HQ Residences is a 35-story, 229-residence wellness-led luxury tower in Edgewater — branded HQ Residences by sbe (Sam Nazarian's global lifestyle hospitality group) and developed by a partnership of Black Salmon, The Boschetti Group, and Constellation Group. This is the complete guide to what you're buying, who is behind it, how much it costs, and where it sits in the market.
What Is HQ Residences?
HQ Residences is a new luxury residential tower located at 422 NE 29th Street in Edgewater, Miami — one block off Biscayne Bay, between Downtown and the Design District. The development is a partnership of Black Salmon, The Boschetti Group, and Constellation Group, operating through the legal entity BSC Edgewater Developer, LLC. The building carries the HQ Residences by sbe brand.
The tower offers 229 residences ranging from one-bedroom to three-bedroom homes. Architecture is by Arquitectonica, with the building's signature diagrid façade. Interior design across the residences and amenity floors is by DesignAgency and Craft. Wellness programming on Level 34 is by Basis, led by Kane Sarhan (founder of The Well). Landscape is by Swiss studio Enzo Enea.
Pricing starts at $440,000. Expected delivery is 2028. The project is in pre-construction, with the deposit structure spread across five milestones between reservation and closing.
Unit Types
HQ offers 229 residences across three unit types — one-bedroom, two-bedroom, and three-bedroom homes. Pricing starts at $440,000. Specific unit sizes, stack assignments, and per-unit pricing are shared directly with registered buyers.
Pricing from $440,000
Pricing on request
Pricing on request
To receive current pricing and unit availability, call 305-321-7655 or register through the contact form below.
Residence Interiors
Interior design across the residences is by DesignAgency and Craft. DesignAgency is a Toronto-founded international firm with hospitality and residential work across multiple continents. Craft is an interior architecture practice focused on hospitality and luxury residential. Specific finish schedules, cabinetry specifications, appliance packages, and ceiling heights are published in the full brochure and shared with registered buyers through the sales center.
Floor-to-ceiling glazing, private terraces, and open-plan layouts are hallmarks of the Arquitectonica design approach and are consistent with other luxury pre-construction towers in the Edgewater corridor. For the complete specification package, call 305-321-7655.
The Amenity Floors: Levels 34 and 35
HQ Residences dedicates two full floors — Levels 34 and 35 — to resident amenities.
Level 34: The Bathhouse Club (Programmed by Basis)
Level 34 is a full-floor Bathhouse Club programmed by Basis, led by Kane Sarhan — the founder of The Well. The floor includes:
- Pool
- Yoga shala
- Pilates studio
- Full spa circuit: hammam, sauna, steam room, plunge, stone-bed loungers, experience showers, recovery room
- AEScape treatment room (robotic massage)
Level 35: Social and Hospitality
- Library lounge
- Work lounge with meeting room and podcast studio
- Kids' room
- The Marc's speakeasy
- Private dining room with chef kitchen
- Indoor/outdoor dining
- Rooftop terrace
Two full amenity floors is a significant commitment for a 229-residence building. The combination of Basis-programmed wellness on Level 34 and sbe's lifestyle programming on Level 35 is the core of the HQ Residences by sbe experience.
Deposit Structure & Payment Timeline
This is where numbers get real. Here's the deposit schedule at HQ Residences:
- 10% at Reservation — Secures your unit at the reservation stage.
- 10% at Contract — Due within 30 days of reservation, when you sign the purchase agreement.
- 10% at Groundbreaking — Paid when construction officially begins.
- 10% at Top-Off — Due when the structure reaches its final height.
- 60% at Closing — The balance is due at delivery, targeted for 2028.
Total pre-closing deposit commitment is 40% of purchase price spread across the construction timeline. The 60% at closing is standard and compatible with typical residential financing. For the complete financial schedule as it applies to your unit, call 305-321-7655.
Why Edgewater? The Location Story
Edgewater is no longer emerging—it's established. Here's why the location matters:
- Direct Biscayne Bay waterfront with the existing parks (Margaret Pace Park) and planned green infrastructure. You have actual water access and views, not just proximity.
- Design District proximity — 10 minutes to the Design District's galleries, restaurants, and retail. Wynwood is similarly accessible for nightlife and culture.
- Downtown Miami is across the bridge—5 minutes by car to Brickell office space if you need it. But you don't have to live downtown; you get neighborhood character with urban access.
- Beach access — 15 minutes to South Beach, 10 minutes to Wynwood Walls or midtown galleries. You're central to everything without being in the center.
- Emerging retail & dining — Edgewater has started attracting restaurants and retail that skipped it five years ago. It's becoming a real neighborhood, not just a passing point.
- No traffic commute if you work from home, which most professionals do now. You get neighborhood living with urban access on-demand.
Edgewater is less congested than Brickell, less touristy than South Beach, and more interesting than the suburbs. For buyers who want walkable neighborhood character with luxury real estate, this is the right pocket.
The Pre-Construction Phase: What This Means
HQ Residences is in active pre-construction sales. Buying pre-construction means:
- Pre-construction pricing — Pricing in the pre-construction phase is typically below what delivered units sell for at closing.
- Priority unit selection — Early buyers have first access to the best stacks, exposures, and floors before the general public.
- Spread-out deposit schedule — The 10/10/10/10/60 structure lets you commit capital over the construction timeline rather than all at once.
- Direct positioning with the sales team — Early-stage buyers work directly with the development team through the sales center.
- Time to plan — With a 2028 delivery, you have a defined runway for financing, moving logistics, or planning a rental strategy.
For current availability and to see which units are still unsold, call 305-321-7655.
How to Purchase: Step-by-Step Process
Here's what the actual purchase process looks like:
Step 1: Unit Selection & Reservation
You review available units, choose your residence, and sign a reservation agreement. You'll submit a 10% reservation deposit. The developer confirms your unit and provides official pricing.
Step 2: Due Diligence & Documentation
You have 7–10 days to review project documents: offering plan, financial statements, architectural plans, developer background, and financing structure. Your lawyer reviews everything. This is your review period before you commit to the purchase agreement.
Step 3: Purchase Agreement & Commitment
Once documentation is approved, you sign the formal purchase agreement. Your 10% reservation becomes the first part of your 10% contract deposit. You commit to the purchase timeline and deposit schedule. The developer provides a closing date (typically 30 days before delivery, in mid-2028).
Step 4: Financing & Underwriting
If you're financing, your lender underwrites the mortgage. HQ's strong developer and clear financial structure make underwriting straightforward. Most major lenders are comfortable at 75–80% LTV on new construction in this category.
Step 5: Construction Monitoring & Inspections
As the building progresses, you may schedule unit inspections during framing, MEP (mechanical/electrical/plumbing), and final stages. This is optional but recommended—seeing your unit as it develops is confidence-building.
Step 6: Final Walkthrough & Closing
Approximately 30 days before delivery, you do a final walkthrough with the developer. Any punch list items (minor finishes) are documented. At closing, you finalize your mortgage, pay the 60% balance, and take possession.
The entire timeline from reservation to closing is roughly 3 years. This feels long, but it's exactly what you should expect from a quality new construction project. Short timelines often signal cost-cutting or unrealistic planning.
Investment Thesis: Why HQ Makes Sense
Let me be direct about the investment case:
- Pricing starts at $440K — Entry-level pre-construction pricing for a new luxury tower in Edgewater is meaningful. You're not paying Brickell premiums.
- Development partnership is credible — Black Salmon, The Boschetti Group, and Constellation Group have done significant work in Miami. The partnership structure spreads risk and expertise.
- Design team is serious — Arquitectonica (architecture), DesignAgency and Craft (interiors), Basis with Kane Sarhan (wellness), Enzo Enea (landscape). This is a coherent specialist roster, not a grab bag.
- sbe brand licensing — The HQ Residences by sbe brand brings hospitality programming from Sam Nazarian's team. That shapes service standards and lifestyle amenities.
- Wellness is the differentiator — A full-floor Bathhouse Club programmed by The Well's founder is a genuine amenity, not marketing.
- Location momentum is real — Edgewater has seen billions in new development. Between Downtown, the Design District, and Wynwood, the neighborhood is established and still appreciating.
This is not a get-rich-quick play. But it's a solid, foundation-level real estate investment backed by serious execution and reasonable economics.
Typical Buyer Profiles at HQ
Who actually buys HQ Residences? In my experience with similar projects:
- Miami professionals — Executives, entrepreneurs, and finance/tech professionals who want new construction without the Brickell density or the South Beach scene. They're looking for neighborhood living with bay access.
- Out-of-state and international investors — Particularly from New York, Toronto, and Latin America. Pre-construction pricing in a new Miami tower with 2028 delivery visibility is a reasonable capital allocation for buyers diversifying into Miami real estate.
- Downsizers and upgrade buyers — Owners elsewhere in Miami who want to consolidate into a primary residence with serious wellness amenities.
- Foreign nationals — Edgewater has become a landing zone for high-net-worth international families. The bay exposure and HQ Residences by sbe brand appeal to buyers accustomed to branded residences.
The common thread: they all value design quality, location character, and clear developer execution. They're not buying the cheapest unit in Miami; they're buying the right unit in the right place with the right timeline.
Ready to Learn More About HQ Residences?
If HQ Residences aligns with your timeline and lifestyle goals, the next step is to review available units and pricing. Inventory and stack positioning are limited at any given time.
Frequently Asked Questions
Yes. Most major lenders (Bank of America, Wells Fargo, SunTrust, international banks) will finance HQ units at 75–80% LTV for qualified borrowers. Construction financing is typically structured as a short-term bridge loan until closing (when you move to permanent financing), or directly as permanent financing with a construction disbursement schedule. We work with a network of lenders who understand Miami new construction and can pre-approve you within days. Contact us at 305-321-7655 or info@wiremiami.com to discuss your financing options.
The purchase agreement includes a construction contingency clause. Force majeure delays (hurricanes, supply chain issues, permitting delays) are generally not grounds for deposit refund. Extended delays or developer failure to meet critical milestones typically give the buyer remedies — either a deposit refund or an adjusted closing date. Your attorney reviews all contingencies during the due diligence phase. The developer partnership (Black Salmon, The Boschetti Group, Constellation Group) is the responsible party. Call WIRE Miami at 305-321-7655 to walk through specific contract scenarios.
No rental restrictions. You can rent your unit immediately after closing, whether short-term (Airbnb-style) or long-term. This is unusual for luxury new construction—many Miami projects restrict rentals for 1–2 years. HQ is rental-friendly, which makes it more attractive for investor-buyers. There's no lease-back option (where the developer leases your unit post-delivery), but that's standard. If you have questions about rental economics or property management for your HQ unit, contact us at WIRE Miami: 305-321-7655.
Yes. Level 34 is a full-floor Bathhouse Club programmed by Basis (the platform founded by Kane Sarhan, who is the founder of The Well). The spa circuit includes hammam, sauna, steam, plunge, stone-bed loungers, experience showers, a recovery room, and an AEScape treatment room, along with the pool, yoga shala, and pilates studio. This is a significant amenity for a 229-residence building. Call 305-321-7655 for more on the wellness programming.
Yes, but with conditions. You can assign your purchase agreement to another buyer, subject to developer approval and the buyer's qualification. There's typically an assignment fee. Most developers permit assignment so they can maintain momentum. If the market has moved during construction, you can assign at the current market price and pocket the difference from your original contract price. This is possible but not common — most buyers hold through delivery. If you're considering an early exit, discuss specifics with WIRE Miami at 305-321-7655.