Biscayne 21 is coming down: EDITION Residences Miami Edgewater begins on the bay

After years of litigation over Biscayne 21, demolition has begun at 2121 North Bayshore Drive, the Edgewater waterfront site of the planned 55-story, 185-residence EDITION Residences Miami Edgewater.

You can see it from the path at Margaret Pace Park, looking north along Biscayne Bay: the old waterfront condominium at 2121 North Bayshore Drive is coming down. After years of litigation over Biscayne 21, Two Roads Development has started demolishing the building that occupies the site of EDITION Residences, Miami Edgewater, the planned 55-story tower on more than 800 linear feet of bay frontage, according to reports published November 12.

For a buyer who has been waiting on this address, or quietly comparing it with other Edgewater towers, that is the first change you can see from the park. The next questions are the practical ones: what the demolition permit actually allows, what is supposed to rise here, and when the keys are said to arrive.

Rendering courtesy of the developer.

Demolition has begun at Biscayne 21, the Edgewater condominium at 2121 North Bayshore Drive, for the planned 55-story, 185-residence EDITION Residences Miami Edgewater, according to reports published November 12, 2026. Miami-Dade County issued total-demolition permit 2026067492 on August 26, 2026, to TRD Biscayne LLC. Multi-Housing News reports a 2029 completion; Haute Residence’s project page does not publish a delivery year.

What is coming down, and what is supposed to rise

The site sits at 2121 North Bayshore Drive, near Margaret Pace Park, on a stretch of Edgewater shoreline along Biscayne Bay. Haute Residence’s project page, checked November 13, 2026, describes more than 800 linear feet of waterfront and a planned connection to the Miami Baywalk. Florida YIMBY reported on November 12 that demolition has begun at the existing Biscayne 21 condominium. Multi-Housing News, the same day, reported the same and described the property as a 3.5-acre site.

The tower planned for that waterfront is EDITION Residences, Miami Edgewater: 55 stories and 649 feet, with 185 residences, architecture by Bernardo Fort-Brescia of Arquitectonica, interiors by Studio Munge and landscape architecture by EDSA, according to the same project page. EDITION Hotels is listed as the operator. Those project facts match what Florida YIMBY and Multi-Housing News reported on November 12.

The legal path to this point was covered in our October 26 story on the Biscayne 21 settlement. Two Roads’ EDITION press page lists a September 1, 2026, release saying the firm reached and funded a settlement with Biscayne 21 owners, clearing a path for the site. Two Roads did not publish a settlement amount in that release. Florida YIMBY reported that the settlement was reached in September and that the dispute had begun in 2023.

Rendering courtesy of the developer.

The permit we can check ourselves

The demolition itself is something a buyer can verify in the public record, at least as far as the permit. Miami-Dade County’s building-permit open data, queried November 13, 2026, lists permit 2026067492 for 2121 Bayshore Drive. It was issued August 26, 2026. The application type is demolish, the detail is “TOTAL DEMO,” the owner of record is TRD Biscayne LLC, and the folio is 0132300340010. The city field on that county record is Miami. The listed contractor is Coastal Construction of Miami-Dade County. The same record shows an application date of August 9, 2023, which lines up with how long this site has been in dispute.

A demolition permit is not a building permit for the new tower. We did not find a permit for the 55-story building itself in the county record. The City of Miami’s issued-permit dataset, checked the same morning, also lists no 2026 demolition or new-tower permit at that folio, and 2026067492 does not appear there. That is a difference between the county and city systems, not a reason to doubt the county permit. The city’s records at the address show earlier, already finalized seawall, tree-removal and waterfront work, plus an older active permit for temporary toilets — none of which authorizes the EDITION tower.

Both November 12 reports say demolition has begun. The county dataset we queried this morning does not yet list a last inspection date on permit 2026067492. Open data can lag what is happening on the site, so we are not treating that blank field as a contradiction.

Rendering courtesy of the developer.

The bayfront life the tower is being built around

Once the old building is gone, the life being sold here is organized around the water. The October 2026 materials on Haute Residence’s project page describe a bayfront pool with cabanas, a lounge and a bar; a library and social lounges opening to garden terraces; a fitness center, yoga studio and spa; two pickleball courts and a multi-sport simulator; and six guest suites, a private dining room, a cinema and a planned on-site restaurant. Residences are described with semi-private elevator arrivals, private foyers, 10-foot ceilings, floor-to-ceiling glass, and kitchens with Sub-Zero and Wolf appliances, stone counters and a five-burner gas cooktop. That is the daily life a buyer should walk through in the plans, not only in the renderings: a morning on the bay, an afternoon at the pool, a dinner you do not have to host entirely inside your own kitchen.

Our inside look at EDITION Residences, Miami Edgewater goes through the October price guide and the amenity program in more detail. The full project facts are on the EDITION Residences, Miami Edgewater page.

Price, size and timing, where the records differ

On price, buyers should slow down and ask for a dated sheet. The October 2026 available-inventory guide on Haute Residence’s project page lists starting prices from $3.715 million, beginning with a Signature two-bedroom-plus-den layout, and lists four-bedroom Sky residences from $7.975 million. Two Roads’ public project page has previously advertised an overall entry price from $1.7 million. Our November 10 inside piece noted that the two sources describe different offerings, and that neither establishes that a residence at the lower figure is currently available.

On size and penthouses, the records also do not line up, so we are not printing a single reconciled range. The project page describes interiors of about 1,900 to 3,760 square feet and says two penthouses are described in the project materials. Florida YIMBY reported about 1,922 to 3,760 square feet, plus three tri-level penthouses with private rooftop pools and gardens. An earlier Two Roads project-page figure, cited in our October settlement story, was 1,952 to 3,864 square feet, also with three tri-level penthouses. Ask for the plan that belongs to the specific residence.

On timing, Multi-Housing News reported that the project is slated for completion in 2029. That year does not appear on Haute Residence’s project page, which still lists the status as pre-construction and tells readers to request the latest delivery timing. As of October 30, our building-hub post also said Two Roads had not published a completion year on its project or press pages. We are treating 2029 as Multi-Housing News’s reported figure, not as a date confirmed from the developer’s materials. A buyer should work from the completion language in the purchase agreement.

What to watch next on the bay

For now, the site has a settlement behind it, an issued county demolition permit, and, according to this week’s reports, demolition under way. The next proof to watch for is a building permit for the tower itself. When that permit appears in the public record, we will update this page with its number and date. Until then, the documents worth requesting are the current price sheet, the prospectus, the deposit schedule and the completion terms in the contract. Full project details are on the EDITION Residences, Miami Edgewater page.

Sources

• Florida YIMBY, “Demolition Begins At Site Of 649-Foot EDITION Residences In Miami’s Edgewater,” Nov. 12, 2026 (demolition underway at 2121 North Bayshore Drive; 55 stories, 649 feet, 185 residences; Arquitectonica, Studio Munge, EDSA; settlement in September; total-demolition permit 2026067492 issued Aug. 26, 2026) — https://floridayimby.com/2026/11/demolition-begins-at-site-of-649-foot-edition-residences-in-miamis-edgewater.html
• Multi-Housing News, “Two Roads Starts Work on Miami Condo Tower After Yearslong Delay,” Nov. 12, 2026 (demolition begun; 55 stories, 185 residences; 3.5-acre site; completion slated for 2029; out-of-court settlement in September) — https://www.multihousingnews.com/two-roads-starts-work-on-miami-condo-tower-after-yearslong-delay/
• Miami-Dade County, Building Permits Issued (open data, MDPublisher), permit 2026067492, queried Nov. 13, 2026: issued Aug. 26, 2026; application type DEMOLISH; detail TOTAL DEMO; owner TRD BISCAYNE LLC; address 2121 BAYSHORE DR; folio 0132300340010; application date Aug. 9, 2023; contractor Coastal Construction of Miami-Dade County — https://services.arcgis.com/8Pc9XBTAsYuxx9Ny/arcgis/rest/services/miamidade_permit_data/FeatureServer/0
• City of Miami, Building Permits Since 2014 (open data), folio 132300340010 / 2121 N Bayshore Drive, checked Nov. 13, 2026: no 2026 demolition or new-tower permit; permit 2026067492 not in this dataset — https://services1.arcgis.com/CvuPhqcTQpZPT9qY/arcgis/rest/services/Building_Permits_Since_2014/FeatureServer/0
• Haute Residence, EDITION Residences Miami Edgewater project page (October 2026 pricing and materials; page text reviewed Nov. 9, 2026; checked Nov. 13, 2026): https://www.hauteresidence.com/edition-residences-miami-edgewater/
• Haute Residence, “EDITION Residences, Miami Edgewater: Two Roads Settles With Biscayne 21 Owners,” Oct. 26, 2026 (updated Nov. 7, 2026): https://www.hauteresidence.com/news/edition-residences-miami-edgewater-two-roads-settles-with-biscayne-21-owners/
• Haute Residence, “Inside EDITION Residences, Miami Edgewater,” Nov. 10, 2026: https://www.hauteresidence.com/news/inside-edition-residences-miami-edgewater-design-amenities-pricing/

Frequently asked questions

Has demolition started at EDITION Residences Miami Edgewater?

Florida YIMBY and Multi-Housing News both reported on November 12, 2026, that demolition has begun at Biscayne 21, the existing condominium at 2121 North Bayshore Drive. Miami-Dade County issued total-demolition permit 2026067492 for the site on August 26, 2026. The county dataset we queried on November 13 did not yet list a last inspection date on that permit.

What does the demolition permit allow?

Miami-Dade County permit 2026067492 is a commercial total-demolition permit for 2121 Bayshore Drive, issued August 26, 2026, to TRD Biscayne LLC. It is not a building permit for the new 55-story tower. We did not find a new-tower permit in the county record or in the City of Miami’s issued-permit dataset on November 13, 2026.

What will be built on the site?

EDITION Residences, Miami Edgewater, a planned 55-story, 649-foot tower with 185 residences, designed by Bernardo Fort-Brescia of Arquitectonica with interiors by Studio Munge, per Haute Residence’s project page, checked November 13, 2026. EDITION Hotels is listed as the operator.

When will EDITION Residences Miami Edgewater be completed?

Multi-Housing News reported on November 12, 2026, that the project is slated for completion in 2029. Haute Residence’s project page does not publish a delivery year and still lists the project as pre-construction. Ask for the completion terms in the purchase agreement.

What are the listed prices?

The October 2026 available-inventory guide on Haute Residence’s project page lists starting prices from $3.715 million. Two Roads’ public project page has previously advertised residences from $1.7 million. Those figures describe different published offerings; request a current, residence-specific price sheet.

How is this different from The Residences at the Miami Beach EDITION?

They are different buildings. EDITION Residences, Miami Edgewater, is the planned tower at 2121 North Bayshore Drive. The Residences at the Miami Beach EDITION are the delivered 2014 residences on Collins Avenue.