Fouquet's Hotel and Residences carries 143 condominiums, 85 hotel keys and 20 condo-hotel units at 39 NE 39th Street. Sales opened in April 2026 with prices from $1.8 million. The tracker dates completion to 2030 and records the project as pre-construction. Three published figures run the argument about the hotel: 143, 85 and 2030.
Eighty-Five Keys Beside 143 Residences
The hotel is 37 percent of the 228 sellable units. Each key stands in front of 1.68 residences. That ratio tells an operator what the rooms are for. A tower of 143 condominiums needs a front desk, a lobby, a pool deck, a kitchen and a name at the door. The 85 keys deliver those services at a scale the building can absorb.
The residences carry the capital. At the published entry price of $1.8 million, 143 sales produce $257.4 million of gross residential value. That figure is arithmetic on the starting price. No public source states a total development cost, a construction loan or a sales velocity for this project, so the $257.4 million stands alone as the only measure of the sell side.
Where the Amenity Square Footage Lands
Florida YIMBY reported in April 2026 that residents share more than 40,000 square feet of indoor and outdoor amenities, with a rooftop pool, a golf simulator and a fitness studio. Its October report assigns the amenity design to RDAI and adds a rooftop bar, a spa with a hammam and cold plunge, a salon, an entertaining suite and a children's playroom. Spread across 228 units, 40,000 square feet works out to 175 square feet a unit. Attributed to the hotel alone it would be 471 square feet a key. A guest touches the pool, the fitness room and the dining rooms. A resident owns the rest.
That split matters to the hotel result. An amenity built for 143 households runs at a cost the residences have funded. A hotel operating inside that amenity carries the marginal cost of guests and collects the room revenue. Eighty-five keys a night for a year is 31,025 room-nights. At 70 percent occupancy the hotel has 21,718 nights to sell.
The Dining Programme Carries the Public Rooms
Florida YIMBY's October report reads the residential floors as connected to the hotel for five dining concepts and hotel services, including housekeeping, pantry stocking, event planning, chauffeur services and a 24-hour concierge. The same report counts more than 50,000 square feet of ground-floor retail and 178 subterranean parking spaces serving residents and guests.
A hotel of 85 keys supports four or five food and beverage rooms through district trade. The Design District supplies that trade. ICA Miami sits 165 metres from the site. The de la Cruz Collection is 158 metres away, Galeries Bartoux 202 metres and Michael's Genuine Food and Drink 203 metres. Those are straight-line OpenStreetMap measures from 39 NE 39th Street.
The Supply Reading on the Record
The tracker's market panel reads an 85-project pipeline and 32,648 residences and keys for the Design District. Eighty-five keys is 0.26 percent of that count, and the percentage hides the exposure. Every key in the pipeline competes for the same guest nights, the same group bookings and the same weekend rates.
One defect belongs in any reading of that panel. The same two numbers, 85 projects and 32,648 residences and keys, appear under the Design District label on this project page and under the Miami Worldcenter label on the Legacy Hotel & Residences page. A panel that prints identical counts for two districts describes a metro total. Read it as the metro.
The Opening Date Lands After the Field
Completion is 2030. The tracker's nearest dated Design District openings run earlier. Sweetbird North and MIRAI Design District target 2028, and ELLE Residences in Edgewater targets 2028. Jean-Georges Miami Tropic and The Ursa target 2029, Kempinski Residences Miami Design District targets the fourth quarter of 2029 at 0.3 miles, and Anantara Miami Resort & Residences targets 2030 at 0.3 miles. Frida Kahlo Wynwood targets 2029 at 0.7 miles.
An opening in 2030 arrives after the 2028 and 2029 sets have taken their share of the district's guest nights. The hotel enters without a published rate position against any of them.
What the File Does Not Sign
The record describes a brand and no operating contract. No hotel management agreement, franchise term or brand licence appears on the page. No meeting space, capacity chart, group rate or hotel sales contact is published either. A Fouquet's flag with no signed management document leaves the operating cost with the same partnership that funds the residences.
Two figures stay open. The tracker puts the site at roughly two acres and Florida YIMBY's April report puts it at 1.07 acres. The tracker counts a 25-storey tower, and the October permit filings describe two buildings of 12 and 24 storeys at 3995 North Miami Avenue with 185 and 309 feet of height. No source reconciles the acreage or the massing, and the site plan that would settle either is not public.
What the Eighty-Five Keys Have to Earn
The hotel earns its 85 keys as the amenity that closes 143 residence sales. The brand carries a $1.8 million entry price, the dining rooms give the tower a public face on NE 39th Street, and the pool deck serves buyers who will not own a second kitchen. That is the case for the keys, and it rests on the residential sellout.
The lodging return on those keys has to be underwritten at 2030 rates against a district that adds its branded openings in 2028 and 2029. Three documents would settle it. A signed management agreement with its term, base fee and incentive fee would fix the operator's cost. A published rate position against the Kempinski, Sweetbird North and MIRAI openings would fix the room revenue. A group and event answer for the dining rooms would fix the shoulder nights.
None of the three is on the record. Until one arrives, the honest reading of this project puts the 85 keys inside the residential cost of sales. The rooms are a service the building sells. A lodging investment needs a signed contract, a rate set and a date that lands inside the district's absorption.