Aman Palm Beach Ultra-Luxury Development Overview

Project Location and Scope: The Palm Beach Residences project is a proposed ultra-luxury hotel-and-residence development on a 4.9–5-acre oceanfront site at 2720–2730 South Ocean Boulevard in Palm Beach, Florida. This site is currently occupied by the aging Ambassador Hotel & Residences and the adjacent Edgewater co-op, which will be demolished to make way for the new project. This plan marks Palm Beach’s first new oceanfront condominium development in over two decades – a significant real estate event on the island. The project is being developed by OKO Group (led by billionaire Vlad Doronin, owner of Aman) in partnership with Cain International, who purchased the property for about $147 million in 2022.

Zoning Classification and Variances

The site lies within Palm Beach’s high-density residential zoning district – an area known as the South End “Condo Row.” In this district, mid-rise multi-family buildings are permitted, but certain amenities (like rooftop pools) are not allowed under current code. To facilitate their design vision, the developers initially sought a text amendment to the zoning code. This amendment would have modified the rules to allow their proposed three-building condo plan as-of-right (including features like rooftop terrace pools for penthouses) without requiring variances. However, at a February 2024 Town Council meeting, officials made clear they would not support such a change. In response, the developer’s attorney withdrew the text amendment request mid-meeting after it became evident the Council was opposed. Town Council members felt it was “premature” to alter the code – especially while the Town is in the midst of a comprehensive zoning code overhaul – and preferred the project go through the traditional variance process.

Given the project’s scope, proceeding under existing zoning meant requesting a large number of variances. In fact, the developer acknowledged that roughly 20–21 variances would be needed to build the project as designed. These likely include exceptions for building height, setbacks, lot coverage, and especially the rooftop amenities. (Current code flatly prohibits rooftop pools in this district.) Neighborhood opposition also centered on the slippery slope of a text amendment, fearing it would “open the door” to out-of-character development on the South End. By withdrawing the amendment, the developers indicated they will pursue the “old-fashioned way” – i.e. seeking variances – and asserted confidence that the project can “stand on its own merits” through that process. Notably, Town staff and leadership have been cautious about granting so many exceptions; Town staff has even formally voiced concerns about the unprecedented 21 variance requests tied to the plan. In summary, the site remains in a high-density residential zone, and the Aman/OKO project is navigating that framework by requesting multiple variances now that a blanket zoning change has been ruled out.

Proposed Site Plan and Residential Layout

Conceptual aerial rendering of the proposed Aman Palm Beach development, showing two oceanfront condominium buildings (right) and one Intracoastal-facing building (left) across South Ocean Boulevard. The design remains subject to refinement.

The Aman Palm Beach project is planned as an ultra-low-density residential compound – essentially a boutique condo complex with only a few dozen expansive units. Three mid-rise buildings are proposed: two buildings on the oceanfront (east side of S. Ocean Blvd) and one on the west side fronting the Intracoastal Waterway. All three structures are planned to be approximately five stories tall (early concepts had the lakefront building at 3 stories, but the latest application indicates five stories for all buildings). In total the project will contain fewer than 50 residences. Initial rumors pointed to 49 units, but the official 2025 submission specifies 41 ultra-luxury condominiums altogether. This represents a dramatic downscaling of density compared to what exists today – 135 older condo/hotel units will be replaced by just 41 larger residences.

Each building will house only a small number of sizable homes. The two oceanfront buildings combined will contain 24 residences (so on average ~12 units per building), and the Intracoastal-side building will contain 17 residences. With five floors per building, this suggests just 2–3 units per floor in the oceanfront towers, and perhaps 3–4 per floor in the lakeside tower – indicating very spacious floor plans. While exact unit layouts have not been released publicly, the residences are expected to be large multi-bedroom apartments (likely 3- to 5-bedroom layouts) given the project’s exclusive nature. Indeed, the entire development encompasses about 277,800 square feet of floor area, implying an average unit size easily in the several thousands of square feet. By comparison, new luxury condos on Palm Beach Island often measure 3,000–6,000 sq.ft. or more, and this project falls squarely in that deluxe category. Each residence will feature high-end interior build-outs consistent with Aman’s standards (e.g. high ceilings, expansive indoor-outdoor spaces), though detailed floor plans have yet to be published.

In terms of configuration, amenities and services typically associated with an Aman resort will be integrated. Plans call for a boutique Aman Hotel component on site (with a world-class spa, dining, and beach club) alongside the private homes. The exact split between hotel suites and residential units is not fully clear from public documents, but the project is often described as a “rare combination of an ultra-luxury hotel and branded private residences”. All buildings are mid-rise scale to respect Palm Beach’s height sensitivities (around 5 stories, which is comparable to or lower than some existing South End buildings). Notably, the developers plan to construct underground parking garages to hide cars from view. In fact, a single consolidated underground garage with approximately 126 parking spaces is proposed to serve the two oceanfront buildings (providing an ample ~3 spaces per residence on average), and likely a smaller garage or podium parking for the 2720 S. Ocean (west) building. This below-grade parking approach allows the ground level to be landscaped richly without expansive surface lots.

Other site plan features include lush gardens and water features. Early descriptions mention at least 10 swimming poolsdistributed across the development. This likely counts a combination of resort-style pools and private pools. For instance, each oceanfront building may have its own pool deck, and rooftop pools for penthouse units were part of the initial concept. (Whether rooftop pools make it into the final design will depend on approvals, since they were a sticking point with the Town.) Numerous fountains, reflection pools, and rooftop terraces are also envisioned, aiming to create a tranquil resort ambiance throughout. Overall, the layout prioritizes open space and privacy: by keeping the unit count low, the developers can surround the buildings with gardens, courtyards, and open vistas rather than crowding the site. The two oceanfront structures will presumably share some amenities (possibly a central lobby, spa, or restaurant), whereas the lakeside building might have its own smaller amenity set for its residents, given it’s across the street.

Architectural Design and Aesthetics

The architecture and design team behind Aman Palm Beach is world-class. Leading the design is the renowned firm OMA (Office for Metropolitan Architecture), founded by Pritzker Prize laureate Rem Koolhaas. OMA is providing the contemporary architectural vision for the buildings. They are partnered with Spina O’Rourke + Partners, a respected West Palm Beach-based architecture firm, as the architect of record and local consulting architect. This collaboration ensures the avant-garde design is grounded in practical knowledge of local codes and context. In addition, noted landscape architecture firm Nievera Williams Design has been engaged to craft the tropical landscaping and outdoor environments. This team – OMA, Spina O’Rourke, and Nievera Williams – was introduced when plans were unveiled to the Town in 2024, signaling a strong emphasis on cutting-edge design and luxury resort-style landscaping.

Ground-level rendering between the two proposed oceanfront buildings, illustrating the modern architectural style (clean lines, extensive glass, and open terraces) and the lush palm-lined landscape features of the Aman Palm Beach project.

Visual Character: The design is unapologetically modern and minimalist – in line with Aman’s global aesthetic of serene, understated luxury. Preliminary renderings show clean horizontal lines, floor-to-ceiling glass walls, and a muted palette of high-end materials (stone, wood, and concrete) that blend with the coastal environment. Each condominium building is rectilinear with a sleek low-rise profile (approximately 5 stories) to avoid overpowering the landscape. Balconies and terraces are generously sized, often spanning the width of units, creating indoor-outdoor living spaces with ocean or Intracoastal views. The architecture emphasizes horizontal planes – for example, broad overhangs and slab-like balcony projections – which create a layered effect reminiscent of tropical modernism. At ground level, open-air elements like breezeways or a central courtyard are incorporated between the two oceanfront structures (as seen in renderings of a grand entry driveway and porte-cochère flanked by the buildings). This provides sight-lines through the property to the ocean and facilitates coastal breezes, consistent with Palm Beach’s climate-oriented design principles.

Landscaping and Site Design: A key aspect of the project is the lush resort-style landscape enveloping the buildings. The plan calls for extensive gardens by Nievera Williams, including tropical foliage, mature palm trees, reflecting pools and discreet water features throughout the property. Even the rooftop terraces (should they be approved) are slated to have “extensive green space” alongside any private pools. The intent is to create a tranquil, private oasis for residents – “a sanctuary” in true Aman fashion – despite being in a relatively dense condo area. By concentrating parking underground, the design frees up surface area for landscaped courtyards, walking paths, and pool decks rather than asphalt. We can expect meticulous landscape detailing (Nievera Williams is known for elegant, context-sensitive designs in Palm Beach) – likely employing native or climate-appropriate species, manicured hedges for privacy, and seamless indoor-outdoor transitions (e.g. terraces that flow into garden spaces).

Notable Design Features: One signature element of the proposal was the inclusion of private rooftop amenity decks on the condominium buildings. Early plans showed that the penthouse-level residences would each enjoy a rooftop terrace outfitted with a swimming pool and garden lounge area. These rooftop pools, while common in new Miami luxury towers, are unprecedented in Palm Beach – and as noted, current zoning bans them in this district. The developers argued such features have become “standard for today’s ultra-high-end condo buildings” and sought permission to include them. This has been a point of contention with neighbors and officials, and it remains to be seen if rooftop pools will make it into the final approved design. Even without them, the buildings will have expansive penthouse terraces and likely communal rooftop or upper-level outdoor spaces (perhaps converted to green roofs or sun decks if pools are nixed). Another feature of the design is the emphasis on water views: both oceanfront buildings naturally face east to the Atlantic, while the west building directly faces the Intracoastal waterway. Large panoramic windows and glass balustrades on balconies are planned to maximize these vistas for every unit. The architecture also strives to “blend into the surroundings” despite its modern form – for example, using earth-tone materials or maybe referencing Palm Beach motifs subtly – though some on the town’s review board feel the style is a stark departure from the island’s traditional aesthetics.

Architectural Review Feedback: When the initial designs were presented to Palm Beach’s Architectural Commission (ARCOM) in early 2025, board members had mixed reactions. While many acknowledged the project’s world-class team and quality, concerns were raised about the style’s fit within Palm Beach. Some ARCOM members commented that the ultra-contemporary design looked more appropriate for “Miami or Costa Rica” rather than Palm Beach’s signature Mediterranean Revival and classical Bermuda-style context. In particular, the commission asked the architects to refine the building massing and styling – to “improve the building’s scale and streamline its design” – so that it might better complement the character of the South End neighborhood. The designers have been receptive to this feedback; OKO’s development director stated they “appreciate the Commission’s direct feedback” and will collaborate to refine the vision so that it “complements the South End” of Palm Beach. Possible design adjustments may include breaking up the façade rhythms, introducing more architectural details or articulation that nods to local style, or reducing any elements that made the buildings appear too monolithic. The overall height and footprint are largely dictated by the program, but aesthetic tweaks are anticipated before final approval. It’s worth noting that even with these modern design ambitions, the Town Council and ARCOM have generally concurred that the project concept is “beautiful” and a welcome upgrade for the aging site – their chief concern is ensuring it fits Palm Beach’s character and rules.

Approvals and Current Status

The Aman Palm Beach development is still navigating the municipal approval process as of mid-2025. The review entails both architectural/design approval (by the Architectural Commission) and zoning/variance approval (by the Town Council), as well as meeting any other town requirements (e.g. code compliance, traffic studies, etc.). Here is the status of key approvals:

• Town Council (Development Review): The Palm Beach Town Council held an informal review session in February 2024 to give feedback on the early concept, specifically focusing on the zoning text amendment proposal. As noted, the Council did not support changing the zoning code for this project, leading the developer to abandon that approach. No official vote was taken at that time (it was a workshop-style discussion). Later, in April 2025, the Town Council was scheduled to formally review the project in a Development Review meeting (April 9, 2025). This review would likely involve consideration of the requested variances and overall site plan. Town Council’s support is crucial for the project to move forward, since variances and any site plan approvals must be granted by the Council. According to local news, the ultra-luxury condo proposal “cleared a major hurdle” when the Town Council indicated general support for the project’s concept in spring 2025 (especially after the controversial code-change was off the table). The Council appears to agree that a “low-density residential development” on this site is desirable in principle, so long as it adheres to the Town’s guidance. As of May 2025, however, final Council approval (in the form of granted variances and site plan approval) is still pending. The developers are working with the Town to address concerns, and multiple rounds of review may occur. It’s expected that once ARCOM signs off on the refined design, the Town Council will formally vote on the needed variances. Council members have cautioned that there is “a long way to go to approval” for this project.
• Architectural Commission (ARCOM): The Town’s Architectural Review Commission has now reviewed the project at least once. The first ARCOM hearing (likely in late February 2025) was a preliminary presentation of the design. The board did not grant approval on the initial submission; instead, ARCOM voted to defer the project for revisions. The vote (reportedly 4–3) indicated a split opinion, but the majority felt the design needed to be tweaked before it could meet Palm Beach’s standards. ARCOM gave the design team roughly two months to make improvements – suggesting a return in April or May 2025 with updates. Key directives from ARCOM included reducing the perceived mass/scale of the buildings and incorporating more harmonious architectural detailing (as mentioned above). In response, the project architects have gone back to the drawing board to refine elements of the façades and site plan. By April 2025, a revised design was expected to be submitted. Indeed, the Architectural Commission had the item on its agenda again in spring 2025; according to Commercial Observer, ARCOM continued the matter to its May 2025 meeting for further review. At that May meeting (or a subsequent one if further delayed), the commission will decide whether the changes sufficiently address their concerns. Approval from ARCOM is a prerequisite for the project to proceed, as Palm Beach mandates design approval for new construction. Given the developers’ willingness to adapt, observers anticipate eventual ARCOM approval once consensus on the aesthetics is reached. (The Palm Beach Architectural Commission’s review process is iterative by design – many large projects undergo several rounds of revision before winning a certificate of appropriateness.)
• Neighbor and Community Input: Throughout the approval process, the developers have engaged in outreach with neighboring condo associations and community groups. They conducted many months of meetings with adjacent buildings (such as the condo at 2770 S Ocean Blvd) to gather input and address concerns. Despite these efforts, some neighbor resistance remains – primarily around the precedent the project sets and specific impacts like rooftop pools or construction disruption. At public meetings, several South End residents spoke or wrote in opposition to the rooftop amenities and zoning leniencies requested. The general sentiment among some long-time residents is apprehension about Palm Beach’s quiet South End becoming more like high-gloss Miami Beach. However, others in the community (and the Town Council itself) see the redevelopment as inevitable and even necessary, given the aging building stock and new safety regulations affecting older condos. The Ambassador hotel’s deteriorating condition (a town code board recently declared it a “life-safety issue”) adds pressure to approve a new, up-to-code project on the site. Thus far, no final legal challenges have emerged – the process is playing out through the normal town forums, with adjustments being made to earn approvals.

In summary, the Aman Palm Beach project is working through its entitlement phase. It has the support in concept of the developers and many Town officials (who welcome a world-class project that “raises the bar for luxury condo living in Palm Beach”), but it must satisfy the Town’s stringent zoning criteria and aesthetic standards. As of May 2025, the project is not yet fully approved – it is awaiting ARCOM design approval (expected after revisions) and Town Council approval of variances. The timeline for final approval is not set in stone, but given the iterative progress, a realistic target might be approvals in the latter half of 2025, with construction commencement thereafter. Town Councilmember Lew Crampton perhaps put it best: “It looks like a great project… but there’s a long way to go to approval”.

Projected Pricing and Market Impact

Even amid its pre-construction phase, Aman Palm Beach is already being hailed as one of the most exclusive residential offerings in Florida – and the pricing is expected to reflect that ultra-luxury status. While official price lists have not been released (sales have likely not begun publicly), market experts anticipate record-breaking prices for these residences. Early indications suggest unit prices will start well into eight figures. In fact, observers speculate prices will start “well above $10 million” per residence. This would make even the smallest Aman Palm Beach condo far more expensive than most existing Palm Beach condos. (For context, the South End’s current condo listings range from under $1 million for older units up to ~$9 million for the priciest existing penthouses – and Aman is poised to far exceed that upper end.)

On a per-square-foot basis, Aman Palm Beach is likely to set a new benchmark for the island. Recent sales in Palm Beach’s new developments and prime resales have approached $4,000 per sq. ft. – a level at which “you can’t get close to the water for under that” on Palm Beach Island. It’s reasonable to expect Aman’s pricing to meet or surpass this. For example, a large 5,000 sq.ft. residence could be on the order of $20 million if priced around $4,000/ft. In high-end South Florida condo markets, branded projects often command premiums; Aman’s own track record supports this – the Aman New York residences (a comparable ultra-luxury project) have sold for over $11,000 per square foot, an astronomical figure even in Manhattan. Palm Beach’s prices won’t reach Manhattan’s peak, but it underscores Aman’s cachet. Local brokers have reacted to the rumored pricing with astonishment – “I’ve heard some of the pricing… wow,”said one top Palm Beach agent of the Aman project. This implies unprecedented prices for the Palm Beach condo market, potentially in the range of $10–$40+ million per unit depending on size and floor level. Indeed, each Aman Palm Beach residence could rival the cost of a standalone mansion.

Overall Price Range: Although exact numbers are pending, industry sources expect the smaller units to be well above $10M, and larger penthouses or oceanfront “mansions-in-the-sky” could fetch $30 million or more. A report from The Worth Group noted that prices are projected to sit “at the very top of the Palm Beach market,” with even entry-level units likely “starting well above $10 million”. This could translate to average prices in the mid-teens of millions, and penthouses conceivably topping $50 million if marketed to global ultra-high-net-worth buyers (though this is speculative until price sheets are released). The per-square-foot estimates are in the stratosphere for Florida – probably $3,000 to $5,000+ per sq. ft. range, given that ~$4,000/ft is already the going rate for newer waterfront condos in the area. If those figures hold, Aman Palm Beach will easily rank among the most expensive condominiums in the southeastern United States on a per-foot basis.

Value Proposition: What buyers get for these prices is not just a spacious condo, but the Aman brand experience – which carries significant cachet and promises top-notch service and amenities. Aman residences worldwide are known for offering a unique lifestyle and often hold their value due to rarity. Owners will have access to the five-star Aman Hotel services on site: concierge, housekeeping, spa, dining, beach club, etc., essentially a “six-star” resort lifestyle at home. This branded residence concept is relatively new to Palm Beach (which has luxury condos, but none with a world-renowned hospitality brand attached). The exclusivity, coupled with limited supply (only 41 units), is creating a frenzy of interest among wealthy buyers. Real estate agents are already compiling VIP lists for pre-sales once approvals are in place, anticipating competitive demand despite the high prices. The development is expected to attract international billionaires, finance moguls, and even celebrities – those who might already frequent Aman resorts globally and wish to own an Aman home in Palm Beach.

In conclusion, the Aman Palm Beach project is poised to redefine luxury on Palm Beach Island across multiple dimensions. From a planning perspective, it is breaking a two-decade development lull and prompting updates to town regulations for modern condo living. In design, it brings cutting-edge architecture by Rem Koolhaas’s firm and an unprecedented contemporary aesthetic to the island’s South End, balanced by lush tropical landscaping and mindful scale. Through the approval process, it reflects the negotiation between visionary development and a community guarding its traditions and zoning integrity – a process still underway but moving toward resolution. And in the market, Aman Palm Beach is set to command prices at the apex of the region’s real estate, likely establishing new records on both a per-unit and per-square-foot basis as it taps into pent-up demand for branded ultra-luxury residences. With an Aman hotel, world-class wellness and amenities, and only a handful of privileged owners, this project is widely anticipated as a “game changer” for Palm Beach’s South End – marrying the island’s exclusive allure with Aman’s legendary standard of tranquility and elegance.

For more information please contact The Worth Group at 561-639-2149 or team@theworthgrouppalmbeach.com

Sources:

• OKO Group / Palm Beach Daily News – Developer kills controversial zoning request (Feb 16, 2024)
• Commercial Observer – Cain and OKO Unveil Palm Beach’s First New Condo Project in 20 Years (Apr 2, 2025)
• Palm Beach Daily News via Yahoo News – various reports on ARCOM and Town Council reviews (2024–2025)
• Nadler Real Estate Advisory – Aman/Janu Palm Beach Project overview (2023)
• The Worth Group – Aman Comes to Palm Beach: Ultra-Luxury Hotel & Residences (May 19, 2025)
• Veravitare Blog – Palm Beach Condo Renaissance: First New Oceanfront Project in Two Decades (May 20, 2025)
• Bloomberg News – Palm Beach Residents Fret Over New Condos (May 9, 2024) (via SFBJ)
• Avenue Magazine – Palm Beach Real Estate Has Never Been Hotter (Mar 4, 2024) (pricing context)
• OKO Group press release – Aman New York sale (2023) (brand pricing context)