One tower, three guest types and a single flag
Okan Tower at 555 North Miami Avenue puts a 316-key Hilton Miami Bayfront Hotel inside a 902-foot residential tower. The same address holds 236 condo-hotel residences managed by Hilton Hotels & Resorts and 163 Sky Residences. Florida YIMBY reported the frame at the 50th floor on 22 April 2026 and put the building at roughly 75 percent structural completion.
That arrangement is the supply story. A branded hotel flag, a managed short-term rental inventory and a for-sale residential stack share one structure, one lobby and one amenity programme.
The split between hotel keys and managed suites
The hotel counts 316 keys. The managed inventory counts 236 condo-hotel units. Together they give the tower 552 rentable units, and 163 private residences sit above them.
Both inventories carry the Hilton name, and Hilton Hotels & Resorts manages the suites. Hotel keys take transient and group business through the flag's channels. The suites take stays that a buyer books and a manager operates.
An amenity stack shared by guests and owners
The developer promotes one amenity programme for the whole tower. The 2022 groundbreaking release lists a 70th floor rooftop pool and sky deck with private cabanas, a 12th floor lap pool with clubroom and lounges, a fitness centre with yoga studio, Peloton bikes and MIRROR, and a spa with sauna, steam and treatment rooms. A children's play room, a technology theatre, and a wine cellar and owner's lounge complete it. Florida YIMBY's April report adds a hammam.
The release separates one element. The 163 Sky Residences carry "exclusive owners-only amenities". That phrase is the developer's, and it marks a boundary inside a building where the pools, the spa and the fitness floor otherwise read as shared.
Florida YIMBY's March report puts the lifestyle amenity space above 80,000 square feet. No release reviewed here divides that figure between hotel guests and residents.
What game nights did to Miami rates
The Miami Herald measured the market the tower will enter. Vinod Sreeharsha reported on 25 July 2026, after the final, using final CoStar data. On World Cup game nights and their eves, Miami-area hotels lifted revenue per room 37 percent against the same period a year earlier. Occupancy on those nights fell about four points to 73 percent. Average daily rate was $268.
"There's a difference in what was expected, but it was still a very substantive average daily rate increase," Jan Freitag, national director for hospitality analytics at CoStar, told the Herald.
Higher rates carried the revenue. One room in four stood open on the nights the region had expected to fill.
A downtown that still struggles beside the new supply
Hotel operators in the same market described the summer without enthusiasm. "In early June we didn't have the large conventions that we'd typically have," said Glenn Sampert, general manager of the InterContinental Miami and a regional director of operations. He said occupancy fell in June and that July would look similar.
James D'Agostino, manager of the Gale Miami Hotel & Residences, said food and beverage drew steady business, with downtown the softer part of the market. Said Haykal, general manager of the Faena District in Miami Beach, said the hotel "wasn't sold out for any game, nothing close".
Miami International Airport counted 3,037,578 arrivals between 11 June and 19 July, against 3,046,834 a year earlier. Fewer people flew in during the tournament than the year before.
The opening window and the rooms it adds
Florida YIMBY's March 2026 report says the project is expected to be completed in 2027. Its April report says the tower is expected to top out in August. No release reviewed here publishes an opening month, a pre-opening hiring figure or a rate strategy.
When the hotel opens it adds 316 keys to the downtown base and 236 managed suites beside them. The suites enter the same competitive set as serviced and condo-hotel product, and they price against the hotel as much as against each other.
What a buyer of the suites is promised
Fortune Development Sales markets and sells the tower. Michael Sadov, sales director at Okan Tower, said in the April report that purchasers "increasingly view Downtown Miami condos as an asset class of their own".
The rental promise attaches to the 236 units rather than the 163 Sky Residences. Hilton Hotels & Resorts manages that inventory, and the programme operates inside a building whose amenity floor, lobby and arrival sequence the hotel also uses.
Two numbers a market read still needs
The record carries no hotel rate and no occupancy projection for this property. It carries no management agreement for the 316-key hotel and no term for the Hilton contract over the suites.
What it does carry is a dated market: 73 percent occupancy, $268 average daily rate and a 37 percent revenue-per-room lift on tournament nights, all from CoStar through the Miami Herald. Those three figures describe Miami-area hotels, at regional level. Okan Tower will open into the district the operators above describe, and the first published month of trading is the number that will settle it.