Luxury condo buyers in Kakaʻako and Ala Moana are entering 2026 with a more intentional and lifestyle-driven approach. Purchasing decisions are no longer based solely on finishes or views, but on how a residence supports health, wellness, comfort, and long-term quality of life.

Across Kakaʻako and Ala Moana, one trend stands out as a clear priority: resort-style living designed around lifestyle and wellness has become central to how buyers evaluate luxury condos.

Resort-Style Amenities Focused on Health, Wellness, and Daily Living

Resort-style amenities have become one of the most influential factors for buyers evaluating luxury condos in Kakaʻako and Ala Moana, particularly when they are designed for everyday, consistent use.

Today's luxury condo buyers are seeking buildings that function as private wellness retreats, offering spaces that support movement, recovery, and balance without leaving home.

Highly sought-after amenities include professionally designed fitness centers with ample space for strength training and movement, dedicated yoga or Pilates studios, and spa-style wellness facilities featuring saunas, steam rooms, cold plunges, and dedicated massage rooms. Massage machines and recovery-focused equipment are also increasingly valued when they are designed to support regular use.

Resort-style pools with lap lanes, shaded lounge areas, and thoughtfully landscaped outdoor spaces further enhance the appeal. For many buyers, these wellness-focused amenities are no longer viewed as optional luxuries — they are a core component of luxury condo living in Hawaiʻi.

Residences That Feel Light-Filled, Open, and Connected to the Outdoors

Within the residence itself, luxury condo buyers are prioritizing homes that feel expansive, calming, and connected to the outside world.

Key residential features buyers consistently value include abundant natural light throughout the day, expansive views that create a strong visual connection to the ocean, city, or surrounding landscape, and high ceilings that enhance openness and airflow. Wood flooring and natural material selections help create warmth, ease, and a sense of comfort that supports daily living.

Together, these elements contribute to interiors that feel restorative rather than formal — spaces that support everyday life while still feeling refined.

Privacy, Security, and a Sense of Retreat

As amenity offerings expand, privacy and discretion have become increasingly important to luxury condo buyers.

Common priorities include lower-density buildings or fewer residences per floor, staffed lobbies, and controlled access points. Private or semi-private elevator access and thoughtful separation between residential areas and high-traffic amenity spaces also factor heavily into decision-making.

Buyers want the experience of a private retreat, even within vibrant urban neighborhoods like Kakaʻako and Ala Moana.

Long-Term Building Quality and Management

Beyond lifestyle and design, sophisticated buyers are paying closer attention to the fundamentals that affect long-term value.

These considerations often include construction quality and materials, HOA financial health and reserve planning, ongoing maintenance standards, and developer reputation and track record.

Well-managed luxury condos in Kakaʻako and Ala Moana tend to retain desirability over time, particularly as buyers become more informed and selective.

Locations That Support Everyday Lifestyle Rhythms

Rather than choosing a location based solely on prestige, buyers are increasingly focused on how a neighborhood supports their daily routines.

In Kakaʻako and Ala Moana, this often means walkable access to dining, coffee, and everyday conveniences, proximity to parks and oceanfront paths, and ease of movement around town. A balance between energy, convenience, and tranquility has become an important factor.

Luxury living is increasingly defined by how seamlessly a home integrates into daily life.

A New Definition of Luxury Condo Living

Luxury condo buyers in Kakaʻako and Ala Moana are redefining what luxury means in 2026. The focus has shifted from surface-level features to holistic lifestyle support, with wellness-driven, resort-style amenities leading the way.

Understanding these priorities requires more than comparing listings. It requires insight into how buildings function day to day, how amenities are truly used, and how residences support long-term wellbeing.

Considering a Luxury Condo in Kakaʻako or Ala Moana?

Luxury condo living in Kakaʻako and Ala Moana varies meaningfully from building to building. Floor plans, views, amenity quality, HOA structures, and long-term livability can differ in ways that are not always obvious online.

If you are exploring a purchase and want insight tailored to your lifestyle priorities — including wellness-focused amenities, privacy, views, or long-term value — I am always happy to be a resource.

You are welcome to reach out with questions, request building-specific guidance, or discuss what you are looking for in your next residence.

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Your Top Hawaiʻi Luxury Condo Specialist

Lucy Heath

Lucy Heath is a Real Estate Advisor at Compass and the founder of Luxury Condos Hawaiʻi, recognized for her expertise in refined condominium living in Kakaʻako and Ala Moana. She has lived in Ward Village for over six years, witnessing its transformation from the earliest stages of development into one of Honolulu's most sought-after neighborhoods.

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Your Essential Guide to Buying a Condo in Kakaʻako

Kakaʻako, a vibrant district in Honolulu between Waikiki and downtown, has rapidly transformed into a hotspot for luxury high-rise condos over the past decade. It’s known for its urban island lifestyle – think sleek modern condos, trendy cafes and boutiques, art murals, and proximity to Ala Moana Beach Park. International buyers, especially from Japan and Korea, are drawn to Kakaʻako’s reputation as a safe investment and high-quality living environment. In fact, foreign and mainland U.S. buyers accounted for about one-third of Kakaʻako condo purchases in 2022, as the share of overseas buyers has been rising while local buyer share declines. Japanese buyers in particular have shown a strong preference for Kakaʻako condos, more so than in other parts of Oʻahu. The neighborhood’s blend of Hawaiian charm and modern amenities – plus conveniences like Japanese-speaking staff in some businesses and signage catering to Asian visitors – makes it comfortable for overseas investors and expatriates.

Understanding the Hawaiʻi Buying Process

International buyers will be pleased to know that Hawaiʻi imposes no restrictions on foreign property ownership – you can buy fee-simple real estate in Kakaʻako just like a local would. The purchasing process involves familiar steps (offer, contract, escrow, title transfer), but it’s crucial to work with a local Realtor experienced in international transactions. They can guide you through nuances like currency transfers and recommend bilingual attorneys or escrow officers if needed. Most foreign buyers in Hawaiʻi pay cash or make substantial down payments, but financing is available: some U.S. banks offer loans to non-residents (policies vary, so shop around). Be prepared to provide documentation for funds and identification; if you’re not a U.S. citizen, you may need to obtain a Tax ID (ITIN) for tax purposes. The escrow process usually spans 30–60 days, and closing costs will include title insurance, registration fees, and sometimes additional withholding taxes if you sell in the future (HARPTA 7.25% state and FIRPTA 15% federal are withheld from foreign sellers’ proceeds) – though those apply at selling time, not purchase.

Tip: Have a local bank account ready to facilitate transactions like deposit transfers, and plan for currency exchange fluctuations. Many Japanese and Korean buyers find it helpful to work with agents who speak their language or have translated materials. For example, some new condo sales offices in Honolulu provide brochures and contracts in Japanese given the significant interest from Japan.

Condo Lifestyle and Amenities in Kakaʻako

One of Kakaʻako’s biggest draws is the resort-like condo lifestyle. Luxury condominium towers here offer extensive amenities – infinity pools, state-of-the-art fitness centers, private movie theaters, spa facilities, and 24/7 concierge services – delivering a high level of comfort and security. These perks come with a price (which we discuss in the HOA section below), but they create a “lock-and-leave” convenience ideal for international owners who might not live in Hawaiʻi year-round. You can enjoy hotel-like services and rest assured your property is looked after when you’re away. The units themselves boast high-end finishes: floor-to-ceiling windows to soak in ocean views, gourmet kitchens, smart home systems, and oftentimes spacious lanais (balconies) for indoor-outdoor living – a must for appreciating Hawaiʻi’s climate. Notably, many newer Kakaʻako condos (e.g. those in Ward Village) are pet-friendly and family-friendly, and the community features pedestrian-friendly streets and parks.

Cultural Comfort: Kakaʻako’s surroundings add to the appeal for foreign buyers. Ala Moana Center (Hawaiʻi’s largest shopping mall) is next door, featuring luxury boutiques and restaurants popular with Japanese and Korean clientele. The neighborhood also hosts events like the weekly farmers market and art festivals, and it’s common to hear Japanese or Korean spoken in the area. All these factors give international buyers a sense of familiarity and welcome. It’s no surprise that Honolulu is considered one of the most stable real estate markets globally, often seen as a safe haven investment – which adds peace of mind when buying a condo in Kakaʻako.

Key Considerations for Overseas Buyers

• Legal and Tax Guidance: Ensure you understand U.S. and Hawaiʻi tax obligations. While owning doesn’t require any special visa, you should consult a tax advisor about managing rental income (if you rent out your condo) and plan for eventual resale taxes (like FIRPTA/HARPTA). Using a Hawaiʻi CPA who has experience with international clients is wise.
• Financing vs. Cash: If you need a mortgage, get pre-qualified early. Some lenders specialize in foreign national loans. Keep in mind interest rates and requirements may differ (e.g. larger down payments). Many overseas buyers opt to pay cash to make their offers more competitive and simplify the process.
• Exchange Rates and Funds Transfer: Timing your purchase when your home currency is favorable against the U.S. dollar can save you a lot. Work with your bank on safe, efficient transfer of large sums (via wire transfer) and be mindful of international transfer fees.
• Property Management: If you won’t reside in the condo full-time, consider hiring a local property manager or asking your real estate agent about services to check on the unit, maintain it, or even rent it out long-term. Hawaiʻi has professional property management companies that can handle everything from cleaning to finding tenants (note: short-term vacation rentals under 30 days are generally not allowed in Honolulu condos, so focus on long-term rental if that’s in your plan).
• Integration and Community: Kakaʻako has a diverse mix of residents including locals, mainland transplants, and other international owners. Don’t hesitate to introduce yourself to the building’s staff and community – many buildings host resident events or have social groups which can help you feel at home. If language is a barrier, you might connect with local associations (there are Japanese business groups, Korean community centers, etc., in Honolulu).

Finally, always conduct thorough due diligence. Read the condo association documents (your agent will provide these during escrow). These will outline important rules – for example, some buildings have restrictions on remodeling, or have specific quiet hours – and will include financial statements showing the building’s reserves and any planned projects. As an overseas buyer, you want a building with a healthy association to avoid surprise special assessments. If you can’t be present in person, consider hiring a local attorney or trusted representative to review documents on your behalf. A little extra homework upfront goes a long way to ensure your Hawaiʻi condo purchase is smooth and rewarding.

Conclusion: Welcome to Your Island Home

Buying a condo in Kakaʻako is an exciting venture for international buyers seeking luxury and stability. With proper guidance and understanding of the process, you can smoothly navigate everything from financing to cultural differences. As a result, you’ll join a community of discerning owners enjoying paradise living with metropolitan convenience. Whether you plan to spend summers in Hawaiʻi, make it a second home, or invest for the long term, Kakaʻako’s condos offer tremendous value and lifestyle appeal. Ready to explore your options? Reach out to our experienced team for a personalized consultation. We are well versed in assisting Japanese, Korean, and mainland U.S. buyers and are happy to answer any questions. Let us help you turn the dream of Hawaiʻi homeownership into reality – contact us today to get started on your Kakaʻako condo journey!

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Your Top Hawaii Luxury Condo Specialist

Lucy Heath

Lucy Heath is a Real Estate Advisor at Compass and the founder of Luxury Condos Hawaiʻi, recognized for her expertise in refined condominium living in Kakaʻako and Ala Moana.

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Welcome to Kakaʻako

Kakaʻako stands as a testament to Honolulu's evolution—a neighborhood where the rich tapestry of Hawaiian history seamlessly intertwines with modern urban living. Once a thriving Native Hawaiian community known for its fishing villages and salt ponds, Kakaʻako has transformed into a vibrant district that embodies the spirit of innovation while honoring its storied past.

A Glimpse into History

Before it became Honolulu’s fastest-growing urban neighborhood, Kakaʻako was a vital hub for Native Hawaiian communities. This once coastal plain was home to fishponds, salt beds, and extensive wetlands. Its shoreline provided an abundance of marine life, and families lived sustainably off the land and sea.

In the 19th century, Kakaʻako evolved into a working-class neighborhood with an industrial identity—filled with warehouses, auto shops, and small businesses. Despite its utilitarian look, it maintained a strong sense of community, becoming a melting pot of cultures and traditions. By the mid-20th century, it housed many immigrant families who worked at the nearby piers, factories, and docks.

In recent decades, Kakaʻako’s location between Downtown and Ala Moana attracted major interest from developers. With careful planning and community consultation, new life has been brought into the area—preserving elements of its heritage while introducing bold architecture, public art, green space, and modern living. Today, it’s a thriving model for sustainable, urban-island living.

Modern-Day Kakaʻako

Today, Kakaʻako is a microcosm of Honolulu's dynamic lifestyle. Its streets are adorned with colorful murals from the annual POW! WOW! Hawaiʻi festival, reflecting a commitment to fostering creativity and public art. The neighborhood pulses with energy, offering residents and visitors an eclectic mix of:

• Culinary Delights: From gourmet restaurants to trendy cafés, Kakaʻako is a food lover's paradise. Establishments like Moku Kitchen and Highway Inn pay homage to local flavors, while innovative eateries introduce global cuisines.
• Boutique Shopping: Independent retailers and artisans have found a home in Kakaʻako, offering unique fashion, art, and home décor items that you won't find elsewhere.
• Health and Wellness: Yoga studios, fitness centers, and wellness workshops are interspersed throughout the neighborhood, promoting a holistic approach to urban living.
• Community Events: Regular farmers' markets, art walks, and music festivals foster a strong sense of community, making it easy for newcomers to feel at home.

Living in Kakaʻako means immersing yourself in a lifestyle that balances the excitement of city living with the tranquility of coastal life. Morning jogs along the waterfront, afternoons exploring art galleries, and evenings enjoying live music under the stars become part of the everyday experience.

Why Invest in Kakaʻako?

Investing in Kakaʻako is not merely about acquiring property; it's about becoming part of a visionary community that represents the future of Honolulu. Here are compelling reasons why Kakaʻako stands out as a prime investment opportunity:

Strategic Location

Nestled between Downtown Honolulu and the iconic Waikīkī Beach, Kakaʻako offers unparalleled access to the city's key attractions and business centers. The neighborhood's proximity to major thoroughfares and public transportation hubs ensures that residents can navigate the island with ease.

Master-Planned Excellence

Kakaʻako's development is guided by comprehensive master plans that prioritize sustainability, aesthetics, and community engagement. These plans ensure a harmonious blend of residential, commercial, and recreational spaces, creating an environment where residents can live, work, and play without leaving the neighborhood.

Diverse Residential Options

Whether you're seeking a luxury penthouse with panoramic ocean views or a chic studio in the heart of the action, Kakaʻako's real estate portfolio caters to a wide range of preferences and budgets. The variety of architectural styles and building amenities means that every investor can find a property that aligns with their vision.

Cultural and Recreational Amenities

Kakaʻako is not just about beautiful residences; it's about offering a rich tapestry of experiences. The neighborhood boasts:

• SALT at Our Kakaʻako: A dynamic retail and dining complex that serves as a gathering place for the community, showcasing local businesses and eateries.
• Kakaʻako Waterfront Park: A sprawling green space offering panoramic ocean views, picnic areas, and pathways for walking and cycling.
• Art and Innovation: The neighborhood's commitment to the arts is evident in its numerous galleries, performance spaces, and tech incubators, fostering a culture of creativity and entrepreneurship.

Robust Investment Potential

The continuous development and rising demand for housing in Kakaʻako signal strong appreciation potential. As the neighborhood cements its reputation as Honolulu's premier urban enclave, property values are poised to reflect its desirability.

Exploring Kakaʻako's Residential Landscape

Kakaʻako's skyline is a testament to thoughtful urban planning, featuring an array of residential towers that cater to diverse lifestyles. Below is an expanded overview of notable condominium projects, offering insights into their unique features and investment potential.

Ward Village: A Masterpiece of Urban Design

Ward Village, developed by the Howard Hughes Corporation, epitomizes the pinnacle of master-planned communities. Spanning over 60 acres, this LEED-ND Platinum-Certified neighborhood seamlessly integrates luxury residences with curated retail, dining, and entertainment options.

✨ Featured Luxury Buildings

ʻIlima (Coming Soon)

Position: Front row
Total Homes: 242
Key Highlights:
Exclusive Membership Program
Resident-only restaurant
Partnership with Discovery Land Company
Full concierge service
15,000+ SF indoor and 41,000+ SF outdoor amenities
Set to become Oʻahu’s most prestigious condo residence

Melia (Coming Soon)

Position: Front row
Total Homes: 148
Highlights:
Owners may purchase ʻIlima membership
50,000+ SF indoor amenities
World-class restaurant space

Victoria Place (Completed)

Position: Front row
Total Homes: 350
Designed For: Privacy, tranquility, and low-density living
Amenities:
Infinity-edge pool, spa, library, ocean-view lounge
Private club rooms and guest suites
Pricing:
1-Bed (~900 sq ft): $1.4M+
2-Bed (~1,400 sq ft): $1.9M+
3-Bed (~2,000 sq ft): $4M+

Kalae (Under Construction – Q3 2027)

Position: Front row
Total Homes: 330
Design: Solomon Cordwell Buenz
Unique Feature: Expansive outdoor courtyards and greenery
Pricing:
1-Bed: $1.5M+
2-Bed: $2.5M+
3-Bed: $3.5M+

Launiu (Coming Soon – Late 2028)

Position: Front row
Total Homes: 697
Design: Island-inspired, modern, luxury living
Pricing:
Studio (~400 sq ft): $720K+
1-Bed (~800 sq ft): $1M+
2-Bed (~1,000 sq ft): $1.8M+
3-Bed (~1,300 sq ft): $3.5M+

Waiea (Completed: 2016)

Architectural Marvel: Designed by James K.M. Cheng, Waiea's undulating glass façade is inspired by the play of light on water, setting a new standard for luxury in Honolulu.
Exclusive Amenities: Residents enjoy access to an infinity-edge pool, spa, theater, and concierge services.
Residences: Spacious units with high ceilings, Miele appliances, and opulent finishes.
Investment Insight: As one of the first towers completed in Ward Village, Waiea has established itself as a premier address, with property values reflecting its exclusivity.
Total Homes: 174
Unique Feature: Curved glass design & panoramic views
Luxury Amenities: Spa, sauna, chef’s kitchen, theater room, sunset bar
Pricing:
1-Bed (~1,000 sq ft): $2M+
5-Bed (~7,200 sq ft): $13M+

Anaha (Completed: 2017)

Distinctive Design: Anaha's stacked glass exterior, designed by Solomon Cordwell Buenz, creates a dynamic presence in the Honolulu skyline.
Unparalleled Amenities: Features include a glass-bottom pool extending over the building's edge, a tennis court, and a state-of-the-art fitness center.
Residences: A mix of studios to three-bedroom units, all boasting hardwood flooring and top-tier appliances.
Investment Insight: Anaha's innovative design and comprehensive amenities make it a sought-after property with strong rental demand.
Position: Second row
Notable Feature: Glass-bottomed pool, large floor plans
Restaurants on site: Merriman’s, Istanbul, Han no Daidokoro
Pricing:
Studio (~450 sq ft): $760K+
3-Bed (~1,900 sq ft): $2.7M+

The Park (Under Construction – June 2026)

Position: Second row
Vibe: Park-side living with a fitness + social lifestyle
Pricing:
Studio (~450 sq ft): $700K+
3-Bed (~1,500 sq ft): $2.5M+

Kōʻula (Completed: 2022)

Nature-Inspired Design: Architect Jeanne Gang drew inspiration from Hawaiʻi's native red sugarcane, resulting in a building that harmonizes with
Design: Studio Gang
Unique Feature: Seamless access to Victoria Ward Park
Pricing:
Studio (~300 sq ft): $580K+
3-Bed (~1,500 sq ft): $2.5M+

Mahana (Coming Soon)

Position: Second row
Design: Solomon Cordwell Buenz
Amenities: Resort-style pool, BBQ cabanas, dog run
Pricing:
Studio: $500K+
3-Bed: $1.5M+

Ae‘o (Completed 2018)

Integrated Living: Direct access to Whole Foods Market enhances convenience for residents.
Modern Amenities: Rooftop terrace, private dining rooms, and a wellness center cater to contemporary lifestyles.
Residences: Efficiently designed units with floor-to-ceiling windows offering ocean and mountain views.
Investment Insight: Aeʻo appeals to a broad demographic, from young professionals to retirees, ensuring a diverse tenant pool.
Position: Second row
Total Homes: 466
Retail Access: Whole Foods, Rinka, Holey Grail Donuts
Unique Feature: Direct elevator access to Whole Foods
Amenities: Rooftop terrace, lap/family pools, fitness center, spa, karaoke lounge
Pricing:
Studio (~450 sq ft): $630K+
3-Bed (~1,300 sq ft): $2M+

A‘ali‘i (Completed 2021)

Total Homes: 751
Unique Feature: Sky Deck with panoramic views, yoga & fitness
Amenities: Resort-style pool, co-working spaces, dining lounges
Pricing:
Studio (~400 sq ft): $500K+
2-Bed (~850 sq ft): $1.3M+

Ulana (Under Construction – Dec 2025)

Position: Second row
Housing Type: Reserved Housing
Total Homes: 697
Vibe: Family & community-centric living
Unique Feature: Coworking spaces & keiki play zones
Pricing:
Studio (~400 sq ft): $400K+
3-Bed (~1,100 sq ft): $800K+

Ke Kilohana (Completed 2019)

Position: Third row
Total Homes: 424
Retail: Longs Drugs
Unique Feature: Sky Lānai with mountain + ocean views
Amenities: Movie theater, co-working, music studio, fitness & yoga
Pricing:
1-Bed (~500 sq ft): $500K+
3-Bed (~1,100 sq ft): $900K+

Symphony Honolulu

Completed: 2016
Position: Kapiʻolani Blvd
Highlights:
Floor-to-ceiling glass, open layouts, mountain and ocean views
Auto gallery on ground floor
Amenities: Pool deck, fitness center, spa, theater, party room
Pricing: ~$800K to $2.5M+

Pacifica Honolulu

Completed: 2011
Position: Near Ward Ave & Kapiʻolani Blvd
Highlights:
Popular with first-time and investor buyers
On-site restaurants like Doraku and Chef Chai
Amenities: Pool, theater, BBQ areas, fitness center
Pricing: ~$600K to $1.3M+

801 South Street (A & B Towers)

Completed: Tower A – 2015, Tower B – 2017
Position: East Kakaʻako
Highlights:
Reserved housing + market units
Large layouts with simple finishes
Pricing: ~$500K to $900K+

909 Kapiʻolani

Completed: 2007
Highlights:
Boutique feel with fewer units
City, ocean, and sunset views
Pricing: ~$600K to $1M+

Keola Lai

Completed: 2008
Position: Western Kakaʻako
Highlights:
Spacious layouts, covered lanais
Great value + central location
Amenities: Pool, gym, BBQ area
Pricing: ~$650K to $1.1M+

The Collection

The Collection stands as a testament to modern urban living in Kakaʻako. Its strategic location offers residents easy access to the vibrant SALT at Our Kakaʻako, a hub for dining, shopping, and entertainment. The development's design emphasizes open spaces and contemporary aesthetics, making it a sought-after residence for those seeking a blend of luxury and convenience.
Completed: 2016
Position: Across from SALT at Kakaʻako
Highlights:
Sleek modern design, popular with younger buyers
Includes Tower, Lofts, and Townhomes
Amenities: Gym, pool, dog park, rec room
Pricing: ~$700K to $1.5M+

Kaliʻu (Coming Soon)

Kaliʻu embodies luxury urban living, offering residents upscale amenities and finishes. Its location next to SALT provides unparalleled access to a variety of dining and shopping experiences, making it an attractive option for those seeking a vibrant lifestyle.
Developer: Kobayashi Group
Position: Along the oceanfront end of Ala Moana Blvd
Highlights:
Expected to be a new luxury landmark
Early design emphasis on privacy and island aesthetics
Pricing: TBD

Alia (Under Construction – Kobayashi Group)

Developed by the esteemed Kobayashi Group, Ālia promises to deliver an unparalleled luxury living experience. The project emphasizes sustainability and modern design, catering to discerning buyers seeking exclusivity and sophistication.
Completion: Est. 2026
Highlights:
Sustainable luxury living
Sleek tower with ocean/mountain views
Pricing: ~$1M to $4M+

Keauhou Place

Completed: 2017
Position: Adjacent to SALT
Highlights:
Spacious floor plans + townhome units
Access to HART rail station
Pricing: ~$700K to $1.6M+

Our Kakaʻako (Kamehameha Schools Projects)

Kahuina – 860 homes across two towers; mix of market-rate and affordable housing.
Kaliʻu – 400-foot tower; modern, luxury-leaning next to SALT.
Waiakoa – Planned twin towers with over 1,000 homes and community amenities.

Other Kakaʻako & Nearby Towers

909 Kapiʻolani – Boutique high-rise with direct views of Diamond Head and the ocean.
801 South Street – Two towers; mostly local buyers; efficient layouts.
Muse Honolulu – Boutique artistic luxury tower near Ala Moana.
Muse Honolulu is set to become a cultural landmark, blending residential living with artistic expression. Its design and amenities cater to those who appreciate creativity and seek an inspiring living environment.

💡 Thinking of Buying in Kakaʻako?

Choosing the right tower is about more than price and square footage—it’s about finding the lifestyle that aligns with you. Whether you're drawn to ultra-private luxury, family-friendly spaces, investment potential, or direct access to nature and walkability, there's a Kakaʻako residence just for you.

🍽 Dining in Kakaʻako

One of the true joys of living in Kakaʻako is the food. Whether you're craving local comfort food, modern Hawaiian fusion, or a perfectly crafted cappuccino, this neighborhood delivers a standout dining scene with something for every craving. Dining here is more than eating—it’s an experience rooted in connection, creativity, and flavor. With open-air seating, walkability between hotspots, and a steady rotation of food events and pop-ups, Kakaʻako is Honolulu’s tastiest neighborhood.

Here are just a few of the neighborhood favorites:

• Vein at KAKAʻAKO: A chic and intimate fine-dining experience featuring an innovative, seasonal menu rooted in local ingredients. The design-forward interior and rotating tasting menu make it a top choice for culinary enthusiasts.
• Bar Maze: A chef-driven cocktail experience and multi-course tasting menu in a sleek, intimate setting. Ideal for foodies and cocktail lovers seeking a refined, creative night out.
• Merriman’s: Situated at the base of Anaha, Merriman’s brings a fine-dining farm-to-table experience with an elegant tropical twist. Perfect for celebrating milestones or indulging in fresh seafood and prime cuts.
• Cino: A hidden gem for Italian fare, known for its handmade pasta, cozy ambiance, and rotating specials. A favorite for date night or a quiet mid-week escape.
• Istanbul: This family-owned restaurant serves authentic Turkish and Mediterranean cuisine with a modern, stylish atmosphere. Their shared plates, cocktails, and oceanfront views make it a standout.
• JINYA Robata: A sleek new addition bringing elevated Japanese robata and sushi in a minimalist, modern space. Perfect for omakase or cocktails and small plates.

Whether you're a seasoned foodie or just someone who appreciates a great culinary scene, Kakaʻako offers a dynamic dining experience steps from your door.

☕️ Coffee in Kakaʻako

Kakaʻako is also a hotspot for coffee lovers, with stylish cafés and quality brews that reflect the neighborhood’s creative, laid-back vibe. Perfect for early morning routines, remote work sessions, or casual meetups with friends.

• ARVO Café: Located in the heart of SALT, ARVO delivers an Australian café experience with beautiful lattes, stylish interiors, and crowd-favorite toast boards. Minimalist, photogenic, and always buzzing.
• TRY Coffee: Known for its creative signature drinks, stunning aesthetic, and open layout. Great for remote work or weekend catch-ups.
• Dean & DeLuca: More than just a café—this high-end gourmet market in Ward Village offers expertly crafted espresso drinks, artisanal snacks, and a refined atmosphere ideal for a morning pick-me-up.

Kakaʻako’s coffee scene is a reflection of its residents—creative, connected, and always evolving.

🥡 Casual Dining & Takeout

• Moku Kitchen: Located in SALT, this vibrant eatery is a go-to for happy hour, dinner dates, and weekend brunch. Known for locally sourced dishes like kiawe wood-fired pizzas, seared ahi, and taro hummus.
• Aloha Beer: Casual, lively brewery with indoor/outdoor seating, local beers, and comfort food with a twist. Great for groups, live music, and after-work meetups.
• Pattaya Thai: A no-fuss spot with flavorful curries, pad Thai, and fried rice dishes. Great for quick lunches or affordable takeout that never disappoints.
• Hou Fish Market: A hidden gem for fresh poke, sashimi, and local-style seafood plates. Ideal for a quick, high-quality lunch or take-home dinner.
• Nalu Health Bar & Cafe: A health-forward café offering smoothies, acai bowls, wraps, and fresh salads. Great for a nutritious bite post-beach or after a workout.

Kakaʻako’s casual scene balances comfort, quality, and creativity—ideal for everyday eats just steps from home.

🚲 Transportation, Parking & Storage

Living in Kakaʻako means enjoying the convenience of urban transit alongside thoughtful storage and mobility options.

• Parking: Most units come with one or two deeded stalls. Luxury towers offer valet, electric vehicle charging, and guest parking.
• Bike & Surfboard Storage: Many buildings feature dedicated areas for bikes, surfboards, and paddle gear.
• Walkability: Kakaʻako scores high for walkability with wide sidewalks, bike lanes, and quick access to beaches, groceries, and cafes.

🏗 What’s Coming to Kakaʻako

Buyers are often drawn to Kakaʻako for what it is—but also what it's becoming. Here’s a look at future growth:

• ʻIlima & Melia (Ward Village): Ultra-luxury towers by Discovery Land Company with exclusive resident-only dining.
• Kahuina & Kaliʻu (Our Kakaʻako): Community-forward mixed-use towers offering a balance of market and affordable units.
• Waiakoa (Planned): Will bring over 1,000 new homes to the neighborhood, alongside community green spaces and retail.
• Infrastructure: Expansion of parks, improved pedestrian walkways, more public art, and activation of waterfront areas are part of long-term development plans.

Market Trends & Pricing Breakdown Understanding market trends is essential for making confident, strategic buying decisions in Kakaʻako. Whether you're an investor, a first-time buyer, or relocating to paradise, here’s what to know:

• Price Per Square Foot (2025 Estimates):
• Waiea: $1,900–$2,400 psf
• Victoria Place: $1,500–$1,900 psf
• Anaha: $1,300–$1,800 psf
• Koʻula: $1,100–$1,500 psf
• Aeʻo: $1,000–$1,300 psf
• Aʻaliʻi: $1,000–$1,250 psf
• Pacifica: $900–$1,100 psf
• Keola Lai: $850–$1,000 psf
• The Collection: $950–$1,250 psf
• 801 South Street: $750–$950 psf

Median Sales Prices by Bedroom (Ward Village average):

• Studio: $625,000
• 1-Bedroom: $880,000
• 2-Bedroom: $1.3M
• 3-Bedroom: $2.1M+

5-Year Appreciation Trends: From 2019 to 2024, Ward Village condos appreciated an average of 18–25%, with newer towers like Koʻula and Aeʻo performing especially well due to location, Whole Foods access, and strong rental demand.

Kakaʻako vs. Ala Moana vs. Waikīkī:

• Kakaʻako: Best mix of modern living, luxury design, and community planning. Strong long-term upside.
• Ala Moana: High-end resale with older inventory and large floor plans. Popular with international buyers.
• Waikīkī: Short-term rental potential and tourist appeal, but limited new construction and higher turnover.

Kakaʻako continues to outperform many other Honolulu neighborhoods due to its intentional planning, walkability, and global design appeal. For investors and lifestyle buyers alike, it’s a standout.

Understanding Maintenance Fees

For condo buyers in Honolulu, maintenance fees (also known as HOA fees) are an important and often misunderstood part of the equation. Here’s a deeper dive into what they mean and how to evaluate them:

What’s Typically Included:

Most Kakaʻako condo maintenance fees cover:

• Water and sewer
• Trash and recycling
• Building insurance (not including interior contents)
• Security and front desk services
• Maintenance of common areas (pools, gyms, lounges)
• Cable TV and/or internet (in many buildings)
• Reserve funding for future repairs and improvements

Some luxury buildings go further and include:

• Valet service
• Concierge teams
• Spa and wellness access
• Exclusive club memberships

Fee Ranges:

Mid-Tier Buildings: $0.80 to $1.20 per square foot
Luxury Buildings: $1.30 to $1.70+ per square foot
For example:
Aʻaliʻi 1-bedroom (~500 sf): ~$575/month
Anaha 2-bedroom (~1,200 sf): ~$1,400/month
Waiea penthouse (~2,500 sf): $3,500+/month

How Fees Are Calculated:

Fees are generally based on unit size (interior square footage) and the cost of operating and maintaining shared services. Every building is governed by its own HOA board, which sets the annual budget. Some fees also fund long-term capital improvement reserves.

What to Watch For:

• Reserve Fund Strength: A well-funded reserve helps avoid surprise assessments.
• Amenities vs. Usage: Will you use the rooftop pool, media room, and co-working lounge you're paying for?
• Fee Increases: Ask how much fees have changed over the last 5 years.
• Upcoming Projects: Major renovations or repairs can result in temporary fee spikes or special assessments.

📝 Maintenance Fee 101 Tip: Always review the most recent HOA budget, reserve study, and house rules during escrow. Your real estate advisor should request these documents upfront.

Floor Plan Highlights

Every condo buyer wants to know how the space will feel—floor plans help visualize daily life. Here’s how layouts vary across Kakaʻako:

Common Size Ranges (Approx.):

• Studios: 300–600 sq ft
• 1-Bedrooms: 550–900 sq ft
• 2-Bedrooms: 850–1,400 sq ft
• 3-Bedrooms: 1,200–2,500+ sq ft
• Townhomes & Penthouses: Up to 3,000+ sq ft

Notable Layout Features by Tower:

• Waiea: High ceilings, curved glass walls, oversized lanais, and custom interiors
• Anaha: Cantilevered design = unique corner units with panoramic views
• Koʻula: Efficient use of space, many units with park-facing lanais
• Aʻaliʻi: Smart studio and 1-bed units with built-in modular furniture
• The Collection: Townhomes with private garages and mid-rise options with large lanais
• Keola Lai: Larger than average 2-bedrooms with walk-in closets and open kitchens
• Pacifica: Open-concept living rooms and excellent Diamond Head view stacks

Pros & Cons by Style:

• Tower Units:
  • ✔️ Better views, higher resale value, newer finishes
  • ❗ Sometimes smaller kitchens or compact lanais
• Loft Units (rare):
  • ✔️ Great ceiling height and visual interest
  • ❗ Often limited availability; some lack lanais
• Townhomes:
  • ✔️ More space, multi-level living, private entrances
  • ❗ Less common in newer towers and typically higher HOA fees

Tip: Always review the developer floor plan PDFs or schedule a tour with staged units. Comparing layouts side-by-side makes a big difference in finding your best fit.

Transportation, Parking & Storage

For many buyers—especially those relocating or downsizing—knowing how parking and storage are handled is essential to daily ease and long-term satisfaction. Kakaʻako's condos offer a variety of setups designed to accommodate modern lifestyles.

Do All Units Include Parking?

Most condos in Kakaʻako include at least one deeded parking stall per unit. Larger units or penthouses typically include two.
Townhomes often come with private garages or attached parking.
Some affordable or reserved housing units may come with unassigned or optional parking depending on the development.

Guest Parking

Newer towers like Anaha, Koʻula, and The Collection provide secured guest parking managed by concierge or key fob access.
Older towers may have fewer stalls available or require sign-in at the front desk.
Always confirm guest parking availability if you plan to entertain regularly.

Bike & Surfboard Storage

Most new buildings offer dedicated bike storage rooms, surfboard lockers, and even SUP (stand-up paddleboard) racks.
Some towers have ground-level utility rooms with 24/7 access.
For water-lovers, proximity to Ala Moana Beach Park makes these features especially useful.

EV Charging Stations

Many newer towers such as Anaha, Pacifica, and The Park Ward Village include EV-ready parking stalls or on-site charging stations.
Inquire about HOA policies for converting existing stalls to EV-capable if not already installed.

Proximity to Transit & Walkability

Kakaʻako is one of Honolulu’s most walkable neighborhoods—with wide sidewalks, bike lanes, and direct access to beaches, shops, and dining.
Residents can easily walk to SALT, Ward Village, and Ala Moana Beach Park in under 10 minutes from most towers.
🗺️ Whether you surf, bike, drive, or prefer to walk, Kakaʻako is built for mobility.

Meet Lucy

Your Kakaʻako Condo Specialist | Compass

With a strategic, client-first approach, Lucy helps buyers and investors achieve their real estate goals through smart property decisions and a deep understanding of Hawaiʻi’s competitive market. Known for her responsiveness, creative problem-solving, and calm precision, she offers a seamless experience from start to finish.

Born in Melbourne and raised in a real estate family, Lucy brings global perspective and business savvy to her work, honed through years in luxury event management across Europe, Asia, and the Caribbean. Now a proud resident of Ward Village, she specializes in high-end condos and urban lifestyle properties in Kakaʻako.

When she’s not working with clients, you’ll find her sailing, hiking, or exploring the islands she calls home.

Why Work With Lucy

Raised in Melbourne and now proudly based in Ward Village, Lucy brings global perspective and local expertise to every transaction. With a background in international events management, she is a master of logistics and negotiations, ensuring every step of the process is smooth and rewarding for her clients.

Her specialization in Kakaʻako luxury condos, combined with the technology and support of Compass Real Estate, means buyers benefit from market insight, strategic guidance, and a truly personalized experience. Whether you're a first-time buyer, seasoned investor, or relocating to paradise, Lucy will help you find your perfect place in Honolulu’s most exciting neighborhood.

📞 Let’s Connect

Schedule a private consult to explore condos, investments, or future launches.
📍 Compass Real Estate 📧 [Insert Email] 📱 [Insert Phone Number] Instagram:
Information current as of 2025. Always verify availability and pricing.

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Your Top Hawaii Luxury Condo Specialist

Lucy Heath

Lucy Heath is a Real Estate Advisor at Compass and the founder of Luxury Condos Hawaiʻi, recognized for her expertise in refined condominium living in Kakaʻako and Ala Moana.

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Your Essential Guide to Buying a Luxury Condo in Kakaʻako and Ala Moana

Buying a luxury condo is a significant investment – you’re not just buying real estate, you’re buying into a lifestyle and community. Honolulu’s Kakaʻako and Ala Moana areas offer many high-end condo options, so how do you choose the right one for you? Below is a checklist of key factors and features to consider, tailored for luxury condos in these neighborhoods. Keep this list handy as you tour properties or compare listings; it will help you stay focused on what matters most for your comfort, enjoyment, and peace of mind.

1. Location, View & Surroundings

• Neighborhood Fit: Do you prefer the cutting-edge urban vibe of Kakaʻako or the established convenience of Ala Moana? Kakaʻako puts you in the heart of a newly developed community (art murals, trendy eateries, walkable blocks), while Ala Moana offers immediate access to the beach park and upscale shopping at Ala Moana Center. Drive around and walk the neighborhood at different times of day. Does it feel like “home”?
• View Orientation: In Honolulu, views are a luxury commodity. Ocean views (especially sunset-facing west or Diamond Head-facing east) command premiums. Decide how important a view is to you. When touring high floors, check the sightlines – do any future buildings threaten to block that view? For example, a condo on Ala Moana Blvd might have a gorgeous beach park view now, but verify open space is protected. Mountain views can be stunning too (city lights at night, rainbows over the Koʻolau Mountains). Tip: If possible, visit the unit at different times (morning vs. sunset) to experience the view and sun exposure.
• Proximity & Noise: Consider what’s nearby. Units facing Ala Moana Blvd or busy streets will have some traffic noise – check the sound insulation quality of the windows. If the condo is near a construction site (and in Kakaʻako, there are many!), anticipate noise for the next couple of years. Also, evaluate convenience: is it an easy walk to groceries, cafes, the gym? Even in luxury living, convenience adds value – many Kakaʻako condos, for instance, are above or next to retail (Whole Foods, restaurants, etc.). Does that matter to you?

2. Building Amenities and Services

• Amenity Deck: Luxury condos often boast resort-like amenity decks. Look for features like a swimming pool (size and style – lap pool or resort pool?), hot tub, well-equipped fitness center, sauna/steam room, BBQ cabanas, private dining or party rooms, and perhaps unique perks (yoga studio, movie theater, music room, co-working space). Does the building have anything special that stands out? For example, some Ward Village condos have golf simulators or chef’s kitchens for hosting dinners. List which amenities you absolutely want and which you can live without.
• Services: What level of service is provided? Many upscale condos have 24-hour front desk/security. Some offer concierge services (help with packages, reservations, etc.). A select few even have valet parking or bellman service (e.g., Park Lane Ala Moana has resort-like service). If it’s a hotel-branded residence (like the Mandarin Oriental Residences or Ritz-Carlton), you may get access to hotel services like housekeeping, room service, spa, etc. Consider if these services justify higher maintenance costs for you.
• Pet and Family Amenities: If you have a pet, is there a dog run or pet washing station? If you have children or grandkids, is there a play area or kiddie pool? Some buildings cater to specific demographics – know your audience. For instance, a building with a children’s playroom suggests a family-friendly atmosphere, whereas one with a wine-tasting room and cigar lanai caters to an adult crowd. Align this with your lifestyle.

3. Unit Features and Layout

• Size and Layout: Luxury doesn’t always mean large square footage (some new high-end condos have modest sizes but high quality). Be clear on your space needs. Do you need a 3-bedroom for family or frequent guests, or will a spacious 1-bedroom plus den suffice? Check ceiling heights (9-foot ceilings are common in luxury units; anything higher feels extra grand). Look at the floor plan for flow – is it open concept living? Is there enough storage (walk-in closets, pantry)? If you work from home, is there a den or a second bedroom that can be an office?
• Kitchen and Bath Finishes: High-end condos should have top-notch finishes. Think Sub-Zero/Wolf or Miele appliances, natural stone or quartz countertops, sleek European cabinetry. Kitchens in luxury units are often designed by premium brands (Poliform, Studio Becker, etc.). Do you love to cook and entertain? Then a kitchen with a large island and wine fridge might be high on your list. For bathrooms, look for spa-like features: double vanities, soaking tub, glass shower, high-end fixtures (Toto, Dornbracht, etc.). Master bathrooms in the newest buildings are downright sumptuous. If the finishes in a resale unit aren’t to your taste, consider the cost/hassle of upgrading.
• Lanai/Balcony: Does the unit have a lanai (balcony)? In Hawaiʻi, indoor-outdoor living is a big plus. Many condos have generously sized lanais, but some ultra-lux towers (like One Ala Moana) opted to maximize interior space and have no lanai. Decide if having an outdoor space is a must for you (for morning coffee or sunset wine). Also, check the view from the lanai – is it private or are you looking into another building?
• Floor-to-Ceiling Windows and Orientation: High-rise condos should capitalize on views – floor-to-ceiling glass is common. When inside the unit, do you have a panoramic view or are walls limiting windows? Corner units often have the best vistas with multiple orientations. Also, consider which direction the unit faces for natural light – north/east sides get morning sun (and mountain views), west/south get afternoon sun (and ocean/sunset). Too much direct sun can heat a unit, but good glass and blinds mitigate that. It’s a personal preference on light and heat.

4. Building Reputation and Management

• Developer and Build Quality: Research the developer and architect. Howard Hughes’ Ward Village towers, for example, have a strong reputation for quality and design. Kobayashi Group (local developer of ultra-luxury projects like Capitol Place, Park Lane) is known for attention to detail. On the other hand, some buildings developed by lesser-known companies might have had construction issues. Ask your agent about any known building quirks or litigation. A luxury condo should not only look good but be well-built (quiet walls, no major defects).
• HOA Health and Maintenance: Review the condo association’s financials (see our HOA section). Is the building well-maintained? Luxury means nothing if the building lets things fall into disrepair. Look at common areas when you visit: are the carpets clean, paint in good shape, and facilities operational? A poorly maintained luxury condo is a red flag. Check if there have been any recent special assessments or ongoing issues (like elevator outages, etc.). You’re buying peace of mind as much as granite and glass.
• Security and Privacy: Upscale buildings should have robust security – limited entry (key fob or concierge), private elevators or elevator codes to restrict access to your floor, and perhaps even security cameras in halls. If privacy is important (for instance, if you value anonymity or if you’re a public figure), a building with private or semi-private elevators (serving only a few units per floor) might be preferable. Some high-end condos even have separate entrances for service or deliveries to keep the main lobby pristine and less trafficked.
• Community and Rules: Every building has its vibe. Some are very owner-occupied (community feel, maybe social events, boards are active) while others have many second-home owners or investors (quieter, sometimes emptier). Neither is bad, but what do you prefer? Also, check rules: if you plan to rent out your unit occasionally, note the minimum rental period (most are 6 months minimum; very few in these areas allow short-term rentals). If you have multiple pets or a large dog, ensure it’s allowed (many limit weight or number of pets). A luxury building might still have strict rules (even on things like using your lanai or holiday decorations!). Make sure you’re comfortable with the level of regulation.

5. Financial Considerations

• Purchase Price vs. Value: In luxury real estate, pricing can be as much about emotion and uniqueness as it is about square footage. Work with your agent on a comparative market analysis – are you paying a premium for a particular unit? Perhaps it’s worth it (penthouse units or those with huge lanais often defy normal comps). But make sure you understand the market value range. For example, two buildings could offer similar units but one is priced higher due to the developer’s brand or amenities. Know the justification for the price.
• HOA Fees: As covered in detail earlier, factor in the monthly HOA fees when budgeting. A more expensive condo with lower HOA might actually cost you less per month than a slightly cheaper condo with sky-high fees. Don’t forget to account for taxes and insurance for your unit too. Ask about any known upcoming increases or big projects (if the building is planning to repaint exterior next year, fees might go up).
• Resale and Appreciation: While you might plan to hold the property long-term, it’s wise to consider the condo’s potential resale desirability. Is the building nearly new (with many years before it feels outdated)? Is it a known luxury address that will hold prestige over time? Buildings like Hokua or Waiea, for example, have a reputation that will likely persist and attract future luxury buyers. Also, consider leasehold vs fee simple – most condos in Kakaʻako/Ala Moana are fee simple (you own the land interest), but a few older ones (like some near Ala Moana) might be leasehold. Always go for fee simple in luxury purchases for long-term value.

6. Lifestyle Fit

• Future Development: Particularly in Kakaʻako, keep an eye on what will be built around you. Today you might have open park views, but will a new tower rise nearby in 2 years? Check the master plans (Ward Village’s plan, Our Kakaʻako plan, or the Ala Moana Transit plan). Your agent can help identify known upcoming projects. If you’re buying in a project still under construction, visit the sales center model or renderings to fully grasp the lifestyle being offered once it’s done – sometimes hard-hat tours can be arranged for serious buyers.
• Personal Must-Haves: Make a list of your top 3 “must-haves” and top 3 “nice-to-haves” before shopping. It might be: Must have 2 parking stalls, must allow big dog, must have ocean view; Nice to have a gym, nice to have a storage locker, nice to be on a high floor. This will clarify your search. For example, parking is a practical concern – most luxury units come with 2 stalls, but some 1-bedrooms only have 1. Guest parking is another consideration if you entertain frequently.
• Inspect and Ask Questions: Don’t let the shiny staging distract you – inspect the unit for functionality. Turn on faucets (water pressure), open and close sliding doors (feel the quality), sound insulate (close the door and see if you hear hallway noise). Ask about any past water leaks or repairs in the unit. In a new development, ask about warranty coverage periods. For a resale, consider getting a professional home inspection even in a condo – they can check appliances, electrical panels, and AC functionality.

Using this checklist will help ensure that the luxury condo you choose is not just beautiful, but aligns with your lifestyle and goals. At the end of the day, the right condo will check most (if not all) of your boxes and just feel right when you walk in.

Conclusion: Make Your Dream Condo a Reality

Finding the perfect luxury condo in Kakaʻako or Ala Moana is like finding a perfect island oasis in the sky – it takes some searching, but the reward is incredible. As you use this checklist, our expert agents are here to guide you every step of the way. We know the ins and outs of every building – from which has the best ocean views to which has the friendliest concierge. Let us help you navigate the options, schedule private showings, and compare pros and cons of your top choices. With our assistance, you’ll confidently tick off every item on your checklist.

Ready to start the journey to your dream condo? Contact us today for personalized help. We’ll ensure that when you receive those keys, you’ll know you made the right choice – and you’ll be toasting the sunset from your new luxury home in Honolulu! Ālia- Kakaako's Newest Condo on sale now! - Honolulu HI Real Estate

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Your Top Hawaii Luxury Condo Specialist

Lucy Heath

Lucy Heath is a Real Estate Advisor at Compass and the founder of Luxury Condos Hawaiʻi, recognized for her expertise in refined condominium living in Kakaʻako and Ala Moana.

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Everything You Need to Know About Monthly HOA Fees in Kakaʻako and Ala Moana

If you’re considering a condo purchase in Kakaʻako or Ala Moana, you’ll quickly encounter the term HOA fees or maintenance fees. These monthly fees, paid to the condominium association, are an essential part of condo ownership. In Honolulu – and especially in luxury condos – HOA fees can be a significant expense, sometimes almost as high as a mortgage payment. This guide will help you understand how HOA fees work in Kakaʻako/Ala Moana condos, typical costs, what you get for those fees, and tips on managing them.

Why Are HOA Fees So High in Hawaiʻi?

Hawaiʻi’s condo HOA fees rank among the highest in the nation (second only to New York). In 2021, the statewide average HOA fee was about $762 per month, versus a U.S. average of ~$286. Several factors drive these costs up in paradise:

• Comprehensive Amenities: Luxury high-rises in Kakaʻako and Ala Moana are packed with amenities – pools, hot tubs, fitness centers, BBQ decks, 24-hour security, concierge services, etc. The upkeep for these resort-like features (cleaning the pool, maintaining gym equipment, staffing the front desk) is funded by your HOA fees. More amenities = higher fees. For instance, a building with just basic landscaping might have low fees, while one with rooftop infinity pools and valet service will charge a premium. (Hawaiʻi is notorious for startlingly high association fees – some older buildings charge $500/month and offer little more than landscaping.)
• High Maintenance Costs: Everything costs more in Hawaiʻi. Materials, utilities, and labor all run higher than mainland averages. High-rise buildings in Honolulu face constant exposure to salt air (which corrodes metal and concrete) and year-round warm weather (which means continuous A/C usage and wear on equipment). Frequent maintenance and occasional major repairs (like exterior repainting, lanai concrete restoration, elevator modernizations) get budgeted into HOA fees. Older condos might have especially high fees to build up reserves for big repairs as equipment ages.
• Insurance and Utilities: Many HOA fees include building insurance (covering common areas and the structure) – Hawaiʻi’s insurance can be costly due to hurricane and flood risks, and that gets factored into fees. Similarly, some condos include utilities like water, sewer, basic cable, or even internet in the HOA fee. For example, at Ward Village’s Aeʻo, the maintenance fee (~$0.78/sqft) covers cable TV, internet, water, and sewer. Inclusion of utilities can make the fee seem higher but remember you’re not paying those separately.
• Staffing and Management: High-end condos often employ 24/7 front desk staff, security personnel, maintenance crews, and cleaners. Payroll is a major part of HOA expenses. The more luxurious the service (concierge, doormen, etc.), the more staff needed. Additionally, professional management companies are hired to run the condo operations, and their fees are included too.
• Reserve Funding: By law, condo associations must budget for reserves – savings for future big ticket repairs (roof replacement, painting, etc.). Hawaiʻi condos, especially older ones, might need to beef up reserves, which increases monthly fees now to avoid huge special assessments later. Newer buildings might start with lower reserves, but prudent ones ramp up quickly. Hawaiʻi’s climate necessitates a healthy reserve fund due to faster wear and tear.

In short, those high fees ensure your building is safe, clean, insured, and offering the conveniences you expect. But how high is “high”? Let’s look at typical ranges.

Typical HOA Fee Ranges in Kakaʻako and Ala Moana Condos

Monthly maintenance fees are usually charged per square foot of your unit’s size. In Honolulu’s luxury condos, it’s common to see fees from around $0.60 up to $1.30+ per sq. ft. of interior area. That means a 1,000 sq ft condo could have fees ranging roughly $600 to $1,300 a month. Here are some concrete examples (as of mid-2020s):

• Ultra-Luxury Condos (~$1.10–$1.25+/sqft): Top-tier buildings like Park Lane Ala Moana (~$1.27/sqft) and Waiea (~$1.26/sqft) have some of the highest fees. These places offer extensive amenities (Park Lane has multiple pools, private wine rooms, etc.) and a low unit-to-amenity ratio (fewer units share the costs, driving it up). Another Ward Village ultra-luxury, Anaha, is about $1.24/sqft. So a 1,200 sq ft 2-bedroom in these could be around $1,500/month in HOA fees. High, yes – but owners are paying for a five-star experience in their daily living.
• Luxury High-Rises (~$0.80–$1.00/sqft): Many newer luxury condos fall in this band. For example, Hokua (an older luxury building) is about $0.89/sqft, Waihonua is about $0.96/sqft, and Kō‘ula (just completed in Ward Village) reportedly in the $0.80-0.90 range. A 900 sq ft unit here might have a $800–$900 fee. These buildings have great amenities but perhaps a bit more units to share costs or slightly less costly services.
• Mid-Luxury/Newer Mid-range (~$0.60–$0.80/sqft): Some modern buildings optimized for efficiency manage lower fees. Aeʻo in Ward Village is known for relatively low HOA ~$0.70/sqft while still offering a pool, gym, and even a rooftop sky deck (it benefits from having many units to share costs and energy-efficient design). Symphony Honolulu (2016) is around $0.71/sqft. Moana Pacific (2007 twin towers by Ala Moana) is about $0.69/sqft. These fees (roughly $600-700 for a 1000 sq ft) are more palatable and reflect that these buildings, while well-equipped, might not have the ultra-plush extras (no hotel-style services or exotic amenities like theaters or spas, for example).
• Older or Minimal-Amenity Buildings (~$0.45–$0.65/sqft): A few condos stand out for low fees. 801 South St. (a newer workforce housing tower) is extremely low at ~$0.46/sqft – it was designed to be bare-bones amenities to keep costs down. Older condos can be a mixed bag: some like Hawaiki Tower maintain a moderate ~$0.66/sqft which is great for a building of its age and caliber; others like 1350 Ala Moana (built 1968) despite age have fees over $1.10/sqft likely due to high maintenance and lower number of units sharing expenses. Always examine what’s included: an older building might include electricity in the fee (some do if they don’t have individual unit meters), which could justify a higher cost.

To summarize, for Kakaʻako/Ala Moana luxury condos, expect roughly $800–$1,200 per month for a two-bedroom in a nice building as a ballpark. Ultra-luxury units will be higher. And remember, these can and do increase over time – associations adjust fees as operating costs rise.

What Do HOA Fees Cover?

It’s easier to accept the fees once you know where the money goes. While each building is different, here are common items covered by HOA fees in Honolulu condos:

• Building Operations: This includes paying building staff (resident manager, concierge, security guards, maintenance technicians, cleaners). It also covers contracts for services like landscaping, pool service, elevator maintenance, pest control, and trash collection. For example, part of why a condo fee might be $1000 is that you have 24/7 security personnel and a full-time cleaning crew keeping the tower immaculate.
• Utilities (Common Areas & Sometimes Unit Utilities): All common area electricity (lighting in hallways, powering the elevators, pool pumps, etc.), water for landscaping and common restrooms, and often water & sewer for the units are covered. Most condos include your cold water and sewer in the fee. Many also include hot water (via a central boiler) and even air conditioning if the building has central AC chillers. Electricity for your unit is usually separate, except some older condos where there’s one meter for the whole building. Check the condo docs – if your HOA fee covers electricity, that’s a big value. Cable TV and internet are increasingly bundled as well (negotiated bulk rate for the whole building) – buildings like Aeʻo and others have this.
• Insurance: Condo master insurance policy premiums are paid via HOA fees. This insures the entire structure and common elements (owners separately insure their unit interiors). Hawaiʻi’s high insurance costs (hurricane risk) do contribute to fees.
• Common Area Maintenance: This is day-to-day upkeep – cleaning the lobby, maintaining landscaping, minor repairs, supplies, pool chemicals, etc. Also, expect line items for things like fire alarm system maintenance, plumbing upkeep, and so on. In a luxury building, maintaining say a climate-controlled wine room or high-end fitness equipment adds to this cost.
• Reserve Fund Contribution: A portion of monthly fees goes into savings for future renovations and repairs. Hawaiʻi law requires condo associations to assess and budget for long-term capital improvements. For instance, if the condo will need to repaint exterior or replace the roof in 10 years, the association should be reserving money now. This prevents (or lessens) special assessments, those dreaded one-time big charges to owners. If a building’s reserve is low, the HOA fees might jump to beef it up (or owners face a lump sum later). As a buyer, reviewing the reserve study and funding level is key to see if the monthly fees are adequate.
• Miscellaneous: Taxes on common areas, license fees (like elevator permits), association management fees, legal/accounting fees, etc. all get folded into the budget that your fees support. Even things like a doorman’s uniform or holiday decorations come out of HOA coffers!

Important: HOA fees generally do not cover property taxes for your unit or mortgage, of course. Those are separate costs you handle.

Tips for Managing and Evaluating HOA Fees

When shopping for a condo, don’t just look at the list price – always factor in the HOA fee as part of your monthly cost. A condo with a $1,000/month fee and one with $600/month fee are like apples and oranges if their amenities differ. Here’s how to approach it:

• Evaluate Value for Money: Consider what you’re getting. A high fee in a super-luxury building might be worth every penny to you if you’ll use the amenities (gym membership saved, co-working space, etc.) and enjoy the services (like help with groceries from the bell staff). On the other hand, if you’re the type who won’t swim in the pool or use the theater, maybe a building with fewer amenities (and lower fees) makes more sense for your lifestyle. As one local realtor put it, paying $500/month extra “for the only added perk of landscaping” wouldn’t thrill anyone. Make sure the perks align with your needs.
• Check the Financials: Ask for the building’s financial documents (budget, reserve study) during escrow. Look at reserve fund health – underfunded reserves could mean fee increases or special assessments down the line. A well-run association in a newer building should have a solid plan. If you see fees have jumped dramatically in the past year, find out why (for example, a big insurance premium hike or an expensive repair).
• Mainland vs Hawaiʻi Mindset: If you’re coming from the mainland, prepare for sticker shock. It’s rare to find sub-$400 HOA fees in Honolulu. Even some single-family home communities have association dues here. Accept that part of owning in Kakaʻako/Ala Moana is sharing in the cost of maintaining a vertical village in a high-cost locale. However, also remember Hawaiʻi’s property tax rates are relatively low compared to many mainland states, which somewhat offsets carrying costs.
• Lowering Your Fees: As an owner, you’ll have limited ability to change the fee – it’s set by the association based on budget needs. But owners can vote on budgets; you can join your condo board to influence decisions. For instance, investing in solar panels to offset common area electricity could help moderate future fees (some buildings have done this). Or choosing not to add new expensive amenities. In general, though, expect fees only to go up modestly each year due to inflation if nothing else.
• Plan for Increases: When budgeting, leave wiggle room. Don’t max out your mortgage assuming the HOA will stay flat. It’s prudent to assume a few percentage points increase per year. Additionally, if the building hits 10-15 years old, anticipate larger increases as warranties expire and major maintenance kicks in. Many buyers make the mistake of stretching to buy a condo, only to be squeezed when fees rise or a special assessment hits – avoid that by buying with a cushion.

HOA Fees vs. Quality of Life

One perspective: while no one likes paying HOA fees, these fees are what allow condo owners to enjoy a carefree lifestyle. Instead of mowing a lawn or fixing a roof yourself, you pay professionals to handle all building maintenance. In a well-managed condo, you truly get what you pay for: convenience and peace of mind. In the luxury segment, the fees also sustain a certain standard of living and exclusivity (well maintained facilities, prompt service, etc.).

For example, consider two buildings: Building A has $700 fees and Building B has $1200 fees. If Building B’s pool is always sparkling, elevators are fast and never break, hallways are beautifully furnished and air conditioned, and there’s always a helpful person at the front desk – those might be worth the extra $500 to you. Or maybe not, if you’re more budget-conscious. But at least you know what that money is buying. In Hawaiʻi, it’s often said that “if you don’t pay now, you pay later” – low fees can be a red flag if it means the building is skimping on reserves or upkeep, which could lead to bigger costs down the road (like a surprise $50k special assessment to all owners to fix neglected plumbing).

To wrap up: do your homework on HOA fees when choosing a condo. We provide our clients with a detailed breakdown of each prospective building’s fees, what’s included, and the financial history of the association. That way, you’re not only comparing condos by their granite countertops or ocean views, but by the long-term cost of ownership.

Conclusion and Call to Action

Understanding monthly HOA fees is crucial to making a smart condo purchase in Kakaʻako or Ala Moana. Don’t let a seemingly high fee scare you off without digging deeper – it might be justified and manageable. Conversely, be cautious of fees that seem “too good to be true.” Our experienced agents can help you interpret those numbers and even recommend strategies to keep costs in check.

If you have questions about a specific building’s fees or want advice on balancing your housing budget, contact us for a free consultation. We’ve helped many buyers navigate the trade-offs between amenities and costs, and we’ll ensure you find a condo that fits both your lifestyle desires and financial comfort zone. With eyes wide open about HOA fees, you’ll enjoy island condo living without any unwelcome surprises. Reach out today – we’re here to help you make an informed, confident real estate decision in Honolulu’s condo market.

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Your Top Hawaii Luxury Condo Specialist

Lucy Heath

Lucy Heath is a Real Estate Advisor at Compass and the founder of Luxury Condos Hawaiʻi, recognized for her expertise in refined condominium living in Kakaʻako and Ala Moana.

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Essential Tips for a Smooth Condo Purchase in Kakaʻako

Relocating to Hawaiʻi is a dream for many, and buying a condo in Kakaʻako puts you right in the heart of Honolulu’s most exciting, walkable neighborhood. With beautiful residences, ocean views, world-class dining, and urban conveniences, it’s easy to see why Kakaʻako is a top choice for newcomers to Oʻahu.

But whether you're relocating for work, lifestyle, or retirement, there are a few things you’ll want to watch out for before buying a condo in Kakaʻako. Here's what to avoid to make sure your move to Hawaiʻi is smooth and successful:

1. Overlooking Maintenance Fees

Monthly maintenance fees (HOA dues) in Kakaʻako can vary widely, especially depending on the building’s amenities. Luxury buildings with pools, theaters, and fitness centers typically have higher fees, but even modest buildings can have sizable monthly costs.

Tip: When relocating to Hawaiʻi, be sure to factor maintenance fees into your monthly budget, not just your mortgage. Ask what’s included and whether any increases are planned.

2. Ignoring the Building’s Financial Health

Hawaiʻi’s salty air can be tough on buildings. It's essential to review a condo’s financial documents carefully before buying. Low reserves, deferred maintenance, or upcoming special assessments could lead to unexpected expenses down the line.

Tip: Request the most recent reserve study, budget, and board meeting minutes to confirm the building’s financial stability.

3. Choosing Based on Price Alone

Not every lower-priced condo is a bargain. Units priced under market value might have hidden drawbacks, such as noise issues, poor airflow, limited natural light, or leasehold land ownership that affects resale value.

Tip: Focus on overall value: location within Kakaʻako, building reputation, unit layout, and future resale potential.

4. Skipping a Thorough Inspection

Even brand-new or recently renovated condos can have issues in Hawaiʻi’s climate. Waiving inspections to “win” the property can backfire if costly repairs come up later.

Tip: Always schedule a professional home inspection. If you're buying new construction, check for active warranties that could cover any defects.

5. Misunderstanding the Neighborhood Vibe

Kakaʻako isn’t one-size-fits-all. Ward Village offers a polished, luxury feel, while Our Kakaʻako leans more artsy and casual. Some areas are bustling and lively, others are quieter and more residential.

Tip: When relocating to Honolulu, spend time walking the neighborhood at different times of day to see if the vibe matches your lifestyle.

6. Assuming Parking is a Given

Not every condo unit in Kakaʻako comes with parking, and if it does, the stall might be compact, tandem, or valet-only. For many buyers moving from the mainland, this can be a surprise.

Tip: Confirm how many stalls come with the unit, whether they are deeded or assigned, and whether they are full-sized or compact. Tandem parking stalls (where cars are parked behind one another) are also common, so check for ease of use. Visitor parking availability is another important bonus to look for.

7. Overlooking Everyday Convenience Features

Living in a high-rise is different from living in a single-family home. Features like trash chute access, elevator wait times, and storage locker availability can have a real impact on your day-to-day experience.

Tip: During your tour, check how close the trash chute is, where mailboxes are located, and how long it takes to reach your parking stall or amenities.

8. Not Getting Updated Association Documents

When buying a condo in Kakaʻako, it’s critical to review current association documents, not outdated copies. House rules, insurance coverage, budgets, and assessments can all change quickly, especially during longer escrow periods.

In Hawaiʻi, condo escrows typically take around 45 days, giving plenty of time for changes to occur after your initial document review. It’s important that your agent proactively requests any updated HOA documents during the transaction to ensure nothing has changed that could affect your ownership or costs.

Tip: Make sure you receive the latest versions of the HOA budget, house rules, meeting minutes, reserve study, and insurance certificates—and request updates before your document review deadlines expire.

Final Thoughts

Relocating to Hawaiʻi and buying a condo in Kakaʻako is an incredible opportunity to live the island lifestyle without sacrificing urban conveniences. By avoiding these common mistakes—and working with an agent who knows Kakaʻako inside and out—you’ll set yourself up for a smooth transition and a smart investment.

If you're planning a move to Oʻahu and want local expertise to guide your condo search, I’d be happy to help you find the perfect fit for your new Hawaiʻi life.

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Your Top Hawaii Luxury Condo Specialist

Lucy Heath

Lucy Heath is a Real Estate Advisor at Compass and the founder of Luxury Condos Hawaiʻi, recognized for her expertise in refined condominium living in Kakaʻako and Ala Moana.

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The Pros and Cons of Buying New Construction in Kakaʻako

Understanding the Benefits and Tradeoffs of New Condos in Kakaʻako & Ala Moana

One of the most unique aspects of purchasing in Kakaʻako and Ala Moana is the opportunity to buy brand-new construction. That’s not something you see often on Oʻahu, especially in the urban core, where land is limited, and most inventory is already built out.

Developments like Ward Village have created a rare pipeline of new inventory, giving buyers the option to purchase into a project years before it is completed. That can be a strategic move, but it comes with its own set of considerations.

Here’s how I break it down for clients.

The Advantages of Buying New Construction

Modern design, layouts, and amenities

Newer buildings are designed for how people actually live today. You’ll typically see open-concept kitchens, integrated appliances, larger lanais, and floor-to-ceiling glass.

Amenity packages are also a major draw. Think resort-style pools, well-designed fitness centers, spa areas, co-working spaces, guest suites, and private dining rooms. Buildings like Anaha and Victoria Place are strong examples of design-forward amenity programming.

Ability to personalize your residence

Depending on the developer and timing of your purchase, you may be able to select finishes such as flooring, cabinetry tones, and backsplash materials.

This is one of the few ways in Honolulu condo living to create something that feels more tailored without taking on a full renovation.

Opportunity to combine units

In certain projects, developers allow buyers to purchase adjacent units and combine them into a larger custom residence.

This is especially appealing for buyers who want more square footage but still prefer the convenience and lifestyle of a high-rise.

Lower maintenance in the early years

With everything brand new, there is typically less immediate maintenance needed than in older buildings. Major systems, appliances, and finishes are all at the start of their lifecycle.

That said, this doesn’t mean costs will stay low in the long term. It just often delays larger capital expenses.

Potential for appreciation during construction

Buying early in the development phase can create an opportunity for price appreciation by the time the building is completed.

We’ve seen this play out in several Ward Village projects, where early buyers secured pricing that looks very different from the market at completion.

Developer warranties

Most new construction comes with warranties that cover certain elements of the unit and building systems for a defined period.

This adds a layer of protection, especially in the first few years of ownership.

The Tradeoffs to Consider

Higher entry pricing

New construction typically comes at a premium compared to resale inventory. You’re paying for newness, design, amenities, and future positioning within the neighborhood.

In some cases, comparable resale units in nearby buildings may offer better value on a price-per-square-foot basis.

Limited HOA track record

With a new building, there’s no established history for the association.

You won’t have years of financials, reserve studies, or meeting minutes to review. That makes it harder to evaluate how the building will be managed and how costs may evolve over time.

Additional reserve contributions at closing

Many new developments require buyers to contribute to the building’s reserve fund at closing. This is often a percentage of the purchase price and can be a meaningful upfront cost.

It’s not always top of mind for buyers, but it should be factored into the total cash required.

Long timelines and opportunity cost

New construction purchases often involve a 2–3 year timeline between contract and closing.

During that time:

• Your deposit is tied up
• You’re exposed to market shifts
• That capital isn’t being deployed elsewhere

Some developers offer nominal interest on deposits, but it typically doesn’t offset broader opportunity costs.

Construction delays

Delays are common in large-scale developments. Supply chain issues, labor constraints, and permitting can all impact timelines.

For buyers with strict timing needs, this is a real consideration.

Uncertainty around future value

With no resale history in the building, pricing benchmarks are limited.

You’re making a forward-looking decision based on:

• Developer pricing strategy
• Broader market conditions
• Your own view of the building’s long-term positioning

This is where understanding the developer’s track record and the surrounding pipeline becomes critical.

Final Thoughts

New construction in Kakaʻako and Ala Moana offers a compelling path into some of Honolulu’s most thoughtfully designed communities. It can be a strong long-term play, especially for buyers who value modern living, newer amenities, and the ability to secure a property early in its lifecycle.

At the same time, it requires a different level of analysis than resale. You’re not just evaluating a unit. You’re evaluating the vision, the timeline, and how the building will be used once it’s complete.

If you’re considering new construction and want to walk through specific projects, pricing strategies, or comparisons between buildings, I’m happy to share what I’m seeing on a building-by-building basis.

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Your Top Hawaii Luxury Condo Specialist

Lucy Heath

Lucy Heath is a Real Estate Advisor at Compass and the founder of Luxury Condos Hawaiʻi, recognized for her expertise in refined condominium living in Kakaʻako and Ala Moana.

Get in Touch

Your Guide to Honolulu’s Most Vibrant Neighborhood

Kakaʻako is Honolulu’s urban heartbeat — a place where creativity, community, and island beauty come together. Located between Ala Moana and Downtown Honolulu, Kakaʻako blends modern living with a deep connection to Hawaiʻi’s natural and cultural roots. From vibrant farmers markets to world-class dining, street art to serene oceanfront parks, Kakaʻako offers a lifestyle that's active, inspiring, and effortlessly connected. Whether you're relocating for work, investing in a second home, or seeking a new adventure, we’re excited to help you discover all that Kakaʻako has to offer.

Local Casual Eats

• Moku Kitchen Located in SALT, this vibrant eatery is a go-to for happy hour, dinner dates, and weekend brunch. Known for locally sourced dishes like kiawe wood-fired pizzas, seared ahi, and taro hummus. 🌟 Insider Tip: Don’t miss happy hour—discounted kiawe wood-fired pizzas and local draft beers make it one of the best deals in town. (Verify)
• Aloha Beer Casual, lively brewery with indoor/outdoor seating, local beers, and comfort food with a twist. Great for groups, live music, and after-work meetups. 🌟 Insider Tip: Check out the weekend live music lineup. The back patio has a relaxed, lively vibe perfect for groups.
• Pattaya Thai A no-fuss spot with flavorful curries, pad Thai, and fried rice dishes. Great for quick lunches or affordable takeout that never disappoints. 🌟 Insider Tip: The panang curry and pad kee mao are must-tries.
• Hou Fish Market A hidden gem for fresh poke, sashimi, and local-style seafood plates. Ideal for a quick, high-quality lunch or take-home dinner. 🌟 Insider Tip: Go early for the best poke selection — it often sells out by early afternoon! (Verify)
• Nalu Health Bar & Café A health-forward café offering smoothies, acai bowls, wraps, and fresh salads. Great for a nutritious bite post-beach or after a workout. 🌟 Insider Tip: The seared ahi sandwich is a must!

High-End Restaurants

• Vein at KAKAʻAKO A chic and intimate fine-dining experience featuring an innovative, seasonal menu rooted in local ingredients.
• Bar Maze A chef-driven cocktail experience and multi-course tasting menu in a sleek, intimate setting. Ideal for foodies and cocktail lovers seeking a refined, creative night out.
• Merriman’s Honolulu Situated at the base of Anaha, Merriman’s brings a fine-dining farm-to-table experience with an elegant tropical twist. Perfect for celebrating milestones or indulging in fresh seafood and prime cuts.
• Cino A hidden gem for Italian fare, known for its handmade pasta, cozy ambiance, and rotating specials. A favorite for date night or a quiet mid-week escape.
• Istanbul Hawaiʻi This family-owned restaurant serves authentic Turkish and Mediterranean cuisine with a modern, stylish atmosphere. Their shared plates, cocktails, and oceanfront views make it a standout.
• JINYA Robata A sleek new addition bringing elevated Japanese robata and sushi in a minimalist, modern space. Perfect for omakase or cocktails and small plates.

Coffee Shops & Brunch Spots

Kakaʻako is a hotspot for coffee lovers, with stylish cafés and quality brews that reflect the neighborhood’s creative, laid-back vibe. Perfect for early morning routines, remote work sessions, or casual meetups with friends.

• Arvo Café Located in the heart of SALT, ARVO delivers an Australian café experience with beautiful lattes, stylish interiors, and crowd-favorite toast boards. 🌟 Insider Tip: Their avocado toast is a favorite — get there early on weekends for a table.
• TRY Coffee Known for its creative signature drinks, stunning aesthetic, and open layout. Great for remote work or weekend catch-ups. 🌟 Insider Tip: Their house-made syrups rotate seasonally — try the signature latte flavors for something beyond your usual order.
• Dean & DeLuca More than just a café—this high-end gourmet market in Ward Village offers expertly crafted espresso drinks, artisanal snacks, and a refined atmosphere ideal for a morning pick-me-up.

Speakeasies & Breweries

• Off The Wall Self-pour beer and wine bar with a cozy, hidden vibe.
• Hi Brau Room (above Aloha Beer Co.) Craft cocktails in an intimate setting.
• Upstairs Bar at Indochine Hidden speakeasy vibe with Asian-inspired small bites and creative cocktails.
• Aloha Beer Company Lively brewery with island-inspired craft beers.
• Village Bottle Shop & Tasting Room Hawaiʻi’s first dedicated beer café, offering a curated selection of craft beers and ciders.

Proximity to Hikes

• Wiliwilinui Ridge Trail A beautiful, moderate hike offering panoramic views over Honolulu.
• Makiki Valley Loop Trail Shaded rainforest trail minutes from town.
• Puʻu ʻUalakaʻa State Park (Tantalus) Sweeping city views with an easy drive/hike.
• Diamond Head Summit Trail Iconic hike with panoramic ocean vistas.

Beach Recommendations

• Ala Moana Beach Park Calm waters and grassy spaces, perfect for swimming or picnics.
• Kakaʻako Waterfront Park Sunset strolls and whale watching (winter season). 🌟 Insider Tip: It’s one of the best spots for a quiet sunset picnic without the Waikīkī crowds.
• Magic Island A great spot for paddleboarding or watching the Friday night fireworks.
• Kewalo Basin Ideal for surfing, fishing charters, and boat tours.

Hidden Gems

• SALT at Our Kakaʻako Boutique shops, eateries, and art installations.
• Pow! Wow! Street Art Colorful murals throughout Kakaʻako, constantly evolving. 🌟 Insider Tip: New murals are added every February—take a different route each time you visit!
• Paiko A plant boutique that also offers creative workshops.
• The Barn at SALT Community events, pop-up markets, and artisan gatherings.
• Kakaʻako Farmer’s Market Saturday mornings filled with local produce, crafts, and bites.

Events

• Pow! Wow! Hawai‘i Festival Annual street art celebration transforming the neighborhood.
• Ward Village Farmers Market Weekly gatherings with fresh produce and local food vendors.
• Art + Flea Indie art market featuring Hawaiʻi’s up-and-coming creators.
• Night Market at Our Kakaʻako Food trucks, live music, and vibrant community energy.
• Honolulu Festival Multi-day cultural event celebrating Pacific Rim cultures.

Meet the Team

Lucy Heath — The new #1 rated real estate agent for Kakaʻako & Ala Moana condos

Dedicated to helping clients reach their financial goals through strategic property investments, Lucy provides a seamless and rewarding experience in the home buying and selling process. With a reputation for navigating complex logistics, resolving challenges swiftly, and staying highly responsive, she prioritizes her clients’ needs every step of the way.

Raised in Melbourne, Australia, in a family deeply rooted in real estate, Lucy developed a keen understanding of the industry early on. Before beginning her real estate career, she spent a decade excelling in high-stakes events management across Europe, the Caribbean, and Asia. Combined with her international business studies at Swinburne University and Reutlingen University, Lucy’s background honed her negotiation and operations skills, ensuring an efficient, client-focused experience.

As part of the Compass team, she uses cutting-edge technology and market insights to deliver personalized strategies. Specializing in luxury condos in Kakaʻako, Lucy leverages her extensive global network to help clients succeed in Hawaiʻi’s competitive real estate market.

In her free time, you’ll find her sailing, hiking, and exploring the islands she proudly calls home — always ready to help others find their perfect piece of paradise.

Ready to Find Your Place in Kakaʻako?

Living in Kakaʻako means more than just a home — it’s a lifestyle built around connection, creativity, and community. Whether you're relocating, investing, or simply exploring your options, we're here to guide you every step of the way. We look forward to helping you discover the possibilities that await in Honolulu’s most vibrant neighborhood.

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Your Top Hawaii Luxury Condo Specialist

Lucy Heath

Lucy Heath is a Real Estate Advisor at Compass and the founder of Luxury Condos Hawaiʻi, recognized for her expertise in refined condominium living in Kakaʻako and Ala Moana.

Get in Touch

Explore the Latest Luxury Condo Developments in Kakaʻako and Ala Moana for 2025

Honolulu’s skyline continues to evolve with exciting new condo projects slated for 2025 and beyond. Both Kakaʻako and Ala Moana are in the midst of a construction boom, adding state-of-the-art luxury towers to meet demand. Whether you’re an investor keeping tabs on the market or a homebuyer searching for the newest units, here’s a comprehensive update on new luxury condo developments as of 2025 in these two premier neighborhoods.

Kakaʻako: Upcoming and In-Progress Developments (2025)

Kakaʻako remains the epicenter of Honolulu’s condo development surge. The area’s master-planned communities – Ward Village (by Howard Hughes) and Our Kakaʻako (by Kamehameha Schools) – are driving much of the growth. As of 2025, here are the key developments:

• Victoria Place – Status: Completed 2024. This ultra-luxury Ward Village tower recently welcomed its first residents. Victoria Place sold out quickly thanks to its park-front location and refined design (it’s adjacent to Victoria Ward Park). It sets a high bar with elegant finishes and an emphasis on owner amenities (no commercial units, purely residential luxury).
• The Park Ward Village – Status: Under Construction, expected completion by 2025–2026. A highly anticipated luxury tower in Ward Village, The Park Ward Village (sometimes called “The Park on Ward”) will rise near Ward Avenue and Auahi Street, right by the park. It’s planned to feature a grand pedestrian promenade and lush landscaping connecting to the park. As a luxury building, buyers can expect spacious units and top-tier amenities; maintenance fees are projected around ~$1.09/sqft. Sales have been strong, reflecting confidence in Ward Village’s continued appeal.
• Ulana Ward Village – Status: Under Construction, completion ~2025. Ulana is a unique one: a reserved housing (affordable) project in Ward Village. While not “luxury” (it’s aimed at local workforce buyers with income limits), it’s worth noting in the development landscape. Ulana’s 700 units are sold out to qualified buyers, and it will add a new park for the community. Its maintenance fee is about $0.90/sqft, slightly lower than luxury towers due to fewer amenities. Ulana’s delivery in late 2025 will fulfill an affordability component in Kakaʻako.
• Kalae – Status: Under Construction, expected completion ~2026. Kalae is an ultra-luxury tower on Ward Village’s front row. It launched sales in 2022 with a decidedly high-end positioning (think spa-like bathrooms, Wolf/SubZero appliances, etc.). Notably, Kalae’s HOA is estimated at $1.27/sqft – quite high, but it includes extras like gas utility and other services. By 2025, construction is well underway. Buyers who secured units in Kalae are eagerly awaiting its 2026 completion.
• Launiu Ward Village – Status: Sales Ongoing (launched 2024), completion ~2028. Launiu is another ultra-luxury project announced for Ward Village. Sales began around early 2024. It’s slated further out, but it continues the momentum: Launiu will likely feature large units and premium amenities, contributing to Ward Village’s reputation for luxury.
• Ālia (Our Kakaʻako) – Status: Under Construction, completion expected ~2026. Ālia is a 400-foot luxury condo by Kobayashi Group, being built in the “Our Kakaʻako” area (near Ala Moana Blvd and Cooke Street). With 330+ market-rate units, Ālia is bringing luxury to the west side of Kakaʻako. It emphasizes sustainable design and will have generous amenity spaces. Sales launched in 2022 and construction began 2023. By 2025, the tower is rising steadily. This project broadens Kakaʻako’s luxury map beyond Ward Village.
• Kahuina – Status: Upcoming (Sales late 2024 into 2025). Kahuina is a mixed-use condo project by Stanford Carr in Our Kakaʻako. Initially slated for 2023, it saw delays, but now is expected to launch by summer 2025. Kahuina will incorporate a significant reserved (affordable) housing component alongside market units. It’s not positioned as luxury (more mid-tier), but its scale (400 units) will impact Kakaʻako’s inventory. It fills a niche for those who missed earlier workforce offerings.
• Future Proposals: Beyond these, Kamehameha Schools has additional blocks in Our Kakaʻako (Increment II of their master plan runs into 2026 and beyond). We could see another tower announcement soon, given that Alia and Kahuina are underway. Meanwhile, Ward Village’s future phases hint at projects like Mahana, Ilima, Melia (names seen in plans) – Ilima in particular is rumored to be an ultra-ultra-luxury offering with larger units (and correspondingly high maintenance fees, potentially >$1.5/sqft if early buzz is accurate). These are on the horizon, but not yet selling as of 2025.

In summary, Kakaʻako in 2025 is a flurry of cranes and construction activity, predominantly concentrated in Ward Village (which by now has completed 7 towers and has a few more in pipeline) and the up-and-coming projects in Our Kakaʻako. For buyers, there’s an opportunity to get in early on some developments (like Launiu or future launches) or purchase newly-completed inventory (e.g. a resale in Victoria Place or a contract in The Park Ward). Kakaʻako’s development boom shows no signs of slowing – the neighborhood is on track to remain Honolulu’s luxury condo hub for the next several years.

Ala Moana: Upcoming and In-Progress Developments (2025)

The Ala Moana area – especially the “Midtown Ala Moana” zone around Kapiʻolani Boulevard – is also experiencing a development renaissance, albeit on a slightly different timeline. Here are the key projects and updates for 2025 in Ala Moana:

• Sky Ala Moana – Status: Completed late 2023. Sky Ala Moana actually just finished, marking a significant addition to the neighborhood. It’s a mixed-use project with two towers: Sky West (390 residential condos) and Sky East (a condo-hotel). With 474 new homes delivered, Sky Ala Moana brought modern, moderately-priced (relative to ultra-luxury) units to the market, many of which sold out early. By 2025, new owners are settling in, and a few resales are appearing as investors flip units. The project added amenities like a large pool deck and even some affordable housing units (via HCDA’s requirements). Sky’s completion signaled that the “Midtown Ala Moana” transformation is fully underway.
• The Park on Keeaumoku – Status: Nearly Completed (2025). The Park on Keeaumoku is a massive development comprising two 44-story towers on Keeaumoku Street (just behind Walmart, mauka of Ala Moana Center). It features 972 units (studio to 3BR), with 85% market and 15% affordable units. As of early 2025, construction is in late stages, with completion expected by end of 2025. This project stands out for its scale – essentially creating its own mini community with an expansive amenity deck (pool, hot tubs, multiple party rooms, co-working space, even a half-acre private park). While positioned as a more “mainstream” product (pricing was lower than Ward Village’s luxury towers), many higher-floor units do offer luxury touches and nice views (ocean views from the Rycroft Tower). For Ala Moana, The Park brings a large influx of new condos that will significantly increase inventory in 2025. It’s attractive to local professionals and first-time luxury buyers. As a new build, it also has relatively modern features and a great amenity-to-maintenance fee ratio.
• Mandarin Oriental Honolulu (The Residences at Mandarin Oriental) – Status: Under Construction, on track for completion in 2025. This is arguably the crown jewel of new development in Ala Moana. Located on Kapiʻolani Blvd across from the Hawaiʻi Convention Center (at the gateway between Ala Moana and Waikiki), it’s a 37-story tower that will house a Mandarin Oriental Hotel on lower floors and 99 ultra-luxury residences above. The Residences at Mandarin Oriental promise an unparalleled level of luxury: large floor plans (most 1,500–3,700 sq ft, with penthouses up to 6,000 sq ft), and access to hotel services like a spa, Michelin-caliber dining, 24/7 concierge, valet, and more. Prices started in the millions for even a 1BR. By 2025, construction of the tower is well advanced, and it’s slated to open in late 2025. The development team reports strong interest from both local and international buyers, given the Mandarin Oriental brand’s global prestige. Upon completion, this will set a new standard for luxury in Honolulu, effectively bringing a 5-star hotel branded residence concept to Ala Moana.
• Azure Ala Moana – Status: Completed 2021 (included here as a recent development). Azure was one of the early new entrants in the current wave, a 41-story condo at Keeaumoku and Makaloa. Now a couple of years old, it’s fully occupied but worth noting for context: Azure offers modern luxury at a slightly more accessible price point than Ward Village, which helped pave the way for more projects.
• The Central Ala Moana – Status: Completed 2021. Another already completed tower (by SamKoo, same developer as The Park on Keeaumoku), The Central delivered hundreds of units (with many reserved housing) and proved demand was high for Midtown Ala Moana condos. It sold out fast in 2018 pre-sales due to relatively affordable pricing for locals. Its success encouraged larger projects like The Park.
• Mahana Ward Village / Midtown projects – While Ward Village is technically Kakaʻako, there is overlap as new towers border Ala Moana. One planned project to watch near Ala Moana Center is Kaʻiulani Project (working title), a proposed tower above the Ala Moana transit station – however, that’s still in concept phases. Muse Honolulu is a boutique luxury condo that has been mentioned for Ala Moana (on Atkinson Drive), designed by a renowned architect, but details are scant as of 2025. If it proceeds, Muse would add an exclusive, low-unit-count luxury option in the area. There’s also talk of redevelopment of some low-rise commercial buildings into residential (e.g., an Amana St loft conversion bringing ~64 units called Amana Lofts). These smaller projects indicate Ala Moana’s growth isn’t just big towers – there’s diversification in development types.
• Transit-Oriented Development (TOD): Ala Moana is the planned terminus of Honolulu’s rail system (when the rail is completed to Ala Moana Center in coming years). The city’s TOD plan encourages more housing around the station. This means we might see even more proposals for condos or mixed-use high-rises in the Ala Moana neighborhood in the late 2020s, including possibly some high-density affordable projects. For now, the luxury market focus is on the ones above.

In summary, Ala Moana’s 2025 condo scene is marked by a mix of newly delivered units (Sky, etc.) and ultra-luxury under construction (Mandarin Oriental). By the end of 2025, Ala Moana will have hundreds of brand-new condo owners moving into The Park on Keeaumoku and the ultra-rich furnishing their Mandarin Oriental residences. The neighborhood is clearly solidifying its status as Honolulu’s “second urban core” after Kakaʻako, with the convenience of the mall and beach making it exceptionally desirable. For buyers, Ala Moana offers a chance to get in early on some projects or consider high-end resale in these shiny new towers.

What This Means for Buyers

For anyone looking to purchase a condo in Honolulu, the developments in Kakaʻako and Ala Moana mean more options and variety. Pre-construction sales allow buyers to lock in a unit at today’s price (often with a 20-30% deposit) and enjoy a brand-new home in a couple of years. However, competition can be fierce for the most coveted projects (e.g., Victoria Place and Park Ward Village saw lottery registrations and quick sell outs). If you have your eye on an upcoming project like those branded residences or Ward Village’s next luxury offering, it’s wise to connect with an agent early to get on registration lists and learn about VIP previews.

Investors may find opportunity in the wave of new inventory – for instance, some initial buyers of new condos decide to flip upon completion, meaning more listings on the resale market (we saw this with newly completed towers where investors sold for a premium shortly after closing). This can slightly soften price growth in the short term as supply increases, but the overall demand for Honolulu condos remains strong, especially from off-island buyers who value new construction quality.

Both neighborhoods’ new developments are also bringing improved infrastructure and amenities to the area (new parks, wider sidewalks, public art, retail spaces). It’s not just about the buildings – it’s about the lifestyle being created around them. Kakaʻako’s completion of the Victoria Ward Park (phase 1) in 2023 and ongoing streetscape improvements are making it greener and more walkable. Ala Moana’s future rail station is prompting a more pedestrian-friendly vision around Ala Moana Center. These enhancements will benefit all residents and likely boost property values long-term, as the areas become even more attractive places to live.

Conclusion & Next Steps

The 2025 outlook for Kakaʻako and Ala Moana luxury condos is dynamic and optimistic. From shimmering new towers about to open their doors to ambitious projects on the horizon, there’s a lot for buyers to be excited about. Staying updated can be overwhelming, but that’s where we come in. Our team closely tracks every new development – we have the inside scoop on floor plans, pricing releases, and construction progress. If you’re interested in a new condo (whether as a future home or investment), reach out to us for the latest information and guidance. We can help you identify the project that best fits your needs and navigate the purchasing process (often different for new developments).

Secure your spot in Honolulu’s next luxury address – contact us today to schedule a consultation or register your interest in upcoming projects. With our expertise, you’ll be first to know and first in line for Honolulu’s most coveted new condos.

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Your Top Hawaii Luxury Condo Specialist

Lucy Heath

Lucy Heath is a Real Estate Advisor at Compass and the founder of Luxury Condos Hawaiʻi, recognized for her expertise in refined condominium living in Kakaʻako and Ala Moana.

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Discover the Benefits and Drawbacks of Kakaako Condos

Kakaako condos are some of the most sought-after residences in Oahu. Like in every location, there are some advantages and disadvantages to consider:

Pros:

• Convenience Location: Living in Kakaako puts you at the heart of the action, with easy access to Honolulu's business district, world-famous Waikiki beaches, and everything in between.
• Vibrant urban lifestyle with trendy restaurants, cafes, and cultural attractions.
• Proximity to the beautiful Hawaiian Beaches.
• Modern Amenities: Many condos in Kakaako boast state-of-the-art fitness centers, swimming pools, rooftop terraces, and on-site security, providing the ultimate luxury living.
• A diverse and inclusive community is ideal for socializing and networking.
• An opportunity to purchase a newly built residence with the option to personalize finishes and upgrades to your taste.
• Ongoing development promising exciting growth and investment opportunities.
• Most buildings are pet-friendly, and the neighborhood has numerous dog parks and inviting areas for leisurely gatherings with furry companions.

Cons:

• High cost of living, with rentals and property prices exceeding other areas.
• A densely populated urban area with potential traffic congestion.
• Rapid development may lead to noise pollution and disruptions.
• Maintenance fees are comparatively higher than in other areas, reflecting the range of amenities and elevated services.
• Some buildings have encountered litigation against the developer and repairs needed from construction errors, which are currently being addressed through legal and remedial action.

LinkedIn Instagram

Your Top Hawaii Luxury Condo Specialist

Lucy Heath

Lucy Heath is a Real Estate Advisor at Compass and the founder of Luxury Condos Hawaiʻi, recognized for her expertise in refined condominium living in Kakaʻako and Ala Moana.

Get in Touch