is the rare pre-construction project where the architect's pedigree, the developer's track record, the location, and the unit count all align. The 117-unit density is what sets it apart.
Why work with WIRE Miami?
Adrian Sanchez, founder of WIRE Miami, has spent over 20 years specializing in Miami pre-construction. His direct relationship with Fortune Development Sales and OKO Group provides clients with priority floor and view selection, transparency on current developer incentives, and clarity on the deposit structure. The developer covers the brokerage commission — there is no additional cost to the buyer for working with a specialized broker. Contact Adrian at 305-321-7655 or via the contact form.