From about $3.8M | Completion 2030-2031 (est.)
Great Gulf | West Palm Beach
The Residences at Mandarin Oriental, West Palm Beach
A new development by Great Gulf in North Flagler, West Palm Beach, Palm Beach County. Residences, pricing, the deposit schedule and what the developer is offering right now, with me on your side from the first visit to the sales gallery.
Envision your life at The Residences at Mandarin Oriental, West Palm Beach
A Safdie-designed Mandarin Oriental on 215 feet of Intracoastal frontage
You live on North Flagler Drive in West Palm Beach, on a 2.5-acre site with more than 215 feet of direct Intracoastal frontage. The 31-story tower is by Safdie Architects with Spina O'Rourke + Partners, and Studio Munge is designing the interiors for its 87 residences. Your home has two to four bedrooms and about 2,151 to 3,714 square feet, and beyond the tower plans there are two multi-level villas and a full-floor penthouse. Down by the water, a private Intracoastal beach club with cabanas, and boat slips. Up top, a rooftop lounge with an infinity pool, plus a ground-level pool and bar. A spa, fitness center, golf simulator, putting green, pickleball court, theater, pet spa and coworking complete the building. Construction is planned to start in late 2027.
- Private Intracoastal beach club with cabanas
- Rooftop lounge with infinity pool
- Ground-level pool and bar
- Spa and fitness center
- Golf simulator and putting green
- Pickleball court
- Theater
- Boat slips
Intracoastal views
01 The building
About The Residences at Mandarin Oriental, West Palm Beach
01
The area
The Residences at Mandarin Oriental, West Palm Beach is in North Flagler, West Palm Beach, in Palm Beach County. West Palm Beach is the Palm Beach County seat, on the mainland across the Lake Worth Lagoon from Palm Beach island, about 68 miles north of downtown Miami, with the Palm Beach airport (now Trump International, DJT) about 3 miles from downtown.
02
The location
The address is 5400 N Flagler Dr, West Palm Beach, FL 33407, in North Flagler. The site sits directly on the Intracoastal Waterway.
03
The residences
Great Gulf is building new development residences in a 31-story building with 87 residences, with 2 to 4 bedrooms, 2.5 to 5 bathrooms, 2,151 to 3,714 square feet, from about $3.8M. Estimated completion: 2030-2031 (est.). This guide lists 6 residence lines.
04
The details
31-story tower with more than 215 feet of direct Intracoastal frontage on North Flagler Drive. Private Intracoastal beach club, rooftop infinity pool, spa, golf simulator and boat slips. Sales launched February 2026. Construction start planned late 2027. Design team: Safdie Architects with Spina O'Rourke + Partners as architect of record; Studio Munge (interiors).
02 The incentives
What Great Gulf is offering
Great Gulf isn't publishing a specific offer for The Residences at Mandarin Oriental, West Palm Beach right now. Builders and developers often have room that never makes the website, and I ask for it.
Offers as shown on the developer's website on October 26, 2026. Offers change often, may require the preferred lender, and have conditions set by the developer. I confirm what applies before you sign anything.
03 The residences
Residences and pricing
Residences
| Residence | Beds | Baths | Sq ft | Starting price | Ask |
|---|---|---|---|---|---|
| Residence 03 (2 bed, floors 6-25) | 2 | 2.5 | 2,151 | On request | |
| Residence 04-U (2 bed + den, floors 19-25) | 2 | 2.5 | 2,471 | On request | |
| Residence 04-L (3 bed + den, floors 6-18) | 3 | 3.5 | 2,886 | On request | |
| Residence 02 (3 bed + den, floors 5-25) | 3 | 3.5 | 3,235 | On request | |
| Residence 01-L (3 bed + den, floors 5-18) | 3 | 4 | 3,297 | On request | |
| Residence 01-U (4 bed + den, floors 19-25) | 4 | 5 | 3,714 | On request |
Starting prices are the developer's published pricing before floor and view premiums, and the developer may change prices and release new lines at any time. Source: public listings and reporting, checked October 26, 2026. Confirm current figures before you visit.
04 The payment
What's a comfortable monthly payment for you?
Start with the payment that feels right, or with a home price, and see the whole picture: principal and interest, property taxes, insurance, mortgage insurance and HOA dues. Then see how a builder's rate buydown changes the first years.
Rate starts at the Freddie Mac weekly average for a 30-year fixed loan, 7.32% (15-year: 6.68%), as of October 22, 2026. It's a reference point, not a quote. Change it to anything you like.
Taxes, insurance and HOA
Starting values: a property tax of 1.6% of the price, a planning figure from Palm Beach County's 2025 total millage of about 15 to 21 mills after the homestead exemption (Palm Beach County Property Appraiser, tax year 2025). Home insurance of $4,000 a year, near Citizens' 2026 approved Palm Beach County average for a homeowners policy ($4,455) and adjusted for new construction with impact-rated windows and doors. HOA and CDD of $350 a month, near the middle of published Palm Beach new-community fees; Westlake adds its improvement district assessments. Private mortgage insurance usually runs $30 to $70 a month per $100,000 borrowed (Freddie Mac), so 0.60% sits in the middle. FHA uses 0.55% a year plus a 1.75% upfront premium (HUD). Flood insurance is extra where a lender requires it.
Homes up to about
$0
How a builder buydown works
Lower payments in the first years
With a temporary buydown, the builder pays money up front so your rate starts lower and steps up to the full rate. A 2-1 buydown starts two points lower in year one and one point lower in year two. A 1-0 buydown is one point lower for the first year. Here's what it does on the loan above.
| Year | Rate | Principal and interest |
|---|
For illustration only. These are estimates from the numbers you enter, not a loan estimate, a quote, an advertisement of credit terms or an offer to lend. Your rate, APR and payment depend on your credit, loan program, down payment, lender fees and the property, and taxes, insurance, flood coverage, HOA dues and CDD assessments vary by home, building and county. The Wulf Collaboration and Compass are not lenders. Talk with a licensed lender before you decide.
Before you visit a model or a sales gallery
The builder's team works for the builder
The sales team in the model home or the sales gallery is great at what they do, and their job is to sell the builder's homes or the developer's residences. Having your own agent costs you nothing extra in most cases, and it puts someone on your side for the decisions that matter most.
Most builders and developers need your agent with you, or registered, at your first visit. If you walk in on your own first, it can be hard to bring an agent in later. A quick text to 954-495-0767 before you go is all it takes.
Register you at the first visit
I set up the appointment, come with you, and make sure you're on record as my client.
Compare communities, homesites and floors
Lake and preserve premiums, which way the home or residence faces, what's planned next door, HOA and CDD fees and what they cover.
Work the builder's offer
Closing cost help, design credits, rate buydowns and deposit terms. I know what each builder and developer is offering this month and what's worth asking for.
Review the purchase agreement
Builder and developer contracts are written by the seller. We go through deposits and escrow, timelines, the 15-day review on a new condominium, and what happens if dates move.
Inspect during construction
An independent inspector before drywall and again before closing, so problems get fixed while they're easy to fix.
Walk the punch list with you
The final walkthrough, then the warranty list before your first year is up.
The Residences at Mandarin Oriental, West Palm Beach
See it in person with me
I'll set up a visit to The Residences at Mandarin Oriental, West Palm Beach, send you current pricing and what Great Gulf is offering, and make sure you're registered as my client from the first step.
Got it
I'll be in touch shortly with your hand-picked list.
One tip while you wait: if you visit a model home or a sales gallery before we talk, send me a quick text at 954-495-0767 first, so I'm registered with you.
Representative photo
Model home and sales gallery visits
See it in person, with me
Pick a community or a tower and a day. I'll set up the visit, meet you there and make sure you're registered as my client from the first step through the door.
