SLS Brickell is a residential and hotel development in Brickell. The research profile at /buildings/sls-brickell is a starting point for identifying the project; the condominium documents and current association rules determine what a particular owner may use or rent.
Where the building sits and what it is
Our building record places SLS Brickell at 1300 S Miami Ave, zip 33130, on the inland side of Brickell rather than on Brickell Avenue itself — a block-scale distinction that shows up in our scoring, where Location rates 9.5 and Waterfront only 5.5. This is a walk-to-everything address, not a bay-view one. The full record sits at /buildings/sls-brickell, and how the address fits the wider district is covered at /neighborhoods/brickell.
It is also a hotel-and-residence building rather than a pure condominium: our description notes a hotel pool deck, Katsuya and Fi'lia dining downstairs, and hospitality services attached to the SLS brand. That structure is the reason for nearly everything distinctive about the building, including the rule below.
The short-stay rule is the actual differentiator
Most Brickell condominiums restrict leases to a minimum term, often six months or a year. Our directory records SLS Brickell as a building where short-term rentals are permitted. Among the Brickell towers we track, that flag is the exception rather than the norm: we record /buildings/the-bond-on-brickell as also allowing short stays, and /buildings/brickell-flatiron as expressly not. Two of the district's best-known newer towers, and opposite answers to the same question.
That single field changes the investment case. A unit that can be let nightly is underwritten on occupancy and average daily rate rather than a twelve-month lease, and competes with hotel supply instead of rental supply. It also means a share of your neighbours are guests, with the lobby traffic and turnover that implies. Decide which side of that trade you want before you tour, not after. Buildings we record as friendly to short stays and to pets are gathered at /blog/pet-friendly-and-airbnb-friendly-buildings-miami.
One caution, and it is not a formality: a rental rule is a document, not a data point. Our record reflects our research, and rules change when a declaration is amended, a board adopts new rules or an ordinance shifts. Before buying on the strength of a short-stay strategy, read the declaration, the current rules and the recent board minutes, and have a Florida real estate attorney confirm what is permitted today.
Studios to three bedrooms, and what the mix implies
Our record lists a studio-to-three-bedroom range across 450 residences and 52 stories — roughly nine homes to a floor. Compare /buildings/echo-brickell, where our record shows 180 residences over 57 stories, or about three a floor. Nine-per-floor plates with studios in the mix describe a different building: compact, efficient plans priced for investors and pied-a-terre buyers rather than full-floor primary residences.
A studio and a larger upper-floor residence can have different layouts, views and rights. Identify the exact unit, its documented interior area and its condition before comparing asking prices at SLS.
Read the service and ownership obligations
For SLS, ask which operating costs belong to the residential association and which services are shared with or purchased from the hotel. Compare the unit charge schedule, adopted budget and service agreements; an amenity description does not establish the owner’s monthly bill.
For SLS Brickell, match the exact address and condominium to the offering before comparing it with SLS LUX or another branded tower. Review the unit plan, current charge schedule and written hotel-service access terms; a shared brand does not establish identical services or ownership costs.
The numerical building ratings formerly used here were unsupported and have been withdrawn. Compare the location and actual view during a residence-specific visit, and request the association records needed to investigate condition and ownership costs. A directory score cannot establish either.
The hotel-condo trade-offs worth naming
Buildings that share their bones with a hotel behave differently in four ways buyers discover late. The pool deck you toured may be a hotel pool deck, with hotel guests on it. A services or hospitality agreement sits alongside the condominium documents, and its cost allocation is worth reading line by line. Lending can be tighter, because condo-hotel and heavily investor-occupied projects are frequently unwarrantable for conventional financing — the mechanics are at /blog/financing-miami-condo-warrantable-vs-non-warrantable. And rental income raises tax and licensing questions a long-term lease never does.
None of that argues against the building. It argues for underwriting it as what it is: an income-capable, hospitality-operated asset in walkable Brickell, not a quiet owner-occupied tower.
What to read before you write an offer
Ask for the declaration and current leasing rules, the budget and latest financial statement, the reserve schedule, the structural inspection status and twelve months of board minutes. Florida's post-2021 regime — the milestone inspection and the structural integrity reserve study — reaches a tower of this vintage, and what it requires is at /blog/miami-condo-milestone-inspection-sirs. If a short-stay strategy is why you are buying, get the leasing rule in writing from the association, not from a listing description.
For the district as a whole, including how the inland towers compare with the Brickell Avenue bayfront line, see /blog/brickell-condo-guide.
Questions buyers ask about SLS Brickell
Where is SLS Brickell and when was it built?
Our directory records the tower at 1300 S Miami Ave in Brickell, built in 2016, with 52 stories and 450 residences. Arquitectonica is listed as architect, The Related Group as developer and Philippe Starck as interior designer.
Does SLS Brickell allow short-term rentals?
Our building record flags SLS Brickell as allowing short-term rentals, which is uncommon among the Brickell towers we track — we record Brickell Flatiron as not permitting them. Rental rules live in the declaration and the association's current rules and can change, so confirm the rule in writing with the association before buying on that basis.
What do units cost at SLS Brickell?
A reliable answer needs dated evidence for the exact residences being compared. For SLS Brickell, match the exact address and condominium to the offering before comparing it with SLS LUX or another branded tower. Review the unit plan, current charge schedule and written hotel-service access terms; a shared brand does not establish identical services or ownership costs.
What are the HOA dues at SLS Brickell?
Obtain the current charge schedule for the unit and ask which hotel or amenity services are included, separately billed or optional. We have not verified a current assessment for an individual residence.
How does SLS Brickell compare with Echo Brickell and Brickell Flatiron?
Compare the actual floor plans, elevator access and amenity rights, then review each association’s budget and leasing rules. A hotel-associated service model and a conventional residential association should not be assumed to have equivalent obligations.
What our figures are, and what they are not
We have withdrawn the numerical building scores previously used in this discussion because they were not supported by documented inspections or financial reviews. Compare the building’s actual plans, current association records and a residence-specific viewing. The organizing checklist at /research/condo-document-checklist identifies questions to take to the appropriate licensed professionals.
Miami does not yet have a live MLS feed on this site, so the individual listings you see in Miami are clearly labeled samples, not current inventory. Treat every figure in this profile as a starting point to verify, and verify it against the association's own documents.
We are a research and listings platform, not a brokerage. We do not list on the MLS, negotiate offers or close transactions. When you want a specific building's documents reviewed and a unit seen in person, we introduce you to a licensed partner agent.
Miami availability
Miami Condo HQ has no live Miami MLS feed. Sample listings do not establish availability or transaction prices. Use /contact to request an introduction to a licensed partner agent for the residence you are researching.
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Miami Condo HQ
Real-estate research publisher
Miami Condo HQ is published by Eltherion, LLC to help readers research Miami buildings, neighborhoods and real-estate decisions. We publish source notes, ownership guides and practical tools, and help readers request introductions to licensed partner agents. We are not a licensed brokerage.
