Review Board Backs OKO's 53-Story LILLI Tower in Edgewater

LILLI, OKO Group's proposed 53-story condo tower at 717 NE 27th Street in Edgewater, cleared a key design review in July 2026. Miami's Urban Development Review Board, which Florida YIMBY reported had the project on its July 15 agenda, recommended approval of the plan for 117 residences, an eight-story garage and almost 350 feet of new public baywalk. The Real Deal reported the board's support on July 17, and Miami Today detailed the conditions in August: the developers should meet with neighboring buildings about their concerns, and they should add trees. Prices are expected to start around $1.65 million.

Two parcels, one project

The plan splits across two sites a block apart.

• The tower: 717 NE 27th Street, a bayfront lot of 27,555 square feet just east of The Crimson, with water on two sides. Florida YIMBY puts the height at about 636 feet and the maximum floor area at 360,679 square feet. A six-story, 30-unit building from 2004 stands on the site today.
• The garage: 527 NE 26th Street, 17,503 square feet, directly west of Missoni Baia. It would have eight stories, 244 parking spaces and retail on the ground floor. The board's only no vote came from a member who criticized the garage.

The board's vote is a recommendation. The final decision on the project rests with the city's planning and zoning director.

The homes

The 117 residences range from one-bedroom units up to penthouses of nearly 7,000 square feet, and each has a private elevator arrival. The July filing described in Florida YIMBY sizes them at about 1,348 square feet for a one-bedroom and about 2,070 for a two-bedroom, up to a five-bedroom penthouse of about 6,849 square feet on level 51. Adrian Smith + Gordon Gill Architecture designed the tower, with ODP Architecture and Design as architect of record. The amenities are built around wellness: an Aman-curated spa, infrared saunas, cold plunge pools, a treatment room, a movement studio, a rooftop saltwater pool and a waterfront pool deck. OKO Group, led by Vlad Doronin, also developed Missoni Baia next door and, with Cain International, Una Residences in Brickell.

The baywalk

The almost 350 feet of public baywalk would connect the Crimson's baywalk to the north with existing segments to the south. It is designed to Miami 21's waterfront design standards, which is how the city stitches a public walk together one bayfront project at a time. For owners in the towers along NE 26th and 27th Streets, that means a more continuous public waterfront route.

What the neighbors trade at

The best guide to LILLI's pricing is its neighbor from the same developer. Missoni Baia, completed in 2022, closed 20 sales over the past 12 months at a median of $986 per square foot, against a median asking price of $1,182 on its 24 current listings. Its median HOA fee on listed units is $2,938 a month. Regulated lenders financed about 23 percent of its recorded sales and accepted a down payment as low as 20 percent.

The older towers nearby trade far lower: Icon Bay at a median of $639 per square foot over 20 sales, Bay House at $554 over 11, and The Crimson at $562 over 5. Supply is tighter in some of them: about 7.2 months at Icon Bay and at Paramount Bay, and about 10.5 months at Biscayne Beach.

Edgewater as a whole sold 490 condos in the last 12 months at a median of $605 per square foot. With 532 listings active, that is about 13 months of supply, and our Market Index reads 35, leaning toward buyers. Our Edgewater market report adds three numbers a LILLI buyer should know, as of October 13, 2026:

• Sellers achieved a median 92.8% of their original asking price.
• Pre-construction units in Edgewater are listed at a median $1,165 per square foot, about 79% above the $652 median for resale listings.
• At LILLI's starting price, the $1 million to $2 million resale band shows about 12.3 months of supply, and the $2 million to $5 million band about 19.8 months.

Why it matters

A recommendation is not a permit. No construction start or completion date has been published as of October 13, 2026. A project at this stage can still change its height, unit count or design, and buyers who sign now commit their deposits for years. Ask for the deposit schedule, how deposits are held in escrow, and the developer's estimated HOA budget, then compare that budget with what Missoni Baia owners pay today.

The garage changes the block. The eight-story parking structure would rise directly west of Missoni Baia. It was the part of the plan the dissenting board member objected to, and the board asked the developers to meet with neighboring properties.

A higher price tier for Edgewater. At $1.65 million for the smallest homes, LILLI targets the same buyers as the new bayfront towers rather than the neighborhood median. Its resale values will be judged against Missoni Baia's closed prices, not against Edgewater as a whole.