NORTHWOOD · 5400 N. FLAGLER DRIVE
Mandarin Oriental Residences, West Palm Beach Condos
Mandarin Oriental Residences, West Palm Beach is a planned 31-story waterfront tower by Great Gulf at 5400 N. Flagler Drive on the Intracoastal Waterway, with 87 residences and Mandarin Oriental’s first standalone residential building in South Florida. Designed by Safdie Architects with interiors by Studio Munge and landscape architecture by ENEA, it offers two- to four-bedroom residences, two multi-level villas and a full-floor penthouse, each with private elevator access and wraparound terraces. Pricing starts at about $3.5 million, and opening is anticipated in 2031. Justin & Alyse Keller of The Keller Team at Compass help buyers compare residences and current availability with the rest of the West Palm Beach waterfront.
THE DEVELOPMENT
Mandarin Oriental Residences at a Glance
- Project Address
- 5400 N. Flagler Dr, West Palm Beach, FL 33407
- Sales Lounge
- 205 Worth Ave, #321, Palm Beach, by appointment
- Status
- Pre-construction; sales launched in 2026
- Anticipated Opening
- 2031, per Mandarin Oriental and the developer
- Residences
- 87
- Height
- 31 stories
- Residence Types
- Two- to four-bedroom residences, two multi-level villas and a full-floor penthouse
- Sizes
- About 2,151 to 6,339 sq ft, per published reports
- Pricing
- From about $3.5 million, per published reports
- Developer
- Great Gulf
- Architect
- Safdie Architects
- Interior Design
- Studio Munge
Project information reviewed October 25, 2026, from the developer’s official website, Mandarin Oriental’s announcement, the MLS and published reports. Pricing, availability and timing may change. The 2031 opening comes from Mandarin Oriental’s February 2026 announcement; a May 2026 report cited a 2029 completion. Sizes and the $3.5 million starting price come from 2026 coverage in Florida YIMBY and Cervera Real Estate. The developer notes that any dock or boat slips are subject to permits and approvals.
ABOUT MANDARIN ORIENTAL RESIDENCES
What Is Mandarin Oriental Residences, West Palm Beach?
Mandarin Oriental Residences, West Palm Beach is a planned 31-story condominium on a three-acre waterfront site at 5400 N. Flagler Drive, where the Poinsettia Apartments once stood. It is developed by Toronto-based Great Gulf with Mandarin Oriental as its hospitality brand, architecture by Safdie Architects led by Moshe Safdie, interiors by Studio Munge and landscape architecture by ENEA. There is no hotel component.
All 87 residences have private elevator access, floor-to-ceiling glass and curved wraparound terraces facing the Intracoastal. Kitchens feature custom Italian cabinetry, natural stone and Wolf and Sub-Zero appliances, with an optional privacy glass door, and primary suites include a Studio Munge ensuite with a freestanding soaking tub and an optional infrared sauna.
Residents will be served by Mandarin Oriental’s hospitality team, with concierge, valet and housekeeping coordination and wellness programming. A private porte-cochère with a central water feature sets the tone on arrival.
Mandarin Oriental Residences Gallery
Architecture, residences and amenities as shown in the developer’s renderings. Select any image to enlarge.
All images are developer renderings, courtesy of Great Gulf. Renderings are artistic conceptions and may differ from the completed building.
THE RESIDENCES
Mandarin Oriental Residences Floor Plans
The 87 residences are organized as tower residences with two to four bedrooms, two multi-level villas and a full-floor penthouse. The six tower floor plans below range from two bedrooms to four bedrooms plus a den, with about 2,151 to 3,714 square feet of interior space on Floors 5 to 25. Published reports cite sizes up to about 6,339 square feet for the largest residences. Filter by bedrooms, then select any plan to enlarge it.
Residence 01-L
3 Bedrooms + Den · 4 Baths · Floors 5 to 18
- Interior
- 3,297 sf
- Floors
- 5 to 18
Residence 01-U
4 Bedrooms + Den · 5 Baths · Floors 19 to 25
- Interior
- 3,714 sf
- Floors
- 19 to 25
Residence 02
3 Bedrooms + Den · 3.5 Baths · Floors 5 to 25
- Interior
- 3,235 sf
- Floors
- 5 to 25
Residence 03
2 Bedrooms · 2.5 Baths · Floors 6 to 25
- Interior
- 2,151 sf
- Floors
- 6 to 25
Residence 04-L
3 Bedrooms + Den · 3.5 Baths · Floors 6 to 18
- Interior
- 2,886 sf
- Floors
- 6 to 18
Residence 04-U
2 Bedrooms + Den · 2.5 Baths · Floors 19 to 25
- Interior
- 2,471 sf
- Floors
- 19 to 25
Floor plans courtesy of Great Gulf / Mandarin Oriental Residences. Drawings and dimensions are approximate and subject to change. Plans for the two villas and the full-floor penthouse are not shown; Justin & Alyse can request them, along with the current price list.
Tower Residences
Two-, three- and four-bedroom residences with private elevator access and curved wraparound terraces. Published reports cite sizes from about 2,151 square feet.
Private Villas
Two multi-level villas, a rare format in a West Palm Beach tower, offering the scale of a home with the services of the building.
Full-Floor Penthouse
A single penthouse occupying the top floor of the tower, at the top of the tower.
What to Know About the Residences
- Layouts change with the floor. Residences 01 and 04 have lower-floor (L) and upper-floor (U) versions, so the same position in the tower can offer a different bedroom count on Floors 19 to 25.
- Size and price rise with the floor. MLS listings in October 2026 ranged from about $3.83 million for a two-bedroom of about 2,151 square feet to about $8.09 million for a three-bedroom of about 3,297 square feet.
- Every residence has a terrace on the water. The developer describes wraparound terraces with Intracoastal and skyline views for each residence.
- Villas and the penthouse are one of a kind. With only two villas and one penthouse, these residences rarely come to market once sold.
- Views depend on the residence. Exposure, floor and position should be reviewed for a specific residence.
Justin & Alyse can request floor plans, current pricing and the deposit schedule.
AMENITIES & SERVICES
Amenities and Services at Mandarin Oriental Residences
Mandarin Oriental Residences’ amenities span three levels, from a waterfront pool and beach-inspired setting on the Intracoastal to a rooftop pool, fitness center and meditation terrace, with Mandarin Oriental service throughout.
Rooftop Retreat
A sculptural rooftop pool with loungers and cabanas, a fully equipped fitness center, a yoga and Pilates studio and an outdoor meditation terrace high above the Intracoastal.
Waterfront Level
A resort-style pool with a poolside bar and private cabanas in a beach-inspired setting along the Intracoastal Waterway, plus a garden lounge.
Spa and Wellness
A private spa and comprehensive wellness facilities, supported by wellness programming from Mandarin Oriental’s hospitality team.
Social and Business
A private screening room, a social lounge, a business lounge, private dining spaces and guest suites, according to the developer and published reports.
Active Living
A pickleball court and a sports lounge, with the waterfront promenade along the Intracoastal frontage.
Arrival and Service
A private porte-cochère, valet and concierge service. A marina with private dockage has been reported; the developer notes any dock or boat slips are subject to permits and approvals.
THE LOCATION
Mandarin Oriental Residences’ Waterfront Setting
Mandarin Oriental Residences is planned at 5400 N. Flagler Drive, directly on the Intracoastal Waterway in the Northwood area north of Downtown West Palm Beach. The sales lounge is at 205 Worth Avenue in Palm Beach.
This is a quieter residential stretch of North Flagler Drive, set apart from Downtown. The developer highlights the nearby Nora District and Rybovich Marina, and Mandarin Oriental notes easy access to the Norton Museum of Art, Royal Poinciana Plaza, Worth Avenue and CityPlace.
North Flagler Drive is changing quickly. Alba Palm Beach was completed nearby in 2026, and Olara, Shorecrest and The Ritz-Carlton Residences are rising closer to Downtown. Buyers here often compare Mandarin Oriental with these developments and with established waterfront buildings.
Explore nearby guides: The Alba, Olara, Shorecrest, The Ritz-Carlton Residences, and West Palm Beach new construction.
THE KELLER TEAM’S PERSPECTIVE
The Keller Team’s Perspective on Mandarin Oriental Residences
Mandarin Oriental Residences is the furthest out of the new West Palm Beach towers, with opening anticipated in 2031, and the brand’s first standalone residential building in South Florida. These are the points we review with buyers.
- Plan for the longest timeline. With opening anticipated in 2031 and groundbreaking reported for 2027, deposits may be committed for several years, so review the deposit schedule and completion terms closely.
- Treat the marina as a plan, not a promise. Any dock or boat slips are subject to federal, state and local permits, so do not buy on the assumption of a slip.
- Request villa and penthouse plans early. The six tower plans are shown above, but the two villas and the full-floor penthouse are one of a kind, and Justin & Alyse can request their plans for you.
- Compare price per square foot. October 2026 MLS listings ranged from about $1,780 to about $2,450 per square foot, depending on size and floor.
- Weigh location against convenience. Northwood is quieter than Downtown and North Flagler, with Palm Beach, Worth Avenue and CityPlace a short drive away.
- Compare against completed buildings. Alba Palm Beach, completed nearby in 2026, offers immediate occupancy on the same stretch of Flagler Drive.
COMPARE
How Mandarin Oriental Residences Compares
Buyers considering Mandarin Oriental Residences usually weigh it against the other waterfront towers on North Flagler Drive and against newly completed buildings nearby. See how Mandarin Oriental Residences compares with all 12 West Palm Beach new construction developments.
| Mandarin Oriental | Alba Palm Beach | Olara | The Ritz-Carlton Residences | |
|---|---|---|---|---|
| Address | 5400 N. Flagler Dr | 4714 N. Flagler Dr | 1919 N. Flagler Dr | 1717 N. Flagler Dr |
| Status | Pre-construction; opening anticipated 2031 | Completed 2026; move-ins underway | Under construction; 2028 estimated | Under construction; 2028 reported |
| Residences | 87 | 55 | 275 | 138 |
| Brand | Mandarin Oriental | Boutique, unbranded | Unbranded | The Ritz-Carlton |
| Pricing | From about $3.5 million (reported) | Remaining from about $2.5 million (developer) | From $2 million (developer) | From $3 million (developer) |
Reviewed October 25, 2026, from developer materials, the MLS and published reports. Pricing and timing change often, so contact Justin & Alyse for current figures.
CURRENT AVAILABILITY
Mandarin Oriental Residences Listed in the MLS
These listings come from BeachesMLS through our IDX home search and show Mandarin Oriental Residences residences that have been listed in the MLS, which can include active and pending listings. Most inventory is sold through the developer’s sales lounge, so not every residence appears here.
Developer Inventory
Not every Mandarin Oriental Residences residence appears in the MLS.
Justin & Alyse can request the current price list, floor plans and the deposit schedule from the sales lounge.
YOUR LOCAL ADVISORS
The Keller Team
Justin & Alyse Keller of The Keller Team at Compass specialize in Downtown West Palm Beach luxury condos and new construction. As Downtown residents, they bring local insight to every comparison, helping buyers evaluate Mandarin Oriental Residences alongside other developments based on floor plans, views, pricing, amenities and location.
With $100M+ in sales over the past five years, The Keller Team earned RealTrends Verified recognition among the top 1.5% of agents nationwide in 2026. They have also been the #1 producing team by sales volume at nearby CityPlace South Tower for five consecutive years.
For Mandarin Oriental Residences buyers, Justin & Alyse provide guidance beyond a single development, comparing opportunities, coordinating contract and deposit questions with your attorney, and arranging private sales lounge appointments. The Keller Team helps you make an informed decision with your priorities at the center.
Learn more about Justin & Alyse, or explore our buyer services.
NEXT STEPS
Talk With Justin & Alyse About Mandarin Oriental Residences
Tell us which residence types interest you, and Justin & Alyse will follow up personally with floor plans, current availability and the questions worth asking before you commit.
Request Mandarin Oriental Floor Plans & Pricing
Current plans and pricing for the residences that fit your size, budget and timing, including the villas and penthouse.
Compare Mandarin Oriental With Other Waterfront Developments
A side-by-side look at Mandarin Oriental, nearby new construction and completed waterfront buildings.
Arrange a Private Sales Lounge Appointment
Visit the sales lounge at 205 Worth Avenue with Justin & Alyse, by appointment.
Your request goes directly to Justin & Alyse. The Keller Team represents buyers and is not the developer or its sales office.
Mandarin Oriental Residences FAQs
Where is Mandarin Oriental Residences, West Palm Beach located?
Mandarin Oriental Residences, West Palm Beach is planned at 5400 N. Flagler Drive, West Palm Beach, FL 33407, directly on the Intracoastal Waterway in the Northwood area north of Downtown West Palm Beach. The sales lounge is at 205 Worth Avenue, #321, in Palm Beach.
What types of residences does Mandarin Oriental Residences offer?
The 31-story tower is planned with 87 residences: two- to four-bedroom residences, two multi-level private villas and a full-floor penthouse, each with private elevator access and a wraparound terrace. Published reports cite sizes from about 2,151 to 6,339 square feet.
What are prices at Mandarin Oriental Residences?
Published reports cite starting prices of about $3.5 million. In October 2026, MLS listings ranged from $3,831,000 for a two-bedroom residence of about 2,151 square feet to $8,086,000 for a three-bedroom residence of about 3,297 square feet. Contact Justin & Alyse for current pricing.
When will Mandarin Oriental Residences be completed?
Mandarin Oriental’s February 2026 announcement said opening is anticipated in 2031, and published reports have estimated groundbreaking in 2027. Timelines can change, so review the completion provisions in the purchase agreement.
What amenities are planned at Mandarin Oriental Residences?
Plans include a rooftop pool with cabanas, a rooftop fitness center, yoga and Pilates studio and meditation terrace, a waterfront pool with a poolside bar and cabanas in a beach-inspired setting, a private spa and wellness facilities, a screening room, social and business lounges, a pickleball court and a garden lounge.
Does Mandarin Oriental Residences have a marina?
A marina with private dockage along the Intracoastal has been reported, but the developer states that the design and construction of any dock or boat slips are subject to federal, state and local permits and approvals and may change.
Are Mandarin Oriental residences listed in the MLS?
Some are. The listings on this page show Mandarin Oriental Residences residences that have been listed in the MLS, while remaining developer inventory is sold through the sales lounge. Justin & Alyse can request the current price list, floor plans and available residences for you.
Why work with The Keller Team when buying at Mandarin Oriental Residences?
The Keller Team brings a broader market perspective to your Mandarin Oriental Residences purchase. As Downtown West Palm Beach luxury condo and new construction specialists, Justin & Alyse help you compare floor plans, views, pricing and competing developments, identify questions worth asking, and negotiate purchase terms. You gain personal guidance focused on your goals, from your first private sales gallery appointment through closing. Contact Justin at 631-872-8689 or Alyse at 917-584-6451 to explore Mandarin Oriental Residences with The Keller Team.