HQ Residences is exactly what Miami's Edgewater neighborhood needed: a 35-story, 233-unit luxury development with serious architectural credentials, world-class amenities on two dedicated floors, and a price range that actually makes sense for the market. This is the complete guide to understanding what you're buying, how much it costs, and why now is the right time to move on it.
What Is HQ Residences?
HQ Residences is a new luxury residential tower located at 1800 Biscayne Boulevard in Edgewater, Miami. This is not a downtown project—it sits north of the Miami River, in a neighborhood that's rapidly becoming one of the most desirable addresses in Miami. The development is from Lalezarian Properties, a developer with nearly 40 years of track record and over 10,000 completed units across multiple markets.
The tower offers 233 residences across five different unit types, plus premium co-ownership penthouses on Level 33. That's significant capacity with careful unit mix—studios through three-bedrooms, so there's optionality for different buyer profiles. The architectural team is Arquitectonica, one of Miami's most respected firms, with interior design by AvroKO and Rockwell Group. That combination tells you something about the interior quality and lifestyle positioning of this project.
Expected delivery is 2028. We're in the early Friends & Family phase right now, which means you're looking at exclusive early-stage pricing before general market release.
Unit Types & Pricing Breakdown
The unit mix at HQ Residences is thoughtfully designed. Here's what's available:
From $440,000
From $575,000
From $900,000
From $1,390,000
From $2,000,000+
These price points position HQ well in the market. You're not paying Brickell prices here, but you're getting world-class finishes and amenities that justify the investment. Studios starting at $440K give you an entry point to new construction in a prime location. Three-bedrooms at $1.39M are a legitimate offer compared to comparable new construction across the river.
What You Get Inside: Residence Finishes
Every unit at HQ Residences comes standard with finishes that reflect the design pedigree of this project. Here's what the experience actually includes:
- 10-foot ceilings as standard, with floor-to-ceiling windows throughout. This is not a standard feature in Miami luxury—most developments do 9 feet or less. That extra foot of ceiling height changes the feel of a residence.
- Italian porcelain flooring in living areas, with premium selections by unit type. This is specification-grade material, not builder-grade.
- Quartz countertops in kitchens and baths, with options across different finishes.
- Bosch stainless steel appliances in every kitchen—refrigerator, range, dishwasher, and hood. This is a solid European appliance suite, not an entry-level package.
- Custom cabinetry designed by the interior team, with multiple finish options per unit type.
- Spa-grade bathrooms with large-format tile, premium fixtures, and heated towel racks as standard.
- In-unit laundry included in all unit types—no laundry room nonsense here.
The design language is contemporary without being cold. Rokwell Group's interiors lean toward warm, livable spaces with flexible design narratives per floor. You're not buying a sterile model unit vibe; you're buying residences designed for actual living.
The Amenity Story: Levels 34 & 35
HQ Residences dedicates two full floors—Levels 34 and 35—exclusively to resident amenities. This is a meaningful commitment, and it shows:
Level 34: Wellness & Recreation
- Resort-style pool deck with cabanas and sun loungers. This is a proper pool area, not a token rooftop puddle.
- Fitness center with cardio, strength training, and functional fitness zones. Full-service with a dedicated staff.
- Spa & wellness including a professional-grade hammam (Turkish bath), which is exceptional in Miami. Most new construction skips this entirely.
- Yoga & meditation studio with flexible programming for residents.
- Juice bar near the fitness center—proper healthy living infrastructure.
Level 35: Lifestyle & Social
- Speakeasy-style lounge with full bar service and elegant seating. This is designed for social entertaining on a high level.
- Private dining room for resident events and private gatherings. Includes full kitchen service.
- Co-working suites with high-speed internet, hot desking, and private meeting rooms. This is a real response to remote work and flexible schedules.
- Resident lounge with premium furnishings, library, and entertainment systems.
- Cigar lounge with climate control for serious collectors (this is a luxury touch most developments skip).
Two full floors of amenities is the right approach. You're not competing for pool space or waiting for the gym to have an available machine. This is sufficient infrastructure for 233 residences, designed for actual use rather than marketing brochures.
Deposit Structure & Payment Timeline
This is where numbers get real. Here's the deposit schedule at HQ Residences:
- 10% Reservation Deposit — Secures your unit upon initial interest. This is refundable during the Friends & Family phase, subject to documentation review.
- 10% at Contract — Due when you sign the formal purchase agreement. Non-refundable unless the developer fails to meet specific milestones.
- 10% at Groundbreaking — Paid when construction officially begins (anticipated 2025).
- 10% at Top-Off — Due when the structure reaches its final height and the roof is complete.
- 60% at Closing — The remaining balance due at delivery in 2028. This is where you'd typically arrange mortgage financing.
Total commitment is 40% of purchase price spread across roughly three years before closing. The 60% at closing is typical and compatible with standard residential financing. Most major lenders will finance HQ units at 75–80% LTV, meaning you need 20–25% cash to close, which aligns with the 60% final payment structure.
If you're thinking about this as an investment—Friends & Family pricing typically sees 15–25% appreciation by general sales release. The deposit schedule is front-loaded but manageable, and the 2028 timeline gives you clear milestones.
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 Friends & Family Phase: What This Means
HQ Residences is currently in Friends & Family sales—meaning the project hasn't yet opened to the general public. This is significant:
- Early pricing advantage — F&F buyers get preferred pricing that typically increases by 15–25% when the project opens to general sales.
- Limited inventory — Not all units are released; this phase is for motivated early buyers only.
- Flexible refundability — Initial deposits (10%) are refundable during this phase if you change your mind. Once the project opens to general sales, deposits become non-refundable.
- Preferred selection — You're choosing from the best remaining inventory before the general market gets access.
- Direct developer relationship — You're working with the development team, not a third-party sales office. Communication is direct.
The Friends & Family phase typically lasts 3–6 months before general release. If you're serious about HQ, this is the window. Once it opens publicly, inventory tightens and pricing moves.
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 (refundable during F&F phase). 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 is reasonable — $440K studios, $575K one-bedrooms, and $1.39M three-bedrooms in new construction at Biscayne waterfront. You're not paying Brickell premiums, but you're getting comparable quality. This is market-efficient pricing.
- Developer track record is solid — Lalezarian Properties has delivered thousands of units without major issues. They understand construction, permitting, and delivery. No wild unknowns here.
- Design is world-class — Arquitectonica + AvroKO + Rockwell Group is a serious creative team. These are firms that do museum-quality work, not standard builder formula. The residences will feel elevated.
- Amenities are comprehensive — Two full floors of genuine lifestyle infrastructure (not token features) creates real value for residents and resale buyers. When you list in 2030 or 2035, this is a feature that sells.
- Location momentum is real — Edgewater is actively gentrifying. Five years ago, it was overlooked. Today, it's where Design District spillover is landing. In 2028, it'll be fully established. You're buying into neighborhood appreciation, not just real estate appreciation.
- F&F pricing advantage — If you lock pricing now at F&F rates, you potentially gain 15–25% appreciation just from the price jump at general release. That's not speculative; it's normal market behavior for new construction phases.
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 (age 28–38) — Young executives, entrepreneurs, and finance/tech professionals who want new construction without the Brickell commute or the South Beach scene. They're looking for neighborhood living with waterfront access.
- Out-of-state investors — Particularly from New York, Toronto, and Latin America. $575K–$900K is reasonable capital deployment for a Miami asset with 2028 delivery visibility. They're buying future appreciation + real estate diversification.
- Downsizers & upgrade buyers — People who own elsewhere in Miami and want to consolidate into a primary residence with serious amenities. The hammam and speakeasy aren't tokens—they're actual lifestyle upgrades.
- Foreign nationals — Edgewater is becoming a landing zone for high-net-worth international families. The waterfront location and design quality appeal to buyers accustomed to world-class developments.
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 Secure Your HQ Residences Unit?
Friends & Family pricing is available now, and inventory is limited. If HQ Residences aligns with your investment timeline and lifestyle goals, the next step is to review available units and finalize your reservation.
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. If the developer experiences major unforeseen delays (force majeure beyond their control, like hurricanes or financial insolvency), you have the right to receive your deposits back plus interest, or the developer can extend the closing date. Lalezarian Properties has a solid track record and insurance against construction delays. Delays of 3–6 months are typically not grounds for deposit refund—delays are inherent to construction. But if the project is delayed 12+ months or the developer fails to meet critical milestones, you have remedies. Your attorney reviews all contingencies during the due diligence phase. Call WIRE Miami at 305-321-7655 if you want to discuss specific 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.
Friends & Family pricing is exclusive early pricing available only during the initial phase. It typically represents a 15–25% discount versus pricing when the project opens to the general public. Once the project reaches general release (expected in Q3 2025), all units are available to the public, and pricing increases. Your Friends & Family purchase agreement locks in your price—if you close in 2028, you still pay the F&F price you agreed to in 2025, regardless of market movement. This is a genuine pricing advantage. WIRE Miami is the exclusive Friends & Family agent for HQ Residences. Call us at 305-321-7655 or email info@wiremiami.com to confirm current F&F pricing before it increases.
Yes, but with conditions. You can assign your purchase agreement to another buyer, subject to developer approval and your buyer's qualification. There's typically a small assignment fee (usually $1,000–$2,500). Most developers allow this to maintain momentum. If you assigned a F&F unit at appreciated price, the new buyer would purchase at the higher market price (you pocket the difference). This is rare, though—most buyers hold through delivery rather than assign. If you're considering an early exit for some reason, discuss specifics with WIRE Miami at 305-321-7655.