Property Markets Group and Ennismore announced Delano Residences Miami on 19 February 2026. Sales opened on 9 March 2026. Groundbreaking is expected in June 2027. Completion is dated 2031.
The record describes 90 stories and 421 residences at 400 Biscayne Boulevard. Its own answer line reads that Delano is an announced development that has not yet started construction.
The dates form a sequence. The sequence is the evidence.
The Sequence the File Dates
Four entries carry dates. Announced 19 February 2026, when PMG and Ennismore put the Delano name on Miami's second supertall and the brand's first branded residences. Sales launched 9 March 2026 through PMG Residential, from $800,000, with a gallery at the site address. Expected groundbreaking June 2027. Expected opening 2031.
The tracker stamps the record verified on 21 October 2026 and states that two further dated milestones sit behind its paid band.
Three of the four entries carry the word expected. One has happened.
Fifteen Months of Contracts Before a Shovel
From the sales launch to the expected groundbreaking runs close to 15 months. That window funds the tower. A for-sale residence converts a contract into a construction draw, so the deposit book carries the role a loan carries in a rental building.
The record publishes no construction loan, no capital stack, no contract count and no sales velocity. It publishes 421 residences and an entry price of $800,000.
Four hundred twenty-one contracts at the published entry price put the floor of the book near $336.8 million. That figure is arithmetic on two published numbers. The developer has published no total sellout value.
A book of that size, standing for fifteen months before a shovel, is the project's underwriting.
The Pipeline the Market Page Counts
The market page counts 85 projects in the Miami pipeline and 32,648 residences and keys across the projects in its database. It dates 19 projects with 7,841 units to 2028 and labels 2028 the peak year. Delano sits in the 2030-and-later group.
Those totals print under a Downtown label on the project record and under a Miami label on the market page. Read 32,648 as the metro count.
A buyer who signs in March 2026 holds a contract against a 2031 closing. Eighty-five counted projects compete for the years between.
An Opening Three Years After the Peak Year
The market page dates the pipeline peak to 2028. Delano Residences Miami opens in 2031. The distance is roughly three years.
Three years separates a rising market from a full one. A building that delivers before the peak meets a market still filling. A building that delivers after it meets the inventory that filled the market.
The 2031 date sits on the far side of the peak year.
The Risk the Closing Table Carries
The announcement-to-shovel gap carries information. It states that this project's financing depends on a sales book assembled inside an 85-project pipeline, and that the book needs strength by mid-2027 for the June 2027 date to hold.
The construction schedule carries no information yet. No start date exists to test.
The position this record supports: delivery risk here is a closing-price risk. A 421-residence tower that opens in 2031 sells into a market three years past its peak year, and the exposure sits in the price those contracts close at. Schedule risk stays low while the deposits arrive.
The Amenities Signed Before the Operator
The announcement sells the amenity programme. South Florida's first public observation floor with a cantilevered glass deck roughly 850 feet up. Cafe Delano. An elevated sky restaurant. A reimagined Rose Bar. A wraparound resort-style pool deck with an 800-foot sky pool. Wellness through The Source by Delano. A private members' club with cultural and social programming.
The record names no operator for any of them. The amenity list was published five years before the opening date, and its operating cost arrives with the staff that runs it.
A buyer who underwrites those amenities as a delivered service holds no published standard to test it against.
The Four Events That Move the Date
A construction start with a date. A published loan amount. A topping out. A contract count from the developer.
Each converts one entry from expected to happened. The two withheld milestones are the first place to look, because the publisher has dated them and has not printed them.
The tower carries a brand, a gallery and 421 contracts to write. Miami carries 85 counted projects with a peak year of 2028. The 2031 date gets tested in the fifteen months before the shovel.