Pre-Construction · Fort Lauderdale
Ombelle
775 fully finished and furnished residences — studios to penthouses — by ODA New York. 300 NE 3rd Avenue, Flagler Village. Half a mile to the Brightline. Delivery 2027.
- 2
- Landmark towers
- 43
- Stories
- 775
- Residences
- 100K
- SF of amenities
- 1.4M
- SF building
- 2027
- Delivery
The vision
A statement of beauty in downtown Fort Lauderdale
Seven hundred and seventy-five residences. Two towers. Forty-three stories above 300 NE 3rd Avenue, at the centre of Flagler Village — the part of downtown Fort Lauderdale where, five years ago, the trains were still audible at night. Now, on a Saturday in March, that same block is a flat white at Laudy, a slow walk down to the New River, and back upstairs before the heat. ODA New York — the Manhattan architectural office founded by Eran Chen — designed the two towers to rotate past each other and join, ten floors up, on a deck of pools and a garden.
Buyers underestimate the stack here. Studios from the $400s; two-bedrooms from the high $900s; penthouses past three. ODA-furnished delivery on every floor. Equinox in the building. A sales desk inside Knight Frank’s 58-country network. Most pre-construction at this register sells the brand stack on a render and quietly thins it before delivery — the chef partnership shrinks to a logo, the lobby art becomes optional, the gym is no longer the gym you saw. Ombelle is delivering the stack as drawn. The rest of this page is the evidence.
Renderings
How it will live
Sky Deck — signature pool
Tower in skyline context
Living and dining
Sky Deck aerial
Residents bar
Pool deck
ODA-designed kitchen
Spa lobby
Yoga studio
Sanctuary spaRenderings courtesy of Dependable Equities and ODA New York. Used under "Unbranded Broker Assets" program.
The Building
The development team
In pre-construction, the question is not "what does the rendering look like" — it is "who delivers it." On Ombelle, the answers are clear.
Dependable Equities — Developer
Brooklyn-based developer that handles design, construction, and management in-house. Founded by Isaac Schlesinger and Simon Dushinsky (Rabsky Group). $4B in owned-and-managed real estate; over 2 million sqft under construction across New York and South Florida. Notable: HALO Long Island City, Rheingold Brooklyn, Bevel Queens. A history of completing the projects they begin.
ODA New York — Architecture, Interiors, Landscape
Founded 2007. ODA’s argument across fifteen years of residential work — HALO in Long Island City, Rheingold in Bushwick, Bevel in Queens — is that the apartment tower can stop apologizing for being one. Their buildings carve volume rather than fill it; outdoor space is structural, not leftover. On Ombelle, ODA owns architecture, interiors, and landscape — facade to faucet, one set of decisions.
Douglas Elliman Development Marketing — Sales
Through the Knight Frank Residential global alliance, Ombelle is marketed to audiences in 58 countries — an over $87B global new-development portfolio behind the project. For an international buyer, this is not a one-off Florida launch; it is plugged into a global pipeline.
The Residences
Studios to penthouses, all furnished, all by ODA
Every residence is delivered fully finished and furnished by ODA. The standard pre-construction path — closing day, then six to twelve months of fit-out and roughly $40–80K of additional cost on a studio before the unit is livable or rentable — does not apply here. The keys turn into a finished apartment, not a project. For a buyer downsizing from a Coral Ridge or Las Olas Isles house, it removes the harder question of which thirty years of furniture survive the move.
| Type | Interior size |
|---|---|
| Studio | 465 – 605 SF |
| 1 Bedroom | 553 – 916 SF |
| 1 Bedroom + Den | 676 – 865 SF |
| 2 Bedroom | 935 – 1,298 SF |
| 2 Bedroom + Den | 1,056 – 1,381 SF |
| 3 Bedroom | 1,299 – 1,648 SF |
| Penthouse (3 BR) | 2,289 – 2,831 SF |
| Penthouse (4 BR) | 2,494 – 2,618 SF |
What is included
- —ODA-curated furniture, lighting, and decor — turnkey delivery
- —10 ft ceilings throughout
- —Frameless glass terraces with downtown or ocean views
- —European oak or porcelain flooring (option at contract)
- —ODA-designed gourmet kitchens with timeless European oak cabinetry
- —Honed Calacatta porcelain slab countertops and backsplash
- —State-of-the-art integrated Smeg appliance package: induction cooktop, convection oven, speed oven, dishwasher
- —Floor-to-ceiling Italian porcelain by Moruzzi in primary bathrooms
- —Custom European-inspired vanities with natural stone tops, designed by ODA
- —Oversized soaking tubs along window walls in select residences
- —Smart-home technology with integrated speaker system, pre-wired for high-speed comms
Amenities
Roughly 100,000 sqft, four environments
100,000 square feet of amenity, sorted vertically. The Square at the street, The Commons through the working floors, The Sky Deck on the tenth, The Sanctuary higher still — Ombelle rewrites the day as a climb. Coffee at ground level, work mid-morning two floors up, a swim and the breeze deck by mid-afternoon, recovery at altitude before dinner. The horizontal resort spreads across acres; this one stacks the same programme into a section drawing. Each tier carries its own designer.
01
The Square
Ground-floor plaza. The neighbourhood’s living room — a chef-led restaurant, a market, a salon, on-site laundry. After twenty years of driving to a coffee shop and a hardware store and a friend’s house, the small things start to belong in the same building. The Wednesday evening you went down for one thing and stayed an hour because you ran into three people you know.
- Signature dining experience by a celebrated chef
- Cocktail bar for casual evenings or downtown nights
- Seasonal market for everyday conveniences
- Dedicated retail and boutique shoppes
- Hair and nail salon, laundry & dry cleaning
02
The Commons
An ODA-designed campus across the building’s working floors. Pickleball, golf simulator, screening room, music studio, and a co-working lounge built around the kind of broadband most boutique offices do not have.
- 15,000 SF residential lobby
- Two indoor pickleball courts
- Pro-golf simulator and multi-faceted gaming lounge
- Private resident club room and screening room
- Co-working lounge with two conference rooms, six private workstations, two podcast recording rooms
- Maker’s studio, music lounge, study library, children’s playroom
- Dog run and pet spa
03
The Sky Deck
Tenth floor. The breezeway is the move — an open-air slot cut clean through both towers at the height where sea breeze actually arrives, neither lobby-warm nor wind-whipped. A pool at each end, sunrise and sunset. A summer kitchen, a yoga lawn, a Zen Garden, and a Fort Lauderdale skyline that turns gold at six p.m. in February. The kind of deck where a Sunday lunch for six can run until the lights come on, and nobody asks where the car is parked.
- Sunrise and sunset pools overlooking downtown
- Dedicated poolside bar and private cabanas
- Outdoor sunset lounge with summer kitchen for grilling
- Open-air yoga lawn
- Tranquil meditation and Zen Garden
- Mini-golf course
04
The Sanctuary
Wellness floor. A 5,725 sqft fitness centre — gym, yoga and Pilates studios, an immersive studio, a boxing area, a private-training room. A spa with two treatment rooms, steam, sauna, an experiential shower. A private terrace with an outdoor sauna and two cold plunge pools — and a pet spa for the dog who is moving with you. Equinox Fort Lauderdale, when it opens in the podium, takes the rest of the load.
- 5,725 SF fitness center: gym, yoga, Pilates, private training, immersive studio
- Boxing area dedicated to strength and endurance
- Spa with two treatment rooms for holistic services
- Steam, sauna, experiential shower
- Private terrace with outdoor sauna and two cold plunge pools
Anchor
Future home of Equinox Fort Lauderdale
Ombelle will house the future Equinox Fort Lauderdale on its podium levels. Equinox here is not a sub-amenity — it is a brand-level decision that shifts both the lived experience and the resale narrative. The nearest equivalent — Equinox-anchored residential in a comparable downtown submarket — sits in Brickell or Hudson Yards. In Fort Lauderdale, this is the address.
Neighborhood
An urban sanctuary in Flagler Village
Five years ago this was a low-rise pocket of Downtown Fort Lauderdale held together by warehouses and the freight line. Now it is the city’s working creative district — the Riverwalk along the New River, Broward Center for the Performing Arts, Parker Playhouse, NSU Art Museum, all adjacent. Independent dining at Heritage, Mister O1, Hatch. Coffee at Circle House and Laudy. Monthly art walks at MASS Arts District; the FAT Village arts blocks two streets over. The risk in any neighbourhood at this stage is that the next wave of buildings flattens what made it interesting. Ombelle is the test case — a tower that argues with that pattern instead of repeating it.
Walkable downtown
Las Olas Boulevard’s restaurants and shopping are about a ten-minute walk south. The Riverwalk, Broward Center, Parker Playhouse, NSU Art Museum — all adjacent. The Thursday-evening test of a city is whether you can walk to dinner in linen, see something live, and be home by eleven. Here, you can. Independent dining: Heritage, Mister O1, Hatch. Coffee: Circle House, Laudy.
Brightline at half a mile
Fort Lauderdale’s Brightline station is roughly half a mile away — Miami in 30 minutes, Orlando in 3 hours, without airport security or transfers. For a US-based or commuter buyer, this is the most under-valued advantage in South Florida real estate today.
Air, port, and water access
Fort Lauderdale-Hollywood International is fifteen minutes by car. Port Everglades and Lauderdale Yacht Club, the same. The Intracoastal and Atlantic are directly accessible for boating; Fort Lauderdale Beach is minutes away. The building offers complimentary 5-mile-radius transit by Circuit.
Why through WMYW
A direct line to the development team — and an honest second opinion
You can buy at Ombelle from any FL-licensed broker. The reason to work with Viktoriia and WMYW is structural. The developer pays the commission; you pay nothing. We are paid the same whether you buy here, buy elsewhere, or do not buy at all. That is the only structure under which the honest answer — including "this is not the right unit for you" — costs us nothing to give. Representation is established at the start of the conversation — before unit lists, pricing detail, or developer introductions move from us to you — through a short written agreement on DocuSign. That is standard practice for pre-construction in Florida, and it is what allows us to do the work openly on your behalf with the developer from day one.
Direct relationship with the development team
Featured WMYW pre-construction relationship. Direct line to the sales gallery, early visibility on releases, and unit-by-unit guidance — not a queue ticket on a public form. We register your file with Douglas Elliman and the developer at the start of our work together, with a timestamp. From that point forward, every conversation with the sales team — pricing exceptions, floor-plan questions, deposit structure — moves through us, on your side of the table.
Unit-selection and floor-plan strategy
Inside any single line, three or four floor plans usually outperform the rest on resale. We work that view together with you against the unit availability list, not the marketing brochure.
Independent perspective on portfolio fit
If the right answer is "rent for two years and revisit", we will say it. If the right answer is two units in different lines for a couple, we will say that. We are advisors first, brokers second — and we are paid the same either way.
Post-close concierge through delivery and beyond
Closing coordination on delivery in 2027. FIRPTA, 1031, and entity structuring conversations with your CPA before contract signing. Lease-up strategy in the months around certificate of occupancy. Quarterly performance reporting if held as investment. Sale of an existing Florida home, homestead transfer, and the move-in itself if Ombelle is the next chapter rather than the next portfolio line. The relationship does not end at signing — it starts there.
This is not a transactional listing. This is a multi-year relationship that begins with a 30-minute conversation — and continues, three years from now, with a coffee on your own balcony to walk through the first year of HOA, taxes, and what the rental market is actually doing.
Investment thesis
The case, in four parts
Most pre-construction in South Florida fails one of four tests. Ombelle passes all four — and the math is not particularly close.
01
Comp arbitrage versus Brickell
Comparable branded product in Miami-Dade trades at 1.8 to 2.5 times Downtown Fort Lauderdale’s per-foot price. The FTL pipeline is rising through 2027–2028, but the spread is wide enough that the Studio and 1BR tier underwrites comfortably on resale — particularly now that Brickell entry has crossed a million.
02
Furnished delivery removes a hidden cost
Standard pre-construction at this tier costs $40–80K of post-closing fit-out on a Studio or 1BR — and six to twelve months before a unit is rentable. Ombelle removes both. For a buy-to-rent investor, day-one rentability is the difference between a vacant year and a producing year.
03
Buyer-friendly deposit schedule
The deposit schedule — 5/5/10/5/5, balance at closing — places thirty percent of capital across the construction period, with each tranche tied to a milestone the buyer can verify on site or via permit record. The reciprocity is structural: the developer earns the next tranche by hitting the next visible step. Capital and proof advance together. For an international buyer working a multi-year liquidity window, that ratchet matters more than the headline price.
04
Brightline, the demographic shift, and Flagler Village
Three tailwinds converge on this address. Brightline is rewiring how Floridians and Northeastern second-home buyers think about Fort Lauderdale — Miami in thirty minutes, Orlando in three hours, no airport friction. The migration out of high-tax states concentrates in this corridor. And Flagler Village is the only walkable creative district in downtown FTL.
Deposit timeline
How the capital schedule flows
Pre-construction in South Florida is often described as "20% down" — that is shorthand, not how Ombelle is structured. Deposits flow over the construction period, each step tied to a verifiable construction milestone.
- Step 15%At contract
- Step 25%90 days after contract
- Step 310%At groundbreaking
- Step 45%At pour of amenity deck
- Step 55%At top-off
- Step 6BalanceUpon closing
All deposits are held in escrow per Florida Statute 718.202. We walk every client through escrow protections, FIRPTA implications, and contract review before signing.
Frequently asked
What buyers usually ask in the first call
Can a foreign national buy at Ombelle?
Yes. There is no US citizenship or US residency requirement to purchase. We routinely work with international buyers and walk you through ITIN / EIN / entity-structure decisions before you sign.
Do I need to be in Florida to sign the contract?
No. Reservation and contract signing are typically handled remotely — DocuSign or e-sign workflow. You do not need to fly in for the paperwork. Many of our buyers have done the entire deposit cycle from outside the US.
Are deposits refundable?
Florida pre-construction deposits are governed by Florida Statute 718.202 — the first 10% is held in a separate escrow account and is generally protected. We review the specific contract escrow language and refund triggers with you line by line before signing.
What does "fully finished and furnished" actually include?
ODA-curated furniture, lighting, and basic decor across the entire residence, plus all kitchen appliances, smart-home wiring, and integrated audio. You walk in with a working home. Personal items, art, and any custom upgrades you select with the design consultation are separate.
Can I rent the residence out short-term?
Rental restrictions are governed by the condominium declaration. Ombelle’s declaration permits rentals subject to minimums (commonly 30 days at this product type) and association rules. We review the specific declaration language before closing — short-term rental strategy is usually doable but requires planning.
How does the 6% commission work for buyers?
The developer pays the full commission out of the unit price. As a buyer, you do not write a separate cheque for representation, and the price you pay is the same whether you walk into the sales gallery alone or come through a broker. What changes is who advocates for you on the other side of the negotiation. Buyer-side commission in Florida pre-construction attaches to the first registered contact between the buyer and the developer. Once a broker is registered to your file with Douglas Elliman — typically at the start of the engagement, on a short written agreement — the allocation is fixed. That is why we set up representation before sharing availability lists, floor-plan recommendations, or making developer introductions on your behalf: the registration is what allows us to negotiate, request exceptions, and protect your interests inside the developer's process from the first conversation onward.
What happens if construction is delayed?
Delays beyond a certain window typically trigger contract-defined rights — including, in some cases, the right to rescind. We pull the actual contract language before you sign and walk through scenarios. Ombelle’s developer has a strong delivery record on multi-million-sqft NYC product, which is the strongest signal we have on this question.
How do US taxes work for an international buyer?
Resale of US real property by a foreign person triggers FIRPTA withholding (15% of gross sale price by default, with reduced rates available). Holding structure choices (personal name vs. LLC vs. trust) materially affect estate tax exposure and ongoing reporting. We coordinate with your CPA — or refer one — before contract.
What if I want to visit the sales gallery on my own before deciding to engage you?
That is fine — and it is also the moment to know how Florida pre-construction works, because the consequence is structural rather than personal. The first registered contact between you and the developer is what allocates buyer-side representation for that unit. If you visit the gallery, sign the visitor log, and the sales team registers you against the property, that registration stands. We can still help you afterward in an advisory capacity, but we cannot be your representing broker on that purchase, and we cannot negotiate inside the developer's process on your behalf — that role is taken by whoever was on file first. Most clients prefer to engage representation before the first developer touch, then visit the gallery together. It costs nothing additional, the price of the unit is unchanged, and it is the only sequence that lets us actually work on your side from day one. If you have already visited Ombelle, tell us — we will be straight with you about whether we can still help and how.
Next step
Four ways to go deeper
Our recommended starting point is a private 30-minute briefing. If you prefer to read first or message Viktoriia directly, all four paths are listed below.
Private 30-minute briefing
A live conversation with Viktoriia: your goals, timeline, the live availability list at Ombelle, and an honest read on whether and which unit fits.
Developer materials
The official Ombelle rack brochure, fact sheet, and neighborhood map straight from the developer.
A statement of beauty arrives in downtown Fort Lauderdale.
Of the 775 — the right one for you, the wrong moment, or a different building entirely. By the winter of 2027, somebody is making coffee in that kitchen on the twenty-eighth floor, watching first light over the river. The thirty-minute conversation decides whether it is you.
Book the briefing+1 (754) 317-1121 · viktoriia@withmeyouwin.com
ORAL REPRESENTATIONS CANNOT BE RELIED UPON AS CORRECTLY STATING THE REPRESENTATIONS OF THE DEVELOPER. FOR CORRECT REPRESENTATIONS, MAKE REFERENCE TO THIS BROCHURE AND TO THE DOCUMENTS REQUIRED BY SECTION 718.503, FLORIDA STATUTES, TO BE FURNISHED BY A DEVELOPER TO A BUYER OR LESSEE. This page is not an offer to sell, or solicitation to buy, condominium units to residents of any jurisdiction where prohibited by law, and your eligibility for purchase will depend upon your state of residency. All sketches, renderings, plans, specifications, terms, conditions, and statements are proposed only and the developer reserves the right to modify, revise, or withdraw. All renderings shown are artist conceptual interpretations. Prices and deposit requirements are subject to change at any time and without notice. WMYW Global Advisory LLC is an independent advisory; Viktoriia Volynets is a Florida-licensed real estate sales associate (license #SL3474750) under LoKation Real Estate.