Central Oahu’s place in the history of Pre-Contact Hawaii, showed that its literal role as the center of Oahu often paralleled its significance in other ways.

The lands of today’s Mililani Mauka was a part of this, though what is recorded doesn’t tell us much about specific areas except for truly noteworthy instances. The fertility of these lands, combined with the cooler temperatures made them exceedingly attractive. This resulted in local Chiefs warring at times to control it.

Another, probably even more important motivator to these conflicts was the sacredness of certain areas, especially the Birthing Stones, where Ali’i women delivered their children. Those sites were believed to possess great mana, or power, which would belong to the Chief who ruled them.

The armies of Oahu also trained for war up here, preparing for the invasions from forces from the other Islands that would periodically land their warships on the shores. Those exercise on these lands would prove to be extremely valuable on at least one occasion.

Mililani was ground zero for one of the most momentous battles in Pre-Kamehameha Hawaii. In 1410 the Chiefs of Maui and the Big Island attacked Oahu, the armies finally fighting the decisive battle in Kipapa Gulch, which runs just below Mililani Town and Mililani Mauka.

Oahu’s forces, under their leader Mailikukahi, ultimately came up victorious but only after a slaughtering of both sides that left the gulch filled with bodies. Ever since, locals have reported numerous experiences that suggest the spirits of these warriors still haunt the place.

The Father of Mililani
The modern turning point for not just Mililani Mauka’s lands, but the entire Central Oahu area, came in the form of a young Big Island Chief’s son named John Papa I’i. Born in 1800, he became a personal attendant to the boyhood Kamehameha II, growing up in the Mililani area. These lands were dear to his heart as he spent many hours spent happily roaming them as a boy.

His services to the King and the Islands were repaid in 1850 by King Kamehameha III, who granted to him the lands of the entire ahupa’a, including his beloved childhood home. It is said that it was John Papa I’i who first called the area above the Kipapa Gulch ‘Mililani’, over a century before the name became official.

After his death in 1870 the lands were put in trust and sold, with what would become Mililani Mauka, as well as much of the remaining center of the Island, being bought by Castle & Cooke. These untouched lands were soon the site of massive, flourishing plantations, producing sugar and pineapple crops that put Hawaii on the economic map.

While the plantations did build for the workers houses, general stores and other essentials, Mililani Mauka was purely used as farmland during the entire lifetime of this concern. That meant almost a century of harvests coming from this soil, only ending when the financial winds began to change.

Early Leader of the New Real Estate Boom
You could say that Castle & Cooke was a pioneer in the Hawaii’s shift from farming to real estate. Though the first Mililani Town homes were occupied in 1968, the plans for converting the whole district into a residential area started a decade before in 1958.

The acceleration of the success of the entire endeavor came with the opening of H2 in 1976, which cut the commuting time to Honolulu in half, making these homes even more attractive to buyers. The highway also created a defining line that separated Mililani Town from Mililani Mauka. This ensured Mililani Mauka would be a part of the whole and yet a distinct community of its own.

The vision for Mililani Mauka real estate was a higher end residence on average than Town, with a greater percentage of townhomes in Mauka. It would also be more of a bedroom community, with only a small shopping center here, anchored by a Long’s. That did require a trip across H2 for most things, but it cut down on outside traffic and noise. That was a tradeoff that their target market was happy to make.

The construction would be completed in 2007, totaling approximately 5,000 homes across it. It was an immediate success, selling its homes quickly. That includes townhome communities like Kumelewai Court, one of the first residences finished, that all have 2 stories and 2 parking spaces. They set the family-friendly tone of this neighborhood by offering only 2 or 3BR floor plans.

Another notable is Havens of Ii Vista, one of the very few gated communities in Mililani Mauka that added an extra layer of privacy and safety. Though the layouts are not the largest, the ground floor units make it up outside with 300 sq ft of fenced backyard.

Single family homes have an especially high regard in Oahu’s real estate market. Buyers quickly learn the name of projects like Island Classics, where the homes are large, like the 3BRs with 1481 to 2194 sq ft on up to 5BRs spread over 2282 sq ft inside it.

Lots can be 3797 sq ft to as much as 5561 sq ft. There’s a nice fenced-in yard and a driveway included in the bargain, too. That driveway pulls right into a 2 car garage with plenty of space to open your doors between autos.

Other names in this category, such as Destiny and American Classics are equally blessed with expansive floor plans and desirable features such as large yards and views of the mountains and, sometimes, the ocean that justify their fast-selling reputations.

Single family homes have recently gone for over $1M on the top end, proving just how appealing Mililani Mauka is to home seekers.

The Most Important Fact About Mililani Mauka Real Estate
What Oahu home buyers should know most about Mililani Mauka is this – if it stood alone, rather than being grouped with Mililani Town, it would the #1 Hawaii Town for Home Value Appreciation over the last 10 years. Not just on Oahu, but across all of Hawaii.

That tells you a lot about the value, the attractiveness and the solidity of the homes in this community. Fortunately, unlike the Ancient Hawaiian Chiefs, the only fighting you’ll have to do to live here is with your checkbook.

The post Mililani Mauka History: From Farmland to Modern Real Estate appeared first on Honolulu HI 5 Blog.

Manaolana Place is a new condo hotel, to be located on the corner of Atkinson Dr & Kapiolani Blvd. Honolulu’s City Council approved the project early October 2016. Current information is still very preliminary and this post will be updated as we learn more.

Email Kristian – kristian@honoluluhi5.com – if you are interested in the latest news on Manaolana Place (if you are represented by a Realtor, please ask your Realtor about Manaolana Place).

About Manaolana Place

Manaolana Place

234 Units – 109 condos and 125 hotel unit.
36 stories, 400ft tall.
276 parking stalls across 4 floors.
Sales: Probably year 2017 (no details yet).
Completion: Expected year 2020.
Amenities: Pool, jacuzzi, ballroom, parks.
Property will have retail shops & restaurants.

Manaolana Place Location
Manaolana Place will be located on 51,000sqf across the street from the Hawaii Convention Center on Atkinson Dr. The lots is a combination of the Atkinson Center – with current tenants such as 7-11  (15,000sqf lot) – and a 36,000sqf lot located immidiately behind Atkinson Center.

Developers
Los Angeles based Salem Partners in a joint venture with Kaijima Kagaku. Kaijima Kagaku owns Atkinson Center and Salem Partners owns the 36,000sqf lot behind Atkinson Center. They formed Manaolala Partners LLC headed by James Ratkovich, a Managing Director at Salem Partners’ Investment Bank Division, and Bill Witte, the President of Salem Partners’ Wealth Management Division. 

The post Manaolana Place: New Condo Hotel in Honolulu appeared first on Honolulu HI 5 Blog.

It is difficult to pinpoint much of the early development of the neighborhood we know as Waikele today. That’s because it was originally the name of the entire ahupua’a that stretched from the Koolaua Mountains down to the sea. When Waikele is spoken of in the historic sources, it applies to a vast area, of which the current name-bearer was just a small part.

Today it falls under the city of Waipahu, which had once fallen under it in the Pre-Contact times. Still, we know some of the Old History that the lands of this neighborhood saw before the modern landscape was raised.

The word Waikele in Hawaiian translates as ‘Muddy Water’, a recognition of the Waikele Stream, whose brown depths ran throughout the district. Hawaiian farmers were drawn here by that resource, using its waters in their cultivation of taro, an essential food staple. They would not be the last.

The proximity of the Ancient Oahu capital in Waipahu below lent these farmlands some extra importance due to their proximity to the Island’s ruling center, as well as the fact that its taro fed the Ali’i. The real estate would lose that luster, however, after Kamehameha united the Islands, including Oahu, and shifted the seat of power to Honolulu for good.

For now, this district was diminished in importance and significance. Still, it was not abandoned by any means. Agriculture would continue here on a small scale, but a real settlement would take hold with the introduction of horses brought by European ships, allowing a fishing village to take root.

The fishermen became Waikele’s first commuters, traveling on horseback or by cart to Pearl Harbor’s shores to catch the plentiful fish in its waters. This bridged the gap after taro, but it did not last long. This was due to the soil, streams and springs on these lands being recognized as the perfect place for feeding the new economic engine of Hawaii, Sugar.

The Oahu Sugar Company came to life in 1897, specifically to farm this area of the Island. Its property covered 10,000 acres, comprising today’s Waipahu, Waipio and Waikele, that would produce huge harvests and profits for almost 100 years. If you lived in this part of Oahu, with few exceptions, it could be assumed that you worked for the company.

The corporation built their own neighborhoods of homes, one given to each employee at no charge. They even provided the stores that their workers bought groceries and essentials from every day. This system was the start of much of the Waipahu we know now. Waikele, though. would remain strictly farm, covered in cane for almost the entire 20th Century.

Plantation Becomes Community
While Honolulu and much of Oahu modernized, with high-rises, freeways and shopping centers springing up in these years, Waikele’s lands remained in the same agricultural state. In 1995, though, economics finally put an end to the plantations, the cost of raising sugar in Hawaii becoming too high. This farmland wouldn’t be idle long.

Diminishing returns of recent years had prompted plans for this eventuality. So blueprints were already in place before the final harvest to change this area into something that was now in even greater demand than sugar. Real estate.

The sugar company’s backer, Amfac, immediately turned to the creation of a neighborhood on these heights above Waipahu that provided views of Pearl Harbor. Beginning the building with homes along Lumiau St, the whole project would take about a decade to complete.

These were not going to be the high-rise condos or paved over spaces that had become the norm to the east. This would be something different.

Once finished, the new Waikele would consist of 2937 homes contained within 12 townhome communities and 9 single family home subdivisions. With green spaces everywhere you look, the banyan trees lining the highway here and its utilities buried safely out of sight, it is a lush, open counterpoint to its makai neighbors.

All of this is centered around the Waikele Country Club, with greens and fairways that golfers love and many residents enjoy even more for the backdrop they give to their homes around the course.

The developers would add one more surprising, but ultimately very popular, element with the Outlet Mall that attracts busloads of tourists along with crowds of locals looking for a good bargain.

The Homes Of Waikele
Most Waikele homes are townhomes, their low-rise, Plantation-style designs intended to fit the open, local-rooted environment of the neighborhood. One standout is the Fairway Village at Waikele, which sits right on the golf course, providing both green views and quiet all around it. The units have larger spaces, too, making them even more attractive.

The Village On The Green is another, located beside the 2nd Green and its companion fairway as well as open parkland above its homes to increase the views and the openness of your environment. The homes here are distinguished by providing layouts to fit every need, from single story to split-level and full two story floor plans as well.

Though best known for these multi-unit residences, Waikele was seeded with excellent single family homes that are consistently in-demand. The Tropics is one of the best examples, a collection of two story homes that come in a staggering 20 different layouts with 2 to 4 bedrooms.

Residents live in a community encircled by Patsy Mink Park, open fairways of the golf course and the fields used by Waikele Elementary School for recreation. Beautiful to see in the day and peaceful every night.

The perks of this Master-Planned neighborhood are no accident. They are the result of a smart and well-executed vision that took advantage of the golden opportunity of these lands once covered in sugar cane.

Waikele lands provided over the centuries a key element to our Island’s society. First, with taro, a vitally important part of Hawaiian life. Then sugar, the engine of the economy for decades. It is only appropriate that they now hold something equally important to today’s Oahu, homes that remember our local values, a place centered around the eternal natural beauty of our Island.

The post Waikele History: From Muddy Water to Modern Real Estate appeared first on Honolulu HI 5 Blog.

It can be hard to believe now, but Kaneohe was once a major source of food for Oahu residents, as far back as history can go. In those centuries before European contact, the lands and coastline here provided almost every aspect of Native Hawaiian’s diet.

Taro, breadfruit, bananas and almost every other crop grown on Oahu was farmed here, making it an important, if not crucial, part of life for the people here. In fact, some of most fertile soil of all was found where Kaneohe Marine Corp Base is today.

In addition, numerous fishponds were built along the ocean that provided a more reliable path to this part of the local diet. Instead of waiting for the fish to come to their boats or lures, the Hawaiians created easy and consistent access to a meal whenever needed.

The productive power of this area made it extremely valuable, so much so that the early Chiefs who ruled all of Oahu, as well as Kamehameha himself, had permanent residences here. Their presence was a significant sign of the vital importance of Kaneohe, as well as a recognition of the beauty of the oceanside lands.

By the time of the Great Mahele the later Kamehamehas had made Honolulu the center of all life in Hawaii, lessening the perceived status of Kaneohe as they spent little to no time on this side of the Koolaus. The richness of its soil, however, retained every bit of its power.

The Castle Family, Kaneohe’s Ohana
The release of lands from total Ali’i control in the Great Mahele made Kaneohe’s fertile acres available for purchase. Over time it was all acquired, along with much of the rest of Windward Oahu, by the Castle Family. Famously ½ of Castle & Cooke, they knew an opportunity when they saw it.

Plantations to grow pineapple and banana soon sprung up across their massive holdings, worked and lived on by workers brought over from Asia. In addition, a large part of the area was put to use for cattle ranching as well.

These large concerns altered the countryside dramatically, adding houses, stores and small communities here to serve the plantation employees as well as erasing significant aspects of the old Hawaiian landscape. It was at this time that many of their fishponds were filled in and forgotten to add more ground for the farms to till.

Until the Mid-20th Century the lands remained in this state, period aerial photographs showing a mostly wide open area. If not for the distinct coastline it would be almost unrecognizable as the same place we know today.

Change Begins To Come
One major change that remains today came in 1918 when the Army was given Mokapu Peninsula, where they set up Kuwaaohe Millitary Reservation. Later the Navy and then finally the Marines would take ownership, now known as the Marine Corp Base Kaneohe.

The Japanese would attack this installation on December 7th before the first bombs hit Pearl Harbor. The base expanded during World War II to provide training and schools for the effort, but the town wouldn’t be truly reshaped until after victory came.

The Post-War Oahu would see a surge in demand for housing as the population grew as never before. The plantations did begin to be less profitable than before as well, but it is also said that a major deciding factor was the Castle family’s land-rich, yet cash-poor circumstances at this time. Together, those conditions were the conception of the city of Kaneohe.

The development of these lands started slowly, picking up dramatically in the 1960s and 70’s after the Pali Tunnel was opened. Homebuyers flocked here now that commuting to Honolulu was no longer an issue. The fact that they could buy a residence more affordably on this side of the Koolaus was another important factor.

The neighborhoods and communities that would be added here over the years now have the greatest range of any town on the Windward Side. Kaneohe real estate includes everything from high-rise condos to single family homes with yards to oceanfront residences gazing out at Kaneohe Bay.

Standout Condos of Kaneohe
Though we can only give a couple of examples of Kaneohe’s condos that are exceptional, suffice it to say that there are many more worthy of attention and exploration.

The townhome units of Makai Kai Marina have a dream location of being right on Kaneohe Bay. Not near it. On it. Your abode here can be single or dual level and you can watch the waters mere feet from you as well as the boats tied up in the marina that have a certain beguiling power themselves.

The condos more inland provide some great lifestyle choices as well, like Windward Estate. This community is in the central part of Kaneohe, but has a thick surrounding of trees and greenery insulating you. The home dimensions are very large, great for families, and you can walk to Windward Mall, the biggest shopping center on this entire coast.

Single Family Houses in Kaneohe
Kaneohe houses truly run the gamut of size, look and environment. Space restricts us to highlight just a few of the areas in this category, to give you a taste of the possibilities of the market here.

Single family homes in Kaneohe are a mix of developments and neighborhoods where the houses have huge differences in size and design across their lots. That is especially true of the areas around the center of the town. You’ll drive by mid-20th Century Plantation homes next door to large, newer homes that take up almost the entire lot they sit upon.

There are a few communities like The Summit at Kaneohe Bay around, yet it’s a special one in that group. This collection of just 35 single family homes is gated and collected under a Condo Property Regime (CPR) to ensure standards and cooperation. Every house is large, 1595 to 2323 sq ft, and you can revel in Mountain & Ocean views, some residents getting the perk of watching both the Sunset and Sunrise each day.

If you’ve dreamt of living an ideal of the Old Kamaaina lifestyle, the Haiku neighborhoods have huge spaces that are cooled by shade trees and cooling breezes, with large green lawns to relax and play on. The ocean views are the crowning touch, your residence here serving as nothing less than a tropical retreat of the best kind – one that few know about, but many would do anything to live in if they did.

We highlight one other area, Temple Valley, due to its seclusion from the rest of the city, as well as its lush green environment. The levels of rain are higher here, but the benefits can be seen all around in the natural beauty all around. The houses in this protected retreat are mostly single level Mid-Century style structures that are always pleasing to the eye,but never obtrusive. In the valley the focus is on the flora that grows so freely around you, where it should be.

Kaneohe real estate has become something very different that it once was. Even a few decades ago few would’ve predicted that some of the most fertile lands of Oahu would become the urban center of the Windward Side.

However, this soil still provides for the people of Oahu, just through different means. The homes and neighborhoods of this town are today a center of local life, free of the tourist crowds that are complicating things in Kailua.

Every Kaneohe real estate listing today is an opportunity. A chance to secure the Windward Oahu weather and ways for your life, free of the overwhelming visitor industry that can make you feel like a visitor in your own town. Here, you’re always home.

The post Kaneohe History: From Major Food Source to Unique Real Estate appeared first on Honolulu HI 5 Blog.

Makakilo’s value in Pre-Contact Hawaii rested, just as it does today, on its elevation above the Ewa Plain. Kahunas came to the peaks here to watch the skies by day and the stars at night, divining signs that foretold the future and spoke the will of the gods.

The Ali’i depended on these priests for guidance in almost every aspect of their lives, from whether their conduct pleased the deities to the opportune time to attack their enemies. Makakilo played a central role for centuries in Oahu, affecting, sometimes making, almost every major decision facing the Chiefs, along with many minor ones as well. When this hillside spoke, the Island listened.

The significance of this place automatically made most of this area off-limits to commoners, ensuring that no one lived on these slopes beyond the kahunas at the very top. Another major issue was the inability to build on Makakilo’s angled landscape with the construction technology available until much later.

That meant that even after the traditional Hawaiian religion was made illegal by Queen Kaahumanu, ending the importance of these heights, the property remained quiet and unoccupied in any appreciable way for some time to come.

That was reflected down below on the Ewa Plain. There was little there that could be called man-made at this time. The entire area, outside of the most makai part of today’s town of Ewa Beach, was almost completely untouched, nature growing freely in this warmer part of Oahu. Until, that is, James Campbell would change that, buying up just about the entire plain and turning it into a flourishing plantation in the late 1800’s.

The observational advantages here attracted another new presence in the early decades of the 20th Century. The US Army realized how effective the site could be for protecting the Island, so a bunker, 5 stories tall, was built. 16-inch guns were installed that could bombard invading ships along with pillboxes, some of which are still there today.

The bunker was part of Fort Barrette, which stood on the plain below. The Japanese attack on December 7th, 1941 included the fort, with one casualty and a few wounded. The bunker’s involvement in that significant day is unclear, though. The fort, and therefore the bunker, would be basically shut down a few years later after a feared forthcoming Japanese invasion never materialized.

What Made the Makakilo Neighborhood Happen
The Post-War construction boom, in response to population growth, combined with advancement in building techniques and equipment, finally made Makakilo a feasible place to construct a neighborhood. It should be acknowledged that this probably would not have happened, at least at this point in time, without 2 factors.

The first being the keen eye of James Campbell who saw the potential of the Ewa Plain.Widely written off as worthless lands, his plantation put this part of the Island on the map.

The other was the wartime build-up of Barber’s Point Navy base, which turned a small airfield into a substantial part of the military presence in Hawaii.

These factors resulted in connecting this district more and more to the shipping and economic center of Honolulu and the rest of Oahu. Not the least through substantial roads that made heading east, and back, a much easier proposition than before. Residents who worked in the areas Diamond Head could now commute, making living on these lands potentially practical for much of the Island’s workforce.

When the first homes were constructed in the early 1960’s, no one could have foreseen that this was beginning of over ½ of a century that would see new residences finished on Makakilo in almost every single one of those years.

Despite that consistency you can say that there were 2 major surges that added the majority of the neighborhood we have now. The first began in the early 1960’s, kicked off by Finance Factors on lands that were leased from the Campbell Estate. Construction began on the bottom areas of the hillside, then moving upward. The 2nd surge came during the post-2000 years, concentrating on the higher elevations, though not exclusively.

Both, along with the periods in between them, saw single family homes and townhome communities erected. It used to be a general rule that the houses of the 1st era were larger in size, the later, higher up residences having the advantage of better views. However, the appearance of the Kahiwelo units in more recent years may be fixing that imbalance.

Townhomes in Makakilo
Makakilo townhomes are always hot properties, no matter when they were built. Kai Nani at Makakilo is a good example of why. Built by DR Horton in 2006, they have large dimensions and many have two full stories that sit atop a third made up of the garage/basement. That ads not only more space, but also greater sight lines, with the ocean, including the sun setting over it, and the 2nd City laid out before you.

Ocean Ridge at Makakilo might be even better, occupying a ridge area by itself, so your little neighborhood has nothing but clear views around you – and always will. In addition to the Pacific Ocean and Ewa vistas, you have roomy interiors and 3 bedrooms, providing what a growing family needs most of all.

Makakilo’s Single Family Homes
It is difficult to talk specifically about single family homes in certain parts of Makakilo, especially the Lower area where the first construction took place. This is because much of the houses from that era were built by the owners of that particular lot, rather than developers with a template of floor plans.

What you can say about Makakilo single family homes from the first decade or two of this neighborhood is that they stand out for being, almost across the board, single story. They fit the Mid-Century Hawaii design, with even 3 or 4 bedrooms being spread across a single level.

Homebuyers should also realize that properties that are located in the ‘Lower’ part of these slopes can still have expansive views from them, many of them enjoying the sight of the Pacific from their windows and lanais.

If a new Makakilo single family home is more what you’re looking for, a good start are the most recent additions in Kahiwelo. These are large houses and they sit on even larger lots. That provides effective breathing space between neighbors as well as plenty of ground for outdoor pleasures or even future expansion. It also makes for a less cluttered outlook down to Kapolei and out to the blue waters hugging our Island.

Another, more exclusive community to know about is Kumulani, a gated collection of expansive houses that was primarily built by individual owners on the lots they purchased. The privacy here proved extremely attractive, but the lock on sales came from the vistas possible from these properties that are 1000 feet above the Ewa Plain. Residents can take in the sweep of coastline and ocean from Diamond Head to here, and beyond.

It’s views like that, along with the cooler temperatures on this rise, that has kept Makakilo real estate in constant demand, even in those decades before the 2nd City started to take shape. If anything, these homes proved the potential of West Oahu before that vision was formed.

Today, you can have all the benefits of the Ewa Plain’s shopping, dining and recreation, but, literally, live above the traffic and crowding that is possible in the area makai of the highway.

Homebuyers may have been initially drawn here, as the Ancient Hawaiians, for the superlative vistas, but now there’s so much more that keeps them, like the 2nd City options, the cooler climes and the often larger sizes of these residences. Climb this hillside and you might never want to come down.

The post Makakilo History: From Signs in The Skies to Modern Real Estate appeared first on Honolulu HI 5 Blog.

The North Shore of Oahu seems to have been one of the last parts of the Island to be settled by the Ancient Hawaiians. Most date the first communities along this coastline to have started around 1000 A.D. and they soon flourished.

The fertility of these lands made growing crops easy, with the Hawaiian diet staples of sweet potatoes and taro especially being produced in large quantities. Numerous fresh springs on these lands supported a population that would continue to grow, with the ocean waters providing fish to add to an already plentiful food supply.

THE NORTH SHORE’S STATUS IN ANCIENT HAWAII
The recognized value of the North Shore lands made them a great prize. This status was clear after Oahu’s ruling chief, Kamapua’a, granted the ahupua’a of Waimea to the High Priest (Kahuna), of the Island. The importance of the kahuna to the life of the Island, and the ruling families, meant that he would be given only the best.

This ownership of this ahupua’a would pass down for more than 600 years through the successive High Chiefs, creating a seat of Oahu’s religious power that lasted until Queen Ka’ahumanu eradicated the old Hawaiian ways in the early 1800’s.

What many don’t know is that Oahu’s first Western contact happened here, when Captain Cook’s ships sailed into Waimea Bay in 1779. The British Navy stopped to get fresh water after fleeing the famous Big Island battle that resulted in Cook’s death.

They recorded that this coastline had many villages as well as confirming the large areas of farmland the Hawaiians cultivated up here.

The early 1800’s, though, would bring seismic changes to Hawaii that reached even the North Shore lands. The first event was the end of the Kapu system, which was the foundation of the religious and social structure of Hawaii by Queen Ka’ahumanu.

Shortly after the missionaries arrived bringing Christianity, which Ka’ahumanu embraced, supplanting the former Hawaiian religion across the Islands. The result of this was another Western ship that landed on the North Shore at Waialua Bay in 1832, this time carrying more missionaries who made their home here and established the Waialua Protestant Church.

The last ruling kahuna, Hewahewa, would not pass until 1837. Even after the end of the Kapu system he still held ownership of most of the Waimea ahupua’a just as before. More changes were coming, though, the biggest in the form of the Great Mahele.

Lands were divided up, much of it made available to buy. Some was still reserved for the ali’i, which is how Hewahewa’s grand-daughter was still able to hang onto half of Waimea Valley.

THE PLANTATIONS ARRIVE
During the Post-Mahele years the rich soil of these lands brought the new plantation concerns calling. They quickly bought up large areas, creating the small towns and communities that grew up around the imported workers whose lives were tied to these farms. They worked to grow the sugar and pineapple crops that made huge profits.

The major concerns here included the Waialua Sugar Planation and the first Dole plantation and processing plant. Waialua was first farmed in 1865, but passed through 2 owners before it was finally sold to Castle & Cook by 1898, who would run it for almost a century.

Dole came to this part of Oahu in 1901, growing primarily the pineapple that made their name famous worldwide. The fact that they still have a presence there today as part-farm, part-tourist attraction speaks to that success.

These farms grew the population greatly as well as diversifying it as Chinese, Japanese and Filipino workers moved here and lived in the plantation’s created homes and communities. Haleiwa grew to become a town at this time, businesses springing up to serve the new population.

The North Shore was also the site of innovation, this time the brainchild of another iconic Hawaii name – Dillingham. Benjamin Dillingham, a director on the Wailua Sugar Company board, built the Oahu Railway and Land Company, its railroad running from Haleiwa to Honolulu to transport the sugar to the shipping center. Soon an idea came to him. Why not encourage a passenger trade that would use round trips?

To do so he created the first luxury hotel in Hawaii in 1899, the Haleiwa Hotel. Wealthy locals as well as some visitors to Oahu rode the train to this plush getaway, leaving the stress of early 20th Century Honolulu behind.

Ultimately the competition with Waikiki could not be won, causing the shut down of the resort in 1943, but leaving an enduring legacy behind. The name ‘Haleiwa’, which means ‘House of the ‘Iwa’ (frigate bird), was given to the hotel by Dillingham himself. It was later taken formally by the entire community around it, becoming the name the town holds today.

The plantations would remain up here for most of the 20th Century, longer than anywhere else on the Island. This, combined with its remoteness and an engrained local resistance, is why North Shore real estate did not undergo the development the rest of Oahu did during the post-War years.

Waialua would be the very last sugar plantation on the Island, persisting until it finally closed in 1996.

All during this time the North Shore outside of the plantations continued in the same pattern that had begun here long ago. There were small, scattered communities, with farms here and there, the residents enjoying the isolation and unspoiled scenery.

THE NORTH SHORE TAKES A DIFFERENT PATH

Turtle Bay Resort

Still, things were slowly changing. In 1972 the resort at Turtle Bay was opened, intended to be the first casino in Hawaii. Unfortunately, the laws allowing gambling did not pass as the original owner though they would. Hyatt took over, successfully emphasizing the incredible backdrop of its oceanfront property and, like the old Haleiwa Hotel, its contrast to the urban Waikiki.

Another, possibly greater issue, was the growth of Surfing and surf culture in the 1970s, the North Shore waves representing some of the greatest challenges in the world. The name North Shore was soon known worldwide, bringing tourist crowds and making home values along this coast rocket skyward.

Development did, and has, come to this district, but in a very abbreviated form. The community has made it clear that high-rise structures and anything beyond small new neighborhoods are unwelcome.

It is significant that this is the one and only area of Oahu where the closing of the plantations did not result in large new building projects on their former lands. In fact, in certain cases, property has been bought specifically to keep it undeveloped in perpetuity.

Large projects have been proposed over they years, but they’ve always met strong organized opposition that has stopped them in their tracks. That is not likely to change.

Still, there have been some additions to the shoreline recently, just in smaller numbers and in ways that do not impact the environment or feel of this place. Boutique developments, in other words.

Kawailoa

Homes in Kawailoa is the current peak of high-end North Shore real estate. Its homes sit on the coast, many oceanfront in the area between Waimea Bay and Haleiwa. Some homes are smaller, original vintage from the early decades of the 20th Century. Since the new millennium, however, large mansions have been added that take full advantage of the world-class wave watching views.

More than just extensive houses, the size of both the homes and lots cross over in some cases to the ‘small estate’ category. Their renowned luxury level as well as the location between the shops and restaurants of Haleiwa and world famous surf spot Waimea Bay make this something of a private club with quite a long waiting list.

Sunset

Sunset real estate is another mix of modern North Shore. Old surf shacks sit next to huge, recently built homes, with very little in between. This is an iconic stop for the professional surfing world, making living here something to brag about.

Possibly the most significant addition here has been Sunset Colony, built by developer and politician Andy Anderson. The premier gated community on this coast, there are just 30 houses in it, all with huge dimensions, many right on the ocean and price tags that start in the low 7 figures. Moving to Sunset is no longer the dream of just beach bums, it’s an aspiration for captains of industry, too.

Pupukea

Pupukea’s real estate truly came to life in the last 30 to 40 years, these residences giving you something extra because of their Country classification. That means lots of 1 acre beneath your house here.

That room is used to its potential in most cases, with houses that have multiple bedrooms and large spaces under the roofs. Despite that fact that most are spread out toward the mauka side, many still enjoy ocean views due to the elevations and a complete lack of development around them outside of their neighbors.

Sunset Hills is the most exclusive of the different areas, its homes definitely hitting the high end of Pupukea and incredible views to match.

Preservations should be especially drawn here. After a proposed development project was defeated in the 1980s the community, with various organizations, has banded together to buy property around this area. Once purchased it will be left to flourish, safe from ever being built upon. Try to find that kind of security anywhere else in Hawaii.

Waimea

The houses of Waimea stand right on the east side of the bay that shares its name. With only 2 streets and 15 homes total, the North Shore exclusivity is very present here. The homes were built mostly by the owners who bought the lots back in the 1980s and 1990’s. The luckiest buyers were able to get the 7 oceanfront properties, the remaining 8 still are extremely close to the swells, many still having clear views of them despite being set back.

The limited space between the highway and the land’s edge does mean smaller lots that expected at this price level, but that has not hurt the values whatsoever. Not when you live next to the natural magnificence of this place.

Mokuleia

Much of Mokuleia was part of the vast Dillingham Ranch, first owned by the same man who built the Haleiwa Hotel. In the late 1900’s the family started selling off some of the property, including many that now hold oceanfront residences in this less traveled western section of the North Shore.

Some of the lots are very large here and the luxurious houses on them the result of individual owners projects, rather than a developer. Currently there are plans being proposed, though.

Kennedy Wilson, the owner of 2700 acres of the former Dillingham property have created a plan for 70 homes to be built on their mostly mauka side holdings. Individual lots would be 2 to 77 acres in size. So far, though, community members have opposed it, already getting a previous 106 home proposal rejected by the Neighborhood Board. Definitely a wait-and-see game that keeps the North Shore real estate world so dramatic.

THE FUTURE OF NORTH SHORE REAL ESTATE

Laie

The ability of this part of Oahu to hang onto its rural environment in the face of a tidal wave of development that has engulfed the rest of the Island is nothing short of amazing. It does make sense, though, this remote district always being a place for the rebel, as far as possible from the power center of Honolulu.

This has made the real estate something extra special, a way to return to Old Hawaii when so many can now only strain to remember when things were so much simpler and the buildings so much lower.

This, along with the legendary waves, have brought more and more buyers with money to spend, pushing the prices and values skyward. No longer ‘the boonies’, this is now a very hot place to call home.

The post Oahu’s North Shore History: From 1779 Ship Arrival to Modern Real Estate appeared first on Honolulu HI 5 Blog.

Hoakalei and Ocean Pointe make up the westward expansion of the original Ewa Beach town border, pushing it closer to the inevitable merging with Kapolei to form the complete 2nd City of Oahu. Despite these 2 neighborhoods’ close proximity to Ewa Beach’s longstanding community, the lands that make them up were never settled in any significant way until now. Instead, anyone heading leeward after leaving Ewa Beach’s former limits would have traveled primarily untouched land for most of history. That doesn’t mean that they were unknown or unexplored, though.

Hoakalei’s name sprang from an Ancient Hawaiian legend about a water spring here and a goddess who stopped at it on her way across the Ewa Plain. The story goes that Pele’s sister, Hi’iaka, was traveling to Kauai and came to the spring, which had lehua trees growing on both sides of it. She made a lei from the flowers of the lehua and put it on, delighting in the water’s reflection of herself and the beautiful blossoms around her neck. Thus the name ‘Hoakalei’, which translates as ‘reflection of a lei’. That wasn’t the only significance of this area in Pre-Contact times.

Some of the lands that make up present day Ocean Pointe and Hoakalei were believed to be part of a fabled territory called kula o Kaupe‘a. This was the dwelling of lost souls, who Hawaiians believed had not been found by their family gods (aumakua) or missed the leaping off points to the next world after passing.

Caught between these worlds, they wandered this area, seeking a way to make the journey or hoping their aumakua would come for them and take them to their new home. As you can imagine, this section of the district was left alone and unsettled.

The rest of these lands have revealed Ancient Hawaiian homes and structures, showing that some did live here, just not in the numbers that they did to the immediate east. An important reason was that they lacked a significant fresh water source. That missing necessity limited the population, a restriction that lasted for centuries.

Most who did dwell here were drawn to the ocean’s supply of fish and sea life that provided abundant food. The archaeological evidence indicates that this was a seasonal residence in many cases, a good number of the Hawaiians living here only at certain times of the year. They came during the months when the fishing was best, then leave when the catch declined, returning again the next year.

There were year-round residents, but primarily where Ocean Pointe now sits. This is probably due to its location eastward, closer to the larger settlements and greater fresh water resources. There they were able to grow some small crops, but they also subsisted on fishing, just like the rest of the coastline.

None of these groupings ever extended beyond a few families at most, making them a local version of frontier living. This would remain the pattern for centuries, the lands providing only enough to support a small number or, at times, lying almost deserted.

THE PLANTATIONS ARRIVE IN EWA BEACH
James Campbell finally solved the Ewa Plain’s water problem in 1879 when his teams dug down far enough to tap wells no one had ever realized were there all the times. The changes in technology finally made it possible to not only locate, but utilize them and he did this on a grand scale. By buying up almost the entire Plain and applying up-to-date techniques, he was able to turn it into a massive sugar plantation that produced huge harvests year after year.

Some of the Hoakalei and Ocean Pointe property were part of his purchase, but very little of it was actively farmed. It remained in its state of hosting a few residents at times, but otherwise left mostly alone. Fishermen still made their way here, usually for the day and then returning home to Ewa Beach with their catch.

An aerial photo of the coastline from 1928 bears this out, showing undisturbed lands covered in thick vegetation. Look closely, though, and you can see 2 or 3 small homes right on the beach where Hoakalei’s lagoon now lies, the residents sustained by a small nearby well. As tough as it must have been to live almost alone out here, the fishing still made this real estate an attractive draw for some.

The arrival of World War II would finally end some of the isolation that reigned here. The expansion of Barbers Point in the wake of the Pearl Harbor attack reached this property, the military taking it over for training. Maneuvers and mock battles were played out here in order to ready forces, first for a possible Japanese invasion and then to prepare them for the Pacific Campaign.

Much of this property would be returned to the plantation owners after the war, the biggest transfer back to civilian hands coming in 1949. Once again, the property would become quiet, welcoming day visitors of anglers and Ewa Beach children who loved to explore the area down the coastline from home.

NEW EWA BEACH NEIGHBORHOODS EMERGE
Ultimately these two neighborhoods would come alive with the sell-off of Ewa real estate after the plantations met their end in the 1980’s and 90’s. Ocean Pointe naturally was the first to emerge of the two, being next door to the existing Ewa Beach community. Developed by Haseko, they opened the different divisions of this neighborhood over the course of a decade, from 1998 to 2008.

Ocean Pointe single family homes consistently bring Oahu real estate buyers quickly once listings go up. It’s no mystery why because Haseko has created a neighborhood that brings 3 of the most desired, yet often difficult to find, features that locals love in a residence.

Every single house on these streets promises a fenced yard, central A/C and a 2 car garage to their occupants. There’s also a variety of plans and layouts of both one and two story, many using the New England architectural designs brought by the missionaries that have become a beloved part of Hawaii’s landscape.

Added to this are the fact that many have golf course views, while the beach is within walking distance for most residents. The more you find out about Ocean Pointe houses, the more you understand their popularity. The only mystery may be why you hadn’t looked at them before.

Ocean Pointe townhomes are gathered into sub-communities of their own. Like their single family home neighbors they have strong appeal and for good reason. A couple of examples will show you why.

Townhomes At Fairways
The Townhomes at Fairways sit on the eastern side of Hoakalei golf course, so you can take in the cooler evenings from your lanai, looking out at the green stretches before you or even at the small lakes that make up the water hazards.

They also have fenced yards on each residence and, best of all, large dimensions that start at 1,000 sq ft, only getting roomier from there.

Spinnaker Place
These Ocean Pointe townhomes continue the tradition of bigger spaces beginning at 1,000 sq ft, private yards and two stories for privacy and noise reduction benefits that are so important for homes with keiki.

Spinnaker Place also gains from being sited in the midst of 3 golf courses, as well as having large open spaces of its own created for kids and families to enjoy and play upon, close to the safety of home.

HOAKALEI HOMES
Hoakalei real estate follows a model that is more upscale, similar to the one in Ko Olina. A combination of homes and a resort property give these residents an enticing lifestyle of leisure and higher-scale amenities.

One of the most visible benefits of this is the massive lagoon created on the property. Initially intended to be a marina, Haseko changed course and left it enclosed for full recreation possibilities. ½ is private, for residents and resort guests only. The other ½ is public.

There is also the Ernie Else Signature Golf Course to challenge duffers, as well as to provide a green backdrop for the pleasure of home owners here.

The homes all are of recent vintage, being built in the years between 2009 and this year. The 3 neighborhoods are all gated and owners have the privilege of use of the Wai Kai Club, including a launching area into the lagoon that is members-only. As attractive as that is, the Hoakalei houses by themselves have more than enough on their own to make an easy sale and a satisfied new owner.

Ka Makana
Ka Makana has 7 floor plans, with a distinctly American architectural styles. The eye-grabbing design elements ensure that these homes do not blend together or fade from memory. You can drink in the golf course views as well as use the community’s exclusive recreation center, where you’ll find tennis courts, pool and fitness center reserved for you and your neighbors only.

Kipuka
These residences stand out for being in the very midst of the course itself, surrounded by it on all 4 sides. The homes are divided into Golf & Garden Series. Both provide 4 bedrooms over two stories, with the Garden layouts slightly smaller and looking out primarily at greenways. The larger Golf houses have mainly fairway views. Like the other 2 entities, Kipuka owners also enjoy their own community recreation center to enjoy.

Kuapapa
The most luxurious neighborhood is also the latest, Kuapapa. It actually contains 5 sub-neighborhoods of its own, each with unique floor plans. Their appeal runs the gamut, with styles from New England to Southern to European. The dimensions are all extremely roomy, providing 3 to 5 bedrooms so they’re perfect for large families or those who like to entertain.

All Kauapapa homes look upon the golf course, some positioned perfectly to take in the evening sunset over the ocean. It’s no wonder these have sold so well and so quickly.

Ocean Pointe and Hoakalei real estate are an exciting result of the new Ewa Plain that becomes more and more evident each day. The appearance of these high-demand and sometimes even luxurious homes on property long thought uninhabitable is one more unmistakable sign of the progress made in West Oahu.

Once believed to be lands that were almost worthless, neighborhoods like Ocean Pointe and Hoakalei are proof that the real estate balance that leaned so strongly to Honolulu is now shifting westward. Something big is happening in Ewa.

The post Hoakalei & Ocean Pointe History: From Dwellings of Lost Souls to Modern Real Estate appeared first on Honolulu HI 5 Blog.

Puuwai Place – correctly spelled as Pu’uwai Place – is a new residential housing project, consisting of duplex homes and single-family homes coming to Waipahu in the near future, located along Paiwa Street.

If you are potentially interested in purchasing a home at Puuwai Place, please call Michelle at (808) 352-2469 or email Michelle@honoluluhi5.com.

Puuwai Place in Brief (much more info to come)
40 duplex homes, 3-4BR and 2 car enclosed garage.
1-2 driveway parking (HOA will allow driveway parking).
2 single-family homes (no price indication yet).
Price: High $500,000’s to mid $600,000’s (expected).
Floor Plans: 3 different styles, up to 1,597sqf of interior (floor plans release expected Dec or Jan 2017).
Purchase Process: First come basis and only owner occupants for 1st year.
Concept: No plans for recreation center, pool etc in order to keep HOA fees low.

The post Puuwai Place: New Homes Coming to Waipahu appeared first on Honolulu HI 5 Blog.

One of our well-to-do Beverly Hills client is accustomed to a certain way a neighborhood should look. Occasionally he would go sightseeing in Honolulu and report when he discovered what he referred to as a more normal looking street. Inspired by his keen observations we compiled the following list of fine Diamond Head and Kahala streets. This list is subjective and each street made the list for a variety of different reasons. We hope you enjoy.

DIAMOND HEAD 

1.) Noela Drive & Noela Place – Royalty used to live here. Just below the western slope of Diamond Head some impressive Diamond Head grand estates are hidden behind security gates. Both Noela Dr and the short Noela Pl are unassuming gently sloped cul-de-sacs. Noela Dr does not even have a sidewalk. This is a remarkably quiet location considering the proximity to popular Kapiolani Park.

Many of the homes are sitting on half acre and larger lots. The upslope lots offer pleasant views of Kapiolani Park and ocean beyond.

Some notable Noela Dr and Noela St homes include:

3239 Noela Dr, formerly owned by developer Jack Meyers. Situated on more than an acre with a huge half moon shape pool and a 10,000+ sq ft mansion. The property sold for $8.75 Mill in 2009 during a soft real estate market.

3944 Noela Pl, formerly owned by Barbara Cox Anthony who was at one time the richest woman in Hawaii. This large Mediterranean inspired villa with pool and tennis court on a ~1.2 acre lot sold in 2008 at $7.8 Mill to my good friend and former boss Herb Conley.

3175 Noela Dr is currently (Nov 2016) listed for sale at $11.495 Mill. This is a gorgeous newer 2006 built 9,800 sqft home developed by Tom Nicholson situated on a ~29,000 sq ft lot.

2.) Diamond Head Circle –  North of Noela Dr and accessible only from Monsarrat Ave is Diamond Head Circle, a quiet street loop with several grand estates. Tucked away from traffic, Diamond Head Circle offers modest elevations and city views. Many lots are half an acre and larger.

Some notable Diamond Head Cir homes include:

3692 Diamond Head Circle, a large 2 acre estate located in the interior section of the loop, originally built in 1938 with large pool and Hawaii’s longest private water slide designed by Olympic gold medalist and Tarzan legend Johnny Weissmuller. Hollywood celebrity Lana Turner and others used to frequent the estate. The property was listed for sale at $13.5 Mill in poor condition as recent as 2015.

3735 Diamond Head Circle is a gorgeously restored Hawaiian estate home at the highest elevation point on Diamond Head Cir. The 1.267 acre estate sold at $6.9 Mill in August 2016.

3.) Makalei Place

Often overlooked, with less than 20 custom homes on Makalei Pl this short winding cul-de-sac is easy to miss off Diamond Head Rd. Hardly anyone ascends this steep south western slope of Diamond Head Crater with its desirable privacy. Here we find some of Diamond Head’s highest elevation residential homes. Seemingly located directly below the Diamond Head Crater summit, Makalei Pl homes enjoy impressive ocean views.

One notable Makalei Pl property is 2955 Makalei Pl with an impressive infinity pool and separate guest house sitting on half an acre of land, sold at $7.55 Mill in 2007.

4.) Pokapahu Place – Pokapahu Pl is a short clean looking quiet cul-de-sac along the most eastern slope of Diamond Head Crater. Only about a dozen homes are situated here and every home enjoys good elevation with gorgeous sunrise views overlooking green Kahala coconut trees, the ocean and distant Koko Head and Koko Crater.

One notable Pokapahu Place home is 3868 Pokapahu Pl, designed by architect Jim Mc Peak and completed in 2012 with a stunning infinity edge pool. The property sold soon after completion at $6.3 Mill in November 2012.

5.) Kaikuono Place – This is where Doris Duke made her home with her Shangri La oceanfront estate. Only half a dozen homes are found on this short cul-de-sac offering privacy and ocean views. The street is narrow with minimal street parking. Only the two homes at the end of the cul-de-sac are on the ocean on top of a rocky cliff. However, for all other Kaikuono Place residents, a narrow gated footpath serves as ocean access to a small secluded sandy beach below.

One notable Kaikuono Place home is 202 Kaikuono Place. Featured in Architectural Digest Magazine, the home was stunningly remodeled and offers dramatic ocean and sunset views. Simply magical. The property sold at $14.2 Mill in December 2015.

6.) Kaikoo Place – Just east of Shangri La, Kaikoo Place is a cul-de-sac off Papu Cir, steeply descending towards the ocean. The street looks nice with sidewalks on both sides and interesting architectural home styles.

There are 8 Kaikoo Pl homes directly on the ocean. What makes the street special is, due to the unique topography, every Kaikoo Pl home has fabulous ocean views.

The ocean’s wave action can be dramatic and the shoreline here is rocky offering privacy in this coveted ocean front location. A public ocean access is at the bottom of the street mainly used by occasional surfers paddling out to the outer surf break.

Instead of a regular turn-around area at the end of the cul-de-sac, Kaikoo Pl splits up into a one-way street looping around a single large home with no neighbors.

Some notable Kaikoo Place homes include:

4324 Kaikoo Pl, formerly owned by visionary hotel developer Chris Hemmeter and is considered one of the largest single family home on Oahu. This impressive ocean front villa boasts over 21,000 interior sq ft, plus large decks for a total of 29,000 sq ft of living space sitting on a 0.823 acre oceanfront lot with a whopping 300 ft wide ocean frontage.

The property sold for $12.902 Mill in 1994 during a soft real estate market.

4310 Kaikoo Pl, another more modest ocean front property with 5,000+ sq ft interior living space on a 9,910 sq ft lot sold for $8.6 Mill in 2004.

KAHALA

7.) Royal Place & Royal Circle – Oceanside of Kahala Ave without Kahala Ave’s busy traffic. Royal Place branches off Kahala Ave with 5 Royal Place homes situated directly on the ocean. Royal Circle is a short cul-de-sac going up the knoll offering excellent ocean views.

Half a dozen Royal Circle homes along a shared driveway enjoy the added security of a privacy gate.

Some notable Royal Place and Royal Circle homes include:

4377 Royal Place, developed by developer Don Eovino in 2006 represents one of the very few newer Kahala oceanfront homes. This gorgeous island style home includes 6,500 sq ft interior living space with additional decks and pool cabana for a total of 8,700+ sq ft living space sitting on half an acre on the ocean. Both, the home and the oceanfront setting are gorgeous. The property sold at $11.1Mill shortly after it was listed in 2006.

4375 Royal Place, immediately next door, built in 2001, sold for $19.8 Mill in late 2015.

100 Royal Circle, a remarkable property situated at the end of the private shared driveway behind the Royal Cir gate. Built in 1990 with 8,626 sq ft interior living area situated on an oceanfront acre with an impressive 200+ ft of linear ocean frontage. The property sold for $16.5 Mill in 2013.

114 Royal Circle, at one time owned by surf legend Duke Kahanamoku is located at the top of the non-gated section of Royal Circle. This special home was lovingly remodeled to perfection with infinity edge pool and awesome indoor outdoor space. Offering spectacular ocean views, the property sold for $8.35 Mill in August 2016.

8.) Kahala Ave –  Arguably Honolulu’s most famous street with large grand estate oceanfront lots. There are only about 40 Kahala oceanfront homes and most of these are along Kahala Ave. Many of these estate lots are half an acre and some as large as 2 acres.

What makes Kahala Ave special is not just the size of these large oceanfront estate lots. It is the adjacent pristine south facing white sandy beach, plus Kahala’s deed restrictions ensuring a desirable low density with generous setbacks and a park like neighborhood feel.

Tour buses occasionally pass through Kahala Ave on their scenic circle island tours for visitors to see what Kahala is all about.

Between sprawling Kahala Ave estate homes, several lots remain vacant. Older homes had been torn down including some of Kawamoto’s 27 neglected Kahala Ave homes which sold to local developer A&B.

A&B’s bulk purchase, subsequent clean-up and sale of these properties is renewing Kahala Ave’s undisputed image as Honolulu’s most prestigious street.

Some notable Kahala Ave homes include:

4653B Kahala Ave, an address former president Mr & Mrs George W.H. Bush and Jackie Kennedy Onassis visited. This 1.5 acre private oceanfront estate with pool and tennis court sold for $22 Mill in 2010.

4663 Kahala Ave, the famous blue roof mansion situated on a 1.284 acre oceanfront lot formerly owned by Kawamoto has been known for its large marble statues that used to be displayed in the front yard. Kawamoto had paid $18 Mill in 2010. A&B paid $15 Mill in 2013, and the property was recently listed for sale at $22 Mill in August 2016, without the marble statues.

9.) Aukai Ave – Aukai Ave runs parallel to grand Kahala Ave, just a short block further away from the beach. Aukai Ave’s narrow appearance including old wooden utility poles does not compare favorably to grand Kahala Ave. Yet Aukai Ave properties historically have been selling for higher $ / sq ft prices compared to non-oceanfront Kahala Ave properties.

This seems to contradict the golden real estate rule “location, location, location” which normally translates into higher property values the closer the proximity to the beach.

The secret to Aukai Ave’s special allure and value is its coveted feel and privacy without Kahala Ave’s traffic. Living on quiet Aukai Ave you are always within a short block to Kahala Beach. Public beach access is at Kala Pl, Hunakai St, Koloa St, Pueo St and a few more in between.

Some notable Aukai Ave homes include:

4707 Aukai Ave, developed with Don Eovino’s signature island style design, this 0.4 acre property sold for $6.505 Mill in August 2016.

4510 Aukai Ave, nicely remodeled in 2014, situated on a 0.25 acre lot sold for $5.4 Mill in Summer 2014.

10.) Kolohala St – One block further away from the ocean, Kolohala Ave runs parallel to Aukai Ave. Especially the section between Elepaio St and Hunakai St has a sense of grandness. Remarkably few cars park in the street.

Kolohala Ave looks super wide with underground utility lines and has little through traffic. Pristine Kahala Beach is only two short blocks from here.

Some notable Kolohala St homes include:

4449 Kolohala St, developed in 2007 by Tim Gutierrez, with Pyramid Premier Properties, one of Hawaii’s respected custom home builder. Signature home features include huge disappearing pocket doors creating an indoor – outdoor space flowing seamlessly together on a 0.254 acre lot. The property sold for $3 Mill in 2009.

4743 Kolohala St, built in 2000, currently listed for sale at $3.198 Mill and as of Nov 14, 2016 scheduled to record soon.

Let us know what you think. Perhaps you have a favorite street in Diamond Head or Kahala that should be added to the list. We like to hear from you.

Please ‘Like’, ‘Share’ and ‘Comment’ below.

~Aloha

The post 10 Amazing Streets In Diamond Head & Kahala appeared first on Honolulu HI 5 Blog.

For those outside Hawaii, our real estate, and the lifestyle that goes with it, is often a narrow picture. This isn’t an issue unique to the Islands. When considering a move to Las Vegas you may just assume that your future home will be near the Strip, when you actually may be in a suburb that feels more small town America.

Honolulu’s homes and neighborhoods inhabit a rich, diverse reality, in environments and styles that are extremely surprising, revealing more and more the closer you look. Here’s just a few areas that’ll upend what you think living in Honolulu can be, even if you’re a longtime local.

Hawaii Loa Ridge

Hawaii Loa Ridge

 One thing the Ancient Hawaiians figured out quickly was the advantages of the high ground and not just for strategic reasons. The Alii often retreated to the heights during the summer months, luxuriating in not only the awesome views, but, just as importantly, the cooler temperatures.

These same qualities attracted the rich kamaaina of the 19th and early 20th Century, who could afford to build up there. Now, Hawaii Loa Ridge has taken this lifestyle to a whole new level.

The steep slope kept developers at bay until the 1980’s when it finally became financially viable to build this neighborhood. Houses have been added from that time into the present, with a variety of home layouts.

What is consistent are the dimensions that provide room to wander, with a minimum of 2300+ sq ft and growing to as much as 17,000 sq ft for those who truly seek to impress. Most also have pools, another sign that this is a neighborhood of the Arrived, rather than the Up and Coming.

The upward angle of this community, combined with being across the street from the coastline, lays the ocean out for miles for you to relish from home. This envied site also puts you overlooking Diamond Head, from an angle few get to see, along with the sights eastward, like Koko Head and Maunalua Bay.

With every one of the residences on top of the ridge, rather than on the hillside, you live fully removed from everything, making it an oasis that few other Honolulu neighborhoods can match. Yet, Kalanianaole Hwy is just down the hill, so you’re still in the midst of shopping and dining choices in nearby Kahala or Hawaii Kai.

It brings one other exceptional benefit – the setting of the sun lasts longer up here. From your elevated perch your outlook to the horizon is further, extending that nightly display, which entrances all who see it.

The gated entrance, the greater space between homes and the heights you live on, far above the highway below, bring the noise levels down to almost zero. It’s a place you can sit on your lanai and dive into a good book or take some time to meditate, without any fear of interruption from the street or active neighbors.

As you can imagine, there is a 7, or even 8, figure budget required to make your way up this hill. Once you get there, though, you’ll have no doubt it was money well spent.

Ko Olina

Ko Olina

It’s no accident that THE luxury resort district of Oahu, maybe all of Hawaii, is taking root in Ko Olina. Though the West Side is known for higher temperatures, this particular area is blessed with what some call the best weather on the Island. Its exceptional slice of coastline further cemented the possibilities developers saw, not just for the tourist trade, but for homes as well.

Out in Ko Olina you can live in the midst of some of the most incredible leisure districts anywhere, surrounded by properties like Disney’s Aulani and the Four Seasons that attract the level of visitors who expect the best. ‘The Best’ can now be your daily experience in your homes on these grounds.

Where Waikiki is the modern, urban version of the vacation spot, Ko Olina is the spacious luxury retreat that has the open, green spaces that just aren’t there anymore in today’s Honolulu. It’s a place where golf carts are used to travel around to the amenities you enjoy as part of the home ownership package.

Currently you can live in one of the 5 single family home neighborhoods that all have distinctive designs of their own, many modeled on the Plantation and Old Kamaaina styles, which create an unmistakable soothing, genteel Island feel. They also vary in their immediate backdrop, with lots being along the golf course fairways or right on the ocean.

There’s also the Beach Villas at Ko Olina condo towers, that stand beside one of the 3 lagoons this area is famous for, giving residents panoramic ocean views of the waves. Inside you have your own gourmet kitchen and huge lanais to truly soak all of this in. The best news for Oahu condo buyers? More of these properties are on the way.

Ko Olina is a magnetic combination of the best of Turtle Bay and Waikiki. You have the serenity, the calm and the natural elegance of the former, but with the dining, shopping and leisure choices of the latter all within a short drive eastward to neighboring Kapolei.

It’s a place where the Other Half, as their vacation here ends, actually feel the rare pangs of envy for those who get to stay and live in such a way.

Pupukea

Pupukea

Though it lacks the name recognition of Ko Olina or Diamond Head, this neighborhood has no problem attracting buyers with a healthy budget and a desire for something roomy and rural. These North Shore properties are hidden on the mauka side of Kamehameha Hwy, roughly between Waimea Bay and Banzai Pipeline.

In addition to calling this surf world mecca home, owners get to spread out over lots with at least 1 full acre of space. Enough room for a large house on a unfailingly green grounds that feature native plants, trees and gardens.  On these lands you have a small estate of your own, with little to spoil the mood due to the distance to any kind of traffic or even your next door neighbor.

Being on the highway’s mauka side doesn’t mean you leave the ocean behind. Due to the elevated ground these homes are on, many have views of the massive swells that inspire wonder and awe. Imagine enjoying this display from your home by merely stepping out on your lanai. It’s a reality for Pupukea residents.

One of the main concerns keeping Oahu home buyers up at night is future development. Losing your pristine view, treasured green spaces being covered by pavement or even condos, daily traffic congestion. It’s a spectre that haunts homeowners who have seen it happen so many places. Except in Pupukea.

The life, and lifestyle. of this tropical sanctuary is now being set in stone through land purchases made specifically to take away the possibilities of build-up. Ever.

You will gaze out at rich natural beauty as only the North Shore can do, enjoy the hush of the country and look up at stars that shine in their fullness, undimmed by the artificial light of development. And you’ll do so for as long as you live here.

Diamond Head

The Gold Coast

Diamond Head has been known for over 100 years as the choice for celebrities and those with the means to live wherever they choose. Initially it was prosperous kamaaina who built here, constructing homes that were rarely of the size or grandeur you’d associate with this level of real estate. That would change with the arrival of affluent buyers from all over the world, who would start adding much larger structures to this landscape.

The attraction of living beneath one of the world’s iconic profiles can’t be underestimated. However, that alone cannot account fully for the passionate affection Diamond Head homes spark in their residents.

Part of it is the lay of the land itself. Ancient Hawaiians and even the US Military used this area as a lookout and for good reason. The outward curve of the land creates a wider angled vista out to the ocean. In short, better and greater views of the Pacific. It’s hard to put a price on that.

For current residents, it has more benefits, like a more distinct separation between neighbors. The slope of the land also create clearer sight lines for every home, along with providing further insulation from any loud activity nearby.

The lifestyle possibilities do have a range within this area, beginning with the Gold Coast condominiums that line the shore, all built at a time when buildings were permitted to be so close to the water. They’re the last holders of a priceless privilege, connecting the lives of their residents to that of the ocean itself. An immeasurable gift to those lucky enough to dwell here.

This same area includes many vintage homes, including the Gingerbread Houses that can stop people in their tracks to savor the sight.  Just up the hill, above Kapiolani Park, is a collection of homes that trade the oceanfront for greener surroundings, a more cloistered environment and larger lots.

Heading east on Diamond Head Road, the sometimes huge houses sit out of sight on the hillside below the road, as well as more luxurious CPR communities that gather homes under a governing board.

It’s easy to say that the lifestyle here is one of wealth and exclusivity, but that neglects what these lands give to those living here. This is a place of elegance, bestowed by Nature’s hands, with an outlook on the ocean that can feel exceptionally personal due to the angle of the lands and, in some cases, its embracing proximity.

Though Waikiki’s beaches, designer shops and dining experiences can be walked to, there is a marked difference the moment you cross into Diamond Head from its tourist packed neighbor. You begin to hear the sound of the waves more clearly, now that the the crowds and traffic are left behind. The homes breathe more fully, with greater space between, and, outside of the Gold Coast, little in this district rises over 2 or 3 stories.

It is amazing that Diamond Head has held onto its serene environment, so close is it to Waikiki, yet it has and it is something wonderfully special.

Kakaako

Kakaako’s Super-block

The initial unveiling of the plans for this neighborhood were met with a mixture of excitement and a healthy level of skepticism. It was so ambitious, so unprecedented and so unexpected that some took an ‘I’ll believe it when I see it’. A number of projects on Oahu over recent decades have been proposed, only to implode on the launching pad, the victim of a variety of factors. Was this really going to happen?

It’s safe to say that it is and some of it already has now, proving that the plans were right on the money. In every sense.

Construction is proceeding at a rate that is breathtaking even for longtime Honolulu real estate watchers, with one of the showpieces completed as of this writing. Waiea, with its glass ‘cast fishnet’ design wall, has opened the first 31 floors, the remaining to follow next month – December 2016.

Anaha, another architecturally daring tower, will follow next year, the two making a dramatic statement declaring the arrival of Kakaako’s forward looking and innovative environment.

The vision goes beyond building design. They’re fashioning an entire community that caters to the urban pedestrian, with wide sidewalks and walking paths, green spaces and parks throughout and abundant shopping and dining choices to stroll to in no time from home. It’s almost the New York City lifestyle.

This is urban tropical, though, with Ala Moana Beach Park a few blocks away at most, palm trees swaying along your street and the Aloha spirit spilling from every corner – and ocean views from the most cutting edge luxury Honolulu condos.

Condo residences with huge lanais made for entertaining, private pools, bedrooms with walls of windows that bring in the panorama of Diamond Head, Waikiki and the Pacific, along with the latest in green technology throughout. That’s just the beginning of what Kakaako offers to owners who want the very best.

What you have here is the rarest of opportunities. To be part of more than just a newly forming community, but a living experience and environment previously unknown in Hawaii, but built fully upon the treasured values and culture of Hawaii.


Waikiki

Waikiki

Though the tourist side greatly overshadows the residential, it’s precisely what draws almost 8 million visitors each year to this beachside community that makes it the perfect place to live for many. Those who love excitement in their days – and nights -, designer stores and some of the most famous sands on Earth will find all of that and more.

Locals will tell you that Waikiki is different from the rest of Oahu. That’s true. It is faster paced, extremely developed and very urban. It isn’t just unique from every other part of Hawaii, it is unparalleled in the entire Pacific between Asia and the Americas. It is the modern jewel of this region.

A completely rebuilt International Market Place is now welcoming shoppers and almost every top designer brand has a presence somewhere on Kalakaua Ave, along with fashionable, if less expensive, choices like H & M and Forever 21.

In addition to raising the level of its shopping and dining choices in the last couple of decades, the residences have begun to follow this trend as well. Ritz-Carlton has just opened a luxury condo tower befitting the brand’s reputation, Trump Waikiki opened its doors in 2009 here and a 33 floor tower is set to start construction shortly right on the main stretch of Kalakaua Ave.

Inevitably, your home here will be in a condominium, there being extremely few houses on these streets. Those who need a yard will not find it here. However, almost every Waikiki condo is within easy walking distance from the beach, the same sands that visitors spend thousands to lie on for a few days. You can be here every day.

Until Kakaako fully takes shape, this is the only pedestrian-centered neighborhood, allowing you to walk to restaurants, to stores and to recreation. It’s a self-contained community that provides the height of experiences because that is its business. For you, though, it’s home.

Lanikai

Lanikai

Lanikai forms what could be called the cul-de-sac of the Kailua coastline. You can go no further, at least by car, with just one road going into the neighborhood and one coming out that connect it to the rest of Kailua.  The separation is increased further by the fact that the coast curves at the very entrance to the neighborhood, hiding this pocket of Windward Oahu around a natural corner.

Finally, an equally important buffer is also created by the untouched hillside that bookends the land side at the curve, topped by the golf course of Mid-Pacific Country Club that spreads out over the top of that same hill, completing the detachment from Kailua.

All of that has created the upscale beach colony feel of Lanikai, where the days are spent on the beach along the ocean side of the neighborhood, one of the very best on Oahu. The nights are reserved for enjoying the cool Hawaii evenings in the peacefulness that reigns on these streets.

The sloped ground this community is built on guarantees that many of the homes away from the coastline still have views of the ocean sparkling before them, including the 2 small islands just off the coast that all locals know as the ‘Mokes’. For some, this is THE view of the Island.

With no shops or stores, you do have to drive for groceries or any other needs, but it’s also one more factor that retains that unique Lanikai environment where worries are left at the curve that leads into this blessed community.

Although vintage Oahu homes still lend their charm to some lots, large luxury houses are very common now, unsurprising for some of the most valuable properties on our Island. Some could even be called estates, so extensive are their layouts and comforts.

Still, even those creations cannot rival the beauty of what has always been here or the uncommonly calming lifestyle that is pure Lanikai.

Kaneohe Bay & Mahinui

Kaneohe Bay

The Kaneohe Bay and Mahinui neighborhoods take up much of the real estate near and against the south side of the shoreline of the bay itself, forming a waterfront community that departs from most of Hawaii’s coastal life.

Customarily the activity of oceanfront neighborhoods revolve around the beach – laying out on the sand, working on a tan – and individual activities – surfing and swimming, for example. Not at Kaneohe Bay.

There’s no beach here and the waves don’t come in either, so what has sprung up on these waters is more a boating community. The calmer waters and the absence of swimmers has made this the perfect place to tie up or head out on the Windward Side. The Kaneohe Yacht Club’s forest of masts and the numerous private, even personal, docks along the coast are a testament to this pursuit.

Much of both Mahinui and Kaneohe Bay are on, or just off of, Kaneohe Bay Rd, with most on the makai side, fronting or at least very close to the water. One aspect that stands out about these residences is that some of the largest lots are right on the ocean, bucking the usual trend where they usually become larger as you head mauka.

A natural slope upward from the bay provides sight lines that extend out to the bay even for residents that are further from the shoreline. You may not be on the waters, but you still accrue the benefits these views give every day.

These are also long established neighborhoods, making it common to find vintage listings from the 1930’s on, perfect for those seeking an Oahu home that has a history to it. Even so, the gradual settling of the area, combined with replacement of older structures, ensures that properties from almost any era, even recent additions, sit on these lots.

In some ways, this is the most ‘Kailua’ part of Kaneohe, with greater spaces between homes, much less development than the central part of the city and a low-rise landscape that characterizes the whole made up by the two districts.

Those who love the ocean, but not the crowds and activity that beaches so famously attract will find this feels like home.

Kawailoa North Shore

Kawailoa North Shore

Kawailoa is usually passed by without much thought by most on Kamehameha Hwy between Haleiwa and Waimea Bay. It stands out for being the one real collection of homes on this strip, with houses on both sides of the road. Still, there’s no reason to stop if you don’t live here.

There’s no place to pull over and park, so beach-goers head on to more publicly accessible areas down the road. It’s a stunning piece of North Shore that residents have to themselves, even with the growing throngs coming to this coastline. It’s difficult to exaggerate what that means to those living here.

Kawailoa is placed strategically, reaping the rewards of this location. Here the makai side houses sit on property serenaded by the sizzle of the surf and awed by the sights of an ocean that is alternately inviting and unfathomable. Best of all, there are few neighbors and fewer beachcombers that make it down here.

The mauka side is made up of 7 or 8 short roads that all dead-end, so few ever come down them except for your fellow residents. These lots, and their homes, gain from the greater space, most having larger property and houses than the ocean side.

Buying real estate in Kawailoa is a path to being within the main options of the North Shore, near Haleiwa’s dining and shopping and the massive playgrounds of Waimea or Pipeline, yet live almost as if you were off on your own, in the timeless natural beauty and power of this coast.

Its status as the pinnacle of luxury neighborhoods up here says it best of all. Those who could live anywhere on this oceanfront are drawn here, captivated by the thought of spending their days where time doesn’t merely slow down, it sometimes feels like it stops entirely.

Tantalus

Tantalus

Tantalus is a mountaintop community, but one with a distinct difference. The best way to understand it is to drive on its roads for yourself. Do that and you’ll soon wonder if there are any homes up there at all.

This summit over Honolulu is covered, literally, in trees and greenery that flourish in this rainforest-like setting, nourished by a consistently high rate of rainfall. From the street, and even from above, it is hard to see the houses, despite many of them being very substantial.

Up here you live under a canopy formed by trees, shaded throughout the day, and the year, and  in what could be called a private kingdom, protected by the walls of greenery that embrace, rather than enclose you.

Even with this abundance of natural cover, you still have the views that make mountaintop homes so magnetic. This community’s lookout over the Honolulu city lights at night has such romance that couples drive up here in the evening to take it in together. The daytime is just as inspiring. You can see across Oahu’s southern coastline heading both east and west, including Diamond Head, and, of course, out at the Pacific’s grandeur, stretching for miles.

One other important point that will surprise newcomers. First-timers are often startled by the sight of a chimney on these homes. It’s not for affect. It can get a little cold up here, so residents do use their fireplaces, adding a little different side of Hawaii life to this neighborhood.

These Honolulu homes have larger sized lots and often homes to match. It is also common for them to have gated entrances, adding further privacy to what nature has provided so freely.

Tantalus houses do not fit the preconceived notion of what Hawaii real estate is supposed to be. In some ways it confounds them completely, with their fireplaces and the almost rainforest environment. Many, though, find it to be exactly what they want, showing that there is much more to love on Oahu than just sun and sand.

What Does This All Mean To Your Oahu Real Estate Search?
After this journey around our Island, it should be evident that not only is there an array of lifestyle possibilities available, you probably weren’t even aware at least some of them existed. These communities present Oahu real estate in a new light, as more than just a choice of a ‘Good place to live’ or ‘a solid buy’.

There’s deeper dimensions and considerations that will impact every day of your life. Fortunately you now know more than when you started reading this post and now you can move forward with a clearer vision of where you should be – and why.

The post Diversity of Oahu’s Real Estate in 10 Stunning Neighborhoods appeared first on Honolulu HI 5 Blog.

Recently we have been asked to comment about:  “..the explosion of condos going up in the Kapiolani/Ala Moana area. Will they get built? Why or why not? Is there still an appetite for these projects? Why or why not?”

Contrary to the what some might think, the recent Honolulu condo building boom is barely a drop in the bucket to satisfy Honolulu’s strong housing demand. The real issue is affordability for both the buyer but also for the developer.

Real Estate is cyclical. It takes about 3+ years to plan, build and ‘close’ a condo project. Developers need to anticipate the market cycle correctly 3 years in advance and hope risk / reward projections are accurate.

Many factors affect supply & demand and can greatly skew the risk / reward outcome. Contractor pricing, dollar exchange rate, geopolitical events, consumer sentiment, strikes, shipping costs, oil, copper & steel prices, competing new inventory, etc. are tough to predict.

Vida at 888 Ala Moana was the first but might not be the only victim of market miscalculation during the current market cycle.

Oahu real estate market cycles

It is crucial for developers to make the right decisions before construction starts, which is the ‘point of no return’. Last cycle’s development failure was ‘Moana Vista’, finally completed in 2009 as rebranded ‘Pacifica’.

The recent building boom is merely a function of the perceived increased ‘feasibility to develop’ based on ‘cyclical more favorable market conditions’. Market reality is: We have had a consistent ongoing deficit of new urban housing development since 1980(!) compared to Honolulu’s population growth.

1. Will they get built? Why or why not?
2. Is there still an appetite for these projects? Why or why not?

It depends on the price point:

1.)       $400K – $1Mill:   Pent-up demand is far from satisfied for the more ‘affordable’ price range condos (< $1Mill). Buildings like Kapiolani Residence (Ala Moana), and Ke Kilohana (Ward Village / Kakaako) are selling out quickly multiple times over. As long as development cost is within developer’s feasibility range, we hope to see more of these high demand projects completed. Aalii, Ward Village’s 6^th offering anticipated for release early 2017 fits this category and we expect it to sell well. Slight compromise on unit size should accomplish both, feasibility and sales success at this stage in the market cycle.

 ‘Live, work and play in town’, appears to be a popular lifestyle option for many buyers up to the ~$1Mill threshold. The alternative is an hour commute to the west, even if / when the proposed new rail is completed.

2.)       $1Mill – $2Mill:   Luxury condos such as Aloha Kai could easily miss this cycle and might end up like ‘Vida at 888 Ala Moana’, cancelled, or redesigned / postponed for a few years until the next feasibility cycle. Building cost increased dramatically in the last few years. Unless construction slows down, construction companies are not likely to lower their costs any time soon.

3.)       > $2Mill:   Ultra luxury condo demand has slowed more than some developers would like to publicly admit. Early offerings e.g. Waiea (just completed) and Park Lane (est. completion in 3 phases Spring / Summer / Fall 2017) have sold well and are considered a success. The same holds true for Anaha, scheduled for completion Summer 2017.

However, Gateway Towers, Kakaako’s most recent ultra luxury condo offering has not gained the same traction. For now demand at this price point appears to have been satisfied.

Slow sales at Gateway Towers might suggest condos above $1Mill are not selling anymore and the current cycle may have peaked. We see this leveling off only as a temporary new plateau. The pool of luxury condo buyers gets smaller the higher the price point above $2Mill. There is currently a good supply of $2+Mill ultra luxury condos available. It will take some time to get absorbed, hence luxury buyers don’t see the urgency to buy.

Some argue that Ward Village’s 60 acre development with 22 proposed new buildings and ~5,000 new condos may have been too ambitious from the get go. We disagree.

5,000 new urban Honolulu housing units within 20+ years translate into <250 units per year. Hardly a number that would suggest an oversupply, certainly not below $1Mill.

According to the State Dept of Business, Economic Development and Tourism, based on projected population growth between 2015 and 2025 (10 years), Honolulu County (Island of Oahu) will need 25,847 new housing units. That is 2,584 additional housing units every year.

–           Ward Village’s developer Howard Hughes has a distinct advantage over the competing Kamehameha Schools’ ‘Our Kakaako’ development.

Howard Hughes owns the 60-acre Ward Village land. Without land acquisition cost Howard Hughes has the luxury to adjust development time frames as needed with changing market conditions. ‘Ward Village’ so far offered 5 condo buildings for sale. The remaining ~17 condo buildings could simply be stretched out over many more years.

–           ‘Our Kakaako’ is owned by Kamehameha Schools, they are land owners, not developers. Anybody wanting to develop within “Our Kakaako’ will need to secure the land from Kamehameha Schools at a cost. That leaves little room for error with razor thin profit margins, as we have seen with Vida at 888 Ala Moana.

Ritz-Carlton Waikiki, the newest Waikiki luxury condotel has sold exceptionally well, due to excellent marketing efforts catered towards Japanese luxury buyers, a market segment Howard Hughes / Ward Village has not yet been able to successfully tap into, to the same degree.

More random thoughts:
US consumer sentiment hit a 15 year record high last week. US economic expansion is slow, steady and sustainable. Mortgage rates are ~4.5%, still, close to free money after mortgage interest tax deduction and ~2% inflation. All major US stock indexes made new record highs this week. Investor’s market participation suggests positive market expectations.

We currently have goldilocks economic conditions.

Slow growth is good. With some normal backing and filling, both the US economy and Honolulu’s new condo market are poised to continue moving forward.

Let us know what you think. We like to hear from you. ~ Aloha

The post New Honolulu Condo Building Boom? appeared first on Honolulu HI 5 Blog.

What is the Most Expensive Neighborhood in Honolulu? Real estate watchers will give you different answers, yet each one will be absolutely certain they’ve got the answer. You’re guaranteed to her names like Kahala, Black Point, Diamond Head. They can’t all be right, can they?

The problem is that the world of Honolulu homes is a much more complex place than that of the average Mainland city. Here, you’ll find within the most exclusive neighborhoods huge mansions sitting next door to a small Plantation home, built in the decades before Hawaii was discovered by real estate buyers around the world. It’s a contrast found on some of the toniest avenues in town that can bend the average neighborhood sales price downward.

Other communities have some of the most in-demand oceanfront properties in them, but also include many homes much further away from the shoreline. Once again, a factor that can drastically affect values on Oahu within a span that residences elsewhere would be almost uniform in pricing. Here’s how we’re answering the question.

It’s impossible to point to one so we’ve compiled the Top 11 candidates, using the sales data from the last 2 years. However, we’ve based it on price per interior square foot in order to balance the ‘smaller home in the luxury neighborhood’ issue. Though we can’t crown a #1 Most Expensive Neighborhood definitively, you’re guaranteed it’s in here, along with 10 more that tie for #2.

Diamond Head
Average sales price / interior square foot – $868.00
Data based on 35 homes sold over the past 2 years.

What Makes Diamond Head Special:
There’s no question that dwelling beside this iconic formation alone would single out this neighborhood significantly. However, there’s much more here. The views out to the ocean are particularly extraordinary, even for Honolulu, and there’s a serenity on these streets that belies the close proximity of bustling Waikiki.

The homes themselves have a range of flavors, from the Gold Coast condos that stand tantalizingly close to the surf to the unexpected, but picturesque Gingerbread houses to some of the most awe inspiring Honolulu luxury homes sitting on the slopes below Diamond Head Rd. It’s the perfect option for those who seek a higher plane of tropical peace and quiet, yet enjoy having the options of Waikiki’s dining and shopping whenever the urge hits.

Black Point
Average sales price / interior square foot – $674.00
Data based on 4 homes sold over the past 2 years.

What Makes Black Point Special:
Black Point’s volcanic knoll sticks outward from the Island right between Diamond Head and Kahala. For almost 100 years it’s where the rich and the famous have made their home. Many of the houses, primarily the most expensive, are on lots behind a private gate, adding to the already sky-high allure of this place.

These just might be Honolulu’s most select neighborhood, with just 75 homes. From the beginning this was a place where the best architects were commissioned to design stunning homes for well-funded clients. You can still live in some examples that remain there now and continue to inspire awe.

This community’s coastline is above the ocean, rather than even with it, the waves crashing against it in a display that is awesome, yet soothing. Residents even have a salt-water pool, fed by the ocean, they alone can access. The designer specifically created it so the waves spill into it from outside, creating, like all of Black Rock, an utterly unique experience.

Kahala
Average sales price / interior square foot – $793.00
Data based on 81 homes sold over the past 2 years.

What Makes Kahala Special:
Kahala is a name long synonymous with upscale residences and wealthy kamaaina. Many of the homes of that privileged class are still there, many now Historic Residences for their distinctive architecture.

It’s also the site of some of Honolulu’s most opulent modern residences, especially along the oceanfronting Kahala Avenue. The lifestyle here is refined, with very few buildings exceeding 3 stories, leaving the skyline open and uncluttered. Development is something that happens outside Kahala.

Though the Old Kamaaina class isn’t so prevalent here anymore, their ways remain. Simple elegance that rests on the surrounding natural beauty and a sense that Hawaii’s envied past still lives here.

Kai Nani
Average sales price / interior square foot – $2,280.00
Data based on 1 home sold over the past 2 years.

What Makes Kai Nani Special:
Kai Nani has a singular location, laid out mainly on a strip between Waialae Golf Course’s open greenery and the Pacific Ocean. With only 30 homes on 2 streets you have views of one or even both of these desirable vistas.

The large lots of 10K sq ft and up are crowned with equally substantial residences, qualifying them to be toward the top of Honolulu luxury homes as a group. Those along the ocean also enjoy being right on a long stretch of beach, away from the more commonly used sands.

This collection of houses is hidden away from the highway it sits just off of, the tone changing dramatically as you drive further in, due to the golf course buffer that shields you from that active artery. In here you’re embraced warmly and allowed to indulge your senses once again.

Wailupe Beach
Average sales price / interior square foot – $579.00
Data based on 4 homes sold over the past 2 years.

What Makes Wailupe Beach Special:
The Wailupe Beach coastline has drawn people for decades due to the calm blue waters here, sheltered from the waves by a large reef. Though not every one of these homes are directly on the water, many that are have personal boat docks, creating incredible ocean recreation options outside their back doors.

These houses also get attention for their larger lots, starting at 6,000 sq ft along the original shoreline and beginning at almost twice that on the peninsula area. Privacy is greater here as well since the beach, though open to the public, isn’t easily accessible, but provides residents with a wonderfully uncrowded stretch of sand, sea and stunning ocean views.

Niu Beach
Average sales price / interior square foot – $784.00
Data based on 5 homes sold over the past 2 years.

What Makes Niu Beach Special:
Niu Beach, just east of Aina Haina Beach, enjoys the same protective reef factor, keeping the ocean tranquil along this neighborhood. In addition, there is a deep water channel out to the open waters, so some residences have a personal dock right outside where their craft awaits them at all times.

There is only 1 very wide street on the peninsula and the remaining properties lie along Kalanianaole Hwy with little to disturb the quiet. This condition becomes more clear when you realize the size of both the lots and the houses themselves, creating space and separation. Though some of these lands are man-made, all of these Honolulu luxury homes have the full rewards of nature’s gifts to enjoy.

Aina Haina Beach
Average sales price / interior square foot – $379.00
Data based on 4 homes sold over the past 2 years.

What Makes Aina Haina Beach Special:
Aina Haina Beach is another intriguing mingling of charming vintage homes and much larger recent additions with every cutting-edge comfort. Lovers of the Old Hawaii way of life can have that here along with buyers seeking a beachfront estate experience.

That lot and home size variety presents opportunities for the less wealthy looking for entry to a truly upscale neighborhood, but also disguises the value of the higher-end properties in the average. All benefit, though, from the sedate swells, their power minimized by the large reef that parallels this place.

The beach along here is difficult to reach for the public, so it is often almost deserted, adding almost a private bed of sand for you to lounge upon at your leisure.

Paiko Lagoon
Average sales price / interior square foot – $637.00
Data based on 9 homes sold over the past 2 years.

What Makes Paiko Lagoon Special:
Paiko Lagoon is almost Hawaii Kai in miniature. The homes here encircle not only the lagoon, but also a connecting Ancient Hawaiian fishpond. In turn, the lagoon opens out to the ocean, making it a graduated transition to the Pacific. Some of these luxury homes are bordered by these waters on 2 and even 4 sides in one case.

The houses come from every era of the last 100 years, many the work of prominent architects of their day, with touches that make them exceptional.

Equally exceptional is the fact that the central area is designated as a State Wildlife Sanctuary. Along with the wonders of living beside such a natural treasure, it protects the community from any kind of possible development or dramatic changes to this priceless vista.

Portlock
Average sales price / interior square foot – $679.00
Data based on 8 homes sold over the past 2 years.

What Makes Portlock Special:
Portlock’s modern real estate history began in late 1940’s, when wealthy residents began building here – and in larger dimensions than usual. A few houses from that period are still here, providing the same warmth and enveloping Aloha today.

The draw then, as it is now, was the oceanfront properties that line the east side of Maunalua Bay. From here residents can look out for miles at the Pacific, the coastline and Diamond Head’s lesser known east profile.

The neighborhood does include residences behind the coastline lots, their higher elevation allowing them to look out over their makai neighbors at the very same view. Though there’s no beach, that does mean the oceanfront is all yours, a privilege few can claim.

Hawaii Loa Ridge
Average sales price / interior square foot – $573.00
Data based on 45 homes sold over the past 2 years.

What Makes Hawaii Loa Ridge Special:
It is only when you get up here you can fully understand the appeal of this ridge. From these heights you’re rewarded with a panoramic lookout taking in from Koko Head to Diamond Head and straight out to the horizon where the Pacific Ocean finally ends.

This guarded and gated community is unmistakably exclusive filled with modern luxury homes with manicured lawns and surrounding green areas. A strong neighborhood association strictly protects homeowners’ existing views and ensures high standards of landscaping for both private and common areas.

Being up here you are fully removed from the life below, creating a very different feel from any other community in Honolulu. It is almost like descending underwater, leaving the noise and strain of the world behind.

Waialae Golf Course
Average sales price / interior square foot – $725.00
Data based on 7 homes sold over the past 2 years.

What Makes Waialae Golf Course Special:
As the name indicates, the Waialae Golf Course houses sit right against the mauka side of the links, with one section that actually extends into the course itself. So far does it reach into the fairways, the homes are encircled over 270 degrees by them.

Almost every home spreads out over one level across lots that have at least 10K sq ft of space. The layout has many advantages, the most apparent being the wide open environment. That pays off especially well as certain houses look across the golf course to the ocean behind it.

The large, yet unimposing residences have created an unpretentious atmosphere, but make no mistake. The size and quality of the homes, along with the desirable proximity to the most elite country club in Hawaii and the Pacific swells, put it in the first-rate of Honolulu luxury neighborhoods.

What Makes These Honolulu Neighborhoods Truly Remarkable
In a real estate market that is perpetually hot, yet has such distinguishing factors within it, you can understand it being difficult to pin down a truly typical value for much of these places. However, each of these 11 has not only been toward the top of the ratings in pricing and desirability recently, but for decades.

This proven, enduring quality comes from something a little, or even a lot, different in each one, going beyond just large dimensions. Honolulu luxury homes come in a wide variety, able to satisfy a surprising number of tastes. That’s what has put these neighborhoods at the peak of Honolulu’s real estate world.

The post Honolulu’s 11 Most Expensive Single-Family Homes Neighborhoods appeared first on Honolulu HI 5 Blog.

For more information please contact The Block 803 Waimanu sales office (808) 548-0900 / sales@theblock803.com or visit the sales gallery 677 Ala Moana Blvd Suite 111.

Important: The sales office is accepting applications for the reserved housing units from January 7, 2017. Potential Buyers must include a pre-approved issued by either Honolulu Home Loans (See list of HHL loan officers) or American Savings Bank (see list of ASB loan officers), as part of the application. January 28, 2017 10am is the date & time the selection begins for the reserved housing units, which will be on a first come first serve basis (no lottery). Affordable and market priced units will be released at a future undetermined date.

The Block 803 Waimanu in Brief
Units: 153 total in a 7 story complex – 66 reserved housing (HCDA guidelines), 79 affordable housing (HHFDC guidelines) and 8 market priced.
Prices: Studio (affordable houssing) starts in $200’s, Studio & 1BR (reserved housing) starts $300’s, Lofts (reserved housing) starts in $400’s.
Expected Completion: mid 2018 (anticipate 12 – 14 months from ground breaking).
Parking: 82 stalls total utilizing an automated mechinical parking system and additional bike parking.
Developer: MJF Development Corp (Californa).

The Block 803 Waimanu Renderings

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Discussions of the most exciting, most expensive or the ‘Best’ neighborhoods in Oahu real estate will inevitably turn to the current mainstays like Kakaako, Kahala or Ko Olina. For those who know the Island intimately, though, those marquee names are just the start, not the entirety, of that conversation.

The fact is that there are communities across Oahu that possess something wonderfully special, something stunning, that has escaped notice somehow. Neighborhoods that you probably never even heard of before. Come learn what makes them stunning to even longtime Oahu real estate followers and you’ll never forget them again.

KAI NANI

Kai Nani

 Waialae Golf Club is well known as probably the most elite of its kind in all of Hawaii. Only one neighborhood lies not only along its fabled fairways but also on the Pacific itself, and that is Kai Nani.

Created in the 1960’s from lands the Bishop Estate took back from the golf club, these lots immediately took their place at the top of the Honolulu homes scale. Every one of the only 30 properties in this community holds a luxurious house of the size and extravagance that only the most wealthy can attain.

The views of the ocean from this most envied of Oahu’s coastline is elevated by the beach here that seldom sees outsiders due to its isolation. There may be no private beaches in Hawaii, but this is pretty close.

This is the mirror image of beachfront Kahala that bookends the other side of the golf course, but with added advantages. Same incredible views and scenery. Zero through traffic. It’s what Kahala Avenue residents can only wish they had.

PAIKO LAGOON

Paiko Lagoon

There’s more here than just a lagoon, though that alone would make these exceptional Oahu homes. Paiko Lagoon actually has 3 bodies of water in it, beginning with Kanewai Fishpond, created by Native Hawaiians over 1000 years ago. That connects to the titular lagoon, part of which is a protected wildlife sanctuary, and, in turn, it flows out to the open ocean.

While the pleasures of living in sight or even beside any of this trio would be enough, some homes have the privilege of dwelling on the strip of land between the pond and lagoon. Even better are the few prized lots on the terrain that is the makai side of the lagoon on one hand and oceanfront property on the other. It is truly a Win-Win situation for those residents.

The formally recognized historic status of the fishpond and lagoon’s established sanctuary sets in stone that these waters will remain unsullied, a promise that other parts of Honolulu cannot always claim. In Paiko Lagoon, however, you can have what they call a Forever View.

KOKO KAI

Koko Kai

Locals often refer to, and even think of, the entire neighborhood on Koko Head’s makai side of Kalanianaole Hwy as Portlock. If you continue on that volcanic outcropping toward the Pacific, though, when you get to the end, you’ll be in a place all its own, called Koko Kai.

Even from the road it isn’t difficult to understand the attraction of living here. Almost every house has an ocean view, one uncluttered by the sights, or noise, of the highway or development.

It only goes up from there for those whose residences sit right on the water, the waves crashing just off the small cliff they sit on above them. That private contentment is accentuated by the lots that leave room for the large luxury homes as well as yard space you can spread out on. There’s much you can do with an area that has at least 11K sq ft and, in most cases, a lot more.

Nature’s power and grandeur surrounds this place, with prime surfing spots just off this coastline, the famous Spitting Cave a short walk from these residences and sunsets descending over the Pacific each evening that cannot be missed. Koko Kai may be lower profile, but the residents seem to have no problem with that.

BEACHSIDE

Beachside

If you had to guess, what would be the most prized real estate in Kailua? If you believe it’s the strip of land along the coastline, you’d be right. Amazingly, almost every piece of that treasured property falls under just one neighborhood – Beachside.

As the name indicates, sands lie along the entire stretch of this community, from the north side of Kailua Beach Park to where it ends at the meeting of Kawainui Canal and Kailua Bay.

Living here places you above the crowds of tourists and locals who flock to Kailua Beach, the miles of Beachside’s shoreline safely outside the growing activity down there. Residents instead have a slice of Old Kailua, when the sands were quieter and provided a more soothing retreat.

The houses themselves are a very broad collection of sizes, styles and ages. Small, vintage beach bungalows still sit on some of these lots, measuring under 1,000 sq ft of interior, but resting on property 10 times that size. Again, Old Kailua still survives here.

You’ll also find those huge luxury mansions that fit our modern conceptions of what you’d expect to find on oceanfront real estate of this caliber.

As President Obama’s vacation spot of choice, it becomes clear that these are more than just picturesque properties. They’re often nothing short of astounding.

LILIPUNA

Lilipuna

Lilipuna tends to be hidden under the radar of Oahu real estate shoppers. It doesn’t have the cachet of neighborhoods in Kailua or Kahala. That can present an opportunity because its oceanfront homes have views that easily stand with that of much more expensive zip codes – and at a better price point.

One that sat right on Kaneohe Bay here sold for under $1M in late 2016, which had been remodeled that same year and an 11K sq ft lot. The underrated beauty of the bay benefits many of the houses that are further back as well, the natural slope of this area creating sight lines out on the Pacific that you’d never have in flatter Kailua.

Many of those views include Coconut Island, which adds a distinctly South Seas touch that is truly romantic. In Lilipuna it is still possible to have a sweeping ocean vista of awe-inspiring beauty, without paying a King’s Ransom to get it.

MAHINUI

Mahinui

The neighborhood of Mahinui is, in some ways, a transition between Kailua and Kaneohe, retaining elements of both. With some small exceptions, it takes up most of the southern half of the lands right along Kaneohe Bay, specifically those on the makai side of Kaneohe Bay Drive.

That includes the residences around Kaneohe Yacht Club, as well as a section that extends up into the hills once you get around the bottom of the bay’s curve.

Mahinui is the quieter, more upscale section of Kaneohe, with little development, no large shopping centers or busy arteries and featuring some very luxurious homes.

Residents of these properties have the waters of the bay before them, from the oceanfront mansions to much of their neighbors behind who sit on higher ground as the land ascends away from the coast. It’s a place that confounds the stereotypes of Kaneohe, holding on to the once familiar Windward ways that are becoming more difficult to find.

WAIMEA

Waimea

Say that one word ‘Waimea’ and many will immediately recognize it as one of the preeminent surfing spots in Hawaii, and therefore the world. It’s a magnetic spot on Oahu’s North Shore where people gather on one of the biggest beaches along this coast and marvel at the power and size of the waves. Now imagine living next door to that.

Most will have be content with imagining. There’s just 15 lots make up this very exclusive community on the very end of the land that makes up Waimea Bay’s east rim. Almost ½ of them line the shore with limitless ocean that provides the backdrop to your days here.

The houses are all luxurious, but not excessive, topping out at a little over 6,000 sq ft interiors and total property dimensions of, at most, 9,000 sq ft. It’s not about having the most sprawling home that draws so many to Waimea Bay anyway. It’s spending your life at a place so astonishing, it’s become a pilgrimage for even the most jaded of locals.

KAWELA BAY
Kawela Bay is about as North Shore as you can get, its location being just west of the northernmost point of Oahu. For those who want to escape the escalating development of the Island as much as possible, without leaving its shores, this is where you should go. Residents here complain that Haleiwa is too developed.

Even for the decidedly rural and spread out nature of this coastline, you’re off on your own. It’s a mile to your closest neighbor eastward around Sunset and a mile and a half east to your western counterpart, Turtle Bay Resort.
The residences of this small neighborhood are all gathered together on the east side of the bay itself, the fortunate survivors of previous efforts to build a resort on this section of the coastline. Those developers may have not succeeded, but they obviously knew prime real estate when they saw it.

The main section is a gated community of luxury homes built since the Millennium, with at least 3K sq ft interiors and often large lots. The oceanfront houses have a view of the famous North Shore swells and natural surroundings that feels very close to what Hawaii must have been like Pre-Contact.

Outside the gates, along the highway to the west are older and smaller residences that lack the high-end comforts, but have an enduring, time-honored charm. They also sit on the oceanfront, indulging in the great pleasures of this environment that no amount of money can match.

THE REWARDS OF DIVING DEEP INTO OAHU REAL ESTATE
None of these neighborhoods is what you’d call a household word on our Island. Despite having so much to trumpet, precious little has heard about them. For a majority of their residents, that’s probably just fine with them. These communities thrive on an intimacy and a protectiveness of what has made them so special, content to have less attention in exchange for a little peace and a greater quality of life.

The post 8 Stunning (Unknown) Oahu Neighborhoods appeared first on Honolulu HI 5 Blog.

News
Koa Ridge is expected to break ground in the 2nd half of 2017 with the first round of homes being completed and ready for move in late 2019.

For more information please call Michelle Johnson at (808) 352-2469 or email Michelle@honoluluhi5.com.

Koa Ridge in Brief
Koa Ridge is a master-planned community, which, when build out (estimated 10 to 12 years)  will include ~3,500 properties within a walkable community, and include single- and multi-family homes, a medical center, a hotel, light industrial, parks, an elementary school, a recreation center, churches and open space. The project will also include a center called the Village Center, which is the center of the project with shopping, dining and entertainment options. Around 2,500 jobs may be created from Koa Ridge.

Location
Koa Ridge is a new residential development, which will be located on 768 acres of agricultural land in Central Oahu between Waipio and Mililani Town – across Ka Uka Blvd from Costco (see Koa Ridge location on Google Map).

Koa Ridge Property Types
Since the original Koa Ridge plan year 2002, the developer has now increased the number of multi-family homes and the single-family homes will be build on smaller lots to regain affordability in an expensive market with high construction costs. The project will also add a commercial component with mixed-use units, where people can live upstairs and use 1st floor for commercial use.

Background on Koa Ridge
Project was originally proposed more than 15 years ago and approved by the State Land Use year 2002. However, legal challenges from opponents (arguing against using the agricultural land for housing) kept the project in limbo until April 2016 when the Hawaii Supreme Court gave the green light for Castle & Cooke Hawaii to develop Koa Ridge. The project is expected to cost developer around $2,000,000,000 ($2BL).

Koa Ridge Prices
No details yet. However, Castle & Cooke Hawaii President was quoted April 2016 saying they expect average home prices to be more than $700,000 (we assume this price point is for market price units).
About 30% of the homes will be affordable housing.

The post Koa Ridge: 3,500 New Homes in Central Oahu appeared first on Honolulu HI 5 Blog.

Everyone knows that Honolulu real estate is some of the priciest in the US. That fact makes you wonder what is the ceiling in a market like this – and what do you get for it? Wonder no more. We’ve assembled the 9 most expensive home sales in Honolulu over the past 5 years, collecting the kinds of properties that even the super-rich would find enticing. If you’ve ever wondered how the other ½ live, or the other 1%, then prepare to find out just what life can be like at the very top.

4375 Royal Pl (Kahala) – $19.8M

4375 Royal Pl

The location of this home is enough for most to understand why it’s on this list. This property is on the immediate east side of Black Point and just before where Kahala Avenue’s makai begins its famous strip of oceanfront mansions. 4375 Royal Place straddles two very exclusive neighborhoods.

The space easily impresses, with over ½ an acre of land right on this extraordinary slice of the coastline. The house itself takes up 7100 sq ft of that, with 5 bedrooms and 6.5 bathrooms across its two floors, plenty of room for family and visitors.

It’s clear that this residence is for active pampering with its exercise room, steam room and partially covered pool so you and your guests can take a dip even in high sun or the rain. Pocket door sections of the walls can be opened up to fully unveil the ocean views to the home or allow the breezes to come in and greet you. Even those winds will be impressed to see inside this home.

503 Portlock Rd (Portlock) – $19.65M

503 Portlock Rd

Perched halfway to the end of this eastern bookend of Maunalua Bay, it should be no surprise that it is right on the water. What may raise some eyebrows is that it includes almost 2 acres of property there, all of it looking right into the Pacific that washes right up to its shoreline.

This is a Honolulu home made for those who live at a certain level. The 7 bedrooms/6.5 baths include 2 Master suites, private guest suites and a nanny or maid apartment as well within an interior of 10, 100 sq ft. There are also water features around the house, such as a pond that sits directly against the dining room. Sliding pocket doors allow you to open the room up and bring the pond into your home.

The water theme extends to an L-shaped infinity pool with Italian tiling, its modern elegance allowing it to double as an artistic feature as well as a recreational one. End a day here sitting on the grand lanai spaces, gazing out on the waters as the sun sets over it. You’ll understand the price tag of this place, no question.

1025 Kaimoku Pl (Kai Nani) – $17M

1025 Kaimoku Pl

This property is on the most desirable end of an already top-level Honolulu neighborhood, found just before Kaimoku Pl dead ends against Waialae Golf Course. Better still, it’s on the makai side of that road, putting it directly on the beach, with the Pacific washing up mere feet from your backyard.

The placement beside Hawaii’s most elite country club and an equally upmarket section of Oahu’s coastline means an elevated asking price. Add 7,457 sq ft of house on almost 19K sq ft of beachfront land here and the sky becomes the limit.

What may not affect the price tag, but certainly the pleasure of owning this home is the shoreline waters aren’t as rocky as areas right around it. Kahala’s beaches have a common complaint about this, but in front of your abode, it’s good wading. Hard to put a price on that, but $17M might be close.

100 Royal Circle (Kahala) – $16.5M

100 Royal Cir

The land this house occupies is right on the border of where Black Point and Kahala meet, so you’ll see it listed under both neighborhoods. What isn’t debatable is that this oceanfront lot is on a part of this coastline that gives the residents a perspective only they and a few neighbors can enjoy.

There is little beach here and its placement on the east side of Black Point places it away from the more accessible west side near Shangri-La.

That feeling of having your own exclusive seat along this natural masterpiece is accentuated by the in-ground pool and hot tub that sit almost right on the edge of the shoreline. From within your own private recreational waters you can look out upon the waves washing toward you.

With 8,626 sq ft of home and a more than substantial 38K+ sq ft of this coastline property to call you own, there’s room to play or soak in the beauty. The indoors contain 4BRs and 4.5BAs with guest quarters and a fireplace for when the winds come in off the Pacific. Even if it does get a little cool for the outdoors, you can gaze out your windows right at a piece of the ocean that seems to be off the map for most, but center of the world for you.

4747 Kahala Ave (Kahala) – $15.2M

4747 Kahala Ave

This may be the hardest item on this list to believe. The house, as sold, was built in 1985 and spread out over 18K sq ft. It had been remodeled as recently as 2004, when it was bought for that $15.2M in 2015. Here’s where it all takes a left turn.

The new owner announced shortly after that the home was to be demolished, a new mansion to take its place. Shortly after closing a public auction was held and everything inside was put under the block.

What the new title holder basically bought for that tidy sum was 63K sq ft of oceanfront property on a street whose status is unassailable. Owning a lot on Kahala Avenue, especially one toward the Kahala Hotel side, is nothing short of having a stake in world class real estate. Time will tell just what will replace the former structure here, but no doubt it will be something awe-inspiring.

202 Kaikuono Pl (Diamond Head) – $14.2M

202 Kaikuono Pl

When Shangri-La is practically your next door neighbor, you know you’re living on some of the most prized Honolulu real estate there is, bar none. You live on the eastern border of the Diamond Head neighborhood, with Black Point beginning just beyond.

Right in front of you also begins the Pacific Ocean, lapping right up to your back lawn, providing a therapeutic soundtrack to the days and nights. In fact, 3 of the 4 bedrooms look right on the waves, lulling you to sleep at night and waking you wonderfully in the morning. With 180 degrees + of oceanfront views, much of the 3 story home enjoys those vistas.

The structure itself lives up to the surroundings, with almost 5K sq ft of elegant design so well executed that this house was featured in the pages of Architectural Digest. With natural and man-made masterpieces contained on this property, it’s surprising it didn’t go for more than it did.

5415 / 5435 Kalanianaole Hwy (Aina Haina) – $13.5M

5415 & 5435 Kalanianaole Hwy – Large Estate Lot in Honolulu

If you take a look at this duo through Google Maps, it’s clear that this was primarily a land purchase. The one story main house and a small beach cottage combine for 3,529 interior square footage, with a pool right outside the primary residence. A nice Honolulu home, but not the reason for a $13.5M sale.

What is the reason are the 2 lots that together bring 2.6 acres of land right along the Pacific in Aina Haina. To put it into more memorable terms, imagine owning over 120 yards lining the beach here. That’s a lot of ocean view.

Easily one of the biggest private lots along this coastline, it presents possibilities that boggle the mind. The new owners, an Asian development company, though, probably have some ideas already in place. The listing of these Honolulu properties was a unique event and the price went to a suitable level. In fact, it may have even gone a little low.

2443 Makiki Heights Drive (Makiki Heights) – $12.32M

2443 Makiki Heights Dr

Coming up to this home makes you feel that it is the one making a dramatic entrance, not you. This sizable residence is accessed through a gated entrance, cars driving up to a perfect circle in front of the house, complete with fountain in the middle of that 360 degrees.

All around on the 1 acre+ grounds are tropical gardens, complete with walking paths within them, much of them enjoying the panoramic views of the ocean, Diamond Head and Honolulu you get from up in these hills.

5BRs are spread over 8,323 sq ft inside, with 6 full and 2 half bathrooms, incorporated into Master as well as Guest Suites for high-level hospitality. A wine room provides another vital side of entertaining as well. There’s even caretaker’s quarters, important for cultivated grounds like these.

From the windows, and the gardens, you and your guests can welcome the day watching the sunrise over Oahu, which just might be the most valuable feature of all.

4711D Kahala Ave (Kahala) – $11.5M

4711D Kahala Ave

Thought built in 2002, this is a return to the Honolulu homes of a more genteel time. This bungalow style home was designed by famed architect John Hara, the man behind such prominent projects as the Maui Arts & Cultural Center and Phase 1 of UH West Oahu’s campus. It’s clear that he brought his deep Hawaii roots to this lot.

The one level of this tropical abode has 5,838 sq ft inside with 5BRs and 6.5BAs, that has room for both residents as well as a guest apartment with its own kitchen for visitors who are staying a little longer.

The smaller dimensions, for Kahala Ave, leave room for the pool contained within the L-shaped structure, but also a grand lawn that leads to the beach, providing space for large parties by the ocean scenery.

Though it may not reach the same grandeur of some of its neighbors, most would agree that this is how Islanders were meant to live – On stunning beachfront property that allows you to live within this environment, not dominate it.

Where Honolulu Real Estate Always Hits Its High Mark
From the list it’s not hard to see that the oceanfront Honolulu homes are the big winners. Though this is a skimming off of the top, there’s little reason to believe that a greater sample of this peak would be too much different. The call of the coastline is clearly a strong one.

The Ancient Hawaiians congregated around these same areas, drawn by the sea life that gave them sustenance without fail. Today most live on these same lands to partake of something harder to define, but no less filling to their spirit.

The post 9 Most Expensive Luxury Homes Sold in Honolulu appeared first on Honolulu HI 5 Blog.

Condotels are hot! Condotels offer a unique combination of maximum rental income potential with maximum rental flexibility, because condotels allow short-term (less than 30-days per tenant) vacation renting,

Your condotel investment property could have a clever dual purpose:

A.) Generate maximum short-term vacation rental income, and

B.) Enjoy it as your personal vacation getaway.

Yes, you can have your cake and eat it too. At least with some properties, up to a certain extent depending on expenses.

Every week we receive calls from Hawaii visitors wanting to buy the best vacation rental property prompting us to clarify what to expect, Waikiki’s Condotel Reality – Cash Flow vs Lifestyle

Some buildings that allow short-term vacation renting have a hotel operator with a convenient lobby front desk. Subject to building restrictions, you may instead employ a 3^rd party property manager, or manage the unit yourself. Check our Guide to Condotels which buildings allow short term vacation renting, requirements, fines, etc.  Also check tax obligations on rental income.

Following are sample condotel units with respective income statements to analyze cash flow numbers:

1.)    Trump Tower Waikiki – Studio:

We receive more inquiries about Trump Tower studios than any other condotel.

A typical smaller 386 -510 sq ft Trump Tower studio, in the -01 or -06 stack on the 8-16^th floor with no ocean view sells for as low as ~$450K (2017).

Maintenance fees are ~$600/mo, property tax ~$500/mo (hotel-resort rate, if used as short term rental less than 180 days per tenant).

Fixed expenses are ~$1,100 /mo (2017) regardless if your condo is rented or not.

Sample income statement – Trump Tower – Studio, managed by Trump International Hotel shows:

Trump Studio – June 2016 income statement

Trump Studio – June 2016 income statement 2

June 2016 gross revenue: $4,742.98, plus $662.24 GET & TAT = $5,405.22

June 2016 expenses: $4,634.32   (Trump Intl files and pays GET & TAT for the owner)

$5,405.22 –$4,634.32 = $770.90 to owner June 2016.

After deducting the $1,100 / mo fixed expenses, your June 2016 net cash flow is negative $329.10

Based on 6 month ytd 2016, your annualized 2016 net cash flow is negative $5,931.04   ☹

2.)    Trump Tower Waikiki – Deluxe 1-bedr, 2-bath + Den:

A typical Trump Tower – Deluxe 1-bedr, 2-bath + Den, with 1,115 – 1,154 sq ft, in the -11, -13 or -15 stack on the 8-20^th floors with two ocean facing lanais sells for ~$1.65Mill (2017).

Maintenance fees are ~$1,735/mo , property tax ~$1,950/mo (hotel-resort rate, if used as short term rental less than 180 days per tenant).

Fixed expenses are ~$3,685 /mo (2017) regardless if your condo is rented or not.

Sample income statement – Trump Tower – Deluxe 1-bedr, 2-bath + Den, managed by Trump International Hotel shows:

Trump 1Bedr – April 2016 income statement

Trump 1Bedr – April 2016 income statement 2

April 2016 gross revenue: $12,540.74, plus $1,750.94 GET & TAT = $14,291.68

April 2016 expenses: $9,460.87 plus $1,750.94 GET & TAT (owner pays directly) = $11,211.81

$14,291.68 –$11,211.81 = $3,079.87 to owner April 2016.

After deducting the $3,685 / mo fixed expenses, your April 2016 net cash flow is negative $605.13

Based on 4 month ytd 2016, your annualized 2016 net cash flow is negative $1.948.71.  ☹

Lucky you don’t have a mortgage payment.

• Conclusion:

Trump Tower is a lifestyle choice, but not a cash flowing condo. Rental income does not offset the huge Trump Tower expenses. In addition, Trump has tight restrictions on allowing 3^rd party property managers making the Trump Tower a poor choice for cash flow profit.  – It is however a great property to vacation at and enjoy the VIP white glove service. A few owners even like living there fulltime.

3.)   Palms Waikiki Studio:

A typical smaller 251 – 265 sq ft Palms Waikiki studio, with 1 Queen bed and Juliet balcony in the -09, -17, -23 or -29 stack with no ocean view on back side of the building sells for ~$190K (2017).

Maintenance fees are ~$454/mo , property tax ~$191/mo (hotel-resort rate, if used as short term rental less than 180 days per tenant).

Fixed expenses are ~$645 /mo (2017) regardless if your condo is rented or not.

Other slightly larger Palms Waikiki units with two twin beds rent better but also cost more and have higher fees.

Sample income statement – Palms Waikiki studio, managed by Aqua shows:

Palms Studio – Nov 2016 income statement

Nov 2016 gross revenue: $1,917.03 (includes $43.13 GET, Aqua already paid TAT)

Nov 2016 expenses: $958.52 + $43.13 GET (owner pays directly) + $67.10 (IMF) = $1,068.75

$1,917.03 –$1,068.75 = $848.28 to owner Nov 2016.

After deducting the $645 / mo fixed expenses, your Nov 2016 net cash flow is $203.28

Your total 2016 net cash flow is $9,134.83. That’s a cap rate* of 4.807%  

4.)    Aloha Surf Studio:

A typical smaller 219 – 228 sq ft Aloha Surf studio, with 2 twin beds and no lanai on 2^nd or 3^rd floor in the -01, -02, -06, -07, -10, -11, -16 or -17 stack with no ocean view recently sold for $160K (Oct 2016).

Maintenance fees are ~$313/mo, property tax ~$146/mo (hotel-resort rate, if used as short term rental less than 180 days per tenant).

Fixed expenses are ~$459 /mo (2017) regardless if your condo is rented or not.

Other slightly larger and higher floor units with either King bed + sofa, or Twin + Double bed + sofa rent better but also cost more and have higher fees.

Sample income statement – Aloha Surf studio, managed by Aqua shows:

Aloha Surf – Nov 2016 income statement

Nov 2016 gross revenue: $2,206.82 (includes $49.65 GET, Aqua already paid TAT)

Nov 2016 expenses: $1,103.41+ $49.65 GET (owner pays directly) + $77.24 (IMF) = $1,230.30

$2,206.82 –$1,230.30 = $976.52 to owner Nov 2016.

After deducting the $459 / mo fixed expenses, your Nov 2016 net cash flow is $517.52

Your total 2016 net cash flow is $9,541.08, or a cap rate* of 5.96%    – This is a rare exception and the highest cap rate we have seen in Honolulu for some time.

• Conclusion:

Both, Palms Waikiki and Aloha Surf’s smaller studios represent some of the best cash flowing condos we can find. Average daily room rates (ADR) and occupancy rates are high, while monthly expenses are reasonably low. However, if you plan to enjoy your condo for your next vacation, consider the tiny size.

These condotels look and function as economy hotel rooms with no full kitchen. A brief stay might be ok for the Spartan owner. An extended vacation stay might not.

5.)    Ilikai 1-bedr:

A typical Ilikai 1-bedr with 500 sq ft interior and 120 sq ft open lanai often functions as a large studio. The vast majority of owners removed the original shoji screen doors between bedroom and living room.

There are over 1,000 Ilikai 1-bedr units in various conditions from excellent, newly remodeled to original, 50 years old poor condition. There are three distinct sides to the building with either a.) lagoon / ocean views, b.) marina / ocean views, or c.) mountain views.

A typical lower floor Ilikai 1-bedr condo with ocean views starts selling from ~$600K (2017).

Maintenance fees are ~$440/mo, property tax ~$611/mo (hotel-resort rate, if used as short term rental less than 180 days per tenant).

Fixed expenses are ~$1,051 /mo (2017) regardless if your condo is rented or not.

Higher floor units might rent better but also cost more.

There are a dozen different property managers and hotel operators including Aqua managing Ilikai units. We like www.WaikikiBeachRentals.com as an efficient way to manage your Ilikai condo.

A typical Ilikai 1-bedr with ocean views managed by Waikiki Beach Rentals generates the following numbers:

2016 gross revenue: $51,498.40 + $7,190.20 GET & TAT + $4,554.00 Cleaning = $63,242.60

2016 expenses: $9,784.70 mgmt + $7,190.20 GET & TAT (owner pays directly) + $4,554.00 Cleaning + $840 electricity = $22,368.90

$63,242.60 – $22,368.90 = $40,873.70 to owner in 2016.

After deducting the $1,051 / mo fixed expenses (x 12 = $12,612) your total 2016 net cash flow is $28,261.70, or a cap rate* of 4.71%     

• Conclusion:

Ilikai is a great option that offers great cash flow with relatively low fees, decent space, a full kitchen, awesome amenities and a rare direct beach access. Here is more about what makes the Ilikai special. Because the large ocean facing lanais offer a magical vacation experience, Ilikai ocean side units might represent the perfect blend between cash flow and lifestyle.

Choose your priority: Maximum cash flow, or maximum quality of personal enjoyment.

How much will you be using the condo for your own enjoyment? Mountain side comes with busy street noise vs ocean side offers magical experience.

Ilikai mountain side units in the $450K range tend to have a better cap rate compared to Ilikai ocean side units at $600K+.  Ilikai mountain side units rent for slightly less than Ilikai ocean side units, but are selling at a comparatively greater discount vs the ocean side units.

Rules of thumb to remember:

• Hawaii properties with cap rates close to 5% are extremely rare. The vast majority of Hawaii properties does not even come close. The income numbers might be real but actual expenses are often understated. There is always the risk of an unexpected repair cost.
• If you are expecting better than 5% cap rate, you need to look somewhere else on the continental US. That is market reality.
• 3x units @ $300K each, tend to produce a better cash flow compared to 1x unit @ $900K.
• Two full beds tend to produce better cash flow than one Queen or King bed.

* Cap rate is the cash on cash annual net return. E.g a condo valued at $500K with a net operating income (NOI) of $25K / y has a cap rate of 5% ($25K / $500K = 5%).

Let us know what you think. We are here to help.

~Mahalo & Aloha

The post Waikiki’s Condotel Reality – Cash Flow vs Lifestyle appeared first on Honolulu HI 5 Blog.

Who says sailing lessons can’t be done in January?

That is exactly what my 7-year old daughter did during her winter break, January 2 to January 6, 2017 in Hawaii Kai. This has been the second time we signed her up for one week outdoor fun in the sun offered by the Hawaii Kai Boat Club. And, she is requesting to do it again!

We can’t blame her. In a small group setting with knowledgeable staff, self-confidence is being built and quickly new friendships develop. What a way to spend the winter.

Learning how to sail is just another perk of Hawaii Kai living that would be hard to duplicate anywhere else in the US, especially during winter.

Did I mention, the weather was perfect. Here is the proof:

The calm waters within the Hawaii Kai Marina make perfect conditions for boating, sailing, kayaking, jet-skiing, stand-up paddle boarding, fishing, etc. If you have a passion for watersports, you should check out what Hawaii Kai offers.

Might as well consider living right on the marina. You’ll be surprised how magical marina front living can be.

Explore Hawaii Kai’s Top Marina Front Homes & Neighborhoods. Also, check our Guide to Hawaii Kai Marina Front Condos & Townhomes.

Princess and the big whale

Let us know your thoughts. Perhaps you like to share a story about Hawaii Kai’s unique lifestyle. We love to hear from you.

We are here to help. ~Mahalo & Aloha

The post Hawaii Kai Sailing Lessons appeared first on Honolulu HI 5 Blog.

Despite its modest land surface of less than 4 mi², Waikiki attracts more than 5,000,000 visitors every year and is home to more than 50 hotels, with just 9 located directly on Waikiki Beach – a precious commodity the few lucky ones get to enjoy!

This is a guide to Waikiki’s beach hotels – hotels located directly on Waikiki Beach. Before we get to the overview a few things to keep in mind:

1) Hilton Hawaiian Village has 1 timeshare tower on Waikiki Beach – the Lagoon Tower – and there is also 1 Waikiki condo on the beach – a condo  hotel called Waikiki Shore. The Lagoon Tower is included in this post because it operates like a hotel and Waikiki Shore is included because it offers short-term vacation rentals – like a hotel – and also has a hotel operator in the building managing several of the units. This post is therefore a review of 11 properties: 9 hotels, 1 timeshare & 1 condo hotel.

2) The 3 Hilton Hawaiian Village towers located directly on Waikiki Beach are very different in terms of style, quality and room size and are listed as independent separate hotels in this post. There are other beachfront hotels in Waikiki with more than 1 hotel tower, but those towers feel more like an integrated part of the same hotel and are not listed separately.

3) The list does not include hotels near Waikiki beach (think The Modern Honolulu), hotels just a stone throw away from Waikiki beach (think Hyatt Regency Waikiki) or condo hotels near the beach (think Trump Tower Waikiki).

Video of Waikiki Beachfront Hotels:

Guide to Waikiki Beach Hotels

Hilton Hawaiian Village – 3 Beachfront Towers

Hilton Hawaiian Village Waikiki Beach Resort
Profile: This is the largest beachfront resort in Waikiki, taking up 22 beautiful beachfront acres,  with 8 vacation buildings – a mix of hotel & timeshare towers.  3 towers are located directly on Waikiki Beach: The Lagoon Tower, Rainbow Tower & Ali’i Tower. The other 5  towers – not located directly on Waikiki Beach – are the Grand Waikikian Tower, Kalia Tower, Tapa Tower, Diamond Head Tower and Grand Islander (the ladder a timeshare tower with expected completion summer 2017).

Website: Official Site – Hilton Hawaiian Village
Phone: (808) 949-4321
Location: See on Google Maps
Reviews & Photos: See on tripadvisor

Lagoon Tower – Hilton Hawaiian Village

Lagoon Tower, Hilton Hawaiian Village (~264 rooms)
Profile: This is a timeshare property. Studios have a kitchenette and the 1BR and larger units all have a full kitchen. Each floor has community laundry facilities, though not inside the units. The rooms are on the larger side and more spacious than your typical hotel room. All rooms have a balcony that sits up to 4 people.

Website: Official Site – Lagoon Tower
Phone: (808) 953-2700
Location: See on Google Maps
Reviews & Photos: See on tripadvisor

Rainbow Tower – Hilton Hawaiian Village

Rainbow Tower, Hilton Hawaiian Village (~796 rooms)
Profile: Views are incredible from many rooms and the oceanfront rooms boast the best beach, Waikiki and Diamond Head views of any rooms in any tower within Hilton Hawaiian Village. All rooms have a balcony that sits up to 4 people.

Website: Official Site – Rainbow Tower
Phone: (808) 949-4321
Location: See on Google Maps.
Reviews & Photos: See on tripadvisor

Ali’i Tower – Hilton Hawaiian Village

Ali’i Tower, Hilton Hawaiian Village (~350 rooms)
Profile: The most exclusive of the Hilton Hilton Hawaiian Village towers with private 2nd floor pool and fitness. This tower even has its own private check-in to save visitors time. Rooms are larger than your standard hotel rooms and the vast majority of rooms have a balcony that sits up to 4 people – there are a few 2nd floor rooms without balcony.

Website: Official Site – Ali’i Tower
Phone: (808) 949-4321
Location: See on Google Maps
Reviews & Photos: See on tripadvisor

Hale Koa Hotel

Hale Koa Hotel (~818 rooms)
Profile: Exclusively serves members of the US Armed Forces & their families and is not open to the general public (see eligibility requirements). The hotel has 2 towers: The Ilima Tower (built 1975) and Maile Tower (built 1995). The 2 towers are fairly similar. 

Website: Official Site – Hale Koa Hotel
Phone:  (808) 955-0555
Location: See on Google Maps
Reviews & Photos: See on tripadvisor

Waikiki Shore

Waikiki Shore (~168 rooms)
Profile: This is a condo hotel where each unit is individually owned. Castle Resorts & Hotels is the only hotel operator with a front desk in the building and as of February 2017 Castle was managing 81 of the approximate 168 units. Outrigger also manages several units at Waikiki Shore (see the Outrigger Waikiki Shore website), but doesn’t have a front desk in the building (a staff from Outrigger will come to the property and hand keys to the guests upon arrival). Several units boast incredible ocean views and the location is amazing, on a beautiful part of Waikiki Beach. The building itself is rather plain and doesn’t offer a true hotel experience.

Website: Castle Resort Site
Phone:  (808) 952-4500 (Castle Resort)
Location: See on Google Maps
Reviews & Photos: See on tripadvisor

Outrigger Reef Waikiki Beach

Outrigger Reef Waikiki Beach Resort (~630 rooms)
Profile: Most rooms have a balcony, except some standard rooms. Less than 50 rooms face directly towards the ocean. Great location, next door to Waikiki’s most prestigious 5 star hotel, Halekulani. 

Website: Official Site – Outrigger Reef Waikiki Beach Resort
Phone: 808-923-3111
Location: See on Google Maps
Reviews & Photos: See on tripadvisor

Halekulani

Halekulani (~453 rooms)
Profile: The only 5 star hotel in Waikiki (Trump Tower and Ritz-Carlton are 5-star properties too, but condo hotels).  All rooms have a balcony that fits up to 4 people for most rooms (some balconies may fit even more people). There is a boardwalk in front of the hotel, which offers easy access to white sandy beaches on either side of the hotel. Halekulani is home to the world-renowned French restaurant, Le Mer.

Website: Official Site – Halekulani Official Site
Phone: (808) 923-2311
Location: See on Google Maps
Reviews & Photos: See on tripadvisor

Sheraton Waikiki

Sheraton Waikiki (~1,636 rooms)
Profile: The largest hotel tower on Waikiki Beach, with more than 50% of the rooms facing the ocean. All rooms have a balcony that sits up to 4 people. Hotel has an awesome infinity pool by the ocean. There is a boardwalk in front of the hotel with a beautiful sandy beach by neighboring Royal Hawaiian Resort Waikiki. 

Website: Official Site – Sheraton Waikiki
Phone: (808) 922-4422
Location: See on Google Maps
Reviews & Photos: See on tripadvisor

Royal Hawaiian Resort Waikiki

The Royal Hawaiian Resort Waikiki (~528 rooms)
Profile: The original iconic structure (~380 rooms) was built in 1927.  Later, In 1971, the Mailani Tower (~140 rooms) was built and the rooms in this tower offers balconies and a more contemporary feel. Unique to the hotel, it has a private beach area, exclusively for the use of its hotel guests, and it is on a stunning part of Waikiki Beach. Known for the awesome Mai Tai Bar, which rests against the beach and boasts incredible Waikiki coastline and Diamond Head views. 

Website: Official Site – The Royal Hawaiian Resort Waikiki
Phone: (808) 923-7311
Location: See on Google Maps
Reviews & Photos: See on tripadvisor

Outrigger Waikiki Beach Resort

Outrigger Waikiki Beach Resort (~ 524 rooms)
Profile: All rooms, except the standard rooms, have a balcony that sits up to 4 people. On the lobby level is the world-famous Duke’s Waikiki restaurant, which has an awesome energetic vibration. The beach in front of the hotel is awesome and on either side you have the Royal Hawaiian Hotel and Moana Surfrider – both highly rated luxury hotels. 

Website: Official Site – Outrigger Waikiki Beach Resort
Phone: (808) 923-0711
Location: See on Google Maps
Reviews & Photos: See on tripadvisor

Moana Surfrider

Moana Surfrider, a Westin Resort & Spa, Waikiki Beach (~796 rooms)
Profile: The original iconic structure (today known as the Banyan Wing of the Moana Surfrider) opened its doors year 1901, making it the oldest hotel in Waikiki, known as the  Moana Hotel. Moana Surfrider became part of the WestIn group year 2007 – prior it was part of Sheraton.  The hotel has 3 structures: Tower Wing (tallest structure closest to the Royal Hawaiian Resort and only wing with a soaking bathtub in the rooms), Banyan Wing (iconic middle section and on average slight more expensive, because of its history) and Diamond Head Wing (closest to Kapiolani Park side).  Many rooms have balcony, but some only Juliet type. The hotel is home to the only beachfront spa in Waikiki, the Moana Lani Spa, and the popular Beach Bar (obviously on the beach too). 

Website: Official Site – Moana Surfrider, Waikiki Beach
Phone: (808) 922-3111
Location: See on Google Maps
Reviews & Photos: See on tripadvisor

Hope you enjoyed learning about Waikiki’s beachfront hotels – would love to hear from you in the comments!

The post Guide to Waikiki Beach Hotels – Beachfront Hotels in Waikiki appeared first on Honolulu HI 5 Blog.

Did you know that 81% of all serious inquiries we receive for Honolulu homes express a desire for ocean views. There is a special allure about seeing the ocean.

Perhaps it goes back to our brain’s evolution from primordial times, or the distant unconscious pre-birth memory of us floating in the amniotic sac. Perhaps the calming blue color together with horizon views inspire minds to wander and forget time. Some of our clients tell us they like to spend time in Hawaii because Hawaii’s oceans look bluer compared to other places they have been. Perhaps the bluer ocean is simply a reflection of Hawaii’s sunny blue skies.

We don’t pretend to know the answers to these questions, but we do share your fascination with ocean views.

To assist you best in your quest for the perfect dream home, we differentiate between the following two categories:

• Honolulu oceanfront homes – for those of you desiring to be right on the ocean. Check our complete Guide to 400+ Ocean & Beachfront Homes in Honolulu.
• Honolulu ocean view homes – for those of you desiring to see the ocean. These homes enjoy ocean views often elevated. These ocean view homes might not be close to the ocean.

Ocean view homes tend to appeal to many more buyers because they are relatively more affordable. There are simply more homes available with an ocean view, compared to the limited supply of homes that are oceanfront.

Here is your comprehensive guide to Honolulu Ocean View Homes & Neighborhoods:

1.)  Hawaii Loa Ridge (see video)

Hawaii Loa Ridge

Without a doubt, Hawaii Loa Ridge is considered Honolulu’s most luxurious ocean view ridge. Originally developed starting in the 1980s, about 500 Hawaii Loa Ridge homes enjoy spectacular wide ocean views from Diamond Head to Koko Head.

Each home has a deeded view channel, preventing your neighbor from expanding their home into your view channel and therefore protecting your ocean views.

Hawaii Loa residents enjoy a guarded 24/7 security gate and additional roaming security.

From the entry gate with lavish landscaping on the bottom of the hill, to the 1,000 ft top elevation, the neighborhood feels luxurious, displaying a wide variety of impressive looking custom homes.

Here is a typical Hawaii Loa Ridge home at 541 Moaniala St, sold in March 2016 at $3.4Mill.

Most Hawaii Loa Ridge homes sell in the $2Mill to $10Mill range.

Some of the best dramatic ocean views are available from the west facing rim lot locations including Moaniala St behind a second privacy gate at “The Pointe”, and Kahiau Lp, as well as the east facing rim lot locations on Maono Lp and Kaulana Pl.

Consider the prevailing north easterly trade winds when selecting your favorite rim lot location.

Hawaii Loa Ridge residents enjoy a private clubhouse with tennis courts.

2.)  Waialae Iki (see video)

Waialae Iki

Waialae Iki takes the title of Honolulu’s original luxury home ocean view ridge.

Originally developed starting in the 1960s, the Waialae Iki neighborhood today consists of about 600 homes built over 5 increments culminating with Waialae Iki V, the final phase and only gated section, developed in the 1980s with elevations between 800 ft to 1,000 ft.

Waialae Iki’s unique location above the famous Waialae Golf Course creates the additional visually pleasing benefit of lush green golf course views together with vast ocean views beyond.

Most Waialae Iki homes appear more modest, less pretentious compared to Hawaii Loa homes. Waialae Iki homes often sell in the $1Mill to $3Mill range.

A dozen oversize 1+ acre estate lots are the exception located at the very top of Waialae Iki V. Residents here enjoy a high degree of privacy with noticeable cooler mountain climate.

Arguably the more dramatic, closer ocean views are available from lower rim lot locations e.g. west facing rim lots along Kamole St and east facing rim lots on Laamia St.

Waialae Iki homes come with ‘protected view channels’ ensuring ocean views for the vast majority of Waialae Iki homes. This is an important consideration when some of the older Waialae Iki homes are being remodeled and extended.

Several Waialae Iki neighborhood parks along the gentle incline up the hill add to the friendly ambience offering a sense of space and nature.

Roaming security is available for a voluntary association fee on the lower sections of Waialae Iki. Behind the guarded 24/7 privacy gate at Waialae Iki V, residents enjoy their own designated private clubhouse and tennis courts.

3.)  Kahala Kua (see video)

Kahala Kua

Kahala Kua is Honolulu’s newest ocean view ridge.  Home sites first sold in 1995 and most homes were built between 1996 and 1998. By 2005 the neighborhood was almost completely built out. Today (2017) only one buildable vacant view lot remains.

Kahala Kua sits on top of Poola Dr east of Waialae Iki. A private secure gate marks the entry at about 700 ft elevation. This neighborhood is steep. All 110 Kahala Kua homes sit on view lots with 10,000 to 16,000 sq ft, mostly with steep slope terrain. The very top of Kahalakua St sits at the same elevation with adjacent Wailalae Iki V’s Hikino St. Besides the security gate and private streets, there are no common amenities e.g. clubhouse, tennis courts.

Most Kahala Kua homes are selling in the mid $1Mill to $3Mill range.

 4.)  Waialae Nui Ridge (see video)

Waialae Nui Ridge

Waialae Nui has been established in the late 1950’s, featuring a number of ocean view homes designed or inspired by famous architect Vladimir Ossipoff. Across the street from the famous Waialae Golf Course ascending steeply Waialae Nui’s Halekoa Dr reaches top elevations of ~1,300 ft. Here you will find some of Oahu’s highest elevation view homes. Waialae Nui Ridge homes are often valued between $900K and $2.5Mill.

Waialae Nui has arguably one of the most dramatic ocean views of all Honolulu’s view ridges. Because of its steep terrain, both Waialae Golf Course below and Diamond Head Crater seem so close, you could almost touch them. There are three distinct sections to Waialae Nui Ridge:

a.)    The lower older section of Halekoa Dr from the 1430 block to the 1600 block, up to the Halekoa Pl corner. Electricity, cable & phone utility lines run above ground. Homes tend to be a little older.

b.)   Past Halekoa Pl, utility lines run underground. The gas line continues up the street a little further to the Halekoa Dr 1800 block.

c.)    A special private gated section with only 4 custom luxury homes valued in the $3Mill range on 14,000 to 16,000 sq ft view lots is located at Aha Maka Way towards the very top of Waialae Nui Ridge. These custom luxury homes are exceptional in design and privacy with stunning views.

Also noteworthy are two gated popular townhouse communities along the western base of Waialae Nui Ridge. Both, Kahala Pacifica (see video) and Kahala View Estates (see video) offer pleasant views, privacy, a community pool and quick freeway access.

5.)  Wilhelmina Rise (see video) & Maunalani Heights (see video)

Wilhelmina Rise & Maunalani Heights

Wilhelmina Rise is a steep slope neighborhood of about 500 older homes. Some of the oldest homes on the bottom of the hill are 100 years old. Most Wilhelmina Rise homes are valued between $800K to $1.3Mill often on view lots between 3,000 to 10,000 sq ft. A central road, Wilhelmina Rise, named just like the neighborhood, ascends in a straight line with remarkable slope. Wilhelmina Rise’s steepness and closeness to Diamond Head make for some spectacular Diamond Head views.

An additional 350 older homes take up the top 1/3 of the hillside. This section is Maunalani Heights with some gorgeous charming homes on lots between 5,000 and 15,000 sq ft. Maunalani Heights homes are often valued between $800K to $2.5Mill.

Noteworthy are two smaller gated subdivisions developed 1991 within Wilhelmina Rise:

a.)     Maunalanikai Pl, only a dozen homes on steep slope lots located about halfway up the hill off Iwi Way.

b.)    Nohono Kahala (see video), 50 popular stucco homes with tile roof, located on flat terrain at the very bottom of the hill.

6.)  St Louis Heights (see video)

St Louis Heights

St Louis Heights was originally developed starting as early as 1927. This steep slope neighborhood consists of about 600 mostly older homes on lots between 4,000 and 10,000 sq ft. Particularly the downslope rim lots in the lower section along Kaminaka Dr offer some spectacular ocean views without having to drive up too high.

From St Louis Heights you have the shortest commute into Waikiki compared to other view ridges. Most St Louis Heights homes are valued between $800K to $1.2 Mill.

7.)  Makiki Heights (see video) & Tantalus (see video)

Makiki Heights & Tantalus

Makiki Heights is a lush green hillside neighborhood of older homes between Punchbowl and Manoa. Hidden behind among rich tropical foliage are some large old Kamaaina estates. Makiki Heights homes are desired for their short commute to downtown, and yet they offer remarkable privacy and serenity with gorgeous city and ocean views.

Lot sizes are between 5,000 sqft to 1+ acre. Makiki Heights homes are often valued between $900K and $8Mill.

Tantalus is a rainforest neighborhood located right above Makiki Heights. Homes deep in the forest are collecting rainwater with catchment systems. There is neither freshwater nor a sewer connection. This is the ultimate place for nature lovers who seek a cooler, sometimes misty mountain jungle climate.  You will find privacy, serenity and some spectacular rim lot ocean views from a mixture of vintage mountain retreats, family estates and simple log homes. Tantalus homes often sit on 9,000 to 2+ acre jungle lots and are valued between $800K to $3Mill.

8.)  Pacific Heights (see video)

Pacific Heights

Pacific Heights is a steep slope neighborhood of about 300 homes just above downtown Honolulu. Some homes are 100 years old. Here you will find some estates from yesteryear where some of Honolulu’s most influential movers and shakers used to reside. From Pacific Heights you have the shortest commute to Honolulu’s business and financial downtown district, compared to all other view ridges. Most Pacific Heights lot sizes are between 5,000 and 20,000 sq ft. Pacific Heights homes often sell between $700K and $2Mill.

 9.)  Black Point (see video) & Diamond Head (see video)

Diamond Head & Black Point

Both, Black Point and Diamond Head are oceanfront neighborhoods. They are mentioned here under ‘ocean view neighborhoods’ because many of the homes not directly on the ocean enjoy great ocean views due to the sloped terrain, modest elevations. Both neighborhoods are described in detail, together with other Honolulu oceanfront neighborhoods, in our separate Guide to 400+ Ocean & Beachfront Homes in Honolulu.

Black Point and Diamond Head are considered some of Honolulu’s most expensive neighborhoods.

Black Point consists of only 75 homes with lot sizes between 5,000 and 22,000 sq ft. Most Black Point Homes sell between $2Mill and $10Mill.

Diamond Head consists of about 650 homes. Lot sizes range between 3,500 sq ft and over 1 acre. Diamond Head homes often sell between $2Mill and $15Mill.

10.)  Hawaii Kai

Hawaii Kai

There are 4 additional distinct ocean view neighborhoods in Hawaii Kai, the most eastern region of East Honolulu. Hawaii Kai ocean view neighborhoods include: Portlock / Koko Kai / Triangle (see video), Napali Haweo (see video), Kamehame Ridge (see video) and Mariners Ridge (see video).

These Hawaii Kai ocean view neighborhoods are described in detail in our separate guide: Stunning Hawaii Kai Ocean View Homes.

Let us know your thoughts. Share, Like and Comment below. We love to hear from you.  We are here to help you find your perfect dream home. ~ Mahalo & Aloha

The post Guide to Honolulu’s Ocean View Homes & Neighborhoods appeared first on Honolulu HI 5 Blog.