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Downtown Boca Raton
85 branded residences within Via Mizner, connected by sky bridge to the Mandarin Oriental Hotel. Completed 2023.
The Building
The Mandarin Oriental Residences in Boca Raton is a twelve-story, 85-residence hotel-branded building completed in 2023. Penn-Florida Companies developed it and SB Architects designed it. Two things define the building. The first is its brand and services. The building is managed to Mandarin Oriental standards, and residents have access to the hotel’s services and amenities. The second is its position and age. Completed in 2023 and set near Mizner Park in central Boca Raton, it pairs current construction with a walkable location.
| Address | 105 E Camino Real Boca Raton, FL 33432 |
|---|---|
| Developer | Penn-Florida Companies |
| Architect | SB Architects |
| Year Built | 2023 |
| Floors | 12 |
| Residences | 85 |
| Size Range | 2,019 to 8,800 SF |
| Ceilings | 10′ to 12.2′ |
| Bedrooms | 1 to 4+ |
| Club Membership | Via Mizner Golf & City Club (mandatory) |
The residences are offered across the following layouts.
Side by side
Market data is pulled live from the MLS on a trailing twelve-month basis, across all property types. Building details below are reference.
View All Luxury Condos →Common Questions
A secured sky bridge connects the residences to the adjacent Mandarin Oriental hotel. Through it, owners can order in-residence dining from the hotel’s restaurants, book spa treatments and reach the 24-hour concierge. The building also provides valet parking, daily housekeeping and 24-hour security. Owners are enrolled in Mandarin Oriental’s owner recognition program, which offers benefits at the brand’s hotels under the program’s current terms. The service arrangement is the main difference from other Boca Raton condominiums at this price.
Yes. All unit owners must hold membership in Via Mizner Golf & City Club. The club includes an 18-hole Jack Nicklaus Signature golf course, Har-Tru tennis courts, multiple dining venues, a members-only clubhouse, wine tasting rooms, and a kids club. Both a one-time initiation fee and monthly dues apply, billed entirely separately from the condominium HOA assessment.
Buyers should request the current fee schedule directly from the club, as initiation fees and dues vary by membership category and change periodically. The combined monthly obligation of HOA plus club dues is materially higher than non-club Boca Raton buildings at comparable price points, and this cost should be modeled before making an offer.
Residences run from one-bedrooms (2,019 to 2,376 SF) through two-bedrooms (2,569 to 3,068 SF) and three-bedrooms (3,381 to 4,154 SF) to penthouses (7,000 to 8,800 SF), with pricing rising through each tier; see the market data above, which reads live from the MLS. Standard residences have 10-foot ceilings; penthouses on the 12th floor have 12.2-foot ceilings.
The one-bedroom square footage is notably large for the bedroom count, which suggests the measurement may include terrace area or that the layout includes a den or flex room. Buyers comparing price per square foot across buildings should confirm whether quoted figures reflect interior living area only or total area inclusive of terraces.
These are the three most compared options in Boca Raton at this level, and each involves a distinct trade-off. 1000 Ocean is direct oceanfront with no mandatory club, making it the simplest ownership structure and lowest total carrying cost. Alina is a newer downtown building with strong finishes, also without a club obligation.
Mandarin Oriental is the only option combining hotel-branded services, in-residence dining, a full-service spa, and a Jack Nicklaus golf course in a single ownership package. The trade-off: it is not on the water, and the mandatory club makes total monthly carrying costs the highest of the three. The right choice depends on whether a buyer’s priority is direct ocean frontage, total cost of ownership, or the depth of the service and club infrastructure.
No. The building is in downtown Boca Raton at 105 East Camino Real, approximately five minutes by car from the beach. It sits within the Via Mizner development, not on the coast.
East-facing upper floor residences have water views over the lower-rise district between the building and the ocean. The golf course is visible from south and west-facing units, and north-facing units overlook the downtown skyline and Mizner Park. Buyers who require direct beach access should also evaluate 1000 Ocean, which is the primary oceanfront new-construction alternative in Boca Raton.
Ownership at Mandarin Oriental involves three separate costs: the condominium association assessment, Via Mizner Golf & City Club initiation and monthly dues, and Palm Beach County property taxes. The association fee covers building insurance, common area maintenance and building staff. Club costs are billed separately and include a one-time initiation and monthly dues. Non-homestead units are reassessed each year, with a 10 percent cap on increases that does not apply to school taxes. Owners who establish Florida homestead get the Save Our Homes cap, which limits annual increases in assessed value to 3 percent or CPI, whichever is lower. Over a long hold, that cap can produce meaningful tax savings.
A branded residence is a private condominium that operates under a license or management agreement with a hotel brand. At Mandarin Oriental, owners hold standard fee simple condominium title. The hotel operator provides services to residents (concierge, dining, spa, housekeeping) under the terms of that agreement, not as a right of ownership.
The practical implication: the service level, the Mandarin Oriental name, and the global recognition program all depend on the management agreement remaining in effect. Buyers should review the agreement’s term, renewal provisions, and termination triggers as part of due diligence. If the agreement were to expire or terminate, the services and brand affiliation could be discontinued.
Completed in 2023, the building was built to the Florida Building Code in force at the time. Its first milestone structural inspection is not due until about 2048. Under SB 4-D the association must fund structural reserves, and the current reserve study should show that it does. This is an advantage over older Boca Raton buildings, where associations face earlier inspections and possible special assessments to bring reserves into line. Buyers should still request the current reserve study and master insurance declarations page as standard due diligence.
The mandatory Via Mizner membership narrows the buyer pool compared to buildings without a club obligation. Any purchaser must accept the initiation fee and ongoing dues, and must value (or at least accept) the golf, tennis, and dining components. Buyers seeking only a condominium with the lowest possible carrying cost will look elsewhere.
The counterbalancing factor is that the club requirement tends to attract owners with long-term hold intentions rather than speculative buyers. This contributes to a more stable ownership base within the building’s 85 units, and fewer competing resale listings at any given time can offset the narrower demand pool.
The building permits leasing subject to restrictions in the declaration of condominium. Branded residences typically impose minimum lease terms and limits on leasing frequency to maintain a permanent-resident character and to avoid creating competition with the adjacent hotel’s room inventory.
All tenants are subject to association approval. Buyers who intend to lease their unit, even occasionally, should request the current leasing provisions and any hotel-related restrictions from the declaration before committing to a purchase. Short-term and seasonal rentals are generally not permitted in branded residence buildings.
The developer’s standard specification covers the finishes. Kitchens have Italian cabinetry, stone waterfall islands, and Wolf and Sub-Zero appliances. Bathrooms have Waterworks fixtures. Every residence has a private elevator foyer, smart-home pre-wiring and a terrace with a summer kitchen. Penthouses may differ. Buyers evaluating resale units should check whether the original finishes remain or the unit has been renovated, since this affects both the price per square foot and the capital needed after closing.
At minimum: the declaration of condominium and all amendments, the association’s current budget and most recent audited financials, the structural reserve study (confirming SB 4-D compliance), the master insurance declarations page, and the association’s rules covering pets, leasing, and renovation policies. Separately, request the Mandarin Oriental hotel management agreement and the Via Mizner Golf & City Club membership agreement and current fee schedule.
For resale units, the seller’s disclosure and any original closing inspection reports are also relevant. The hotel management agreement is the single most important document unique to this building, because the entire service proposition depends on it remaining in force. We can advise on which documents are most critical for your specific situation.
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