Perhaps you already concluded that Diamond Head is the ultimate place to call your home, but you desire a less dense living environment than the much talked about world famous popular Gold Coast high rise condos or the more affordable Pualei Circle and Monserrat Ave / Kanaina Ave condos.

If that is you and you are looking for something special, than here is your ultimate compilation of off-the-beaten-path, little talked about Diamond Head CPR’s and PUD cluster developments.  These are residential developments that share some common elements, e.g. driveway, etc.

Our list of Diamond Head CPR’s and PUD cluster developments does not include any high rise condos. Here you will only find more exclusive, less dense Diamond Head real estate, including detached single family homes, duplexes, townhouses and other low density Diamond Head condos.

Before we dive into the list, it is good to understand the difference between owning a CPR and a PUD:

• A CPR (Condominium Property Regime) refers to a specific type of ownership where you own a ‘condominium unit’ and a percentage of undivided interest in the common and limited common elements of the CPR project. This condo ‘unit’ could either be a detached single family home, a townhouse, or an apartment style unit above or below another unit.
  Common elements could be driveways, landscaped grounds, pool, clubhouse or an elevator in a high rise. The land under and adjacent to your unit is either a common element, or a limited common element for your exclusive use.
  The key point with a CPR is the land is proportionately owned by all owners in the project.
  You will recognize CPR units by their last digit in the TMK number, e.g.:  1-3-1-40-4-0001 (CPR unit #0001)
• A PUD (Planned Unit Development) is a cluster development or subdivision where you own a ‘unit’ and a percentage of interest in the common elements similar to a CPR, except the land underneath and adjacent to your unit is not a common or limited common element.  You own your land entirely!

Ready to explore the best kept secrets that Diamond Head has to offer?
Some of these hidden real estate treasures are tucked away behind private security gates, some enjoy direct access to pristine and otherwise hard to get to Diamond Head Beach.
Some offer enviable ocean and park views and some have similar names that could easily be mixed up.
But, all of them offer the ultimate Diamond Head lifestyle previously enjoyed by royalty, alluring and desired by many, organized here for your discerning consideration.

The famous Diamond Head lighthouse marks the most southern point of the island of Oahu.
Going in a west-to-east direction along Diamond Head’s southern shore at Kapiolani Park we start..

West of the Diamond Head lighthouse:

1.) La Pietra    (TMK: 1-3-1-29-33)

La Pietra

Just above Kapiolani Park at the foot of the most western Diamond Head slope sits the popular gated La Pietra townhouse community developed in 1970 on 5.5 acres, consisting of 38 two story townhomes (no neighbor above or below).  All La Pietra townhomes are arranged in 19 duplexes with adjacent carports along the private one-way street La Pietra Circle, a loop that is guarded by a 24/7 security guard at the entrance to the project off Poni Moi Rd, above Paki Ave.  La Pietra’s street address includes all La Pietra Circle street numbers, 3005 through 3091 La Pietra Circle with units being numbered 1 through 38.  See the Final Public Report here.

La Pietra townhouses are constructed primarily with wood frame on concrete slab, wood exterior with some lava rock wall accents and a wood shake Dickey roof. Each unit comes with an adjacent 2-car carport. The original design included only four floor plans with 2 bedrooms, 2 bath and up to 4 bedrooms, 3.5 baths, with between 2,152 and up to about 3,000 sq ft interior living space. La Pietra’s signature design feature include the soaring double height open ceiling in the living room area with huge tall windows, and a ‘floating’ staircase leading up to the second floor. Some of the original floor plans have been modified and expanded since.

La Pietra townhouses also feature private yard areas, large patios and plenty lanais. These townhouses sport a generous layout and size and therefore feel very much like a single family home rather than your typical townhouse.

The La Pietra project includes a swimming pool and beautiful lush green mature landscaping. The overall project feel is tropical, elegant but unpretentious and comfortable. Two pet dogs are allowed, no weight limit. La Pietra is within a stone throw from the beach and slightly elevated above, next to the adjacent popular Kapiolani Park, yet hidden from public view and guarded by a 24/7 security guard.  Most units offer tree top and garden views with only peek-a-boo ocean views, if any. But you can sense that the beach is so very close. This is where royalty used to live. It is easy to see why.

2.) Queens Court at Kapiolani    (TMK: 1-3-1-34-21)

Queens Court at Kapiolani

You can’t live any closer to Kapiolani Park than at the Queens Court at Kapiolani townhomes located on a 16,857 sq ft corner lot at Hibiscus Dr and Poni Moi Rd.
These 3-story ‘San Francisco’ style townhouses (no neighbor above or below) were developed in 1984, featuring stucco exterior and a flat roof.  A total of 4 townhouses are split up and arranged in two separate duplexes.

The first duplex is accessible from Hibiscus Dr and includes: 3002 Hibiscus Dr #1 and 3004 Hibiscus Dr #2.
The second duplex is immediately behind and accessible from Poni Moi Rd and includes: 2931 Poni Moi Rd #3 and 2929 Poni Moi Rd #4.

Each unit is a 3-Bedr, 2.5-Bath corner townhouse with 2,090 sq ft interior living space with large patio space and lanais.  Each townhouse feels like a single family home with a private lushly landscaped yard and a 2-car garage on the ground floor.  The property is gated from the street.

The units have been upgraded and remodeled over the years, e.g. unit #1 has a private pool and hot tub. Unit #3 has a private elevator for easy access to all three levels.

Queens Court at Kapiolani townhouses offer a desirable quiet location, security and privacy with a peek-a-boo ocean view between the lush treetops at the bottom of Diamond Head.

3.) Diamond Point Villas    (TMK: 1-3-1-034-015)

Diamond Point Villas

This is a duplex on a 6,492 sq ft corner lot at Hibiscus Dr and the private road Alapali Pl.  The original 2-story home was built in 1937 (!), lovingly restored and converted into a legal duplex in 1985.
See the Final Public Report here.

The simple wood frame design shows a humble board and batten exterior, with an asphalt shingle roof.
The address includes 3020 Hibiscus Dr #1, and 3022 Hibiscus Dr #2.

3020 Hibiscus Dr #1 is a 2-story, 2-Bdr, 3-Bath unit with 1,528 sq ft interior living space and a nice garden area.
3022 Hibiscus Dr #2 is a single level 2-Bdr, 1-Bath unit with 692 sq ft interior living space.

Each unit has a single enclosed garage on the lower street level and space to park an additional car in the driveway in front of each respective garage.

With a slight elevation above Diamond Head Rd you can sense the closeness to the ocean and possibly get a peek-a boo ocean view between the Kapiolani Park tree tops. A narrow right of way walking path starts immediately across the street and gives you a direct straight path to the ocean.

The duplex (both units together) sold most recently at $2.15Mill in 2013 to an investor.

4.) 3019 and 3033 Alapali Pl    (TMK: 1-3-1-34-18)

3019 and 3033 Alapali Pl

At the top of Alapali Pl, just above the ‘Villas at Diamond Head Point’ CPR project is an impressive 2 detached, 2-story single family home CPR.  Developed in 2009, designed by award winning architect James McPeak and inspired by the famous grand Bulgari estates in Bali, these are two modern grand estate size homes built on an elevated graded 16,026 sq ft lot zoned R-5 tucked away against the bottom of Diamond Head and towering atop a huge retaining rock wall overlooking the neighborhood from the highest elevation at the very private end of Alapali Pl cul-de-sac.  See Final Public Report here.

Both homes were designed on a grand scale with the finest modern appointments. including double height soaring ceilings, huge walls of glass, floating stairwells, massive decks, each with its own private pool and hot tub. A motor court easily accommodates 5 and 4 cars for each respective residence. The exterior showcases a unique artistic bread rock veneer and a low pitch roof.  The commanding impressive ocean views and Gold Coast and Waikiki skyline leave you speechless.

We lovingly call the property ‘the rock star house’ referring to the time when it was temporarily occupied by a musical hip hop icon together with his entourage. The property was a good fit to accommodate his desire for a private and lavish lifestyle.

Reportedly one time a Porsche Carrera registered to the celebrity occupant was found wrapped around a tree at the bottom of the hill with no driver to be found. When questioned, neither the owner nor his entourage admitted to having driven the car.

The larger of the two homes 3019 Alapali Pl #A with 5 bedrooms and a movie theatre sold most recently in 2010 to a local business owner at $5.350Mill. A fabulous price for the buyer of this property at a time when the market was still considered depressed from the after effects of the financial crisis.  The new owner since purchased the property in front, to ensure the amazing ocean views into perpetuity.

Regardless if you prefer to live like a rock star, or live like a king, this property might be a good match for you.

5.) Villas at Diamond Head    (TMK: 1-3-1-34-16)

Villas at Diamond Head

This is a CPR with only 2 detached 2-story single family homes developed in 1991 & 1998 on a 12,603 sq ft lot zoned R-5 at the foot of the most western Diamond Head slope.

The address is 3015 Alapali Pl #A, and 3017 Alapali Pl #B, located halfway up the private road between ‘Diamond Point Villas’ and the ‘rock star house’.

Both homes share a narrow driveway off Alapali Pl, a quiet cul-de-sac just above Hibiscus Dr.
The architecture is mildly Mediterranean inspired with red concrete roof and stucco exterior.  See the Final Public Report here.

The project enjoys a quiet location close to Kapiolani Park and off course the beach. Residents cherish modest ocean views from their roof deck.

6.) Hibiscus Place    (TMK: 1-3-1-34-47)

Hibiscus Place

Immediately to the left of the 6-unit ‘Diamond Head Landing’ townhouse project, at the top end of the private Hibiscus Pl is a 1929 historic residence that was converted into a unique duplex CPR in 2005.

The address for Hibiscus Place includes 2954 Hibiscus Pl #1 and 2956 Hibiscus Pl #2.

With great attention to quality and detail, this historic property took the 2004-2005 Historic Hawaii Foundation Preservation Honor Award for restoration.  Rightfully so.

This exquisite former Mediterranean Estate, now duplex, perched against the foot of Diamond Head at the highest elevation point on Hibiscus Pl, features a red tile concrete roof and stucco exterior. Charming French doors lead to balconies and private brick patios surrounded by lush tropical gardens. An enchanting combination of Italy and Spain in a hidden tropical retreat.

Privacy and commanding shoreline ocean views are yours with Kapiolani Park at your feet.

7.) Diamond Head Landing   (TMK:1-3-1-34-8)

Diamond Head Landing

Diamond Head Landing is a 6-unit townhouse cluster developed in 1980 and perched at the foot of Diamond Head accessible from Hibiscus Dr by way of an unassuming steep driveway easement labeled Hibiscus Pl.  See Final public report here.

These townhouses are arranged as follows: Up Hibiscus Pl first driveway on the right includes a grouping of 3 attached units, 2935 Hibiscus Pl #E, 2937 Hibiscus Pl #D, and 2939 Hibiscus Pl #C. The only free standing, lone detached unit 2933 Hibiscus Pl #F is located at the end of this driveway bordering Diamond Head preservation land.
We consider unit #F the only single family home in this CPR development, all others are attached townhomes.

If you drive up Hibiscus Pl further to the top you will find the second grouping on your right, a duplex consisting of 2947 Hibiscus Pl #B, and 2949 Hibiscus Pl #A, the final and last one at the top right end of the cul-de sac.
Diamond Head’s preservation land is behind.

These Mediterranean style inspired 3-bedroom, 2 or 2.5 bath townhomes are designed as split-level, two story units with 2,020 sq ft to 2,320 sq ft of interior living space, situated above their respective street level enclosed double garage. There are no neighbors above or below.  Design features include concrete tile roofs, white stucco exterior and some interior stucco as well.  Impressive vaulted cathedral ceilings and some large open decks complete the package. Most of the homes are cooled with split AC systems.

There is a shared community swimming pool tucked behind the duplex at the top of the property.

Diamond Head Landing residents enjoy a quiet location with a modest 50′ elevation above Kapiolani Park, with pleasant green park views and the ocean beyond.

8.) Villas At Diamond Head Point    (TMK: 1-3-1-33-66)

Villas at Diamond Head Point

Hidden behind Gold Coast’s famous Kainalu condo is a 2-story duplex developed in 1983 on a prime 9,111 sq ft ocean front lot, accessible by way of a private road easement just to the left of the Kainalu condo.  The address is 2801 Coconut Ave and includes unit #A&G together, and unit #A-1, closer to Kainalu.

Each unit has an attached enclosed double garage.  See Final public report here.

Each unit enjoys its own designated magical ocean front lawn area. A rock seawall protects the property from wave action.  A secluded beach, hard to reach for the general public, is immediately to the east of the property.

What makes this property location stand out is the remarkable rare combination of the best of both worlds:

a.) the unparalleled private and quiet ocean front setting, and
b.) the amazing close proximity to popular Gold Coast activity centers e.g Outrigger Canoe Club, Elks Club, ..and even Waikiki.

Robert Kiyosaki, author of the book ‘Rich Dad Poor Dad’, shows on the ownership record. Perhaps what is good for him might be good for you too, if one of these units were to become available for sale again.

9.)  The 3 Bali homes    (TMK:  1-3-1-36-6, 21 & 22)

3 Bali Homes

The Bali homes is what we lovingly refer to the 3 gorgeous Bali style inspired 2-story homes developed in 2006 on three adjacent oceanfront lots at 3125, 3133 and 3139 Diamond Head Rd.  Look for the three mailboxes built into the lava rock wall with a huge Traveler’s palm flower behind it, located just two lots past the Makalei Beach Park, or five lots before the Leahi Beach Park.

Hidden behind the rock wall and the large wooden gate are three truly gorgeous island style homes surrounded by lush tropical landscaping. Each home features between 4,509 and 5,828 sq ft of interior living space with vaulted wood trimmed ceilings and large sliding glass pocket doors for a truly remarkable indoor-outdoor lifestyle.

Signature design features include beautiful Ohia hardwood floors, Tasmanian Blackwood floors and extensive use of lime stone and travertine throughout.  All bedrooms are en suite bedrooms with private decks and lanais surrounded by tropical privacy landscaping. The homes feature stucco exterior on the ground floor and board and batten design on the second level as well as a wood shake Dickey roof.

Each Bali home is located on its own private oceanfront lot between 17,019 to 18,477 sq ft.
Each Bali home features its own ocean side private pool and cabanas and a private grassy lawn leading up to the ocean’s edge. Each home also comes with a two or three car garage and a designated guest parking area close to the entry gate.

Often mistaken for a single family CPR development, each home actually has its own designated TMK number. The quality of home design and construction plus the magical private ocean front location make this one of our favorite Diamond Head single family home cluster development on the list.

The largest one of the three, 3139 Diamond Head Rd, we lovingly refer to as the ‘Move My Cheese’ house. This goes back to some years ago at a time when the home was owned by Dr. Spencer Johnson, renowned author of the book “Who Moved My Cheese?”
A notable more recent sale of one of the Bali homes, 3125 Diamond Head Rd, recorded 5/20/2013 for $11,250,000.

Be quick and decisive the next time one of these remarkable trophy homes becomes available.

10.) Kuu Makana at Diamond Head    (TMK: 1-3-1-36-4)

Kuu Makana at Diamond Head

Kuu Makana at Diamond Head is a 4 unit, numbered ‘A’ through ‘D’, oceanfront townhouse fourplex located at 3165 Diamond Head Rd just west of Leahi Beach Park. The project includes beautiful landscaping, a front motor court surrounded by 4 double garages with a gorgeous central Plumeria tree and an awesome common area ocean front lawn. Built in 1982 featuring dramatic huge covered ocean front lanais, extensive use of Koa wood and elegant exterior and interior coral rock accent walls as well as intricate artistic wood design finishes.

This is a classy complex with two single level corner-end oceanfront units on the ground floor, and two single level corner-end oceanfront units above, on the 2nd floor. The clever design allows all units to be larger than 3,300 sq ft in interior living space plus generous covered ocean front lanais for a total of over 4,000 sq ft single level living space right on the ocean. Sweet!

Each unit comes with a coral fire place and an enclosed double garage. Your guests may park in a designated visitor parking area at the entrance to the motor court. A secure gate separates the motor court from the front entrance to the units. If you live here, you would drive into your garage and access your unit from your garage back door securely into your home.

On the ocean side the property is protected with a sea wall. There really is no beach in front of the property. Instead you have a small sandy beach easily reachable just about 7 lots going west just past the Makalei Beach Park.

A noteworthy recent sale at Kuu Makana was unit #D which sold at $7.5Mill in July 2013.

Kuu Makana offers a relaxing single level ocean front lifestyle with endless and forever protected ocean views. Simply priceless!

11.) Leahi Estates    (TMK: 1-3-1-35-2)

Leahi Estates

Leahi Estates consists of 6 single family homes in a CPR community on the mauka side of Diamond Head Rd across form Leahi Beach Park.  See the Final public report here.

Three homes are secured behind an automatic gate almost like a small valley community on its own. The address includes 3190, 3196 and 3200 Diamond Head Rd.
The other 3 homes are right next door up a steep driveway that is not gated. The address includes 3210, 3220 and 3222 Diamond Head Rd.
These latter 3 homes elevated on a knoll enjoy impressive ocean views and feel more like three independent lots, rather than a single family home CPR.

Each of these 6 homes is architecturally unique in design displaying a variety of styles. One of them even incorporates some of the naturally occurring steep rock, featuring it as part of the interior living room design, giving the home a unique connection to Diamond Head.

Allegedly the dramatic cliff side pool of one of the homes at one time had flooded the street below.

Noteworthy is 3222 Diamond Head Rd #6 within the project. An impressive Tuscany inspired beautifully restored in 2009 large villa with cathedral ceilings and about 5,000 sq ft interior living space on a large 21,000 sq ft mostly level lot with stunning ocean views, a very rare combination in the Diamond Head neighborhood where most lots are either smaller, or sloped. A large pool and cottage complete the full package. Simply perfect. Sold in 2011 at $10.6Mill.

East of the Diamond Head lighthouse:

12.) Diamond Head Beach    (TMK: 1-3-1-38-24)

Diamond Head Beach

Just a few lots east of the famous Diamond Head lighthouse, past the Diamond Head lookout, hidden behind a private gate with the address 3701 Diamond Head Rd is a private driveway that leads straight down to the ocean servicing 4 individual lots #A, B, C, and #D.

3701 Diamond Head Rd #D, the largest lot of them, located at the bottom of the driveway with 36,278 sq ft and a whopping 198.35 ft beach frontage.  This has been developed as a detached single family home CPR.

CPR #1 is a 17,005 sq ft  lot with a  2 story, 5 Bedr, 4 Bath, 2 half Baths home originally built in 1967 and renovated in 2005. The property even sports a private tennis court very close the beach (!)
CPR #2 is a 19,273 sq ft lot.

13.) Ka’alawai Condo    (TMK: 1-3-1-38-31)

Kaalawai

This is a detached single family home CPR development with only 2 homes.  The address is 3711 Diamond Head Rd #A & #B, on a 24,673 sq ft lot makai side of Diamond Head Rd.

Unit #A is a 4 Bedr, 3 Bath home with 3,230 sq ft interior living space built in 1988 on a 10,083 sq ft lot.
Unit #B is a 2 Bedr, 3.5 Bath home with 2,920 sq ft interior living space built in 2010, on a 12,336 sq ft lot, the slightly larger of the two lots that is the second house on the right side going down the private driveway towards the beach.

Access is via an unmarked, easy to miss, roadway easement off Diamond Head Rd.  Look for the driveway immediately past 3705 Diamond Head Rd.

14.) Diamond Head Estates    (TMK: 1-3-1-38-1)

Diamond Head Estates

Another little known detached single family home CPR with only 2 units is on a 26,232 sq ft prime beach front lot.The first home was developed in 1961.  The second home was a simple ‘post and pier’ construction Cedar wood beach shack built in 1974, but has since been replaced with an impressive newly built residence in 2005.

Diamond Head Estates project address includes: 3721 Diamond Head Rd (#2) and 3725 Diamond Head Rd (#1).

Access is via the same unmarked, easy to miss, roadway easement as the ‘Ka’alawai Condo’. Look for the driveway immediately past 3705 Diamond Head Rd.
The Diamond Head Estates CPR is further down at the bottom of this driveway on the beach.

Both homes have a direct south facing exposure, one on the beach, the second newer built home right above. The older ocean side home has an old rock seawall that protrudes unusually far on to this stretch of Diamond Head Beach.  Both, the pristine beach and the ocean views, are exceptional from this location.

15.) Ainamalu

Ainamalu

Ainamalu is a gated beachfront community, a cluster PUD development (not a CPR) of 11 single family homes with a ‘Spanish bungalow style’ architectural design flair, stucco exterior, red tile roofs and vaulted cathedral ceilings.

The gated entrance is off DH Rd just before Palaoa Pl (when coming from Waikiki side).
The address includes 3747 to 3767 Diamond Head Rd.

A common driveway is winding down the slopes towards the pristine beach, and splitting up into a horseshoe arrangement with a pristine center lawn and the bottom 5 homes surrounding it.

It is this bottom section of 5 homes closest to the beach away from DH Rd with the benefit of the generous center lawn that are in the most desirable location in the project.
This clever arrangement allows for maximum views towards the ocean and almost feels like the center lawn is part of each individual property, yet it is shared equally by all. A small private gate at the bottom of the center lawn allows access to the pristine and quiet beach.  Very charming.

16.) Isles at Diamond Head Beach    (TMK: 1-3-1-39-1)

Isles at Diamond Head Beach

Isles at Diamond Head is a gated beachfront CPR community with six beachfront detached single family homes designed by architect Edward Sullam and completed in 1986.  See the Final Public Report here.

The project is gated on both entry points and inconspicuous, away from busy traffic located at the end of two unassuming cul-de-sacs off Diamond Head Rd and Kulamanu St.

Three of the homes, 218, 220 and 222 Kaimanawai Pl, are accessible through the automatic gate at the end of Kaimanawai Pl.
The other three homes, 215, 217 and 219 Kaalawai Pl, are accessible through the automatic gate at the left end of Kaalawai Pl.

All six homes are arranged in an open ‘V-shape’ layout towards the ocean, to ensure that the homes in the back still have a respectable ocean view along and to the side of the homes in front. A gorgeous green center lawn shared and cherished by the residents and lush landscaping make up the well maintained common grounds.
There are also 9 guest stalls within the project.

Each home has a 2-story design with concrete tile roof, stucco exterior, large roof overhangs and an attached double garage. Each home features 4 bedrooms and 4.5 bathrooms with between 3,100 and 3,600 sq ft interior living area.  The interior is designed with vaulted ceilings upstairs and architecturally interesting soffited ceilings in the downstairs living area.

Since these are single family homes in a CPR project, the lots are considered limited common elements, for the exclusive use of the respective resident, ranging between approx. 5,000 and 8,000 sq ft.

This project is adjacent to, just west of the smaller ‘Sands at Kaalawai’ development.

A few of the Isles at Diamond Head Beach homes have their own pools, but the beach is just past the lawn outside your backyard gate.  Did we mention the secluded sandy bottom swimming hole?  Life is a vacation.

17.) Sands at Kaalawai  –  aka Kuine Place

Sands at Kaalawai

A gated beach front community built in 1988. Look for the Kuine Pl street sign just past Kaimanawai Pl, Kuine Pl is actually a private St shared between 4 home owners. Address includes 108, 120, 136 and 148 Kuine Place.  This development is adjacent to, just east of the ‘Isles at Diamond Head Beach’ project.

This is a 4-unit residential single family home cluster development (PUD, rather than a CPR) on a long, skinny lot going from top of Kulamanu St all the way straight down to the beach with a shared driveway (Kuine Pl).

The 4 homes are located to the right along the shared driveway. All 4 homes have a similar split-level 2 story design with 12 ft cathedral ceilings in the living room and kitchen area, a double garage and a rooftop sun deck accessible with a spiral staircase to enjoy the ocean views.

A couple of the homes have a small pool even though the lot sizes tend to be small, about 5,000 sq ft. The exception is 108 Kuine Pl, at the bottom of the property, with an impressive 13,000+ sq ft lot size right on the beach.

Besides the secure automatic gate and the common driveway, there is a common guest parking area in the middle of the project under a gorgeous Monkeypod tree.
The beach has some corals but there is a sandy bottom swimming hole just outside your backyard. Life is great.

18.) Kokoke Lani    (TMK: 1-3-1-40-4)

Kokoke Lani

‘Kokoke Lani’ means ‘close to heaven’, and the name could not be more fitting. This is an exceptional brand new, currently under construction, gated 2 single family home CPR project on a 30,370 sq ft beach front lot immediately east of the ‘Sands at Kaalawai’ project.

Kokoke Lani is developed by the Tom Nicholson Group, an established custom luxury home builder with a proven track record of 20+ stunning residences throughout Diamond Head, Kahala and Black Point.  These homes designed by famous local architect Philip ‘Pip’ White have set a new standard for ultimate island style luxury residences.

Signature design features include large sliding pocket doors for seamless indoor outdoor entertainment spaces.  If you want the best, this is for you. To be completed Summer 2016.  The address is 4031 Kulamanu St #A & B.

4031 Kulamanu St #B – is a 4BR, 5BA, with ~4,200sqf interior living space and an ocean side pool deck directly situated on prime Diamond Head Beach. This home already sold in 2015 prior to completion and before it was listed for sale!  Congratulations to the lucky early bird buyer recognizing this one of a kind opportunity.

4031 Kulamanu St #A – is an impressive 4BR, 6BA, with ~6,400+sqf interior living space, one house away from pristine Diamond Head Beach.  With the large lot size on sloped terrain, this home will have impressive ocean views with the beachfront home #B just a few steps below.

If you want brand new and you are looking for the finest in home design, look no further. Here is the best of the best to indulge yourself.
Hurry, unit #A is almost completed and currently the only brand new home available in Diamond Head this close to prime beaches, currently (May 2016) listed for sale at $7.6Mill.

Take note, this project represents what was the last buildable vacant oceanfront lot in the entire Diamond Head area.  Perched between the ocean and Diamond Head, there simply is no more remaining buildable space to develop.
The forever finite and scarce Diamond Head real estate supply creates tremendous value and an unlimited upside potential.  – This lifestyle is priceless, what are you waiting for?

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Let us know what you think.  Perhaps you have a unique experience you would like to share regarding Diamond Head real estate and the lifestyle that comes along with it.
We like to hear from you.
~Mahalo & Aloha

The post Diamond Head Real Estate – CPR & PUD Cluster Developments appeared first on Honolulu HI 5 Blog.

Hawaii Kai’s special allure and its amazing lifestyle has been previously discussed. There simply isn’t any other place where you can ride your boat from your own backyard dock across the marina to go shopping, catch a movie or dinner.
Or, you might like to ride out to the ocean, due West around Diamond Head and temporarily moor your boat in front of Waikiki.  Paddle to the beach, enjoy a Waikiki sunset dinner and cruise your boat back without having to deal with traffic lights.  Life is a vacation.

Marina front living adds a completely new dimension regardless if you like boating, water skiing, jet skiing, kayaking, stand-up paddling, fishing, or if you simply enjoy the calming open water views.

If living on the marina strikes your fancy, you have come to the right place to check our compilation of Hawaii Kai’s top marina front homes and neighborhoods:

1.)    Executive Residences (ER) – Peninsula at Hawaii Kai  (see video):

1. Executive Residences

The Executive Residences are fine 2-story marina front homes built 2002 – 2003 within the gated Peninsula at Hawaii Kai, a popular nice looking newer master planned community of modern homes. These homes enjoy the additional gated security and fabulous community amenities, e.g. a large pool, hot tub and a 24-hour gym.

There are only 27 of these Executive Residences in 3 different floor plans with between 2,145 and 2,663 sq ft interior living space.  These homes are considered the cream of the crop at the Peninsula at Hawaii Kai, featuring soaring ceilings central AC and all other typical modern amenities.  No wonder these are a popular choice for marina front home lovers.

The Executive Residences are located along the north western shore and towards the most western tip of the peninsula, all with prime wide marina frontage.

If you are looking for a newer construction marina front home in a clean looking modern master planned community with the added benefit of the security gate, than check these out.
See all Executive Residences for sale here, look for street address 520 Lunalilo Home Rd.

1. Executive Residences; 5. Luna Kai

2.)    Mariners Cove (see video):

Mariners Cove

Mariners Cove homes were developed between 1969 and 1971 along the most north eastern section of the Hawaii Kai Marina.  Only 94 of all 410 Mariners Cove homes are located directly on the marina.  51 of them are in the Mariners Cove peninsula along Niumalu Loop, and 43 are along the Kalanipuu St section of Mariners Cove.

Mariners Cove homes are a mixture of single level and 2-story homes often between 1,500 and 3,000 sq ft interior living space, featuring soaring open beam cathedral ceilings.

A unique Mariners Cove neighborhood feature are the marina front mini parks along the waterfront allowing maximum marina visibility throughout the neighborhood.  Some of the main roads are a little wider giving the neighborhood a special more generous feel.  Mariners Cove residents enjoy the exclusive use of the Mariners Cove Bay Club including a 121-person capacity clubhouse, BBQ grills, large lap pool, kiddie pool, boat launch ramp and a boatyard.
See all Mariners Cove homes for sale.

2. Mariners Cove; 3. Anchorage; 4. Kealaula Kai

3.)    Anchorage (see video):

Anchorage

Anchorage homes were developed between 1979 and 1981.  Only 42 of the 105 homes are located directly on the marina. The typical Anchorage home features soaring open beam cathedral ceilings and a signature concrete tile roof.

The most desirable widest marina section within the Anchorage neighborhood includes the homes between the 7249 and 7321 block of Makaa St. These homes enjoy the green views of a small marina island bird sanctuary and are the farthest distance away from homes across the marina.

Anchorage marina front homes are generally overlooking the marina in a south easterly direction with the prevailing Tradewinds sweeping in a perpendicular direction. The impressive Koko Crater is a magical sight across the water.

The Anchorage neighborhood includes a small private mini park with boat ramp for its resident’s exclusive use.
See all Anchorage homes for sale.

4.)    Kealaula Kai (see video):

Kealaula Kai

Kealaula Kai is located adjacent and immediately past the Anchorage neighborhood. Kealaula Kai was developed between 1985 and 1988 and is in a sense the slightly newer natural extension to the Anchorage neighborhood.  Kealaula Kai starts north of 7339 Makaa St. From this point on Makaa St street becomes a quiet cul-de-sac.

Only 29 of all 63 Kealaula Kai homes are located directly on the marina. These homes look a little different compared to the Anchorage homes.  Kealaula Kai typical design features include board and batten exteriors, bay windows and composition asphalt shingle roofs.

Views and orientation are similar to the Anchorage overlooking the marina in a south easterly direction with the prevailing Tradewinds sweeping in a perpendicular direction.  It is quiet here towards the back of the valley at the end of the marina. Life is good while you marvel at the impressive sight of Koko Crater across the water.
See all Kealaula Kai homes for sale.

5.)    Luna Kai (see video):

Luna Kai

The Luna Kai marina front neighborhood consists of two distinctively different sections:

The first section consists of 31 marina front homes, the majority developed between 1963 and 1967 (with a couple newer exceptions) located along Kalanianaole Hwy.  These homes enjoy the quickest most direct access to Maunalua Bay and the open ocean.  If you prefer boating on the open ocean rather than just within the marina, you might want to consider this location.

Be aware of the 13 foot maximum height clearance under the bridge to get from the Hawaii Kai Marina to the open ocean.

Luna Kai homes along Kalanianaole Hwy also enjoy some of the largest marina front lots available in Hawaii Kai most of them between 8,125 and 9,900 sq ft, plus an additional shared parking / driveway area in front creating a convenient buffer distance from the street.
Luna Kai residents appreciate the wide marina at this location and the impressive long marina views towards the back of Hawaii Kai.

This location does get windy. The prevailing Tradewinds tend to blow the long way over the marina to naturally cool your home. Here you will experience a bit more boating and waterskiing traffic, together with street traffic along Kalanianaole Hwy.  This location will provide quick convenient access to downtown Honolulu.

The second section of the Luna Kai marina front neighborhood includes 24 marina front homes developed between 1966 and 1969, just east of the Koko Marina Shopping Center located at the end of Anapalau Pl and Kaumakani St.  These homes originally were all designed as single level homes on lot sizes mostly between 6,500 and 7,500 sq ft. The Luna Kai homes along this stretch of the marina are facing in a northwesterly direction, enjoying some of the finest sunset views across the water.
See all Luna Kai homes for sale.

6.)    Spinnaker Isle (see video):

Spinnaker Isle

Spinnaker Isle consists of two peninsulas that protrude parallel into the Hawaii Kai Marina just south of Hahaione Valley.  Spinnaker Isle homes were originally developed between 1968 and 1970 as single level homes on lots between 7,190 and up to 9,800 sqft.

All 92 homes are located directly on the marina along both sides of Kumukahi Pl.  At Spinnaker Isle the marina can be bit more narrow and the back portion of the marina finger, in between the two Spinnaker Isle peninsulas, have a sloped concrete embankment rather than a vertical rock seawall.  For the most part you still should be able to moor a good size boat at Spinnaker Isle. The best marina front locations within Spinnaker Isle are towards the tip of both peninsulas.
See all Spinnaker Isle homes for sale.

7.)    West Marina (see video):

West Marina

As the name implies, the West Marina neighborhood refers to the western section of the Hawaii Kai Marina. That includes all marina front single family homes within the perimeter streets Kawaihae St, Hawaii Kai Dr to Keahole St, and Keahole St back to Kalanianaole Hwy. The exception is Spinnaker Isle which has been discussed separately above.

West Marina has a number of small cul-de-sac streets off Kawaihae St and Hawaii Kai Dr, e.g. Awina Way, Awini Pl, Hakalau Pl and several small ones that create quiet marina front locations off the main traffic roads.

The West Marina neighborhood technically includes the ‘Executive Residences’ already discussed separately at the top of our list.  These are listed in the MLS as part of the West Marina neighborhood, although the newness and design puts them in a completed different class of their own. Hence, they deserved a separate mention and took the top spot on our list. You will recognize the Executive Residences by their ‘520 Lunalilo Home Rd’ street address within the newer gated Hawaii Kai Peninsula subdivision.

Other than the Executive Residences, most West Marina homes were originally designed with a single level layout. The West Marina neighborhood happens to be a bit stretched out and includes diverse sections along the marina with homes of different types and sizes. That includes the red roofed, white stucco exterior homes along Hawaii Kai Dr between 6751 and 6791 Hawaii Kai Dr located across the street from the Oahu Club.

Also included are the homes referred to as ‘Marina West’ along Ainahou St and Kaialohia Pl. These homes enjoy a wide open marina view towards Spinnaker Isle.

Noteworthy are the 4 newer, 2002 built marina front single family homes in a small CPR development called Kainui Court located behind the gate at 321 Ainahou St.  This is the only gated Hawaii Kai marina front community of detached single family homes, besides the Executive Residences mentioned above.
Search all West Marina homes for sale.

To search all Hawaii Kai homes go here.

1. Executive Residences; 6. Spinnaker Isle; 7. West Marina

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We hope you enjoyed our compilation of Hawaii Kai’s top marina front single family home neighborhoods.  Look around and you will realize there is no more remaining vacant marina front land to develop.  The forever finite and scarce supply of Hawaii Kai marina front homes creates value.  The upside potential is unlimited, and the lifestyle is priceless.

Perhaps we inspired you to explore marina front living further. Let us know what you think.  We like to hear from you.  ~ Mahalo & Aloha

The post Hawaii Kai’s Top Marina Front Homes & Neighborhoods appeared first on Honolulu HI 5 Blog.

This is a guide to the price per square foot & maintenance fees (HOA) per square foot of condos in Kakaako (includes 2 luxury condos in neighboring Ala Moana – Park Lane and One Ala Moana).

Gateway Towers

Our approach:
1) Review sales prices of the lowest priced to most expensive stacks on the 20th floor of a given building and use those data points to quote price per square foot ranges. In other words, we aren’t quoting the price per square foot of a one-of-a-kind penthouse nor are we quoting price per square foot of a low floor unit with the view of an amenities deck. For lower structures (buildings less than 20 floors tall) we have used higher floor units pricing points, without using penthouse level units in this analysis.
2) Some condos are not completed yet and we have determined a price per square foot based on our analysis of estimated current market value – not based on prices condos may have sold for pre construction 1-2 years ago.
3) Figures are based on interior square footage only – no balcony space is included to calculate price per square foot or maintenance fees per square foot.
4) Some condos have very few units recently sold and we use our experience to come up with estimated price per square foot ranges.

Note: Higher price per square foot does not necessarily mean it is a more exclusive condo. A given building may have relatively smaller units and lower maintenance, which cater to a larger pool of buyers and tend to drive up price per square foot.

Park Lane Ala Moana

Here is the list of 27 condos, listed in order of highest price per square foot to lowest price per square foot. Click on the name of the condo and you will be taken to a page where you can read more about the condo and see current inventory of units for sale in that building.

Park Lane Ala Moana
Price range / sq ft: $1,800 – $3,000
Maint.  fees / sq ft: $1.22

Gateway Towers
Price range / sq ft: $1,800 – $2,800
Maint. fees / sq ft: $1.10

Waiea
Price range / sq ft: $1,600 – $2,400
Maint. fees / sq ft: $1.10

Hokua
Price range / sq ft: $1,200 – $1,950
Maint. fees / sq ft: $0.84

Ae’o
Price range / sq ft: $1,200 – $1,450
Maint. fees / sq ft: $0.70

One Ala Moana
Price range / sq ft: $950 – $1,200
Maint. fees / sq ft: $1.08

Anaha
Price range / sq ft: $900 – $1,200
Maint. fees / sq ft: $1.12

Hawaiki Tower
Price range / sq ft: $750 – $1,100
Maint. fees / sq ft: $0.61

Waihonua
Price range / sq ft: $850 – $1,000
Maint. fees / sq ft: $0.90

Koolani
Price range / sq ft: $800 – $1,000
Maint. fees / sq ft: $0.82

Nauru Tower
Price range / sq ft: $700 – $1,000
Maint. fees / sq ft: $1.06

The Vanguard Lofts
Price range / sq ft: $775 – $875
Maint. fees / sq ft: $0.79

Symphony Honolulu
Price range / sq ft: $700 – $875
Maint. fees / sq ft: $0.66

909 Kapiolani
Price range / sq ft: $750 – $850
Maint. fees / sq ft: $0.75

Pacifica Honolulu
Price range / sq ft: $700 – $825
Maint. fees / sq ft: $0.73

1350 Ala Moana
Price range / sq ft: $650 – $825
Maint. fees / sq ft: $0.96

The Collection Honolulu
Price range / sq ft: $750 – $800
Maint. fees / sq ft: $0.86

Keauhou Place
Price range / sq ft: $750 – $800
Maint. fees / sq ft: $0.66

Keola Lai
Price range / sq ft: $675 – $800
Maint. fees / sq ft: $0.82

801 South Street
Price range / sq ft: $650 – $800
Maint. fees / sq ft: $0.48

One Archer Lane
Price range / sq ft: $700 – $800
Maint. fees / sq ft: $0.82

1133 Waimanu
Price range / sq ft: $700 – $800
Maint. fees / sq ft: $0.69

Moana Pacific
Price range / sq ft: $675 – $750
Maint. fees / sq ft: $0.69

Royal Capitol Plaza
Price range / sq ft: $600 – $700
Maint. fees / sq ft: $0.78

400 Keawe
Price range / sq ft: $550 – $650
Maint. fees / sq ft: $0.55

One Waterfront Tower
Price range / sq ft: $500 – $650
Maint. fees / sq ft: $1.03

Imperial Plaza
Price range / sq ft: $500 – $600
Maint. fees / sq ft: $1.13

From around our website you may also want to check out Kakaako condos for sale, Honolulu’s new condos or all Honolulu condos for sale.

The post Kakaako Condos Price & Maintenance Fees Per Square Foot appeared first on Honolulu HI 5 Blog.

If you always dreamed about living on the Hawaii Kai Marina, you have come to the right place. Here is your ultimate reference guide to all Hawaii Kai marina front condos and townhomes including videos, maps, tax records and the inside scoop.

If you prefer a detached single family home rather than a condo or townhouse, skip right to #10 on our list. Also explore our complete list of Hawaii Kai top marina front single family homes and neighborhoods or see all Hawaii Kai homes for sale. Hawaii Kai marina front single family homes tend to sell upwards from the mid $1Mill price range (as of 2016).

If money is a limiting factor, marina front condos and townhomes often are a terrific alternative for the budget minded. The following list includes all condos and townhomes that have direct marina access. Some might have a dedicated or assigned boat dock, while some others might have only a shared dock or shared marina access. But all have the magic and lifestyle options that only living on the marina can offer.

The list is organized in West-to-East geographical order. To get a quick overview, we start off each project with a couple of reference bullet points:

• Pros
• Cons

This briefly summarizes what makes the project unique. Listed under ‘Pros’ is what makes the project special. Listed under ‘Cons’ is what might be some potential shortcomings if any.

Pros and Cons bullet points are brief and rather subjective. The intend is to help you skim quickly through the list and zero in on what you are looking for.

A further detailed description follows the bullet points, often with a video, map and the project tax records. Each project includes a link to its respective detailed project page with more pictures, details, data and stats. Here you can also search all home listings available for sale.

We hope you find this format useful. May you greatly benefit from our resource guide to quickly become Hawaii Kai’s marina front condos and townhomes expert.

Here starts the ultimate reference guide to Hawaii Kai marina front condos and townhomes:

Map 1 – Hawaii Kai marina front condos & townhomes

1.)  Napua Point:

• Pros:  Feels like a house, rather than a townhouse.
• On the ocean! with exceptional forever ocean and horizon views.
• Beautiful landscaping.
• Ocean access from the narrow beach in front.
• Cons:  No boat docks.
• A bit close to the highway with some street noise.

1. Napua Point

Napua Point is technically not on the marina, but rather on the ocean side, next to the Kalanianaole Hwy bridge at the entrance to Hawaii Kai. In fact this project is the only Hawaii Kai townhouse project located right on the ocean with a calm narrow beach in front.

Napua Point, developed in 1980, consists of 18 attached townhomes with no neighbors above. The units are spread out over 4 different buildings and offer two different spacious 2- and 3-bedroom split level, 2-story floorplans with between 1,540 and 1,771 sq ft of living space.  Each unit comes with a partially covered patio deck for truly awesome indoor / outdoor entertaining.

The project address includes 115, 117, 123 and 125 Maunalua Ave.  The project tax records are here: TMK# 1-3-9-7-6.

8 townhomes come with an enclosed double garage. The remaining townhomes come with a single garage and one extra open parking stall.

The grounds are lush and tropical and include a good size pool, hot tub and a tennis court. There are also two guest parking stalls. This project has a small beach rather than a marina rock wall. You may launch your paddle boat, or stand up paddle board, but there is no boat dock to moor a boat.  The views and ambience are exceptional.

Rarely do Napua Point units become available.  More details and Napua Point townhomes for sale here.

2.)  Gateway Peninsula:  (video)

• Pros:  Some of the largest 3 and 4-bedroom marina front townhomes.
• Boat docks right outside your back patio for most units.
• Cons: Some units are a bit close to the highway with some street noise.

2. Gateway Peninsula

The Gateway Peninsula is located directly across the street from Napua Point and is the first marina front townhouse project on the left when entering Hawaii Kai.  Developed in 1972 the project includes 39 two-story townhomes arranged in 6 different buildings. The street address includes 205, 207, 209, 211, 213 and 215 Kawaihae St.  Project tax records are here: TMK# 1-3-9-35-16.

Gateway Peninsula townhomes are some of the largest mostly 3- and also 4-bedroom marina front townhomes with 1,632 to 2,100 sq ft of interior living space in a 2-story layout, no neighbors above.  Each townhouse enjoys a private walled-in entry courtyard and back patio.

Many of the units have their boat docks immediately outside their back patio. There are a couple additional shared boat docs available for those few units that are not directly facing the marina.

Gateway Peninsula townhomes come with two covered carport parking stalls.  The project features a swimming pool and beautiful landscaped grounds.

Search Gateway Peninsula townhomes for sale.

3.)  Koko Head Villas:

• Pros:  Some of the most affordable marina front townhomes.
• Good size for the price.
• Low maintenance fees.
• Cons:  Only one parking stall per unit.
• One shared boat ramp only.
• Limited marina views.

3. Koko Head Villas

If your budget is limited, Koko Head Villas represent some of the most affordable marina front townhomes you can find. These townhomes rarely become available for sale.

Developed in 1969 and located at the corner of Kawaihae St and Milolii Pl, the Koko Head Villas project consists of 24 attached 2- and 3-bedroom two-story townhomes with no neighbors above, arranged in 5 buildings with a kidney shape pool centered in the middle.  The project tax records are here: TMK# 1-3-9-35-12.

Each unit comes with only 1 covered carport parking stall. The project has 12 additional open guest stalls.

The Koko Head Villas project (not to be confused with Koko Villas) is located at the very tip of one of the marina fingers and you won’t really get much of a marina view.  Marina access is via a shared boat ramp.  This is ok to launch a kayak or a SUP, but if you want to have your own private boat dock you will need to check other options on this list.

More info about Koko Head Villas for sale.

4.)  Villa Marina:

• Pros:  Units in building #B can moor their boat right outside their back patio.
• Cons:  Parking stalls are uncovered.

4. Villa Marina

The Villa Marina project consists of 19 attached 2-story townhomes with no neighbors above, spread out over 4 buildings, developed in 1970.  All units include 3 bedrooms, 2.5 baths with 1,452 interior living space and large fenced-in front and back patios.  Each unit comes with 2 side-by-side open parking stalls.

The project is located on the corner of Kawaihae St and Kawaihae Pl and includes an oval shaped pool in the center.  The project tax records are here: TMK# 1-3-9-35-7.

Only the 6 units located in building #B enjoy direct marina frontage.  Here you can moor your boat just outside your private back patio with a 22 ft linear marina frontage.

All other townhomes have the privilege to use a shared boat landing.

See all Villa Marina townhomes for sale.

5.)  Marina Palms:

• Pros:  Opportunity to moor your large boat very close to your townhome (first come first serve) along the common element marina wall.
• Beautiful magical landscaped grounds with many tropical palm trees.
• Resident manager.
• Cons:  Parking stalls are uncovered.
• Per house rules, no AC units allowed.

5. Marina Palms

Marina Palms is a popular marina front town house project located between Kawaihae Pl and Keokea Pl, along Kawaihae St.  There are a total of 54 Marina Palms attached townhomes spread out over eight 2-story buildings developed in 1966 along the Hawaii Kai marina.  The project tax records are here: TMK# 1-3-9-34-59.

26 townhomes are designed as 2-bedroom, 1-bath townhomes in a 2-story layout, with no neighbors above.

28 townhomes are designed as 3-bedroom, 2-bath townhomes in a single level design.  14 of these are located on the ground level with a patio and a large 296 sq ft fenced-in court yard. The remaining 14 units are located above, same size and layout with a lanai instead of the patio, but without the large courtyard.

Each unit comes with 2 open parking stalls.

The project features 12 boat landings as part of the common element available to residents on a first come first serve basis. With 12 boat landings throughout the project you have a pretty good chance to moor even a large boat very close to your townhome.

The Marina Palms project is known for its beautiful landscaped grounds with lots of palm trees, and an awesome marina side pool and hot tub. The buildings are arranged slightly set back from the marina creating a sense of space and tropical beauty. All units enjoy a magical serene green garden view with the marina immediately beyond.

There is a resident manager on site. The project is designed and arranged to maximize cross ventilation and natural cooling for each unit.  Per house rules, AC units are not allowed!

Bring your boat and enjoy living.  Check all Marina Palms townhomes for sale.

6.)  Colony Marina:

• Pros:  Some of the largest 4-bedroom, 3-bath marina front townhomes with >1,900 sq ft interior living space.
• 1 bedroom with adjacent 1 bath is located on the ground floor.
• Individual boat docks located right outside your back patio for most units.
• Low maintenance fees for the size of the units.
• Cons:  ?

6. Colony Marina

The Colony Marina project consists of 26 marina front attached townhomes developed in 1969, located between 6204 through 6252 Keokea Pl.  Colony Marina townhomes are spread out over 5 buildings.  Three buildings include 6 units and 2 buildings include 4 units.  The project tax records are here: TMK# 1-3-9-34-52.

All townhomes are fronting the marina with the ability to moor a boat right outside your back patio, except 4 units within the first building #A being set back a bit away from the marina, located on the corner of Kawaihae St and Keokea Pl.

Each townhouse has 4 bedrooms, 3 baths with about 1,914 sq ft of interior living space in a 2-story layout with no neighbors above.  Each unit also comes with a large fenced-in private entry courtyard and 2 covered carport parking stalls close by.

The project features a kidney shape pool with a generous size clubhouse, and gorgeous landscaped grounds.

Notable is the corner-end unit E106 in the last building #E. This unit is slightly larger with an impressive 2,368 sq ft interior living space including an extra half bath. This special unit also enjoys additional land on the side and an adjacent enclosed rare 4-car (!) enclosed garage.

See all Colony Marina townhomes for sale.

 7.)  Hawaii Kai Condo Project  – aka Hale Makani Kai, Garden Lanai, Kala Kai Marina:

• Pros:  Very low, or even No maintenance fee!
• Self-managed, means maximum control and minimum rules.
• Could potentially add a 2^nd story addition.
• Cons:  ?

7. Hawaii Kai Condo Project

The Hawaii Kai Marina Condo Project is a very unique Hawaii Kai marina front townhome project that includes 20 separate individual cluster developments of attached townhomes in a variety of different configurations, some as small as a duplex and some with up to a dozen units within a cluster.

Most realtors are not even aware and confused by the different alias names, configurations and locations of these marina front townhomes, because Hawaii Kai CP clusters are spread out over several locations and non-contiguous street addresses throughout the West Marina neighborhood.

Most of the Hawaii Kai CP townhomes were developed between 1963 and 1964, representing Hawaii Kai’s very first townhome developments, with ‘Hale Makani Kai’ being a bit later completed in 1967.

The single most attractive feature of these townhomes is the self-management of each small townhome cluster. That means the governing rules are often lax and minimal. On some of the single level townhomes you might be able to add a 2^nd story addition!  How is that for a value added proposition!  Maintenance / association fees are either zero or minimal (other than the $400 / year annual marina fee, and Hawaii Kai’s private sewer fee at currently $114 / every two months).

Did we capture your attention yet?

Most of the Hawaii Kai CP townhomes feature 2- to 3-bedrooms with 958 sq ft to 1,570 sq ft interior living space. A few have been expanded to 4-bedroom, 3-bath townhomes with up to about 2,005 sq ft interior living space. These townhomes come in either single level, split level or 2-story layout, all with no neighbor above, together with either one parking stall or some even with a double enclosed garage.

Let’s take a closer look at these clusters:

1. Hawaii Kai CP lot 4A, aka Kala Kai Marina, aka Garden Lanai #20, is located at the south eastern tip of the Milolii Pl cul-de-sac. The address includes just about all odd street numbers between 6229 Milolii Pl to 6255 Milolii Pl.   These are 12 attached townhomes labeled #A through #L in a cluster arrangement of three buildings, TMK# 1-3-9-35-11.  This is the only Hawaii Kai CP cluster that also includes a common swimming pool in the middle of a gorgeous maintained center lawn, hence this cluster does have a small maintenance fee.  These units come with either open and or some covered carport parking.
2. Hawaii Kai CP lot 4B, located at the north eastern tip of the Milolii Pl cul-de-sac.  The address includes 6234 and 6236, as well as all even numbers from 6240 to 6246 Milolii Pl.  These are 6 townhomes labeled #A through #F in a cluster arrangement of two buildings, TMK# 1-3-9-35-10.  This Hawaii Kai CP cluster does have a small maintenance fee. Each unit comes with one open and one covered carport parking stall.
3. Hawaii Kai CP lot 5, located along the northern street side of Milolii Pl starting from the Kawaihae St corner. The address includes 257 and 259 Kawaihae St, as well as just about all even numbers from 6206 to 6230 Milolii Pl. These are 12 attached townhomes labeled #A through #L in a cluster arrangement of 5 buildings, TMK# 1-3-9-35-9.
4. Hawaii Kai CP lot 8, located past the Marina Palms project along the southern street side of the Kawaihae Pl cul-de-sac.  The address includes just about all odd street numbers from 6229 Kawaihae Pl to 6249 Kawaihae Pl.  These are 8 attached townhomes labeled #A through #H in a cluster arrangement of 3 buildings, TMK# 1-3-9-35-6.
5. Hawaii Kai CP lot 9, located at the south eastern tip of the Kawaihae Pl cul-de-sac. The address includes 6255 Kawaihae Pl #A & #B. This is a duplex townhouse. Each unit comes with 1 covered and 1 open parking stall.  TMK# 1-3-9-35-5.
6. Hawaii Kai CP lot 10, aka Garden Lanai, is located at the north eastern tip of the Kawaihae Pl cul-de-sac. The address includes all even street numbers from 6246 to 6260 Kawaihae Pl. These are 6 attached townhomes labeled #A through #F arranged in 3 marina front duplexes.  TMK# 1-3-9-35-4.

Noteworthy is the duplex at 6258 / 6260 Kawaihae Pl (#A & #B), completely rebuild in 2009 from the ground up as a brand new gorgeous two story duplex with 2,883 and 2,456 sq ft respective interior living space.  This duplex represents the largest and most modern marina front townhomes within all Hawaii Kai Condo Project clusters.  It also demonstrates the development potential that might be attainable within this self-managed condo project.

7. Hawaii Kai CP lot 18, aka Kala Kai Marina, located towards the south eastern end of the Keokea Pl cul-de-sac.  The address includes 6243, 6245, 6251 and 6253 Keokea Pl. This cluster consists of two marina front duplexes, labeled #A through #D. One of the duplexes is designed with a 2-story layout. The second duplex is designed with a single level layout.  TMK# 1-3-9-34-57.
8. Hawaii Kai CP lot 19, located at the south eastern tip of the Keokea Pl cul-de-sac.  The address includes 6257 & 6259 Keokea Pl (#B & #A) This cluster consists of only one single level marina front duplex.  TMK# 1-3-9-34-56
9. Hawaii Kai CP lot 20, aka Garden Lanai, located at the north eastern tip of the Keokea Pl cul-de-sac. The address includes all even street numbers between 6256 to 6268 Keokea Pl. This cluster consists of three duplexes labeled #A through #F.  TMK# 1-3-9-34-55.

The following remaining Hawaii Kai CP clusters are all located along Kawaihae St either in a duplex, 4-plex, 6-plex, 8-plex or even a 9-plex building. These townhomes are all split level in design and just about all come with 2 covered parking stalls (except, #16, Hale Makani Kai townhomes come with either 1 or 2 stalls). The following Hawaii Kai CP townhomes have no association fees (except, #16 Hale Makani Kai has a small association fee):

10. Hawaii Kai CP lot 1A, located along Kawaihae St. just past the Colony Marina project. The street address includes all odd street numbers between 325 to 331 Kawaihae St.  This cluster consists of a split level 4-plex. Each townhouse is labeled #A through #D and comes with 2 covered parking stalls, TMK# 1-3-9-34-51.
11. Hawaii Kai CP lot 1B, located along Kawaihae St. including all odd street numbers between 335 to 341 Kawaihae St.  This cluster consists of a split level 4-plex. Each townhouse is labeled #A through #D and comes with 2 covered parking stalls, TMK# 1-3-9-34-50.
12. Hawaii Kai CP lot 2A, located along Kawaihae St. including all odd street numbers between 345 to 351 Kawaihae St.  This cluster consists of a split level 4-plex. Each townhouse is labeled #A through #D and comes with 2 covered parking stalls, TMK# 1-3-9-34-49.
13. Hawaii Kai CP lot 2B, located along Kawaihae St. including all odd street numbers between 355 to 361 Kawaihae St.  This cluster consists of a split level 4-plex. Each townhouse is labeled #A through #D and comes with 2 covered parking stalls, TMK# 1-3-9-34-48.
14. Hawaii Kai CP lot 3A, located along Kawaihae St. including all odd street numbers between 367 to 377 Kawaihae St.  This cluster consists of a split level 6-plex. Each townhouse is labeled #A through #F and comes with 2 covered parking stalls, TMK# 1-3-9-34-47.
15. Hawaii Kai CP lot 4, located just past Awini Pl. along Kawaihae St. including all odd street numbers between 401 to 407 Kawaihae St.  This cluster consists of a split level 4-plex. Each townhouse is labeled #A through #D and comes with 2 covered parking stalls, TMK# 1-3-9-34-2.
16. Hale Makani Kai, formerly known as Hawaii Kai CP lot 5, located at the most northern point of Kawaihae St. including all odd street numbers between 421 to 435 Kawaihae St. This cluster consists of an unusual 9-plex (!) building because of the slightly odd shape lot. Each townhouse is labeled #101 through #109 and comes with either 1 or 2 parking stalls, TMK# 1-3-9-34-1.

Check here if there are currently any Hale Makani Kai townhomes for sale.

17. Hawaii Kai CP lot 6, located along Kawaihae St. including all odd street numbers between 441 to 451 Kawaihae St.  This cluster consists of a split level 6-plex. Each townhouse is labeled #A through #F and comes with 2 covered parking stalls, TMK# 1-3-9-30-53.
18. Hawaii Kai CP lot 7A, located along Kawaihae St. including all odd street numbers between 459 to 469 Kawaihae St.  This cluster consists of a split level 6-plex. Each townhouse is labeled #A through #F and comes with 2 covered parking stalls, TMK# 1-3-9-30-52.
19. Hawaii Kai CP lot 8A, located along Kawaihae St. including all odd street numbers between 475 to 489 Kawaihae St.  This cluster consists of a split level 8-plex. Each townhouse is labeled #A through #H and comes with 2 covered parking stalls, TMK# 1-3-9-30-51.
20. Hawaii Kai CP lot 9A, located along Kawaihae St. including all odd street numbers between 493 to 499 Kawaihae St.  This cluster consists of a split level 4-plex. Each townhouse is labeled #A through #D and comes with 2 covered parking stalls, TMK# 1-3-9-30-50.

Be quick and decisive as these townhomes sell quickly. Check here to search all Hawaii Kai CP townhomes for sale. Nowhere else can you live the marina lifestyle without often inflated association or maintenance fees.

Map 2 – Hawaii Kai marina front condos & townhomes

8.)  Moorings:  (video)

• Pros:  Opportunity to moor your boat very close to your townhome back patio.
• Beautiful magical landscaped grounds with many tropical palm trees.
• Cons:  Parking stalls are uncovered.

8. Moorings

The Moorings project consists of 64 marina front townhomes developed in 1969 located on an exclusive peninsula surrounded by the marina on three sides. The address is 6370 Hawaii Kai Dr. The townhomes are numbered #1 through #64 and arranged throughout 9 separate buildings.  The project tax records are here: TMK# 1-3-9-29-76.

54 of all 64 townhomes are facing directly the marina with the ability to moor a boat just outside your back patio.

Each townhouse has 3 bedrooms, 2.5 baths with between 1,332 and 1,517 sq ft of interior living space in a 2-story layout with no neighbors above.  Each unit also comes with a large walled-in private entry courtyard, a back patio facing the marina and 2 open parking stalls close by.

There is a central oval shape pool with a good size clubhouse and gorgeous landscaped grounds.

See all Moorings townhomes for sale.

 9.)  Kuapa Isle:  (video)

• Pros:  Opportunity for most units to moor your boat just outside your waterfront patio.
• Large pool, clubhouse and basketball court.
• Two covered parking stalls right in front of your townhouse.
• Cons:  ?

9. Kuapa Isle

The Kuapa Isle project includes a total of 234 townhomes and is considered one of the largest Hawaii Kai marina front townhome projects.  Kuapa Isle was developed in 1970 and spreads out over two elongated parallel running peninsula fingers accessible from Hawaii Kai Dr.  The address includes all street numbers on Opihikao Pl and Opihikao Way.  See the project tax records here: TMK# 1-3-9-31-2.

Kuapa Isle townhomes come in duplex configurations either with 3 or 4 bedrooms in a single level or 2-story layout with no neighbors above. Kuapa Isle townhomes range between 1,164 and 1,557 sq ft interior living space and feature a marina front patio or deck with the ability to moor your boat right outside your living room.

The units that are not directly on the marina have a fenced-in yard or patio instead.

Each Kuapa Isle townhome comes with 2 covered carport parking stalls immediately next to the townhouse front entrance.

For the townhomes that are not directly on the marina, the project includes a couple of community boat docks and a boat parking area.

A large pool, clubhouse, basketball court and adequate visitor parking make Kuapa Isle a favorite for marina front townhome enthusiasts to enjoy.

Check here to see all Kuapa Isle townhomes for sale.

Map 3 – Hawaii Kai marina front condos & townhomes

10.)  Kai Nui Court:

• Pros:  Gated small community of modern detached marina front CPR homes.
• Rare newer 2002 construction.
• Cons:  Marina front location is a bit close to the busy bridge.

10. Kai Nui Court

Kai Nui Court stands out as being different from all other marina front projects in several ways.

What makes the project special is a.) the secured entry gate, b.) the newness – built in 2002, c.) the size of the project – only 11 homes, and d.) the detached design of the homes.  These are actually detached single family homes in a small CPR development. Each home has a small private yard on all sides, not just in the front or back.

The address is 321 Ainahou St and includes all 11 homes, TMK# 1-3-9-68-143.

Only 4 of the 11 homes are on the marina enjoying direct marina access, making these extremely rare offerings.  The remaining 7 homes not immediately on the marina do not have marina access.

The Kai Nui Court project, together with the Peninsula at Hawaii Kai project, represent the very last and final marina front development. There simply is no remaining marina front land to develop.

Kai Nui Court homes include 3 to 5 bedrooms with between 1,377 to 2,495 sq ft interior living space in a 2 story layout. Design features include vaulted cathedral ceilings, stucco exterior, concrete tile roofs, attached enclosed double garage and a private fully fenced-in yard on all sides.

If you prefer the newer modern look and the benefit of a security gate, check out Kainui Court CPR homes for sale.  Remember all other projects – except Peninsula at Hawaii Kai – have been developed decades ago.

11.)  Koko Isle:  (video)

• Pros:  Opportunity to moor your boat very close to your townhome back patio.
• Beautiful magical landscaped grounds with sprawling lawns and many tropical palm trees.
• Two covered parking stalls right in front of your townhouse.
• Cons:  ?

11. Koko Isle

The Koko Isle project has one unique distinction compared to all other projects:  It feels like living on a private island, because it actually is a private island!

Surrounded on all sides by the Hawaii Kai marina, Koko Isle residents enjoy arguably one of the finest marina front locations. The project is located in the center of the widest section of the entire marina taking delight in the greatest distance from any neighboring developments. Koko Isle is accessible only by way of crossing over the private Koko Isle bridge.

Koko Isle was developed in 1968 and might have represented the central ‘cherry in the middle of the cake’ for Henry Kaiser, the great visionary developer, when his ‘little Venice’ marina community turned into realty.

Koko Isle includes all of Koko Isle Circle including all street numbers between 101 to 917 Koko Isle Circle.  See the project tax records here: TMK# 1-3-9-8-4.

Koko Isle consists of 124 attached townhomes spread out over 23 buildings. More than 2/3rds of all Koko Isle townhomes are directly facing the marina. These townhomes enjoy the ability to moor a boat just outside your back patio deck.

The remaining interior Koko Isle townhomes not directly facing the marina enjoy a beautiful landscaped view and still have the ability to possibly moor a boat although not directly outside your living room back patio.

One of my personal favorite location within the project is the area of south-west facing marina front townhomes with the large grassy green belt between the townhomes and the marina’s edge captured in this brief video starting @ 26 sec.  Truly magical, this is a particularly peaceful and quiet setting within the project, protected from Tradewinds with wide open views across the marina.

Koko Isle townhomes are 2-story in layout, no neighbors above, and include 2 to 4 bedrooms with a back patio or deck, a fully fenced front courtyard and a covered 2 car carport next to your private entry door.

The Koko Isle project features a large pool with a 2-story clubhouse, exercise room, BBQ grills, a shared boat landing area, a sauna and gorgeous landscaped sprawling lawns with lots of palm trees.

Search all Koko Isle townhomes for sale and experience Koko Isle’s magic for yourself.

12.)  Kalele Kai:  (video)

• Pros:  Gated community with additional secured building entrance.
• Solid concrete construction.
• Generous size single-level layout with wide hallways and elevator access.
• 9 ft ceiling height throughout.
• Huge wrap-around lanais.
• Onsite resident manager and roaming security.
• Cons:  Condo living with neighbors above (most units).

12. Kalele Kai

The Kalele Kai project is a gated marina front community developed in 1993 with a total of 229 large 2- and 3-bedroom units. The project is both modern and grand compared to many of the other Hawaii Kai marina front projects. The general feel is that of a gated tropical resort, but surprisingly quiet and very residential. Once you enter the project through the secured entry gate you are greeted by a large open courtyard surrounded by three main 6-story condo tower buildings plus an additional 3-story marina front townhome building straight ahead along the water’s edge.

The Kalele Kai project address is 1 Keahole Pl.  Project tax records are here: TMK# 1-3-9-8-30

The vast majority, 219 of all units are located within the three main buildings. Let’s explore these in detail:

Building #1 the largest building of all runs perpendicular to the water’s edge along the western perimeter of the project. It includes 6-stories with up to 18 single level condos per floor.

Building #2 runs parallel to Keahole St along the northern perimeter of the project. It includes 6-stories with up to 13 single level condos per floor.

Building #3 runs perpendicular to the water’s edge along the eastern perimeter of the project. It includes 6-stories with up to 13 single level condos per floor.

Kalele Kai condo unit numbering in these three buildings goes as follows: 1^st digit indicates the building number, 2^nd digit indicates the floor level number and the last 2 digits indicate the stack within the building.  E.g. Kalele Kai #3613 means the unit is in building #3 on the 6^th floor in the -13 stack location.

All Kalele Kai condos feature awesome 9ft ceilings, huge wrap-around lanais, a spacious layout in a single-level design, plenty storage and two covered parking stalls

All 6^th floor penthouse level condos enjoy the additional benefits of an extra-large roof overhang providing additional shade on the lanai, extra tall vaulted cathedral ceilings and being on the top level with no neighbors above.

About a dozen of outward facing condos right above the garage level in building #1 and building #3 enjoy larger than regular lanais.

The majority of Kalele Kai condos include 2 bedrooms, 2 baths with at least 1,421 sq ft interior living space and an additional minimum 263 sq ft lanai area. These are some of the largest 2-bedroom single level condos available in Hawaii Kai.

2-bedroom Kalele Kai condos are either facing a.) towards the pretty green landscaped interior court yard including the large impressive free form heated pool, hot tub and clubhouse, or b.) towards the exterior of the project.

Among the units that are facing the exterior of the project these are the views in order of desirability:

1.)    Building #3 enjoys arguably the nicest views overlooking the low-rise Mawaena Kai townhomes and grounds with plenty marina views beyond.

2.)    Building #1 enjoys some decent marina views but you will need to be either towards the marina end of the building or above the 4^th floor to clear the roofline of the neighboring Safeway grocery store.

3.)    Building #2 will offer a pleasant mountain view instead of the marina view. These units tend to sell at a slight discount because of the busy Keahole St below.

3-bedroom Kalele Kai condos are located only at the corner-end of the buildings enjoying better cross ventilation. These 3-bedroom condos feel like a house all on one level with at least 1,998 sq ft interior living space and an additional minimum 589 sq ft wrap-around lanai.

‘The Townhomes’ are located in the building that runs parallel to the water’s edge. There are only 10-attached townhomes in a 3-story layout with no neighbors above. The townhomes are numbered 1001 through 1010. These most desirable units feel and live like a marina front house with 2,205 to 2,345 sq ft interior living space, large wrap around decks and an enclosed double garage. Especially the larger end units take the cake.  Kalele Kai townhomes face directly towards the marina.

-The Kalele Kai project features a large heated free form pool, hot tub, clubhouse, BBQ grills, beautiful grounds, marina front walking paths and a Gazebo. There is also a resident manager, roaming security, the secure gated entry to the project and to each building.  There is a pedestrian gate on the west side of the project for a direct shortcut to the adjacent Safeway grocery store.

Some Kalele Kai units come with a deeded boat dock, some others do not.

Search all Kalele Kai condos and townhomes for sale.

13.)  Mawaena Kai:  (video)

• Pros:  Gated community.
• All units are facing the marina with great marina views beyond a beautiful green belt along the marina front.
• Cons:  2-story layout with neighbors above.
• Limited number of boat docks
• 2^nd parking stall is uncovered.

13. Mawaena Kai

The Mawaena Kai townhouse project is a gated marina front community developed in 1988 including a total of 104 townhomes spread out over eleven 2-story buildings along the marina.  The Mawaena Kai project address is 7007 Hawaii Kai Drive.  The project tax records are here: TMK# 1-3-9-8-31.

All units are facing the marina and enjoy the beautiful green belt view between the back patio or deck and the marina.

All Mawaena Kai townhomes include either 2 bedrooms, 2 baths or 3 bedrooms, 2 baths with between 1,012 sq ft and 1,406 sq ft of interior living space plus an additional outdoor patio for the ground floor units or a marina facing lanai for the upstairs units.

While all ground floor units are single level in layout with neighbors living above, the upstairs units feature an additional second story loft space utilizing some of the high cubic interior living space under the pitched roof.  Overall the upstairs units have a more spacious feel due to the tall vaulted cathedral ceilings.  But you will need to walk up the stairs to get to your unit.

The ground floor units instead have an open back patio that leads right over the gorgeous sprawling green lawn to the water’s edge.

Some Mawaena Kai units come with a deeded boat dock, some others do not. Each townhome comes with one covered carport parking stall with some storage capability for surfboards etc. above your car, plus one open parking stall close by.

The Mawaena Kai project does not come with a pool, hot tub, club house or any other fancy amenities. Project residents appreciate the security gate and the views.  A resident manager is on site.

Search all Mawaena Kai townhomes for sale.

 14.)  Peninsula at Hawaii Kai:  (video)

• Pros:  Gated, modern and new (2002 – 2005) master planned community.
• Modern design features available in a large variety of condo, townhouse and even single family home layouts.
• Great amenities and beautiful grounds.
• Cons:  Limited number of boat docs, currently a waitlist for a boat slip.

14. Peninsula at Hawaii Kai

The Peninsula at Hawaii Kai is by far the largest Hawaii Kai marina front project. The project includes a whopping 662 total living units. It is also the newest and most modern project developed between 2002 and 2005. The project consists of two sections:

Parcel I (A) Makai. This is the larger of the two, and is secured with an automatic entry gate on both Lunalilo Home Rd and also on Wailua St.  All 569 living units within this gated section share a common 520 Lunalilo Home Rd project address.  See the project tax records here: TMK# 1-3-9-8-16.

Parcel II (B) Mauka. This is the smaller of the two located north of parcel I, across Wailua St and accessible from both Wailua St and Lunalilo Home Rd without entry gate.  All 93 living units within this section share a common 580 Lunalilo Home Rd project address.  Project tax records for this parcel are here: TMK# 1-3-9-8-36.

The Peninsula at Hawaii Kai project is unique in offering a wide variety of different housing options including single family homes, townhomes and three groupings of two 4-story condo building towers with elevators.

These are the five distinctively different housing products with a variety of different layouts and floor plans available within the Peninsula at Hawaii Kai:

1.)    Executive Residences (ER)

2.)    Carriage Ways (CW)

3.)    The Cottages (CO)

4.)    The Villas (V)

5.)    The Colony

We have written extensively describing each of these housing products on our Peninsula at Hawaii Kai page.

Only the Executive Residences (ER), a few of The Cottages (CO) and a few of the Villas (V) are located directly on the marina.

The project offers great security, a large variety of housing options, modern amenities including 24h gym, 2 large heated pools, 2 hot tubs, BBQ grills, club house, gorgeous sprawling lawns, a playground for kids, Gazebos and an awesome marina front promenade walking path.

Regretfully the number of available boat docks is limited. If you desire to sign up for a boat slip you need to content with a current waiting list.  Otherwise the project is hugely popular and a fabulous place to live.

Search all Peninsula at Hawaii Kai condos and townhomes for sale.

15.)  Kaimala Marina:  (video)

• Pros:  Many open boat docks available for residents, to be assigned by manager.
• Cons:  Parking stalls are uncovered.

15. Kaimala Marina

The Kaimala Marina project was developed in 1972 and includes a total of 90 townhomes spread out over 9 separate buildings. The general feel of the project is charming and casual island style, much reminiscent of old-style Hawaii living. The project construction incorporates wooden trellises and other wooden design elements.

All townhomes share the common project address 444 Lunalilo Home Rd.  The project tax records are here: TMK# 1-3-9-8-8

Only 3 buildings, #1 through #3, are located directly along the marina and offer spectacular marina views.

These 3 most desirable marina front buildings within the project are 3-stories in height. Units located on the ground floor have a single-level layout with neighbors living above, featuring a large marina front partially covered patio / yard. The units on the second floor are 2-story in design with no neighbors above. These 2 story units have two marina front lanais and impressive marina and sunset views.

The three marina front buildings include a mix of different floor plans including 1-bedroom units on the ground floor with 697 sq ft interior living space (units #111, #118, #211, #218, #311 & #318). The majority of units here are 2- and 3-bedroom townhomes with between 1,267 sq ft and 1,281 sq ft interior living space, plus large patio decks or upstairs lanais. There are however a few upstairs 2-story units that have 4 and even very rare 5 bedrooms (!) with as much as 1,555 sq ft interior living space plus partially covered patio decks and lanais (units #120, #129, #220, #229, #320 & #329).

The remaining 6 buildings are set back from the marina and do not have the benefit of the marina views. The townhomes in these remaining buildings are 3-bedroom townhomes (some created a 4^th bedroom) with between 1,282 sq ft and 1,323 sq ft interor living space in a 2-story layout with no neighbors above. Each townhome comes with fenced-in partially covered patio and upstairs lanais.

All townhomes, even the 1-bedroom units, come with 2-uncovered assigned parking stalls close to the townhome entrance.

Kaimala Marina townhomes are numbered based on which building the unit is located in. E.g unit #329 is located in building #3 (on the marina), on the 2^nd floor in the –9 stack of that building.  Unit #908 is in building #9 (not on the marina) in the –08 stack of that building.

The project features a pool, hot tub, clubhouse, resident manager, roaming security and beautiful tropical landscaping with casual secret walking paths meandering between the buildings.

What makes the Kaimala Marina project special is that there are plenty boat docks available for you to moor your boat.  Just let the manager know and a dock will be assigned for your use. Also available is kayak and SUP storage.

Search all Kaimala Marina townhomes for sale.

16.)  Esplanade:

• Pros:  Amenities galore.
• Many open boat docks available for residents, to be assigned by manager.
• Classy building with grand porte-cochere entrance, gorgeous grounds and landscaping.
• Fabulous expansive marina views and even impressive ocean views from the higher floors.
• Cons:  High-rise condo living with neighbors above.

16. Esplanade

The Esplanade set an impressive new standard in marina front living when it was developed in 1973. The Esplanade includes a total of 208 condos spread out over 4 high-rise buildings with elevators.

The Esplanade being up to 8-stories tall represents the only true high-rise condo located directly on the Hawaii Kai Marina. The Kalele Kai project being only 4-stories tall is considered the distant second.  If you like to live high above on the water’s edge, the Esplanade condo project is for you.

The project address is 500 Lunalilo Home Rd.  Project tax records are here: TMK# 1-3-9-8-9.

The Esplanade was designed to impress with a grand entrance porte-cochere and a multitude of resort style amenities (video), including a huge pool, hot tub, gym, tennis courts, putting green, driving range, BBQ grills, 24h roaming security, gorgeous sprawling tropical grounds and a fabulous marina front promenade walking path.

The vast majority, 135 Esplanade condos are 2-bedroom, 2-bath condos with 1,083 sq ft of interior living space and large lanais. Some of these units have enclosed their lanai space and increased the interior size up to 1,227 sq ft.

Also available are 51x 1-bedroom condos with 762 sq ft to 931 sq ft of interior living space. All Esplanade condos are single-level in layout in a high-rise condo building with neighbors living above, except on the penthouse level.

All 22 Esplanade penthouse condos on the top floor are 3-bedroom, 3-bath condos with 1,657  sq ft featuring multiple large lanais. Some of these units have enclosed lanai space to increase the interior living area up to 1,862 sq ft.  Esplanade penthouse condos feature soaring cathedral ceilings and a 2-story layout with no neighbors above.

All 22 penthouse 3-bedroom condos are located within the front-row buildings #1 and #2.

It goes without saying the Esplanade penthouse condos take the cake when it comes to design layout, size and simply mesmerizing marina, ocean and sunset views.

Esplanade condos are numbered based on which building the condo is located in. E.g unit #47F is located in building #4 on the 7th floor in the “F” stack of that building.

The two largest buildings within the Esplanade condo project, building #1 and #2 are running parallel and closest along the marina. These are not only the tallest buildings but also the longest buildings and include by far the largest number of all Esplanade condos offering the most stunning marina views. Both of these two high-rise buildings are single-loaded aka single-stack in design, means all unit lanais are facing in the same direction towards the alluring marina.  A common open walkway runs along the other side of the building where you would access your condo front door from the elevator landing.  This type of single-loaded (vs double-loaded) building design promotes excellent cross ventilation and orients all condos in the same most ideal direction to enjoy priceless views of the marina and ocean beyond.

The Esplanade project clearly stands out because of the unique wide open views from the higher floors and the many awesome amenities and stunning grounds.

Let’s also remember, boat docks are plentiful at the Esplanade and so is kayak and SUP storage. Request the manager to assign a convenient boat slip and or storage for you.

Search all Esplanade condos for sale.

What are you waiting for?  Start living, you deserve it.

+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++

If you prefer a marina front single family home instead of a condo or townhome, check our guide: Hawaii Kai’s top marina front homes and neighborhoods.

Search all Hawaii Kai condos and townhomes.

Search all Hawaii Kai homes and neighborhoods.

Perhaps we inspired you to explore marina front living further. Let us know what you think.  We like to hear from you, and we are always here to help.    ~ Mahalo & Aloha

The post Guide To Hawaii Kai Marina Front Condos & Townhomes appeared first on Honolulu HI 5 Blog.

Please call the Kapiolani Residence sales office about this project: (808) 941-9000.

Kapiolani Residence is a new condo project in Honolulu, which will offer 60% of the units as affordable housing (for sale – not rentals).

Kapiolani Residence Rendering

Important: Applicants for Kapiolani Residence must be submitted by 5pm August 31, 2016. In order to apply, a potential Buyer must qualify under the HHFDC’s affordable sales program (HHFDC = Hawaii Housing Finance & Development Corporation) – read more about requirements below (there will be seminars for potential Buyers and since there will be a lottery at some point after August 31, 2016 there is plenty of time at this stage).

Kapiolani Residence in Brief
Address: 1631 Kapiolani Blvd, Honolulu, HI 96814.
Developer: SamKoo Pacific, who reportedly also has plans for a similar tower at 1391 Kapiolani Blvd (some future date).
Units: 484 of which 60% (292 units) will be affordable housing units and remaining 192 units will be market priced units.
Price range: $271,549 to $591,598 (for affordable units – market priced units pricing not yet determined).
Unit sizes: 400sqf to 1,230sqf.
Unit configurations: Studio to 3BR.
Expected completion: mid 2018 (ground breaking probably late 2016).
Unit types:
A = 2BR / 2BA, 892sqf (27 units)
B = Studio, 405sqf (44 units)
C = 1BR / 1BA, 696sqf (27 units)
D = 1BR / 1BA, 726sqf (27 units)
E = 1BR / 1BA, 671sqf (27 units)
F = 3BR / 2BA, 1,230sqf (4 units)
G = 2BR / 2BA, 889sqf (20 units)
H = Studio, 400sqf (44 units)
I = 1BR / 1BA, 669sqf (26 units)
J = 2BR / 2BA, 922sqf (20 units)
K = 2BR / 2BA, 895sqf (26 units).

Annual Income restrictions
1 person: $84,480 (max)
2 persons: $96,480 (max)
3 persons: $108,600 (max)
4 persons: $120,600 (max)
NOTE: There are sometimes ways to reduce one’s annual income to qualify for affordable housing. Example: Over-time work may not have to be included in the calculation, if you have a fulltime and a partime job, the income from the part-time job may not have to be part of the calcuation etc. Conclusion: If you make slight above the income restrictions, do not automatically assume you do not qualify.

Other Affordable Housing Requirements
Must be a US Citizen or resident alien.
At least 18 years old.
Currently resides in Hawaii and will reside in unit to be purchase (in other words, must be an owner-occupant; not possible for investors to purchase).
Does not own a majority interest in a piece of real estate (this applies to anyone in the household).
Income restrictions: Coming soon!

Shared Ownership
The state will have a certain percentage ownership in the affordable units and will retain a 10 year right to buy-back (in case an owner wants to sell). The state’s ownership % is not fixed at this stage and it various with price of unit, estimated value values & more, which will only be determined upon closing (expected year 2018).

The post Kapiolani Residence – New Affordable Housing Project in Honolulu appeared first on Honolulu HI 5 Blog.

Paul Brewbaker with TZ Economics is one of the sharpest and most respected economist here in Hawaii. His analysis on Hawaii economics and Oahu real estate is candid and insightful.

Summarized below are a few key takeaway points from his presentation during the 6/8/2016 HBR regional meeting in Honolulu. These are subjective notes we took during the presentation with particular focus on Paul’s current Oahu real estate market outlook. But before we get started, let me share a little story from 16 years ago:

I first met Paul in 2000 during one of his presentations in front of about 300 top realtors at the Hilton Hawaiian Village. Paul predicted with unshakable confidence that the median sales price for Oahu single family homes could reach $676,000 by the year 2007.  In 2000 this seemed unbelievable and bold, especially in front of a large number of realtors. At that time the median Oahu single family home value had been hovering around $300,000 for several years.

Prior to Paul’s 2000 presentation the Oahu real estate market experienced a prolonged softness throughout all of the 1990s. This softness was in part because of Japan’s real estate bubble bursting in 1990, starting what has become known as Japan’s ‘lost decade’.  Japanese real estate investors had been a strong buying force during the late 1980s but became net sellers through all of the 1990s.

Take a look at the following historical graph (courtesy HBR, compiled from MLS data) showing Oahu median sales prices:

Oahu Homes & Condos – median sales prices  –  courtesy HBR, compiled from MLS data

During 2004 and 2005 it became clear that Paul’s ambitious prediction from 2000 could very well come true. In the Summer of 2007 the median sales price for Oahu single family homes surpassed the predicted market value establishing a new market peak.

We greatly appreciate Paul’s presentations and pay close attention to his predictions. Following are some bullet point notes from Paul’s recent June 8, 2016 presentation. All graphs courtesy Paul Brewbaker – TZ Economics:

• Construction led Hawaii GDP quarterly 4% growth surge in 2015 is a construction led one-time pulse.  Real Hawaii GDP growth is about 1%.
• Btw, 1% population growth with only 1% GDP growth translates into 0% net growth in production output per capita.

1.) Hawaii GDP growth 1%

• After Ala Moana is being rebuild with another million sq ft of retail space being added, and after the International Market Place is completed (completion expected shortly), what is next?
• Think about out it: There is no new office building being built. The last Honolulu office building was built about 20 years ago (First Hawaiian Bank building).

2.) Oahu homes & condos – long term trend before inflation

• Nice steady path coming?  June 2011 to May 2016 translates into 4.7% (4.5% to 5%) price appreciation. Federal Reserve Board’s 2% inflation target means real estate appreciation actually is at 2-2.5%  inflation adjusted.

3.) Regression to the mean – Oahu real estate 2.2% inflation adjusted long term trend

• The long term inflation adjusted home price appreciation trend for Oahu is about 2.2 % (~2.1% for all of Hawaii).  Since Summer 2011 the current trend has been converging with the long term trend. Maybe the bubblish cycle swings are over for now.
• California real estate prices are pulling away!  If Honolulu continues to fall behind San Francisco and San Jose prices, than the arbitrage argument could be Honolulu in comparison will soon become undervalued.
• There is no bubble here. When your Uber driver is telling you to buy a condo, then you know we are in a bubble.

4.) California prices pulling away – arbitrage

• Home sales volume (unit sales momentum) is slower and more sustainable. There are currently only 3 months of remaining inventory.

5.) Months of remaining inventory

• DBEDT data 2012 through 2015 shows 87% of all Oahu real estate purchases were done by local buyers. Neighbor island local buyer ratio is about 60%.
• According to A&B, the Waihonua condo project completed in 2015 closed with about 70-80% local buyers.
• Housing unit construction numbers have been consistently short of what is required in order to not have your kids live with you in the future.

6.) New housing units short of projected needs

• All Oahu single family homes above $1Mill have gone from 20% to 30% distribution from 2011 to 2015. All Oahu condos above $1Mill have gone from 1.5% to 2.5% distribution from 2011 to 2015.  – This is a hidden tax increase with more and more properties falling into the 2014 established higher property tax rate Residential ‘A’.
• Conclusion:  Looks like we are in a Goldilocks housing market. Steady, not too hot and not too cold without the big swings.  4.5% Oahu home appreciation equals about 2.5% real inflation adjusted Oahu home price appreciation and is expected to continue for the foreseeable future.

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Let us know what you think.  How do you see Hawaii’s real estate market and the general economy?

We like to hear from you.

~Mahalo & Aloha

The post Oahu Real Estate Market Outlook – June 2016 appeared first on Honolulu HI 5 Blog.

Picking the ‘Best’, especially in the real estate area, can be not only be difficult, but divisive. What one considers the ideal place to live in, for example, is the exact opposite of what another believes makes for the ultimate in living experience. Still, we have 4 areas we think are the Top Honolulu Condo Neighborhoods, and for good reason.

We’ll address the specifics of what makes each standout, along with some drawbacks to give you a complete picture. However, our picks center on not just the quality of the properties themselves, but also the amenities and recreation opportunities available nearby, and even a few unique factors that put this quartet firmly at the top.

KAKAAKO

Kakaako Seen From Kewalo Basin Harbor

Including Kakaako should be no surprise in any discussion of Honolulu condos, it’s more than earned its place among our picks of the best. The potential of this neighborhood is being realized now, with the large stores of Ward Village and the 1-2 architectural punch of the Anaha and Waiea displaying the modern, yet Island-rooted environment that will soon spread across the entire area.

It’s that combination of a forward-looking urban lifestyle and our own Hawaii values, on equal footing, that make it a shoo-in selection. Though some of it still only exists in plans, the unprecedented focus and momentum of this project ensures this vision will be realized.

One thing we love are the wide sidewalks, green spaces and parks that are an integral part of the Kakaako landscape, not just the usual occasional break in the concrete sprawl you usually see, and shopping & dining is ample and spread throughout the area, so you’re always close to a favorite eatery or store.

The entire area is built around pedestrian-friendly walking paths and scenery so a stroll to restaurants and shops that aren’t in your immediate surroundings is not only simple, but pleasurable. The famous saying that ‘getting there is half the fun’ just might be true in the new Kakaako.

The attractions of the outdoor life are equalled by the indoors. From Penthouse suites that are among the most luxurious condos in all Hawaii, a heady claim, but one that’s justified. Incredible, eternally open ocean views, private in-residence pools, vast lanais made for world-class entertaining and bedroom suites that will amaze the most discriminating homebuyer. That’s just the start of those top shelf properties.

Lower floors may not have the same level of luxury, but few properties anywhere do. They still stand out easily with views of that same ocean, use of incredible amenities, such as the pool that cantilevers over the sidewalk below in the Anaha, and often featuring floor-to-ceiling windows to bring the outdoors into your life at home.

Affordable condo properties are being offered here as well, raising the appeal of this place to being a true community open to a broad range of Oahu residents. This will guarantee a true local flavor is there from the very start.

The Kakaako style has spread even to Ala Moana next door, making it a part of this integrated urban living/shopping/dining environment, with One Ala Moana perched on top of the mall itself and Park Lane’s even more visible profile on the front of it, with single-family alike style units looking right out at the Beach Park.

There’s so much more to add, such as the green innovations that are being put in place to save energy, money and impact on our delicate Island environment. With the limits of space, though, it remains to just say that Kakaako was an easy selection, pointing the way for the Honolulu condo market to follow for some time to come. Plus it’s just an exciting place to live.

WAIKIKI

Waikiki Beach with Beachfront Condos & Hotels in Background

What has made this district famous throughout the world as a tourist destination also makes it another easy selection for condo living year ’round.

Waikiki condos have a surprisingly broad range, from small walk-ups that date to the 1950’s to the very latest in luxury in places like the Ritz-Carlton Residences. Though the prices are definitely higher in this part of Honolulu, you can find every variety within this segment of the real estate market.

That said, it’s true that much of the inventory is in older buildings. Waikiki, like much of Hawaii, went through a huge surge of development in the 1960’s and 70’s, covering much of the limited property in this area.

Many of the buildings date from that time and not all have been maintained well over the years. This has resulted in differences in the quality of the structures and the residences themselves. The interested condo buyer will need to sift sometimes in their search due to this factor.

There are more recently built condominiums, such as the Ritz-Carlton, the Trump building and a forthcoming project on the current site of King’s Village. However, due to the limited real estate, along with that previous widespread build-up and other factors, there hasn’t been the opportunity to add many new properties.

Those limitations can also restrict some normally expected neighborhood elements, most prominently a large supermarket or big box stores. There is the Food Pantry, but what it offers in convenience is balanced out by the higher prices.

Still, Safeway is just up Kapahulu Avenue and WalMart is almost as close at its location on Keeaumoku St, very near the vast Ala Moana Shopping Center. Those on the west side of Waikiki can actually walk to Ala Moana in no time to sample the unending selections there.

What all of these residences bring to your daily life, though, is access to the most dynamic neighborhood in Hawaii. Most of the major festivals and events happen here, such as the Honolulu Festival, the Aloha Festival and Spam Jam, along with practically every major parade.

The beaches here are celebrated in every corner of the world, and for good reason. Magnificent protected blue lagoons, waves to challenge every level of surfer and Diamond Head presiding over it all. Those welcoming sands are within easy walking distance from almost every corner of Waikiki. You enjoy the resort lifestyle in the most famous resort of them all.

Although a typical grocery store may be missing, the streets of this area are still your own huge shopping mall, filled with numerous eateries, designer stores and the brand new International Market Place.

Even when browsing doesn’t strike the mood there are all kinds of free entertainments available, especially the wealth of live Hawaiian music and hula dancing to delight in at the shopping centers as well as on Kuhio Beach most evenings. You’re never short of things to do when you live in Waikiki.

All these attractions bring a certain percentage of owners who buy here for reasons of investment and income. If you’re one of those, you should be aware of the ability to rent for short-term stays in certain buildings, opening the door to serving the vacation condo market that has grown in recent years.

Special zoning is required, of course, so this ability is not extended to most condominiums. However, it is a more significant part of the landscape here, for obvious reasons, than elsewhere. There’s much to this subject that cannot be explored here, so we highly recommend reading our article on short-term stay Waikiki condos to get a full understanding.

As we’ve pointed out, even the alluring image of Waikiki isn’t without its own issues, here and there. That’s not unique to them, it’s just part of the reality of real estate. There’s a give and take anywhere you look in Honolulu. What’s different here are the singular benefits that no other neighborhood offers, making life here something that truly cannot be experienced anywhere else.

DIAMOND HEAD GOLD COAST

Gold Coast Condos in Diamond Head

There actually is a neighborhood, right next door to Waikiki, that has its own one-of-a-kind living experience to offer. The Gold Coast condos line the shore just east of Waikiki, as it starts to round the front of Diamond Head. They claim a special status, and setting, due to something no amount of money can overcome – local zoning and regulations.

These condominiums came into being during an era of more lenient laws, specifically ones relating to how close you could build to the shoreline. These residences benefitted from being constructed before a regulatory window closed permanently in the early 1960’s, allowing them to stand closer to the ocean than any homes in Hawaii since. Living in this close proximity to the water will never be repeated or duplicated.

From their lanais they look up at Diamond Head’s proud profile on one side. On the other, the waves rolling toward them, seeming to lap up almost at the foot of their building directly below.

Your hours within these condos are spent with the accompaniment of the sounds of those swells, creating a soothing environment that firmly underlines the sights of the ocean that you gaze upon so grandly from here.

We also make this one of our choices for the neighborhood’s atmosphere that recalls an earlier era of Hawaii. Despite being beside the busy streets and spaces of Waikiki, you immediately notice how quiet it is here. You can hear yourself think here, when you want to.

As high-end as these homes are, they are older, otherwise they wouldn’t be in this fortunate position. That can mean greater upkeep. They’re also a product of a time when amenities were not a priority. Only three of the buildings have a swimming pool and those are just about the extent of extras across the whole neighborhood.

This is strictly a bedroom community so daily or weekly shopping will require a drive, the closest option being Kahala Mall with its Long’s and Whole Foods or up Kahapulu Avenue to Safeway.

Another, larger concern is the seawall that is in need of repair after so many decades weathering Nature’s powerful forces. All agree that it needs maintenance, if not replacement, but the fight over who is responsible for that – the State or the condo/land owners – is still going on as of this writing.

Ultimately, though, this is a singular living situation and setting, even in Hawaii. It is truly a way of life that cannot be replicated even in the most expensive of modern condos. Though short on the luxuries that fill the brochures of today’s residential buildings, they grant their owners something that no developer could ever create, even with the richest of budgets.

HAWAII KAI

Kalele Kai – Waterfront Condo in Hawaii Kai

Hawaii Kai is Honolulu’s version of the more upscale suburbs one finds in the major metro areas of the Mainland. The residents here prize the achievement of this master-planned community, with its well laid out residential and commercial areas, the preservation of the sightlines through primarily low-rise development and, of course, the marina.

Those are primarily condo properties that line those waters, with their close up views and even personal docks bobbing up and down just a few steps from their back doors. The most prized of Hawaii Kai homes, it’s an obvious place to start with why this is an obvious pick for our list.

Even those townhomes and condos in Hawaii Kai that don’t share those waterfront areas gain much from the marina’s presence, however. There’s something about living even near the water that brings a certain peace to your life.

Whether it’s drinking in the view from home, walking beside the marina in the cool evening with someone special or just taking it in on your daily driving routine, there’s something special there. It’s effect is unmeasurable, yet unmistakable, in how the waters both lifts and calms the spirit. Those who live here will attest to this in no uncertain terms.

There’s also Hawaii Kai’s more concrete advantage of Convenience. Shopping, from boutique shops and restaurants at Koko Marina, to mainstays like Safeway, Costco & Long’s, is in easy reach for all in this area. Quick errands or filling up on necessities for the next week is no problem.

As easy all of that is, the commute to Downtown that so many here make can be problematic at times. Kalanianaole Highway is the one and only route in that direction – and back. If there’s an accident, things can get backed up fast.

The beaches are not the kind you find in other parts of Honolulu, either. They’re a rocker variety so sun worshippers won’t find places to lay down their towel. However, the waters are pure liquid playground and locals take full advantage. You’ll see every kind of boat and craft out there enjoying the beauty and recreational possibilities of the ocean off of this coast.

There’s more close by, too. You always have Hanauma Bay, free to kamaaina, as well as Sandy Beach, one of the most popular stretches of sand on Oahu, just up the road.

Whether deep in the valley, where you have some of the more traditional towers that can see for miles around them or closer to the marina in one or two story townhomes, Hawaii Kai condos bring a modern, yet fully Island rooted neighborhood life to your every day.

It’s not City, it’s not Country, it’s just pure Hawaii Kai, the town built by, and on, the water.

THE BEST THERE ARE
Those 4 neighborhoods are our picks for the best of the Honolulu condo neighborhoods, each bringing something extra special and distinctive to the lives of their residents. We bring both the good and the bad to light because that’s the only path to your satisfaction ultimately.

It’s also, though, a recognition that these are the best because they still stand alone even with these drawbacks. That’s the sign of true real estate excellence – homes and neighborhoods that can acknowledge the negative and yet come up so richly on the positive side of the ledger.

The post 4 Best Honolulu Condo Neighborhoods appeared first on Honolulu HI 5 Blog.

Hawaii Kai’s special connection to the ocean is apparent the minute you first visit. The Hawaii Kai Marina is an extension of the ocean and makes one of the main neighborhood features, creating Hawaii Kai’s special allure and its awesome unique lifestyle.

We described in detail Hawaii Kai’s marina front homes and neighborhoods here. We also wrote extensively about marina front condos & townhomes here. 

There are about 520 single family homes directly on the Hawaii Kai marina.  But did you know there are only 40 Hawaii Kai single family homes right on the ocean. These are rare and highly priced trophy properties often valued well above $3Mill (as of 2016).

There are however many hundreds of Hawaii Kai homes that offer ocean views to varying degrees. Ocean view could be from close by the ocean, or from one of the high elevation residential ridges. Here is the rule of thumb: a.) the more ocean you see, and b.) the closer you are to the ocean, the higher is the property value.

Portlock, Koko Kai, Triangle & Mariners Ridge

If either ocean front, or ocean view is what you are after, you found the right place to help you zero in on your search.

We have broken down Hawaii Kai’s ocean view homes into the following 4 categories:

1.)    Ocean front

2.)    Good elevation, close to the ocean

3.)    Ridge homes with great ocean views

4.)    Other homes with ocean views

Here we explore Hawaii Kai’s ocean front and ocean view homes starting with the closest you could possibly get to the ocean:

1.)    Ocean front:

Portlock:  (video)

Portlock is Hawaii Kai’s premier residential ocean front neighborhood. It is here where industrialist Henry Kaiser, who developed all of Hawaii Kai during the 1960s, made his own home. His sprawling 5.5 acre estate with private boat harbor is located in the 500 block of Portlock Road.

Portlock consists of only about 120 homes along Portlock Road and about 8 more homes along ocean side Kalanianaole Hwy. Most lots are level and between 11,000 and 1 acre in size. Only 40 of these homes are directly on the ocean. Since the neighborhood is completely flat, only the 40 ocean side homes are able to enjoy ocean views. You can’t get any closer to the ocean.  The only other Portlock homes that will get to see above tree top ocean views are some of the slightly elevated homes across the street starting in the 500 block of Portlock Rd.

Scarcity creates value. Most Portlock ocean view homes are selling in the $2Mill to $5Mill range, some even as high as $20Mill.

Portlock, Koko Kai & Triangle

2.)    Good elevation, close to the ocean:

Koko Kai:  (video)

Koko Kai is located immediately and adjacent south of Portlock, and has a different hillside feel due to moderate elevations along the base of Koko Head. The Koko Kai neighborhood includes about 130 homes starting south of 274 Poipu Dr and includes several other adjacent streets. Most Koko Kai lot sizes are between 11,000 sq ft and 30,000 sq ft.

Only about 32 Koko Kai homes are right on the ocean. Oceanfront in Koko Kai means dramatic cliff side location with about 20 to 120 feet elevation. Here you are close to the ocean but above the tsunami evacuation zone.

The ocean views are spectacular and some of the finest in Honolulu. Koko Kai represents a unique combination between: a.) being very close to the ocean, and b.) having modest elevations to get plenty blue ocean views. Due to the mildly sloped terrain, even the Koko Kai homes not on the ocean enjoy great ocean and sunset views.  Koko Kai is also a pleasant walkable neighborhood. Most Koko Kai ocean view homes are selling between $1.5Mill to $5Mill with some exceptional properties selling as high as $8Mill.

Triangle:  (video)

Triangle completes the trio of neighborhoods, comprised of Portlock, Koko Kai and Triangle, wrapping around the north eastern slope of Koko Head. Triangle consists of about 300 homes, none of them are directly on the ocean. Most Triangle home lots range between 10,000 to 15,000 sq ft, and most Triangle homes are valued between $1.1Mill and $3Mill.

Only a small number primarily along the higher elevation Triangle streets e.g. Makaweli St, Makaweli Pl, Kekaha Pl, Polihale Pl, some of the Poipu Dr homes and a few upslope Nawiliwili St homes enjoy ocean views.

It is important to note that Koko Kai and Triangle (not Portlock) have association design guidelines with a 16 ft height limit from the highest corner of the buildable footprint. You may not be able to add a second story depending on your lot topography. However, it appears a couple of homes may have already set precedent by having disregarded the association’s height restriction.

Search all Portlock, Koko Kai and Triangle homes.

3.)    Ridge homes with great ocean views:

Hawaii Kai Ocean View from Koko Crater

Napali Haweo:  (video)

Napali Haweo is considered Hawaii Kai’s luxury home ridge. Developed fairly recent during the 1990s the neighborhood has a much newer and grander feel compared to Mariners Ridge or Kamehame Ridge.

Napali Haweo offers some of the highest elevation homes in all of Hawaii Kai, some over 700 ft above sea level. Because of the high elevation and also the unique narrow ridge layout, just about all Napali Haweo homes enjoy plenty ocean views. Most Napali Haweo lots are between 10,000 sq ft and 17,000 sq ft. Napali Haweo homes are often valued between $1.5Mill to $4Mill.

The views up here are spectacular, both towards the western sunset beyond the distant Diamond Head, but also towards the south-east with the Hawaii Kai golf course below. If you desire wide ocean views and like to feel like being on top of the world, Napali Haweo is for you.

Napali Haweo & Kamehame Ridge

Kamehame Ridge:  (video)

Kamehame Ridge is located immediately south, below Napali Haweo. Kamehame Ridge was primarily developed during the 1980s with Napali Haweo as the natural newer extension above. Most Kamehame lots range between 10,000 and 15,000 sq ft. Kamehame Ridge homes are often valued between $800,000 and $1.2Mill with a few exceptional homes selling as high as $2Mill.

Only about half of the about 200 Kamehame Ridge homes have great ocean views especially the western side of the ridge overlooking the marina with ocean beyond.

Important to consider about ridge locations are Hawaii’s prevailing Tradewinds blowing 5-10 miles/h naturally cooling from a north easterly direction about 300 days per year.

For most ridge locations the preferred orientation is to have the Tradewinds blowing from the mountain towards the ocean, with your house sheltering the pool deck and entertainment areas. This will allow calm enjoyment of your pool deck in spite of the Tradewinds.

This general orientation can be found on western facing slopes of all Hawaii Kai’s ridges, as well as on western facing slopes of all other Honolulu ridges.

Kamehame Ridge is no exception and offers some magical western facing ridge locations with great elevation and truly spectacular ocean and sunset views.

Mariners Ridge

Mariners Ridge:  (video)

Mariners Ridge is Hawaii Kai’s original ridge neighborhood developed mostly during the 1970s. Its final newer hilltop section of custom homes was completed during the early 1980s.  Most Mariners Ridge lots are between 6,000 and 16,000 sq ft, and Mariners Ridge homes are often valued between $1Mill and $1.6Mill.

Although Mariners Ridge homes tend to be older compared to the other ridges, Mariners Ridge has maintained its position as a popular Hawaii Kai neighborhood option.

Besides being a little closer to downtown Honolulu for superior access compared to Napali Haweo and Kamehame Ridge, Mariners Ridge is also a bit closer to the Hawaii Kai marina and Maunalua Bay.

This makes for arguably some better marina and ocean views. Especially the western facing rim lots on the lower section of Kaahue St offer some of the most dramatic marina and ocean views available on the Hawaii Kai ridges.

4.)    Other homes with ocean views:

Napali Haweo, Kamehame Ridge, Laulima & Queens Gate

Laulima:  (video)

Laulima is a zero lot line cluster home development completed in 1988 in the back of Hawaii Kai.  Lot sizes in Laulima are modest, mostly between 3,300 sq ft to 6,000 sq ft, and much smaller compared to some of the other Hawaii Kai neighborhoods.  The homes however feature some interesting architectural angles and are well worth to check out. Laulima homes are often valued between $900,000 and $1.1Mill.

Only 65 Laulima homes are facing the Hawaii Kai Golf Course and only a few of these get the additional benefit of an ocean view. Famous Sandy Beach and the ocean are about 800 ft south from here.

Because Laulima’s topography is flat and barely 20 to 30 ft above sea level, ocean views here are not as dramatic compared with some of the high elevation ridges.

However, Laulima’s south facing perimeter homes share a magical unique combination of golf course frontage and ocean views beyond the trees.

If a smaller home towards the end of Hawaii Kai meets your needs, than Laulima might be a good fit. There are very few Honolulu homes that will offer both golf course and ocean views. Consider yourself lucky. You found paradise.

Queens Gate:  (video)
Queens Gate is a gated community just across the street from Laulima and bordering the same Hawaii Kai Golf Course. Queens Gate actually consists of two gated sections, Queens Gate I and Queens Gate II, with a combined total of 141 homes, all completed between 1978 and 1980.

Queens Gate homes and lot sizes are larger compared to Laulima. Most Queens Gate lot sizes are between 6,000 sq ft to 11,000 sq ft, with some as large as 14,000 sq ft.  Most Queens Gate homes are valued between $1.1Mill to $1.4Mill.

All Queens Gate homes enjoy nice green golf course views, but only a few of the south facing perimeter homes located within Queens Gate II get the additional benefit of pleasant ocean views beyond the golf course. The beach is only about 1,000 ft straight south from here. With modest elevations barely 20 to 30 ft above sea level, ocean views here are limited to a blue horizon beyond the green fairway.

Queens Gate homes are desired because of the very rare combination of a quiet secure gated neighborhood with good size homes, great golf course views and some decent ocean views beyond. The setting is magical and Queens Gate could be considered one of Hawaii Kai’s best kept secret.

Interested in exploring ocean view  homes outside Hawaii Kai? Check out our extensive list with all Honolulu homes for sale.

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Perhaps we inspired you to explore Hawaii Kai ocean view homes further. Let us know what you think.  We like to hear from you. We are always here to help.  ~ Mahalo & Aloha

The post Stunning Hawaii Kai Ocean View Homes appeared first on Honolulu HI 5 Blog.

Here are two tips how to lower your Honolulu property tax:

1.) How to lower your Honolulu property tax – Declaration Regarding Condominium Use. 

You might own a Honolulu condo in a building that is zoned for hotel use and allows short term vacation rentals. We call them ‘condotels’ because the condo could also function as a hotel room.  That is if the building allows short term rental terms of less than 30 days.  Some of Honolulu’s most popular condotels include the Ilikai, Trump Tower, Ritz Carlton, Waikiki Shore and more.

When you compare Honolulu condo listings you might wonder why some ‘condotel’ listings have higher property taxes than others.

That is because the City of Honolulu charges hotel zoned buildings at the higher hotel & resort property tax rate. That tax rate is currently $12.90 / per $1K assessed value, versus the residential tax rate at $3.50 / per $1K assessed value.

Let’s say your condotel is assessed at $900K.  At the hotel & resort tax rate of $12.90 / per $1K assessed value you would be paying $11,610 per year in property tax.

Now here is the trick:  You might be able to reduce your property tax to just $3.50 / $1K assessed value.  At $900K assessed value the new property tax bill would be only $3,150 per year. That translates into $8,460 in annual savings over paying the higher tax rate.  Keep in mind you would enjoy these savings every year.  Sounds appealing?

However, you are only entitled to the lower property tax rate if the condo is not being rented on a short term basis for less than 30 days per tenant.

If that is the case with your condo, than this is how you lower your tax:  You will need to file the form: “Declaration of Condominium Use”

On the form you will need to declare either:

1. You used the property only for your personal use (as a full time resident or vacation home), or,
2. If the property was rented, you need to show proof (e.g. rental agreements), the condo has been rented only on a long term basis. Rental terms will need to have been at least 30-day minimum per tenant between October 2^nd last year and October 1^st this year.

You will need to file the form by Sept 30^th this year in order to get the lower property tax rate effective for the upcoming fiscal year starting July 1^st next year.

That’s our tip of the day. With tax matters, make sure you always check with your favorite qualified tax professional before making tax decisions.

2.) How to lower your Honolulu property tax –  Adding an owner occupant relative on title.

The Honolulu City Council passed the budget last week. The good news is there is no increase in real property tax rates for fiscal 2016 effective July 1^st 2016.  For Honolulu County, the island of Oahu property tax rates remain as follows:

• Residential rate is $3.50 / $1K assessed value.
• Residential rate ‘A’ is $6.00 / $1K assessed value.
• Hotel & Resort (condotels) $12.90 / $1K assessed value.

A client of mine bought a home a couple years ago for their young 18-year old son to occupy while attending University Hawaii. The owners / parents do not occupy the property as their principal residence, in fact they live mostly overseas and only come to visit on occasion.

Because the tax assessed value for the property is above $1Mill and the property is not used by the owners as their principal residence, the property tax rate Residential ‘A’ applies at $6 / $1K assessed value, versus the regular residential tax rate $3.50 / $1K assessed value.

So the owners decided to add their 18-year son on title as ‘tenant in common’ designating as little as only 1% of ownership interest to their son. The son is living full time in the home and he is a legal resident in Hawaii.

It is a simple process to get this done as long as there is no mortgage involved. An escrow company orders a new deed with the owner occupant relative added for all owners to sign in front of a notary. Escrow records the new deed at the bureau of conveyances.  The total one-time cost was $345.

The 18-year is now on title to the degree of >1% ownership interest. He is living in the property as his principal residence and now files the standard $80K home exemption form.

The home assessed at $1.5Mill with Residential rate ‘A’ ($6 / $1K) used to have a $9,000 property tax bill per year. That tax rate will now drop to the regular residential rate ($3.5 / $1K) and the new tax bill will be $5,250 per year.  The $80K home exemption will generate an additional $280/y in tax savings.

In this scenario the total one-time cost was $345, generating tax savings of $4,030 per year and every year after that.

Always check with your favorite qualified tax professional before making tax decisions.

Please let us know what you think. We are here to help and we like to hear from you. Please click Like, Share and Subscribe.

Mahalo & Aloha

The post How To Lower Your Honolulu Property Tax appeared first on Honolulu HI 5 Blog.

When you envision Oahu real estate, the ultimate daydream is always of the home by the ocean. There’s just something in the common human spirit that responds to the call of the waters, so what could be better than living near, or even on, the shore?

We’ve picked out 10 oceanfront neighborhoods on Oahu that we believe are the best, not just on the basis of the ocean views or recreation potential, but also the land-based factors, where you’ll spend most of your time. Here they are, but in no particular order, just 10 great places to live.

KAHALA

Kahala Homes

Kahala is known far and wide as THE luxury neighborhood on the Island, its name almost a shorthand for wealth. That’s justified, especially due to the huge beachfront mansions that line Kahala Avenue, their sales consistently in the multi-million dollar range. The surrounding streets are also filled with large, impressive houses including many vintage kamaaina homes that are iconic Hawaii residences.

Though the beaches are not as good here, being smaller and often rockier, the scenery is still awesome. Here the oceanside lifestyle is more about quiet elegance, rather than the crowded activity of Waikiki. You come here to submerge yourself visually and spiritually in the beauty and serenity of this part of Paradise.

That same atmosphere reigns over the entire neighborhood, with its distinctly low-rise landscape, wide and roomy streets, and large parks scattered within. You feel the greater spacing all around you, a huge contrast to many places on Oahu where, by necessity, everything is packed tightly together.

Kahala is the high-end district its reputation projects, but when you can live by stunning ocean and all the grace and style that goes with these elegant homes, it’s no secret why this is one of our 10.

KAWAILOA NORTH SHORE

Kawailoa Homes

As quiet as Kahala can be, it can’t compare, though, with Kawailoa North Shore. It’s roar of the ocean that will be your biggest noise concern here. Some of the most challenging surf is off your homestead here, bringing prime wave watching right to your windows. The home containing that window is probably one of extreme luxury, too.

Turning off of Kamehameha Hwy, as you get more makai, the houses generally grow in size, beginning at 2,300 sq ft on these lots and climbing to an incredible 11,000+ sq ft. Though Kawailoa is not as commonly known across the Island as Kahala, those who are familiar with Oahu real estate understand exactly what its name stands for – big wave vistas, North Shore tranquility and amazing houses.

Over half of these homes are oceanfront, making your chances of a front row view of the swells pretty good. Even those farther back, though, can often see the waters almost as well. Wherever you are and whatever your outlook, the ocean is a very few steps from your doorstep. Despite its lower name recognition, word is getting out about these homes and it’s all very, very good.

BLACK POINT

Black Point Homes

Famously home to Shangri-La, Doris Duke’s incredible estate that is now a museum, it shouldn’t be any surprise that these are highly exclusive properties. Most of the houses are strictly private, sitting behind a gated entrance that few can get past.

The residences are an intriguing mixture of vintage kamaaina homes, built for Hawaii’s elite in the 1920’s and 30’s, that, while not exceedingly large, are unmistakably the property of that privileged class. Alongside those you also see huge, modern mansions that typify everything that cutting-edge luxury is about.

Many of the rich and famous live and vacation regularly in this community, attracted by the privacy and opulence – and they should know. However, that’s not the end of the allure of Black Point.

Just off of these lands are some of the most famous surf breaks, including Cromwell’s, where Duke Kahanamoku rode the waves. There’s also no real beach, though. Instead, it’s the great strength and grandeur of the Pacific that draws you in. It’s an awe-inspiring show that never fails to impress.

Black Point homes are a retreat from the world outside, into a select experience of dwelling in the height of luxury, beside an ocean untamed.

PORTLOCK

Portlock Homes

Portlock makes up the eastern border of Maunalua Bay, hugging the waters as they head out to the open ocean. Its extension out from Hawaii Kai gives residents a head on view of the Oahu coast, with Diamond Head providing the crowning touch.

Being something like a peninsula, you’re removed from the busyness of Kalanianaole Hwy. Portlock is not on the way to anywhere, ending with the Pacific on its far end, so traffic is reduced dramatically once you turn off the highway.

The most exclusive houses sit right on the oceanfront, of course, all large mansions that date from the mid-20^th Century to recent additions. They sit on very large lots, as do much of the homes set further back, spanning between 10,000 to 23,000 sq ft.

Like the rest of the immediate area, this is not a place to find sandy beaches. It is an oceanfront in the purest sense for the most part, but that brings its own benefits. Beaches would require public access, so without that presence, your privacy is fully secure.

The homes on the land side of Portlock Road still enjoy the splendid outlooks on the waves and Diamond Head due to the sloping of the land here. On either side of that road, you live in a special place with unique vistas that take you out of the hubub of Honolulu and back to the peacefulness that has made this part of Oahu so attractive.

MOKULEIA

Mokuleia Homes

Mokuleia is one of those prime ‘Let’s Get Away’ places, even for North Shore standards. It’s location on the west end of that coastline puts it out of range for any tourists as well as most locals. With everyone’s attention on Haleiwa and points east from there, Mokuleia residents rest easy knowing they’ll be left alone.

Being off the beaten track doesn’t mean the scenery is any less enchanting. The beach that runs along the entire way easily ranks with the sands along the rest of the North Shore. In fact, the much smaller crowds, especially as you head west, may even raise their ratings.

The many beachfront homes of Mokuleia gaze right out at the ocean, most with lanais so their owners can take it in fully at their leisure.

Some may call this part of Oahu isolated, since you must drive into Haleiwa to do any shopping at all, but that’s also what draws a lot of buyers. It’s a beach lifestyle that, unlike so much of the Island, is truly off by itself, enjoying a less hurried and uncomplicated existence.

Most of the homes here are large, but not mansions, underlining that this is an exclusive, but not excluding, kind of neighborhood. There are even a few condos here and there, some right on the beach.

This is a remote part of Oahu, so it may not be for everyone. However, our bet is one visit to these shores will convert most into true believers.

SUNSET

Sunset Homes

Sunset is a name synonymous with big waves and surfing, known worldwide for its swells that are awe-inspiring. Residents have been building homes here for decades to indulge their deep love affair with the ocean.

Those who ideal home are the classic Surf Shacks, those smaller, distinctly North Shore style homes, will find them here – and they’re the real deal. Built in the decades of the mid-20^th Century, they are the genuine Sunset beachlife experience, contained in 4 walls.

If you’re looking for something of a later vintage and more creature comforts, that’s taken care of here, too. With the word spreading quickly about the lure of this coast, that quickly brought homebuyers who wanted, and could afford, a more substantial dwelling. Those large mansions, on extremely large oceanfront lots, are now a common sight in Sunset.

Here, you can see live and in person the waves that regularly appear in surfing and travel magazines. When you can look out at these waters casting their immense power from your own home, it’s a soul stirring experience that few other sights can even hope to match. That’s the force behind life in Sunset, drawing us all in its wonderful wake.

KAILUA BEACHSIDE

Kailua Beachside Homes

The two words in the name say it all. This neighborhood falls in the Windward showcase town of Kailua, right along its beach. Tell someone you live next to this shoreline and you’ll see what envy truly is.

Being off of the main street along this part of the coast, Kalaheo Avenue, you live on one of the many side streets that run off of it and end right where you want it to, at the beach. That means, at most, you have a block between you and the waves. Many, of course, live right where grass turns into sand and sand into water.

This long, roughly north to south stretch of shore gives views onto some of the most picturesque swells that stay fairly calm, fitting for the laid back mood of Kailua. That vista includes the famous Mokolua Islands, affectionally known as the ‘Mokes’, which give a particularly idyllic touch to the scene.

Homes can vary greatly in size and style. You’ll find 1 bedroom cottages, many built in the middle of the 20^th Century, that call back to a smaller, older Kailua. Yet up on the northern end of the neighborhood there’s also an especially upscale collection of beachfront luxury homes behind a gated entrance that truly embody modern high-end Island life.

There’s everything in between in Beachside, too, but you can count on a higher price point at every level. When you can live near, or practically on, beachfront like this, the unquestionable laws of real estate must be followed. The good news is that it’s worth the cost, paying off in ways you can’t imagine until you live here.

LANIKAI

Lanikai Homes

Nothing expresses just how magnetic the beauty of this place is more than the one thing locals associate it with – parking problems. Lanikai Beach draws crowds each and every weekend, compelled to come to this piece of the Windward Oahu coast and witness the exceptional ocean scenery.

Part of the distinctive outlook off of these shores are the two Mokulua Islands that sit not far from the sands, providing a truly romantic South Pacific backdrop to the scene.

The scenery doesn’t end with the outdoors. The houses in Lanikai are very well known, and regarded, for their elegant luxury, primarily in a tropical style that fits the setting perfectly. Features like open indoor/outdoor areas are often present to take full advantage of the richness of the vistas and the quiet Island atmosphere.

Due to the slope of Lanikai the views are still clear as you go deeper into the neighborhood. In some ways it improves due to the higher elevations that open up more & more of the surrounding area.

This is one of the Oahu real estate jewels, without question. The magnificent beach and ocean right there, the lavish homes and views that are incomparable. This is what Island dreams are made of.

DIAMOND HEAD

Diamond Head Homes

There’s a certain prestige in living beneath something that represents ‘Hawaii’ to people around the world. However, the real rewards for residents are the hours spent looking the other direction, to the Pacific’s active embrace of our Island.

These waters aren’t just for show, either, they’re an actively used recreation area. Wave riders from all over descend down to the swells from Diamond Head Road every single day. There’s also Kaimana Beach that locals have made their own, using it as a sun & fun space, but also as their launching pad by both long distance swimmers and stand up paddleboarders heading out to sea.

Diamond Head homes are also know for what you see inside. Owners of these properties consistently have built the interiors to match the challenge of the scenery, with large dimensions and luxury features that embody convenience and comfort on a whole different level.

From these lots you gaze to the ocean just as the Ancient Hawaiian lookouts watched for returning Alii or invading armies. They knew this was the key lookout from the Island. It still is now, even if it is for very different reasons.

LAIE

Laie Homes

Laie sits on the northeastern side of Oahu, so high up that many include it in the North Shore. Whether it is or isn’t part of that coastline, it shares much of its approach to life. In Laie, things are taken slower and worries are things that will pass.

The town has a full range of properties, with many smaller homes, mainly away from the coastline, where many families have lived for generations, perpetuating the local ways and environment that characterize Laie. Closer, and even on, the oceanfront are larger residences, some which could be called estates. Some of these lots can be up to 3 acres of prime land right on untouched coastline.

The most notable of the residential areas are on the Laniloa Peninsula, where you’re surrounded on 3 sides by the Pacific. Being on these lots is close to being on an exclusive Island, but without leaving behind the conveniences of Oahu’s mainland.

In these homes the loudest noises are often the waves hitting against the shore, making a distinctive music that no one can resist.

Ten Oceanfront Oahu Neighborhoods – Selected
Any of these 10 will fulfill the enduring desire we all have to be by the ocean. To listen to the waves and imagine where they’ve been and where they’ll go. The surprise here is that there is such a variety of shades to the Oahu oceanfront home, colored by their location on the Island, the mood of the tides there and, of course, the life of the community around them. What is certain, however, is you’ll find living on these shores that your dreams aren’t just made there, you can actually live them.

The post Oahu’s Top 10 Oceanfront Neighborhoods appeared first on Honolulu HI 5 Blog.

Have you ever dreamed what it would be like to live in a nice home right by the ocean? Would you feel like Magnum P.I. as seen in the famous TV show Hawaii Five-0?

Millions have seen the show and have been inspired and awestruck by blue ocean, dancing palm trees and sunny blue skies.  This is not a coincident. Honolulu stands head above shoulders compared to many other coastal locations in America offering a magical and unique combination of the best of both worlds:

1.) Tropical paradise with perfect climate, clean air and crystal blue oceans, together with..

2.) all the benefits that come along with living in a modern metropolis.

Honolulu’s population has reached the $1Mill mark in 2016.  If you are one of the lucky ones to move here and need a house in Honolulu, start your journey here and search all Honolulu homes for sale.

Plenty of blue ocean surrounds the city, but did you know there are only about 425 Honolulu single family homes directly on the ocean. That is all, and there is no more oceanfront to add!

If ordinary is not enough and you desire that special dream home on the ocean for a truly magical lifestyle within Honolulu city, you have come to the right place: Our guide to Honolulu oceanfront homes and neighborhoods will help you find your dream home.

You may already know Diamond Head and Kahala, arguably Honolulu’s most famous beachfront residential neighborhoods.  Perhaps here you will discover a few other, lesser known oceanfront communities. See what differentiates them from each other. Explore each respective neighborhood with aerial videos and maps. Compare unique neighborhood features and ambiance. See why Honolulu oceanfront homes are favored by ocean lovers from all over the world.

Offering the finest in oceanfront living, following in geographical order going from west to east, we start with:

1.) Diamond Head  (see video)

Diamond Head

Many consider Diamond Head the ‘King’ of Honolulu’s oceanfront neighborhoods offering some of the finest most sought-after Honolulu real estate.  This is where royalty used to live and play.  Just past Waikiki, wrapped around the world famous imposing Diamond Head Crater, the neighborhood features pristine white sandy beaches but also a few dramatic cliff side properties.

Waikiki Beach close by is getting all the tourist attention, but many don’t realize the amazing beauty and serenity of Diamond Beach between Beach Rd and Kulamanu Pl.  Beaches here are picturesque with impeccable sand. Hardly ever does the beach here gets crowded other than surfers launching off to enjoy the waves south of Diamond Head.

A seawall protects the properties west of Beach Rd. Residents have access to what is a narrow beach, if any, in front of the seawall. The most eastern section of Diamond Head Beach past Kulamanu Pl gets rocky with a steep cliff transitioning into the adjacent Black Point neighborhood.

Diamond Head beachfront homes

Roughly at the halfway point along Diamond Head’s two-mile oceanfront stretch between Waikiki and Black Point towers the Diamond Head Lighthouse marking Oahu’s most southern point. A couple of Diamond Head lookout points just east of the light house give you a good raised vantage point to watch the surfers. From here you get a peek-a-boo view of some of the hidden, private and elusive oceanfront mansions and estates.

One notable Diamond Head property close to the lighthouse is the stunning Mediterranean villa at 3603 Diamond Head Rd, listed at $13.9 Mill (Summer 2016).

Only about 60 of the 650 Diamond Head homes are right on the ocean.  Because of the sloped topography along the craters base, many of the non-oceanfront homes still enjoy mesmerizing ocean views.

Diamond Head land values are some of the most expensive on the island. It’s no surprise due to limited supply and to maximize the highest use of the land, some lots have been subdivided or redeveloped into cluster developments wherever possible. Check some unique Diamond Head real estate treasures on our complete list of Diamond Head Real Estate CPR & PUD cluster developments.

If a Diamond Head oceanfront single family home is stretching your budget, consider enjoying a magical lifestyle in one of the oceanfront condos along Diamond Head’s Gold Coast (see video).

We invite you to take a closer look what makes this neighborhood so special.  As a longtime Diamond Head resident once said: “Diamond Head residents not only live well, they seem to live well forever”

Life here is sweet.

2.) Kahala Black Point  (see video)

Black Point

Kahala Black Point consists of only about 75 homes on an oceanfront black lava rock knoll that juts out to the ocean. This neighborhood might be small, but mighty impressive are the dramatic cliff side ocean views.

Kahala Black Point aka Black Point is often overlooked because this small community is wedged between famous Diamond Head and Kahala.

An unassuming rod iron security gate at the top of Black Point Rd offers privacy to about 35 homes. Behind the gate is where Tom Selleck aka Magnum P.I. used to live in real life.  A separate security gate off Royal Circle offers privacy to another 8 Black Point homes.

Black Point oceanfront homes

Only about a dozen Black Point homes are directly on the ocean. Kahala Black Point oceanfront means rocky shoreline with dramatic wave action below. The only swimmable ocean is at a small east facing hidden beach behind the gate off Royal Circle.

For the privileged few that live behind either gate, Black Point offers privacy, security and some of the most fabulous ocean views primarily south and east facing, looking along the Kahala coastline with Koko Head and Koko Crater in the distance. It gets a bit windy here on the knoll for properties exposed towards the prevailing northeast trade winds.

Exclusive for Black Point residents, behind the main gate an amazing unique ocean water infinity pool chiseled into the cliff makes up for the lack of sandy beach and swimmable ocean. This famous Black Point infinity pool with blue ocean right below is truly an unforgettable special place in paradise.

3.) Kahala  (see video)

Kahala

If Diamond Head is the undisputed ‘King’ of Honolulu’s oceanfront neighborhoods, world-famous Kahala takes the title of the ‘Queen’ of Honolulu’s oceanfront neighborhoods. Rightfully often referred to as the Beverly Hills of Honolulu, Kahala has a predominantly flat topography.

Only about 40 homes of the 1,200 Kahala homes are located along the 1 mile stretch of pristine Kahala Beach enjoying direct ocean views. Kahala oceanfront properties are between half an acre and sometimes over 2 acres in size.  These large trophy estate properties are rare. Scarcity creates exceptional value with unlimited upside potential. Look no further if you want the truly extraordinary in oceanfront estates in Honolulu’s prime most prestigious luxury neighborhoods.

Hunakai St marks the halfway point between Royal Circle, the most western end of Kahala Beach, and Kealaolu Ave, the most eastern end of Kahala Beach. Homes located east of Hunakai Ave enjoy pristine white sandy beach with little foot traffic. A seawall protects the homes located west of Hunakai Ave offering increased privacy.

Kahala beachfront homes

If Kahala oceanfront homes are a bit too big in size, and or budget, you might consider a Kahala home just mountain side of Kahala Ave. There are several public beach walking paths between the large oceanfront estates allowing access to one of the finest beaches on Oahu’s south shore.  Most non-oceanfront Kahala homes sit on generous lots often 10,000 sqft in size, and the beach is just down the street always close by.

Kahala lots can not be subdivided because of neighborhood deed restrictions that run with the land ensuring a desirable low density neighborhood with larger homes.  Either an oceanfront home for the super-size budget or an interior Kahala home starting in the $2Mill + range, Kahala appeals to many looking for a prestigious neighborhood with wide roads, luxurious homes on large level lots, an awesome beach and yet a quick and easy commute into town.

4.) Kai Nani  (see video)

Kai Nani

Kai Nani is a special coveted beachfront neighborhood next to the prestigious private Waialae Golf Course. Kai Nani enjoys a magical setting with mesmerizing colors of blue ocean and green fairways.  Kai Nani homes appear stately, grand and well maintained. Every Kai Nani home looks fabulous.

Only 10 of the 30 total Kai Nani homes are located along a narrow stretch of beach. The ocean here is calm because of a protective outer reef. The beach is narrow and a bit rocky. There is hardly any foot traffic along this stretch of beach.

Almost every Kai Nani home is either fronting the beach or the golf course.  Keep in mind that this golf course is not just any golf course. This is the exclusive private Waialae Golf Course, home of the famous annual Sony Open Golf Tournament.

Kai Nani beachfront homes

One privileged Kai Nani home enjoys both, ocean frontage and golf course frontage. It is the famous blue roof ‘Tutu Hale’ located at the end of Kaimoku Pl. The home is prominently visible from almost everywhere on the golf course. The Sony Corporation founder’s family currently owns the property.

Kai Nani has its unique appeal to residents that desire ocean or golf course frontage. A fabulous neighborhood with grand looking homes and a convenient commute. A street light on the corner of Kaimoku Pl and Kalanianaole Hwy allows for quick and easy left turn into town.

Kai Nani homes rarely become available. Learn more about Kai Nani’s magic and see Kai Nani homes for sale.

5.) Wailupe Beach & Peninsula  (seee video)

Wailupe Beach

Wailupe Beach is the natural extension of the beach continuing past the Kai Nani neighborhood. A few estate size deep lots are located towards the western end of Wailupe Beach. Going further east lot sizes get smaller as the highway runs closer to the ocean before Wailupe Beach Park, the most eastern section of Wailupe Beach.

Only about 19 homes enjoy direct ocean frontage along this beach.  The beach here is quiet and narrow like the beach at Kai Nani. An outer reef protects the homes creating a calm shallow ocean great for fishing, kayaking, stand-up paddle boarding.

Just east of the Wailupe Beach Park is the Wailupe Peninsula, an artificial peninsula that juts out to the ocean, surrounded by crystal blue water on three sides. Wailupe Peninsula homes enjoy increased privacy because of a protective lava rock seawall. Instead of a beach where people might walk by your property, here you can moor your boat on your private boat dock off your back yard. The army corp of engineers dredged a deep water channel around the peninsula to allow boat access for Wailupe Peninsula residents.

Wailupe Peninsula used to be an ancient fishpond many years ago.  Filled land, a seawall and the deep water channel surrounding the peninsula created today’s highly desirable residential oceanfront community.  Environmental laws would make it impossible to recreate today. That makes Wailupe Peninsula forever special and unique.

Wailupe Peninsula

Only 31 of all 120 Wailupe Peninsula homes front the ocean along the seawall. These homes are some of the finest real estate for ocean lovers that like to have a boat dock.  None of the before mentioned oceanfront neighborhoods allow you to keep a boat just outside your back yard.

Wailupe Peninsula homes along the east facing seawall enjoy natural cooling because of the prevailing easterly trade winds.  Homes along the western facing seawall enjoy sunset and Diamond Head views, with trade winds blowing gently from the land out to the ocean.

Wailupe Peninsula oceanfront homes

Wailupe Peninsula homes enjoy large level lots with great ocean views, privacy and boat access, but remember, there is no beach at the Wailupe Peninsula. A neighborhood boat ramp is available exclusively for Wailupe residents for convenient ocean access.  Bring your boat or kayak and start living.

6.) Aina Haina Beach  (see video)

Aina Haina Beach

Aina Haina Beach is a beachfront community with 75 beachfront homes along the narrow beach between Wailupe Place and Kawaikui Beach Park. At Aina Haina Beach the distance between the beach and Kalanianaole Hwy is greater compared to Wailupe Beach or Niu Beach.  Because of the greater depth of some of the lots, Aina Haina Beach is known for some impressive grand beachfront estates, a few of them as large as 2 acres.

One of Aina Haina’s first beachfront estates built 1936 is the famous historic Bayer Estate at 5329 Kalanianaole Hwy. Because of its charm and magical beachfront location, the property has become a popular spot for wedding celebrations.

Aina Haina beachfront homes

Noteworthy is the sale of 5415/5435 Kalanianaole Hwy, a 2.621 acre beachfront parcel, purchased by an Asian holding company for $13.5 Mill in September 2014.

Aina Haina’s beach is quiet and hardly used by tourists. The ocean here is shallow and a bit rocky with calm waters because of the protective outer reef.  A great beach for fishing, kayaking and stand-up paddle boarding but not ideal for swimming.

7.) Niu Beach & Peninsula  (see video)

Niu Beach

Niu Beach is the natural extension of Aina Haina Beach past the Kawaikui Beach Park.

There are about 31 homes along this stretch of beach until you get to the artificial Niu Peninsula protruding out to the ocean.  Lot sizes vary but can be as large as 3/4 acre, or even 1.5 acres for the exceptional Pflueger Estate built on a choice double lot just past where the Niu Valley stream enters the ocean.

The beach here is comparable with Aina Haina Beach, narrow, with a calm shallow ocean protected by an outer reef.

For those desiring the privacy of a seawall, the Niu Peninsula is an artificial peninsula that was developed out of what used to be an ancient fishpond. Like its larger sibling the Wailupe Peninsula, filled land with a fortifying seawall and a surrounding dredged deep water channel for resident’s boat access make Niu Peninsula a popular residential oceanfront community.

Niu Peninsula

Only about 20 homes are fronting the ocean within the peninsula. The lucky few enjoy forever ocean views.

East facing homes experience the cooling easterly trade winds. West facing homes enjoy sunset views and less wind and ocean spray.

Niu Peninsula oceanfront homes

Another dozen Niu Beach homes are located past the Niu Beach Peninsula along the beach stretch before you reach Paiko Dr.

8.) Paiko Lagoon  (see video)

Paiko Lagoon

If you are looking for a one of a kind Honolulu oceanfront property, consider a home at Paiko Lagoon. Here serenity awaits you. If you love living on the ocean, Paiko Lagoon offers two distinct different lifestyles.

22 Paiko Lagoon homes are located on the outer perimeter south facing ocean side of the saltwater lagoon along a very pleasant calm beach. The ocean here is shallow and protected by an outer reef.

Another about 22 Paiko Lagoon homes ring the interior of the lagoon, a shallow body of water, like a lake surrounded by tropical palms.

Paiko Lagoon oceanfront homes

All water areas within Paiko Lagoon and the adjacent State owned land have been designated as a wildlife sanctuary.  No fishing or other activity disturbing plant or wildlife are allowed.

In other words, if you are looking for peaceful and quiet enjoyment, you have come to the right place. Living here is like living in a different world.

However, if watersports are what you are after, you will need to consider the exterior ocean side of the lagoon or another oceanfront neighborhood on our list.

Some notable Paiko Lagoon properties are:

‘Hale Lilikoi’, a 3/4 acre Polynesian style resort fronting the lagoon at 6021 Summer St, listed for sale at $11Mill (Summer 2016).

201 E. Paiko Dr built in 2007 and located at the end of Paiko Dr, surrounded by ocean on three sides at the tip of the natural Paiko Peninsula, listed earlier in 2016 at $8,888,888.

5949D Kalanianaole Hwy, the old Pepsi estate, 1 acre surrounded by water on two sides, sold for $7Mill in 2006.

9.) Portlock & Koko Kai

Portlock

Our guide to Honolulu oceanfront homes would not be complete without Hawaii Kai’s Portlock and Koko Kai  oceanfront neighborhoods. Both neighborhoods have been featured in our article ‘Stunning Hawaii Kai ocean view homes’.

Only 40 of all Portlock homes are on the ocean either fronting a mellow beach, or from 303 Portlock Rd onwards fronting a protective seawall without the beach. All Portlock oceanfront homes enjoy western sunset views with a perfect view towards Diamond Head. Trade winds blow gently from the land out to the sea.

Portlock oceanfront homes

This is where Henry Kaiser, grand visionary, industrialist and Hawaii Kai’s master developer built his impressive 5.5 acre estate along the 500 block of Portlock Rd.  No doubt, Henry Kaiser had good taste and a keen eye for real estate’s most important criteria: location, location, location!  Check out Portlock’s beauty in our Portlock video.

A few years ago Henry Kaiser’s grand estate was listed for sale at a whopping $80 Mill!

Koko Kai

Koko Kai is Portlock’s natural neighborhood extension to the south. Here the ocean front terrain gets rocky turning quickly into a steep cliff further south. Out of all 130 Koko Kai homes, only 32 are along the rocky shoreline, some as high as 120ft above the ocean.

Koko Kai oceanfront homes

There is neither a beach nor a swimmable ocean here, but the west and southwest ocean views are spectacular with dramatic wave action below.  See our Koko Kai video.

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Let us know what you think. We love to hear from you.

We are here to help.     ~Mahalo & Aloha

Also check:

–          Oahu’s Top 10 Oceanfront Neighborhoods,

–          Hawaii Kai’s Top Marina Front Homes & Neighborhoods,

–          Guide to Hawaii Kai Marina Front Condos & Townhomes.

The post Guide to 400+ Ocean & Beachfront Homes in Honolulu appeared first on Honolulu HI 5 Blog.

Before the term Real Estate ever earned its modern meaning, Waikiki’s lands were prized possessions. That was abundantly clear by the fact that the oceanfront areas were reserved for the Alii. Here, they retreated for recreation and relaxation on the beaches and in the cool waters, a forerunner of the exclusive resort property of today.

Away from the shoreline, this was an agricultural area for the Native Hawaiians, where taro and other crops were grown for generations.

During this time, up until the Great Mahele of 1848, all land was owned by the Alii, so Waikiki, and everywhere else, was under their firm control. It was only after the Mahele that individual ownership, and therefore real estate, came into being, not just in this part of Oahu, but in all of Hawaii.

What many don’t realize is the first hotel in Waikiki pre-dates this huge change, opening in 1837. Little is known about it, except that it was run by a man named John Mitchener and it had a bowling alley. It’s lifespan was short, just a few years, and surely was the result of special permission from the Alii. That was the end of hotels for a while.

Still, these early decades after the Mahele saw outsiders begin buying property and building stately homes on or near the beach. That included prominent families like the Campbells, Castles and Cleghorns. Archibald Cleghorn, King Kalakaua’s brother-in-law, was also one of the founders of Kapiolani Park in 1877, an addition that brought pleasure-seekers here, especially to the horse racing track.

A Pivotal Change for Waikiki: Accessibility
What accelerated the community’s expansion most, as well as the growth of the area as a resort, was something that is always a key to real estate development. In the 1860’s the government finally expanded the path from Honolulu to here into a full road, making travel back and forth much easier.

That improvement brought more homebuyers, the most significant event being the release of several lots next to Kapiolani Park in 1883 that sold both quickly and for a good price, setting the precedent for Waikiki real estate even then.

The tourist trade wasn’t too far behind as the 2nd hotel in this district finally opened its doors in 1888, soon joined by many more in the coming years as greater and greater numbers of travelers made their way here.

The creation of the entire visitor and residential districts span that we know today was still far off, however. This was due to the fact that much of the lands away from the shore were still either swampland or being farmed.

By the early 1900’s Native Hawaiians had been replaced by Chinese farmers growing rice, a result of the plantation system. Once the imported Chinese workers finished their obligations at the sugar concerns, many struck out on their own in places like Waikiki. The wetlands here were just the right conditions for their crops. It wouldn’t be for long, though.

The Creation of New Real Estate & A Tourism Mecca
Another key moment would change all of that forever. Due to the swamps that covered a large part of Waikiki, mosquitoes were a constant problem, creating both a health issue and one of comfort. That limited the tourist trade, which was becoming more important to the Hawaiian economy. What was the solution?

The government came up with one in the form of the Ala Wai Canal. Carving that out drained the swamps, getting rid of the mosquito problem. It also created solid lands that could be built upon and, yes, developed. With one stroke, agriculture was ended here. Tourism and real estate took over fully, conditions that remain today.

The land claimed, and reclaimed, by the canal’s completion in 1928 was divided up into lots of 5000 sq ft and sold. The Waikiki layout we now know was in place and the landscape began to shift even more dramatically with the arrival of not only more homes, but also more hotels, restaurants and other tourist-centric businesses to serve growing arrival numbers. It’s amazing what getting rid of mosquitoes can do.

This was not development in the current sense. Instead it was individual lot owners building on their property that first brought this district fully to life. It also made the area even more attractive, adding a certain price rise from other parts of Oahu, though nothing in the realm of what we have now due to the a much smaller population and the isolation of a place reached only by ship.

It is also true that this new natural border of the canal created an enforced separation from the neighboring areas, putting a strict definition, and a certain exclusivity, that could only raise property values as the popularity of the neighborhood increased in the time ahead.

Waikiki was a much more built-up part of Oahu from this time onward, its only competition being Downtown Honolulu, which would fade later in certain respects. Still, for now it would remain a low-rise neighborhood for another 30 years.

WW II and Statehood – Two Turning Points That Created Modern Waikiki
The third key moment was a combination of the Post-War years and the sea change of Statehood in 1959. The many servicemen and women who came through Hawaii during the war created a tremendous word-of-mouth that in the time afterward prompted so many to come for vacation on the newly created Matson ocean liners and the expanding airlines services.

Some came to live the Island life, now much easier to attain in this more connected world. The word on Hawaii, and specifically Waikiki, was out.

One result was the first residential coop high-rise coming up on these streets in 1955, the 12-story Rosalie at 445 Kaiolu St, which is still there today.

Those conditions only accelerated with Statehood in 1959. This caused tourism to hit an entirely new plateau in visitor numbers, as well as bringing a deluge of money from outside the State. Much of it was aimed at investing in and buying up real estate in the crown jewel of Hawaii’s tourism industry, Waikiki.

Though cooperatives had been built in the years before, the Hawaii State Legislature passed the Horizontal Property Regimes Act during the 1961 session, the very first state condominium law in the US.

Appropriately, the initial product of this law here was a significant one. The first Waikiki condo, the Ilikai Apartments, opened with huge fanfare in 1965, the building’s 26 stories dominating the skyline easily. It ushered in the era of large scale high-rises that would soon spring up from the lands around it.

Build Up and Bubble
The very best evidence of the huge upsurge in development in Waikiki during the 1960’s and 70’s is the fact that the vast majority of condominiums on its streets today date from that time. During those 2 decades the low-rise, single family home landscape between Kuhio Avenue and the Ala Wai Canal was altered completely to the forest of high-rises you see now.

It was an unprecedented build-up whose only parallel might be the new Kakaako district. That kind of real estate demand, for both residential and tourist markets, proved very attractive. This time, it brought investors from Japan with large amounts of cash from their roaring economy of the 1980’s and early 90’s. They not only bought up as much as possible, they also raised new structures themselves.

This frenzy was best typified by the building of the massive Waikiki Landmark, which displayed the ‘spare no expense’ feeling of the time, both inside and out. Unfortunately, as it neared completion, the Japan bubble burst and this huge skyscraper sat empty for some years, waiting for someone with the money and the will to finish it.

That collapse slowed the property world of Waikiki for some time, even lowering values in many cases. Something that had never happened before. It didn’t, and couldn’t, last, though.

The last decade has seen a resurgence in development, such as the Trump building. Most recently, The Ritz-Carlton Residences have opened their doors on Kuhio Ave, adding a new level of luxury that seems to be gaining ground in this neighborhood. Soon, it will be joined by a planned condominium on the site of King’s Village, as well as coming redevelopments of the Surfrider and Princess Kaiulani Hotel.

The new International Market Place has now joined the rest of Kalakaua Avenue in featuring primarily luxury brand stores and higher-end retailers, ending the last hold out for small businesses. The Golden Mile of this street is compared often to Rodeo Drive, with its designer shops and fashion-conscious offerings taking up most of the frontage along with the hotels. It is a relatively recent change, but one that has taken root.

In this current era, an upscaling is happening, both in the homes and the businesses of Waikiki that points to a more exclusive atmosphere than before. It’s inevitable when real estate is this valuable, this attractive and this limited. There’s no question that this is the direction it is, and will be, headed from now on.

Tracing the evolution of real estate from the days of the Kingdom until now, it was clear that these properties were marked for distinction from the beginning. The Alii couldn’t help but see the incomparable natural beauty these oceanside lands had been so abundantly blessed with – and so they reserved them for their own enjoyment. Today there is no law or custom preventing you from having a part of this Paradise. Just a high price tag.

The post Waikiki History: From Agriculture to Real Estate appeared first on Honolulu HI 5 Blog.

With the consistently hot Hawaii real estate market, a constant topic of conversation is ‘What can you get for $1M today?’. We’ve considered a much more interesting question – ‘What can you get for under a $1M?’

Specifically, we want to highlight the best 2BR condos in Honolulu under $1M (buildings with one or more recent resale 2BR under $1M as of writing), a category that can still buy you property in some of the most envied buildings in town. Here’s our Top 10, in no particular order, and, as you’ll see, your money can still go a long way, even in this blazing hot market.

KOOLANI

Koolani

Koolani could be seen as one of the first of the New Kakaako offerings, opening in 2006, just before that project took over the local real estate world. Its sleek, modern look on the outside, combined with luxurious amenities and residences inside fit right into the pattern this district is now fully pursuing.

Outdoors you enjoy a private park with many bbq pavilions, two lighted tennis courts, putting green and large pool that provide on-site choices that are extremely attractive. Indoors you can stay fit at the cutting-edge fitness center, which offers classes, or unwind in the sauna or steam room. There’s even massage rooms to really get the stress ironed out.

The smart design of this building resulted in all Koolani homes being angled to take in the ocean views, which are absolutely unforgettable.

Finally, the walkability of Kakaako is part of the bargain, too. You’re a block from Ala Moana Center in one direction. In the other, it’s ½ of that to get to both Ward Center and Ward Village Shops. That puts you right at the gateway to Kakaako, with everything that’s there now, and much, much more that’s still to come. Sounds like the right location, with the right amenities and, best of all, the right views.

THE PINNACLE HONOLULU

The Pinnacle Honolulu

The Pinnacle Honolulu rises right at the center of the city’s business district, Bishop Street. These Downtown condos were created for the movers and shakers of Oahu, providing a home where they can appropriately preside over this financial center.

Still, complete privacy is built-in. There are only 2 units on each floor and the elevator opens on a private foyer in your home so you never have to go through common areas once you leave the lobby. It’s almost like returning to a single family home, so separated is your experience from the rest of the building.

You have a massive 1545 sq ft interior included and views toward the ocean, regardless of which unit is yours. Both bedrooms face that direction, so everyone gets to enjoy the vista.

The 9th floor has a range of amenities, including a pool, spa treatment rooms, sauna, billiards room, fitness center and even a shuffleboard court. There’s always something to do here.

This is a unique living experience, right in the middle of the activity of Downtown, one block from the Capitol and Iolani Palace. There’s something special about living within both Honolulu’s storied past and its present power center.

MOUNT TERRACE

Mount Terrace

One constant worry for Honolulu condos is losing the perfect view to new development. At Mount Terrace you’ve got something close to eternal. With one side against the hills and the low-rise communities on the marina just across the street, these vistas will be open for years to come.

The views from these expansive 1600+ sq ft Hawaii Kai condos go out to the marina and then the ocean lying beyond it. Iconic Koko Head is part of your scenery, too. All of this taken in from floor-to-ceiling windows that make up your outside facing walls.

Downstairs is a full menu of options like the heated pool, fitness room with lockers, putting green and walking path. You even have a 24 hour doorman watching over the entrance and a nursery that will tend to your plants while you’re off-Island. It’s things like that which set Mount Terrace apart, adding a level of service that isn’t common, even at this price point.

DIAMOND HEAD VISTA

Diamond Head Vista

If there’s a lottery for picking your neighbors, the Diamond Head Vista must have hit it. This Waikiki condo stands next to an elementary school, with the zoo and Kapiolani Park lying the rest of the way between it and Diamond Head. These vistas will remain wide open for some time, possibly forever.

That leaves the ocean’s swells to your gaze along with the world-famous Gold Coast and, of course, Diamond Head herself. It’s the Hawaii view that dream are made of.

From your home here you can walk the mere 2 blocks it takes to start feeling the surf washing over your feet. It’s just a single block in the opposite direction before you’re on the popular jogging and walking promenade beside the Ala Wai Canal.

One of the greatest benefits of this location in Waikiki is being on the east end, close to Kapahulu Avenue. You can easily avoid the traffic that can snarl the central areas and be on your way, a very nice stress reducer as any resident will tell you.

An even better stress beater, though, is the nice sized lanai you can relax upon and take in this legendary layout before you. It’s worth every penny of the price tag. Guaranteed.

MOANA PACIFIC

Moana Pacific

The Moana Pacific is difficult to miss, even on busy Kapiolani Blvd. It sits on the mauka side of Kakaako, with two elliptical towers made up of deep blue glass. That glass? It’s the floor-to-ceiling clear walls of the homes inside, fully integrating views into your every hour that look out to the Pacific and all over Honolulu.

This is an amenities-heavy property, providing a jogging path, putting green and driving range, pool, fitness room and children’s playground for just the start. Need even more to do? Stroll just 1 ½ blocks and you’re at Ala Moana Center. Ala Moana Beach Park is just another block or two past that with its wide open sands. All of the new Kakaako isn’t just nearby, it’s your neighborhood.

The family friendliness and easy access to a huge range of activities makes this a great residence for those with keiki. It’s the complete experience here at the Moana Pacific.

LANIKEA AT WAIKIKI

Lanikea at Waikiki

Lanikea at Waikiki is one of those Honolulu condos that hasn’t got the attention that the Trump or Ritz buildings have, despite being a high-end property. Maybe it’s the lack of a brand name or its location on the quieter side of Waikiki, but it has comparatively flown under the radar.

It’s hard to understand that especially when you walk on the property, just from seeing the gorgeous pool, so thickly surrounded by tropical trees and greenery, you think you’re in a tropical hideaway.

Your home here has over 1,100 sq ft of interior space, with central A/C and insulated walls that eliminate any outside or neighboring noise. You feel almost like you’re living in a stand-alone property.

There are also ocean views here from several residences, so you can watch the waves drift in and soothe the most trying of days.

All of Waikiki’s dining, shopping and activity is a stroll away when you need some outside fun, with the biggest beach in this neighborhood is only about 10 minutes on foot at Ft DeRussy.

When you’re ready for peace and quiet, it awaits you in a place that’s tailor made for that, right where you need it most – your home at Lanikea.

KEOLA LAI

Keola Lai

Keola Lai is part of the Kakaako neighborhood, but right on its Ewa border. From your residence you can have that healthy, and stress-free, walking commute to Downtown, take in entertainment at Blaisdell, without the worry of parking spaces and fees, or enjoy the growing benefits of Kakaako’s dining and shopping choices. Do all of this on foot from your Keola Lai home.

Within your 2BR condo, your views go out to the Pacific Ocean’s endless depths, as well as not only Honolulu’s light show at night, but also the picturesque historic district. Iolani Palace, Kawaiahao Church, the Hawaiian Mission Houses and Honolulu Hale, especially beautiful at Christmas time, are all part of your vistas.

You also enjoy features like Central A/C, low E-glass windows that keep street noise out and walk-in closets that are all an integral part of your experience, too.

There’s even special events on-site, like outside movies and holiday parties to create the kind of community feel that residents love. It’s the little extras like that which make life at Keola Lai extra special.

SYMPHONY HONOLULU

Symphony Honolulu

Drive into the porte-cochere of Symphony Honolulu and it’s like pulling into the entrance of a grand European hotel. It sets the scene for the rest of this luxury residence, beginning with a huge 7th floor recreation deck with heated saltwater infinity pool, spa, cutting-edge fitness center and even yoga and wellness rooms.

Upstairs in the residences you walk into a home surrounded by windows that extend from floor to ceiling, producing clear views of the ocean swells and all of Honolulu around you, including the modern Kakaako district taking shape before you.

Downstairs in the building you’ll have upscale restaurants to sample as well as a luxury car dealership with some of most exclusive names in motoring. Across Ward Avenue is Blaisdell Center, providing top entertainment year round. If you want even more dining choices, you just have to cross Kapiolani Blvd and stroll to the growing options in Ward, along with more and more shopping selections.

It’s luxury top to bottom on a grand scale at the Symphony. That should be music to your ears.

ALLURE WAIKIKI

Allure Waikiki

Allure Waikiki has created a nice little oasis right in busy Waikiki. The lobby alone impresses immediately with its soaring ceilings, glass walls and elegant tropical plants. Best of all, it’s a lobby intended for use, with modern, yet comfortable furniture and the daily newspapers always ready for reading.

The almost 2 ½ acres of lands feature gardens for you to stroll and relax in as well as a 6th floor recreation deck. There you’ll find a glass-enclosed fitness room that gazes out at the infinity pool, which spills over a picturesque waterfall feature at one end into a kiddie pool area.

The 2BR units all provide a nice 1,057 sq ft of interior and lanais are typically around 88sqft and a few residences has over 200 sq ft lanai space. The views extend to the Koolau Mountains, the lights and activity of Waikiki and the Pacific rolling its way off our coast.

From here you can walk to all the eating and shopping choices of this world-famous district and to the massive beach in front of the Hilton and Ft DeRussy. That just might be the only thing that’ll get you to leave the Allure Waikiki gardens.

WAIHONUA

Waihonua

Waihonua filled in the last open lot of Kakaako’s Super Block, in a prime slot that’s equidistant between Ala Moana Center and Ward Village Shops/Ward Center. It’s the ultimate Win-Win situation for the Professional Shopper.

Head up to the 6th Floor and you’ll step out onto a huge recreation deck with an infinity pool, complete with poolside cabanas, and lounge areas for full relaxation and socializing. One floor below is a full fitness center along with a theater for entertaining and guest suites for your visitors to stay in when they come.

The 2BR layouts all have over 1,000 sq ft, with floor-to-ceiling, low-thermal emissivity windows that reduce glare and heat. What does get through is countered by the dual zone central A/C system. The views from home are expansive, taking in the Koolau Mountains, the Ala Moana/Kakaako neighborhoods and the coastline, though some ocean views are reduced by neighboring buildings makai of you.

With features like gourmet kitchens and walk-in closets, combined with easy strolling distance to the beach and Kakaako’s blooming district, you’ve got a pretty package waiting for you at the Waihonua.

WHAT THIS ALL MEANS TO YOU, THE HONOLULU CONDO SHOPPER
Even with the accelerating price tags on condos for sale in Honolulu, it should be clear now that you can still get not just a quality property, but a high-end / luxurious condo for under $1M. It may require you to make a quick decision before it’s snapped up or mapping out of a solid strategy before you even start shopping, but these residences are out there – and we can help you move into one.

The post Top 10 Honolulu Condos Under $1M (2 bedroom) appeared first on Honolulu HI 5 Blog.

If you live in your home or condo as your primary residence in Honolulu County, that is the island of Oahu, you need to claim your Home Exemption.  This is a tax break that will save you thousands of dollars in property taxes.

You need to file by September 30, the annual filing due date. Your tax break will take effect next fiscal year, starting July 1st after the Sept filing deadline.

1.) Are you eligible?

You must own and occupy your Honolulu property, with the intent to live in it as your primary residence. You can only have one primary residence.

Proof that this is your primary residence could include:

·       Evidence you live at this address for 270 calendar days per year.

·       Subject address shows on your voter registration.

·       Subject address shows on your State or Federal income tax return.

 Also, you need to be at least 18 years of age and be a legal resident in Honolulu County. 

 2.) How much can you save:

 If you file for your home exemption you receive either:

• A.) $80,000, the standard home exemption, or
• B.) $120,000, if you are 65 years or older by June 30th prior to the Sept 30th filing deadline.

The home exemption amount will be deducted from the assessed value. You will only be taxed on the net assessed value.  (Assessed value – home exemption = net assessed value)

Example: Let’s say our primary residence is assessed at $900,000. You are 65 years by June 30th this year and you file on time by Sept 30 this year.  Effective July 1st next year  you will only be taxed on $780,000 net assessed value ($900K – $120K = $780K). At the $3.50 rate per $1,000 assessed value this will save you $420 per year compared with no home exemption.

But the real big savings are realized when, either:

• your property is assessed at $1Mill or above, or
• the property is zoned “Hotel & Resort’, e.g. a condotel

Because in Honolulu county there are three relevant property tax rates that come into play:  

·       Residential:  $ 3.50 per $1,000  assessed value – Regular residential property tax rate for homes and condos. That is about the cheapest residential property tax rate anywhere in the whole nation.

·       Residential Rate ‘A’: $ 6.00 per $1,000 assessed value –  For homes or condos assessed at $1Mill or more that have not filed for the home exemption.  (Tax rate 42% higher than the regular rate)

·       Hotel and Resort:  $ 12.90 per $1,000 assessed value – If your property is a resort zoned property, e.g. a condotel like Trump Tower, Ritz Carlton, Ilikai, or others. (Tax rate more than 2.5 times the regular rate)

Filing the home exemption will not only get you the $80K or $120K exemption amount, but also it will drop your tax rate on the net assessed value to the lower $3.50 per $1,000 assessed Residential rate! 

Example luxury condotel: Let’s say you are 65 years old by June 30th this year and you bought a nice luxury condotel at the Trump Tower, assessed at $2Mill and you live in it as your principal residence, and you file by 9/30 this year. Effective 7/1 next year, besides the $420 savings per year for a $120K reduction in assessed value, you will drop your tax rate from $12.90 per assessed $1,000 to the lower $3,50 rate per $1,000 assessed.  Calculation without vs with home exemption:

• a.) $2Mill gross assessed x ($12.90/$1,000) = $ 25,800 tax without home exemption
• b.) $2Mill – $120K home exemption = $1.78Mill net assessed value x ($3.50/$1,000) = $6,230 tax with home exemption.      —> Savings: $19,570 per year.

You see how the savings can be huge if you qualify for the home exemption, but you must file by the deadline.

 3.) How do you file?

Click here to download form P-3. Make sure to file by the 9/30 deadline!

Complete the Parcel ID number on the top left corner in the 12-digit format, means skip the first digit #1 (#1 represents Oahu) and include all zeros. If you count the digits from the back with all zeros and you skip the #1 first digit you should have 12 digits. Add “-HEX” at the end (for Home Exemption).

Complete your name, social security number and birthday. Remember you are entitled to a $120K home exemption if you are 65 years or older. Attach proof of age, such as copy of your picture ID.

You only need to file once for as long as you own the property and use it as your primary residence. The tax office should automatically switch you to the larger $120K exemption bracket once you reach age 65, provided you submitted the required proof of age.

Fill in the property address and complete the rest of the form, including: I’m a legal resident of: “USA, Hawaii, Honolulu County”

Do you have a home exemption anywhere else?  Yes / No.  Remember you can only have one primary residence and therefore you can only claim one home exemption.

Include a photocopy of the form and a self addressed stamped envelope to get a stamped receipt. Make another photocopy for yourself so you know what you mailed in.  Instructions are on the back of the form including the address where to mail to.

That is our tip of the day.

We love to hear from you. Please let us know what you think.  Click Like,  Share or Comment below.

~Aloha

The post Claim Your Honolulu Home Exemption & Save Big appeared first on Honolulu HI 5 Blog.

The world of Honolulu condos has a number of properties in it that could be, and are, called ‘luxury’. They’re known for incredible views, for excellent amenities and for impressive floor plans. The reality is that they’re only ‘luxury’ in the general sense.

What you’ll find here, though, is Luxury with a capital ‘L’, as well as a class even above that. Properties that are so extraordinary they achieve new levels of comfort, atmosphere and service – known as Ultra-Luxury.

This has only come to Honolulu now, a result of the exploding Oahu real estate market as well as expectations high-end buyers now have for their residences. They want more and the developers are happy to provide it.

But which condominiums actually reach these heights? Before taking a look at the 8 condos in Honolulu that do, we should point out that we have not included some of the Gold Coast buildings – that do qualify as Luxury – due to their age (all more than 50 years old).

Now let’s get to these amazing residences and learn exactly why they dwell at the grandest heights of our heated market. Appropriately, we’ll kick it off with the Ultra-Luxury category.

4 ULTRA-LUXURY CONDOS

Cylinder at Gateway Towers
The Gateway Towers are intended as nothing less than a raising of the bar for ultra-luxury. A new measuring stick for what is possible in the world of Honolulu condo living.

The 2 towers, one rounded, the other more rectangular, will stand directly across Ala Moana Blvd from Kewalo Basin Harbor, separated from the ocean by mere feet. It’s easy to imagine the vistas filled by the blue waters that are possible from a location like this.

Residents of the towers will enjoy a surrounding acre of dramatic park space, including a small lake separating the two structures. You’ll also have more private privileges, such as four swim options, 1 lap pool and 1 infinity pool, in each tower (owners may use amenities in either towers). There’s also a fitness center, steam room, dog park, children’s play area plus innovative extras such as a wine tasting room and pet spa.

The homes, just to give you a taste, will have 10 foot high ceilings built out (11′ in the Penthouses), top drawer Gaggenau kitchen appliances and floor-to-ceiling glass windows with a unique sun screen block across the top and bottom 2 feet. This filters the heat and glare, but leaves the absolute clearest views possible in the middle section. That’s an unending reward when you’re looking out at the Pacific, taking in its elegance at full power.

Not a fan of tower living? The final touch here are Villa units running along the Ala Moana side in front of the towers. Two floor plans here will include Garden Villas, which will have private yards and garages, and Terrace Villas, higher up homes with their own garages as well as rooftop lanais.

The entry to the Gateway Towers homes is not one that comes cheaply. But how many opportunities do you have to live at the apex of the Honolulu lifestyle?

Park Lane Ala Moana
Though not the first residences in this mall, Park Lane Ala Moana is distinctly different from that initial project. For one thing, these units sit on the makai side of the structure, fronting on Piikoi Street and Ala Moana Blvd. This location, added to the homes beginning only after 2 full stories of private residential parking, creates ocean views for all units, top to bottom.

Describing the layouts is difficult because there are more than 90 of them over the 215 condos, creating something close to unique for every home. What you can also be assured of is generous dimensions and for many residences an over-sized covered lanai, with something special waiting for you on it.

BBQ’s are an important part of Hawaii leisure, a reflection of the central role of food in our local socializing. Park Lane Ala Moana has them, too, but, in a previously unprecedented move for Honolulu condos, you will have yours right on your lanai.

No sharing with neighbors. It’s yours and it’s ready for a get-together any time. The Residential Services team of Park Lane will even deliver the raw food to you, along with anything else you need, right to your home.

Residential Services will do almost anything else you require, including setting up your umbrella and chairs on Ala Moana Beach for you. When your time on the sands is done, they’ll break it down for you. Imagine having that kind of service – at home.

There’s a private, Park Lane-only elevator that takes you into Ala Moana Center, putting you right in the middle of this world-class shopping and dining. You can also stay in the complex with its manicured green spaces and palm trees that make you forget you’re actually high above ground level.

Here you have a private wine bar, a wine cellar, theater, pool and dry cleaning service. There’s also a dog park for the pets to play, too.

The exclusivity of this community brings a comforting level of privacy and security, yet just an elevator trip to a mall with limitless possibilities to spend your time and indulge your appetites. Park Lane is simply unprecedented, an entry that has amazed even long-time real estate watchers. They never saw this coming.

Waiea
Waiea was the subject of much speculation before it even began. The complex architecture, most visibly in the ‘cast fishnet’ glass wall, and the promise of its embodiment of a new modern urban environment seemed almost too ambitious. Today, however, that’s looking more like promise fulfilled.

This 36 story building occupies a superior space right on Ala Moana Blvd, with Ala Moana Beach Park as its makai neighbor. That brings not just dream beach access, but, combined with its curved design, the ocean views that are both eternal and awe-inspiring.

Without leaving the property you can enjoy the infinity pool, dog park, on-site restaurants, including world-famous Nobu, golf simulator and bar & lounge.

Like other Kakaako developments, Waiea will also have villa units for those who want something closer to a single-family home experience. Even tower residents will have some of that quality, though, especially in the A & B stacks. Those units have a private elevator that will open onto a foyer space within their own residence, taking you directly, and privately, to your abode.

For those with the desire, and the budget, for the best, the 2 Ultimate Penthouses will deliver that. The views alone will amaze from these top level homes, but you’ll also be stunned by the 8,000 – 10,000 sq ft spaces, combined with huge lanai spaces that are the size of normal 2BR apartments, not to mention a private pool in each as well.

Top floor or not, you can live on the cutting-edge of Island life at the Waiea and you can believe it’s as good as they say.

The Ritz-Carlton Residences, Waikiki Beach
The Ritz-Carlton’s arrival in Waikiki is the latest in the raising of the lifestyle bar for this world famous resort district. The already fever pitch of excitement over its opening only increased with the announcement that every residence has an ocean view, giving all owners the marquee attraction of living in Hawaii.

You can also rely on sizable lanais of 90 to 543 sq ft in the Studio to 3BR condos, all with oak flooring, gourmet kitchens with Miele appliances and a mix of deco and modern design that imparts its elegance to your every hour at home.

Turning your attention inside this community holds much to celebrate as well. Residents can use all the same services as the resort guests, providing a higher level of service than even high-end condos normally offer. In-home dining, concierge services, a full spa and even the Ritz Kids program, with cultural and environmental activities for your child.

Food experiences are a central part of the life here as well, beginning with a Dean & Deluca store, the first in Hawaii. There’s also the BLT Market, whose menu changes on a daily basis so you’re never tired of the cuisine. Not to mention specialty cocktails that will change with the seasons. In addition the first Sushi Sho restaurant outside of Japan will debut here, downstairs from your home.

For more active pursuits, dive into one of the swimming pools, including the highest infinity pool in Waikiki. You can dine poolside, too. There’s also the cutting-edge fitness center, created by Harley Pasternak, personal trainer to celebrities like Kim Kardashian, Jennifer Hudson and Bono.

The Ritz-Carlton has a well-earned reputation for the ultimate in splendor, catering to the most discriminating tastes in the world. If you have the preference, and the means, for a catered way of life like no other, this is an obvious choice.

4 LUXURY CONDOS

Anaha
Anaha is what might be called the more active sister to Waiea, diagonally across the street. It holds up its end as the first fruits of the Howard Hughes vision for Kakaako with its unmistakable facade. The structure has a basket-weave effect to it, with parts of the building bulging outward in places with a pleasing, yet dramatic effect.

The active aspect is reflected in its amenities, many of them found on a recreation deck that spans 1 full acre. At Anaha you can indulge your energetic side playing tennis, on the beach volleyball court (yes, with sand), practicing on the putting green and golf simulator or with a more relaxing, but social game of billiards. What you’ll be telling your friends about, however, is what it feels like to swim out in the cantilevered glass-bottom pool that floats past the building’s limits and over the street below.

The residences offer excellent options. The 2nd to 6th floor structure next to the high-rise tower are either townhomes and 1BR condos, with the 2 story townhomes providing a more ‘house’ atmosphere.

From the 7th floor upward in the high-rise tower are condos with excellent floor plans with spaces that are extremely roomy across the board. They also extend upward to 9 foot high ceilings, 10 feet in the Penthouse units. In some condos you’ll also find freestanding bathtubs, walk-in closets and a kitchen fit for a foodie, with Miele appliances.

Ward Center is across the street, just one of the shopping & dining options nearby or even next door. The Centers’ is also a good neighbor due to its low-profile allowing clear ocean views for most of the building on that side. Even those on the Mountain side have beautiful vistas to enjoy and the Pacific is right there from the 7th floor poolside.

Hokua
Let’s get one thing out of the way. Every condo in Hokua has an ocean view. With its superb location fronting Ala Moana Blvd, you get the forever safe outlook across the park and out to the horizon with nothing but surf in between. This alone would qualify the place as a luxury property. There’s a lot more, though.

You can start with the amenities deck that has the look of a small recreation-centered village, with the many roofed bbq cabanas, grassy areas with trees and walkways to stroll around. Then there’s also the large pool, lighted tennis courts, sauna and, for the many pet lovers, a dog park.

There’s even outlets for a different kind of recreation in the two restaurants inside your building. A relaxing dining experience can be just an elevator ride away.

If you want to remain home, the Hokua condos give you plenty of room to enjoy. At least 1435 sq ft on up to a huge 4000 sq ft. Many are disappointed at first with the lack of lanais, but that soon changes when they see their floor-to-ceiling glass walls slide open and bring the outside into their living space along with cooling tradewinds.

Even with all of this, you’ll want to get out sometimes. That’s easy from here. Stroll to Ala Moana Center or take advantage of everything going on in your own bubbling neighborhood of Kakaako.

One Ala Moana
Living in Ala Moana Center was once just the subject of jokes made by local shopping addicts. Now it’s a stunning reality at One Ala Moana.

Residents have the largest outdoor shopping mall in the world as their personal neighborhood. The numerous restaurants, eateries, designer and boutique stores, along with some local favorites are all there, ready and waiting.

One Ala Moana even has a Private Shopping Salon, where personal shoppers from the mall will show you the best of their stores for your own perusal.

The rest of the amenities are no less special, including an infinity pool, jogging path, dog park, golf simulator & putting green and theater all available on the manicured 6th floor deck. It’s an exclusive space to relax, yet steps from the exciting activity always happening at the mall.

Despite this sophistication, the keiki are well-served, too, with their own Tot Lot playground and kiddie pool.

The high level it all begins at, standing on top of a massive department store, creates views that are awesome, bringing the Koolau Mountains’ grandeur, the warm lights of our nighttime cityscape and the Pacific Ocean’s magnificence to your days and evenings.

The floor plans promise good sizes in each category, with the 1BRs starting at 761 sq ft, 2BRs with 1159 sq ft and 3BRs having a minimum of 1791 sq ft inside. All have floor-to-ceiling, low-e glass windows to keep the heat out, but keep the sight lines clear and stunning.

When the plans were revealed for this residence, there was always concern that the developer wouldn’t get it right. The lifestyle here had to live up to the standard of the Ala Moana Center, the premier shopping center not just in Hawaii, but the entire Pacific. Without question, they not only hit the mark, they made one in the luxury real estate world of Honolulu.

Trump Tower Waikiki
Trump properties around the world are known for their impressive design, inside and out, and for attracting a flurry of aspiring buyers the moment a project is announced. That pattern extended to the Trump Tower Waikiki, which sits at the end of the Beach Walk promenade of shops and restaurants.

The moment you walk into the lobby, which sits on top of the 4 story parking garage, you know you’ve entered an elite property. Under the soaring ceilings there are deep brown shades of prized koa wood all around as well as smooth Egyptian marble, the two combining to create a feel of superb, yet inviting, splendor.

On this same level you’ll find the restaurant and bar as well as the swimming pool, each of which has ocean views to enjoy. One floor up is a business center with meeting rooms, as well as a fitness center that includes free weights.

Owners can rent their units out as vacation rentals or put them in the hotel pool, producing a revenue whenever they’re not using it. However, some live here year-round, drawn by the beach access across the street and the hotel services at their beck and call.

You can order room service, use the laundry, concierge and services, as well as pamper yourself in style at the full-service spa. After an experience like that, it’s nice to take an elevator ride home immediately instead of driving in traffic and losing some of the good feeling.

The Studio units are geared to the vacation market, with dimensions that range from 345 to 523 sq ft. Above that the layouts become larger than the typical Honolulu condo, starting with 1BRs that kick off with a floor plan of 1115 sq ft on up to 3BRs of 2040 sq ft.

Lanais of 77 to 210 sq ft on the outside, provide vistas of the ocean, which washes up just feet away, the Koolau Mountains and the Waikiki cityscape, including Ft DeRussy Park next door, which will keep that direction wide open for some time, possibly forever.

These homes are places to indulge yourself, whether on a periodic or year-round basis. There’s a certain cache that comes with the Trump name in real estate and they fulfilled that here in a setting that befits it.

LUXURY IN HONOLULU STARTS HERE
There is a lifestyle wave that is hitting our shores, bringing with it the realization that the old rules and possibilities of what our homes can be are exactly that – old. These 8 are the result, laying down a challenge for future developers to match. For now, they stand alone.

The post Honolulu’s 8 Luxury & Ultra-Luxury Condos appeared first on Honolulu HI 5 Blog.

If you are interested in more details about the new homes in Hoopili please call Michelle Johnson at (808) 352-2469 or email Michelle@honoluluhi5.com.

Hoopili Background
March 2006 D.R. Horton acquired ~1,550 acres of land in East Kapolei (West Oahu) from the James Campbell Estate, which was formerly sugarcane fields. May 2015, After several years of anticipation, D.R. Horton got the Honolulu City Council’s approval for the Hoopili project and September 2016 the project broke ground with the first new homes in Hoopili expected to be completed around summer 2017.

Hoopili in Brief
Hoopili is new mixed-use master-planned community in East Kapolei with a plan to create 11,750 residential homes across ~1,550 acres of land over the next 20 to 30 years.
It will be a combination of single-family homes, townhomes and condos with parks, playgrounds, restaurants, shops, schools, farms, gardens & much more, creating a community, which over time, as the built-out of Hoopili takes shape, will resemble more of a city on its own with somewhere around 7,500 permanent jobs.
The entire Hoopili concept idea is centered around convenience; people don’t have to get in their cars to do anything and everything.
The vision also includes:
70 acres of parks & gathering places (15 to 20 neighborhood parks),
5 new public schools and 3 rail transit stations,
5 acres donated to the Hawaii Humane Society to have their 2nd Oahu campus,
1 Acre donated to Wainae Coast Comprehensive Health Center, which will include primary doctor care, a pharmacy, dental care & more.

Hoopili Location
Hoopili’s location is approximately defined by the boundaries of Kualakai Parkway (west), Farrington Highway (north), Old Fort Weaver & Fort Weaver Rd (east) and Ewa Villages Golf Course (south).

Hoopili Map. Photo Courtesy: D.R. Horton

Affordable & Market Priced Components
The Hoopili project is expected to include 70% market priced properties and 30% housing for low to moderate income local residents.

Hoopili Sales & Prices
Sales: Expected to commence early 2017 (Phase 1) with expected completion summer 2017.
Prices: Expected to be in the $300,000’s to $600,000’s range.

Hoopili sales of Phase 1 includes work on approximately 50 acres and is will include close to 300 residential properties, a 1.8 acre park and some commercial space. The residential properties will be a mix of single-family homes, townhomes and mixed-use homes (residential and office / retail combined type housing). Some of these homes are expected to be completed by summer 2017.

About The Developer (D.R. Horton)
D.R. Horton:
Started about 35 years ago in Texas/Fort-Worth,
Is the largest developer of new home by volume in the US,
Is known to incorporate a combination of great floor plans, excellent quality and energy efficiency,
Donald R. Horton – founder of DR Horton – started the business in 1978 in the Dallas / Fort-Worth area,
Is behind a variety of brands across the US, including DR Horton America’s Builder, Emerald Homes, Freedom Homes, Regent Homes and Pacific Ridge Homes,
Has built in excess of 500,000 homes since inception year 1978,
Is a publicly traded company (NYSE under DHI),
Is the developer behind these projects on Oahu: Kahiku at Mehana (Kapolei), Manawa at Mehana (Kapolei), Olino at Mehana (Kapolei), Kawena at Mehana (Kapolei), Ka Malanai (Kailua) and Kahiwelo at Makakilo (Makakilo).

New information about Hoopili will continuously be added to this page.

The post Hoopili New Homes: Sales, Prices & All You Need to Know appeared first on Honolulu HI 5 Blog.

Leasehold properties in Honolulu justifiably tend to be seen as 2nd Class, or lower, to Fee Simple listings, where you own the land outright. For the most part that makes sense. The chance of losing your residence, and having to leave the very property you’ve lived on once the lease expires, is an unattractive prospect to the vast majority of real estate buyers.

Some cases have turned out well, with the fee being offered down the line. Others have played out just as originally planned, with the former owners walking away with little to show for it. So why would you buy a leasehold condo, with it’s expiration date always a factor?

There are buyers who have been able to create income that makes it worthwhile, renting to tenants, creating a relatively attractive cash flow. There are also those who trade the certainty of fee ownership for a home they could not otherwise afford, leasehold properties being consistently more affordable for obvious reasons.

For those who do have an argument on their side for purchasing in this part of the market, there are some very attractive condominiums out there. These are our picks as the 7 Best Leasehold Condos in Honolulu (5 exclusively leasehold condos and 2 mix of leasehold and fee simple, as of writing). Why 7? Because that’s how many had something truly special about them, putting each over the rest of the crowd. As you’ll see, the reasons for being here aren’t all the same. What is common, though, is that they are uncommon.

Admiral Thomas Apartments (Lease Expiry: 2046)

Admiral Thomas Apartments

The Admiral Thomas Apartments were built by developer Bruce Stark. It’s a name associated with roomy floor plans in Honolulu condos, his projects including Yacht Harbor Towers, Royal Iolani, Wailana at Waikiki, One Waterfront Tower and, of course, this property.

Here you can live in large layouts of 1BRs with 813 to 1638 sq ft, 2BRs of 1586 to 1784 sq ft and finally 3BR units with at least 1937 sq ft. Few buildings can promise you residences this size and this is one of them. The lanais outdoor provide another 55 to 284 sq ft, on average giving you over 100 sq ft there.

You get sweeping views from your home, looking off to Diamond Head, the Koolau Mountains, the cityscape and lights and all the way makai to the Pacific swells. You can even enjoy the unforgettable tableaus of the tropical Sunrises and Sunsets.

The setting around you is special, too, with the Honolulu Museum of Art across the street, Blaisdell Center down the street and Thomas Square diagonally across Beretania Street.

As far as convenience, H1 runs a block mauka and Beretania takes you right Downtown in a couple of minutes. Long’s, Safeway, Foodland and Walgreen’s are all walking distance, bringing those staples in easy reach.

Finally, two other factors make the Admiral Thomas Apartments stand out. First, is its reputation for being very well maintained and managed, something that impacts both living experience and resale. Second, over 69% of the owners live here currently, so that record of solid upkeep will probably remain. That’s a sign of a strong property, something you’re always seeking in your real estate search.

Canterbury Place (Lease Expiry: 2051)

Canterbury Place

Like the Admiral Thomas, Bruce Stark was the builder here as well. Canterbury Place is a prominent Waikiki building, standing right on the corner of Ena Rd and Ala Moana Blvd, the other corners of this central intersection being taken up by Hilton Hawaiian Village, Wailana Coffee House and Ft DeRussy Park. There’s a lot to do here, just outside your door.

Though the floor plans aren’t as large as the Admiral in the original configuration (some owners have enclosed their balconies), they still easily qualify as good-sized. The 1BRs go from 770 to 817 sq ft inside, the 2BRs taking up from 1096 to 1268 sq ft within them.

In this comparison of the 2 buildings, though, Canterbury Place takes the prize with its lanais that spread out over a minimum of 107 sq ft, only stopping at a high of an amazing 553 sq ft.

There’s a lot to see from your home. The park across Ala Moana keeps that direction wide open, a condition that will last for years to come. The vistas take in Diamond Head, the Koolau Mountains, all the lights and activity of Waikiki and the ocean’s blue making its way to the horizon. There’s also Sunrise and Sunset views, promising shades that only Mother Nature has in her palette.

There’s a lot to do from here, too, all just outside your door. The largest beach in Waikiki is a few minutes walk, there are numerous restaurants around you, including 2 in your own building, and plenty of shopping, too.

When you stay home, you’ve got only 3 neighbors on your floor, keeping traffic and noise to levels that don’t intrude. There’s also your pool, sauna, jacuzzi and paddle tennis court when some fun or relaxation is called for.

This is actually a mix of fee simple and leasehold homes, so you may find listing that do have complete ownership on the market. That’s something that should be taken into account in your ultimate decision.

Canterbury Place provides the ideal location for an active, social lifestyle, with the spaces inside and out that homeowners always want, but don’t always get. Here, it’s ready for the right owner.

Diamond Head Beach Hotel (Lease Expiry: 2032)

Diamond Head Beach Hotel

The Diamond Head Beach Hotel is one of the Gold Coast buildings, legendary for their proximity to Diamond Head and especially the ocean. The structure sits a little further back from the shoreline than some of its neighbors, allowing for a small private lawn area where residents can sit and watch the waves drift toward them. Few experiences soothe you so well and so fully.

The design of this condominium is unique, making a trapezoid so the bottom levels are wider than the top. This makes for a large number of different floor plans, most of which are one-of-a-kind. All, though, are either Studio/1BA units of 236 to 466 sq ft or 1BR/1BA, which can have from 469 to 1305 sq ft.

Lanais are equally varied, running 60 to 365 sq ft, providing close-up views of Diamond Head, the coastline and, the prime reason for being here, the Pacific, which washes up just a few feet away. It’s not just the sights of the ocean that delight you here, it’s also the sounds.

On the mauka side you sit beside the Diamond Head end of Kapiolani Park’s unlimited recreation possibilities, a block from local favorite Kaimana Beach and a scenic walk from Waikiki for limitless shopping or dining pleasures. Residents love being able to have that district’s options, but live where it’s quiet and much slower paced.

One issue does need highlighting. Most of the owners have their units on the short-term vacation rental market, even though this is not actually legal. For now, it brings in an income, but the future could bring an end to this activity. Be aware of this should you decide to follow that path. Should that occur, you still have a place that’s just as attractive long-term, whether that’s you or your tenant.

Discovery Bay (Lease Expiry: 2039)

Discovery Bay

Discovery Bay is not only in the thick of the Ala Moana side of Waikiki, it provides a lot of it, too. On its street level, as well as beneath, there is a selection of eateries, restaurants and bars that will provide at least one or two favorites that you can drop in on any time.

When you’re ready for more, there’s plenty more nearby or you can walk to Ala Moana Center for some of the best shopping and dining anywhere.

The two glass towers provide phenomenal ocean views of the Pacific as it spreads out from the beach that is almost across the street from your condo here. You can also look off to the Koolau Mountains in the other direction as well as city views that wonderfully light up each evening.

It’s just a couple of minutes to the beach, which is not only the biggest in Waikiki, it’s also the site for the Friday Night Fireworks every week. You may even be able to watch the show right from home.

Units have layouts for most needs, running from Studio rooms (464 sq ft) to huge 2BR suite residences (1,897 sq ft). Lanais are not present on the Studios, but the rest do, adding 87 to 333 sq ft outside to take in the views and the resort atmosphere all around you.

The leasehold situation is a unique one. The Discovery Bay AOAO owns 62% of the fee interest, with 6 other parties holding the other 38%. The AOAO is working to buy that outstanding percentage and, if successful, ultimately offer residents the chance to purchase the fee.

This situation creates 2 important conditions. The 1st is that all the fee parties must come to a decision by the lease expiration in 2039 about what to do. The 2nd is that, due to the owners having an interest in the fee through the AOAO, you cannot be asked, or forced, to vacate your condo. In a typical leasehold condo, that is typically the conclusion. At Discovery Bay, it isn’t.

That protection, along with its truly exceptional location in Waikiki, does make this property stand out from the others. Still, this leasehold issue hasn’t played out fully, so take that into consideration and get advice from a solid Honolulu real estate professional. It can be worth it’s weight in gold – or Waikiki land.

Kahala Beach Apartments (Lease Expiry 2027)

Kahala Beach Apartments

The Kahala Beach Apartments is one of those cases that Hawaii real estate watchers discuss endlessly. It has always gotten a lot of attention just because these condos are right on the beach, next to the modern grandeur of the Kahala Hotel. The impressive setting is balanced by equally elegant and luxurious interiors and large dimensions. The smallest units have 1BR and a huge 1,068 sq ft. The 2, 3 & 4BRs are just as over-sized, giving you room to roam.

Most lanais provide 297 sq ft, where you can enjoy views of the daily tended tropical gardens, the coastline that is one of the most exclusive anywhere and the cool Pacific waters only a few steps from home. All from a quiet, secluded community that feels much more secluded that it actually is.

Featured often in the original Hawaii 5-0 and Magnum PI, it is still an iconic property and continues to attract celebrities and the well-heeled with its timeless appeal.

Consensus is overall that the land owner, Kamehameha Schools, will not offer the fee upon lease expiry, though there has been a lot of speculation around this,.  With 2027 coming up, banks will not offer a mortgage for these residences, so sales are all Cash. The looming expiration has also resulted in Fire Sale prices in some cases.

Due to the unique conditions, potential buyers should go in fully understanding the prospect of purchasing a home that may no longer exist after 2027. So far, for some, the chance to live on this stunning beachfront property is still worth it.

Sans Souci (Lease Expiry: 2024)

Sans Souci

The Sans Souci is said to have some of the best views in Hawaii. It stands right at the beginning of the Gold Coast, bordering on the beautiful sands of Kaimana Beach. Walk out your building’s back door right onto the beach!

One of the key factors that distinguishes it even on this priceless strip is its wonderfully open feel. Much of the Gold Coast lots are relatively thin, so most structures are rectangles, with a short end facing the ocean. That is reversed at the San Souci, the long side curving along the shore, with every unit looking out at the waters that lap up steps away.

Your lanai takes in a widescreen vista, down the Honolulu coastline, including Waikiki’s modern playground, as well as 2 incredible shows you’ll never want to miss. Every evening brings a new ocean sunset to savor, followed on Friday with the weekly fireworks show that you have a clear view of, every time.

In fact, the lanai you enjoy is 115 to 360 sq ft. Besides being large spaces, Sans Souci’s are special because they are deeper than you’ll find elsewhere. So deep that some residents have actually moved their queen sized bed out there, going to sleep every night to the sounds of the surf. Just imagine what that must be like.

Even with all of this, including fine dining restaurants in easy walking distance, Kapiolani Park across the street and all of Waikiki’s choices an easy stroll as well, there are matters to understand.

The lease is coming up in 2024 so a mortgage is impossible to obtain right now. The land is owned by a family trust, which some believe may tip the decision to selling the fee. That is only conjecture, though, as no decision or solid indicators have emerged about what they’ll do.

Waikiki Beach Tower (Lease Expiry: 2039)

Waikiki Beach Tower

This entry stands apart from the rest for a few reasons. For one, it is a true condotel, allowing you to rent out for as short a term as 1 day. Second, although it is a hotel property in every way, with front desk, concierge and daily housekeeping/turndown services, the Waikiki Beach Tower condos are not the typical hotel room size.

Every unit is 2BR, with from 1025 to 1150 sq ft of interior, spreading out much farther than the 90% of hotel accommodations in Waikiki. This makes them exceptionally attractive to potential vacationers as well as providing real living space should you take up residence yourself.

The choice, vacation rental owner, or resident may be a tough one when you see the location literally across the street from Waikiki Beach. With lanais of 171 sq ft there’s a good amount of room outside to relax and take in the Koolau Mountains, the coastline and the ocean that laps up on the beach that is practically your front yard.

There are only 4 units per floor, too, so you can unwind in your home without the often raucous traffic noise you get in hotel hallways.

The property is a mixture of fee simple and leasehold, so some units do come with that side of ownership. It can mean the fee may be offered at some point, but at a price that is only rising with the always hot Honolulu real estate market. There’s no guarantee, though.

What you do know is that this is one of the extremely rare opportunities to actually own Waikiki real estate that’s across from the ocean. If there’s a case for buying leasehold, Waikiki Beach Tower is making it.

IS LEASEHOLD RIGHT FOR YOU?
That’s a difficult question and one you’ll only figure out after a lot of thought. There’s no one answer for all leasehold properties, either, if only because of the varieties there, even just in the ones we’ve listed above – leasehold/fee simple mix and partial fee interest ownership, for example.

For now, know that it is an option. One that isn’t the correct choice for most. For some, however, it could be your doorway into Honolulu homeownership.  

The post 7 Best Leasehold Condos in Honolulu appeared first on Honolulu HI 5 Blog.

With all of the attention that Kapolei has gotten in the last couple of decades, it’s almost old news now as it continues to grow and rise out of the Ewa Plain. However, recent developments are pointing to changes in West Oahu that truly are game-changers, not only in the world of Kapolei and Ko Olina real estate, but in every aspect of the future of these two communities.

Specifically how they are now starting to merge, fulfilling the 2nd City vision that has been elusive in some key ways. Until now.

A prime driver for this is the entrance of China Oceanwide Holdings, a Chinese company, that has made major purchases of lands in both areas. In Ko Olina they made 2 headline-grabbing buys, comprising 5 different lots.

Ko Olina 2 Vacant Lots Highlighted

The 1st project announced was for a hotel and condo tower, both luxury-branded, and each with 150 units. The towers will enjoy oceanfront property as well as commercial spaces for their shopping and dining pleasure. To make things even more attractive to potential buyers, the condo owners will have full use of the resort amenities.

This was followed up just recently by the news that an Atlantis Resort, the first in the US, would finally get a green light to be built on Oceanwide’s property as well, a goal that had been delayed for 10 years, waiting for the right backer.

When completed this will be one of, if not the most, expensive resorts ever built. Anywhere. A concrete sign that large-scale investors see long term growth in West Oahu. It’s also a sign that smaller pocketbooks, such as average homebuyers, can draw confidence from, too.

KAPOLEI EXPANDS ITS REACH

Kapolei Aeloa Homes

Kapolei real estate is emerging as equally attractive. Oceanwide has made that clear by adding to their portfolio a huge section of West Kapolei, encompassing 516 acres, that forms a bridge linking Local-centered Kapolei with Visitor-focused Ko Olina. The connection between them will now be seamless and sound. They are both now part of a greater whole.

As it stands today, the plan for these lands is a golf-centered community, with 2,500 townhomes and condos as well as commercial areas. This has been a long-time goal here, but, like the Atlantis project, only got kick-started through Oceanwide’s investment.

HOOPILI ANCHORING THE EAST SIDE

Hoopili Rendering

If we turn our attention to East Kapolei, you’ll find just as much happening, all of it aimed at the residential market. Ground has just been broken on the Hoopili development, slated to add 11,750 homes to the landscape when completed in the summer of 2017.

This has a similar effect to what’s happening on the West, but forming a bridge between Kapolei and Ewa Beach here. This is no bedroom community they’re building, either.

Hoopili will have its own shops, restaurants, schools, farms and parks. There are also plans for a 535,000 sq ft retail center that will have at least 2 big box stores and over 2,000 parking spaces. Not your small local strip mall.

The overall planning is intended to give residents all of these essentials within walking distance from home, creating a pedestrian and bike-friendly community. That will include 15 to 20 parks, all at least an acre in size, with at least one being within a 5 minute walk of every residence.

The composition of the homes will fill every kind of option, mixing in single family homes, townhomes and condos within the almost self-contained city of this neighborhood. Some will be live-work, providing the room for retail or office space along with your residence, providing a choice very attractive to entrepreneurs.

THE MISSING CORNERSTONE OF THE 2nd CITY
One of the major impacts of these additions and changes is changing one of the major barriers to this area becoming the true 2nd City: jobs.

When so many of your residents crowd the highway heading to Honolulu every weekday morning, it’s hard to claim that this is an economic and employment center. That is changing, with a future being laid out that is aimed at reducing that traffic going east:

• Hoopili is predicted to add over 7,000 new jobs,
• West Kapolei should provide 3,600 jobs when completed, along with almost 2,600 construction jobs during the building of this project,
• Ko Olina is already West Oahu’s largest employer and Oceanwide’s projects will take that status to entirely new levels,
• The range of employment will broaden as well, with, for example, at least 5 new public schools opening, plus stores and services here have an incredible opportunity to grow with this surge in population, infrastructure, investment and industry.

The impact on Kapolei real estate will be especially important for our local residents, because the growth in employment opportunities here will fuel even greater demand for homes there, where residents can live near these new job centers.

Ko Olina

Ko Olina real estate should see even greater gains due to their status on the higher end of the market, as well as the fact that it will always have limited inventory, even when these projects are finished and open. Living near, beside, or even inside world-class luxury resorts in Hawaii is a certain winner with buyers who can afford the best.

With these developments laid out, the 2nd City is preparing to fully come into its own, providing the employment opportunities, the expanse and the lifestyle range that its title requires. As far as this area has already come, it is about to take another huge leap.

The merging of this entire area benefits all, bringing jobs to residents, new innovative attractions to tourists and shopping, dining and recreation for both. That all equals a new real estate boom in Kapolei and Ko Olina, at every rung of the market, beyond even what they’ve experienced already. Buying now might be the smartest move you make.

The post Future Development Projects in Ko Olina & Kapolei appeared first on Honolulu HI 5 Blog.

Finding the right home may seem daunting, especially moving into a new neighborhood.

Based on the many inquiries we receive daily, we put together the following recommendations to help you avoid potential pitfalls and prepare you to successfully find your dream home.

1.) Get pre-approved before looking at homes

This is by far the most important recommendations we can make, unless you have enough money for an all cash purchase.

Buyers often argue: “I just want to see the house. If I like it then I’ll talk to a lender to get the loan.” This approach can have a detrimental counter effect. The buyer eventually finds their dream home and falls in love with it. Then talking with a lender the buyer learns they can’t afford it.      From here on every house within the ‘doable’ price range will pale compared to the house they fell in love with. Don’t set yourself up for this kind of a let-down!

Get pre-approved or at least pre-qualified before you start looking at homes.

A pre-qualification includes a preliminary review of your income history, available cash down payment and your liabilities, aka debt obligations, e.g. credit cards and other loans.

A pre-approval includes the additional step of checking your credit score, a crucial component to determine how much a lender would be willing to lend you.

Either process only takes a few minutes and can be done efficiently over the phone.  

2.) Get your finances together

If the pre-approval reveals a glitch on your credit report, get it corrected immediately before you fall in love with your dream home. Get all your financial records organized and current, including tax returns, pay stubs, W-2 or 1099 forms, bank statements, loan statements, etc.  Your lender will need these to approve your mortgage loan. Get them ready before you apply for the loan.

‘Test-drive’ the neighborhood

3.) Research the neighborhoods

Buying a house is a big commitment and needs to be well thought through, especially if you are moving into a new area. Explore and evaluate the pros and cons of each neighborhood you are considering. Practice your future commute during key times of the day. Research why neighborhoods are valued differently.  Lots of information is available online, but sometimes it is best to first rent for a few months to experience the neighborhood feel.   

4.) Prioritize – Your Needs vs Wants

Create a written list with all home features you ‘Need’, versus features you ‘Want’, or features that are just ‘Nice to Have’. Know the difference and organize your list in the order of importance.

Prioritize and be clear on how the most important ‘top of the list’ items are defined in regard to the following criteria: type of property (house, townhouse or condo), location / neighborhood, price, size, views, parking, pool, etc. Be realistic with your expectations.  

Hawaiian dream home

5.) Set up email alerts, be decisive and quick

There has never been a better time to find your dream home this efficiently. Information is readily available with modern tools and technology. You have the power to customize and automate your home search and get instant results! Select your search filters wisely and set up email alerts. It’s free and works as fast as the speed of light (search filter & email alert example, using our Honolulu single-family homes page).

Dozens of potential buyers might be receiving live property listing updates, possibly looking at the same home you have been looking at. When ready, be quick and decisive. If a property matches some of the top requirements on your ‘Need’ list, contact your favorite qualified realtor to schedule a showing right away. 

If you followed the above steps, you are well prepared to strike. Don’t let your dream home slip by thinking it might wait for you. Not every property sells quickly, but the best ones often do.  

Be in the know! For general market updates, subscribe to our YouTube channel and keep current with our Blog.

Let us know what you think. We like to hear from you.

Please ‘Like’, ‘Share’ and ‘Comment’ below.   ~Aloha

The post Top 5 Tips To Succeed Finding Your Dream Home appeared first on Honolulu HI 5 Blog.

Aalii is a new condo project coming to Ward Village soon.

Email Kristian – kristian@honoluluhi5.com – if you are potentially interested in purchasing a unit (if you are represented by a Realtor, please ask that Realtor about Aalii).

Note: This page will constantly be updated, as we learn more about Aalii (prices, floor plans etc). Current information is still very preliminary.

Aalii in Brief
42 stories, 751 units, studio – 2BR with 300sf to 900sqf.
Market priced units with some reserved housing units.
Sales: Expected to commence early year 2017.
Completion: Expected year 2020 (subject to approvals for project and sales).
15,000sqf of retail space.
Designer: Solomon Cordwell Buenz (SF based and designer of luxury Anaha) together with Ferraro Choi & Associates (HNL based).

Aalii Amenities
Pool, BBQ, Fitness Center and various rooms & lounges (including some amenities on the 42nd floor).

Current Status
HCDA (Hawaii Community Development Authority – agency overseeing & regulating Kakaako developments) has scheduled for a public hearings November 2nd & 3rd. A decision on approvals expected no earlier than December.

Why Does Aalii Only Offer Smaller Units
The 5 projects currently offered in Ward Village are 3 luxury projects (Waiea, Anaha, Gateway Towers), 1 high-end project (Ae’o) and 1 project, which is predominantly reserved housing (Ke Kilohana). It is obvious the greatest consumer demand for Honolulu condos is presently for smaller units (affordability factor) and we anticipate Aalii will fulfill that vacuum, though no price details have been released yet.

What Does Aalii Mean
Aalii is the name of a small bushy tree native to Hawaii (also found in Africa and Australia) with sticky leaves and dark wood.

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