New Developments Guide
Learn everything you need to know about new construction on Oahu.
Honolulu – and on Oahu in general – have many new residential development projects that have recently been constructed or are currently in development. Why would someone want to live in a new development on Oahu? Really, there is an abundance of reasons. From affordable housing options to the most immaculate luxury condos, pet-friendliness to walkability to surfboard storage, fully-furnished to foodie-friendly: New developments on Oahu can meet almost any homebuyers’ needs and desires.
With so many options, some homebuyers might wonder how to decide on a development. Thinking about must-have items and wish-list items can help to narrow the search. And, certain developments are stand-outs in some categories while other developments might need to be reconsidered due to ongoing litigation issues.
Before beginning a search for the perfect property in a new development, it’s advisable to determine what exactly is absolutely necessary in the new home. From price range to size to accommodations for all family members to transportation to investment options – all the must-haves should be considered. Ask yourself a few questions to begin to your search.
What is your price range? What amount are you preapproved for? Realize that financing on a new development often has its own contingencies and processes, especially regarding affordable housing.
Many new Oahu developments do have affordable housing options. The Hawaii Housing Finance & Development Corporation (HHFDC) has spearheaded the developments of Ililani in Kakaako, for example. The Hawaii Community Development Authority (HCDA) has a Reserved Housing program for new developments in Kakaako and Kalaeloa with affordable housing, such as Ulana Ward Village and Kaulu by Gentry. Another affordable housing development program is Transit-Oriented Development (TOD), revolving primarily around neighborhoods surrounding the current and future Honolulu Rail (Skyline), including Ala Moana. Some developments built under TOD include The Park on Keeaumoku and 1500 Kapiolani.
Are you looking for new luxury housing developments in Honolulu? The allure of sophisticated amenities and the best-of-the-best construction features for those with economical means is available with new Hawaii developments. Some luxury new developments include Alia Kakaako, Kaliu in Kakaako and The Launiu in Ward Village.
New housing developments in Hawaii offer a range of floor plans and sizes. What size home do you need? Is your family growing or downsizing? Think about the number of needed bedrooms and bathrooms as well as whether you would like a condominium (with maintenance taken care of) or a single-family home.
A two- or three-bedroom unit in Kuilei Place might be the perfect fit for a small family or couple while a studio in Downtown Honolulu’s MODEA might be the perfect fit for an individual who wants to be in the center of urban life with easy access to work or public transportation.
Are you looking for a new single-family home? The new communities on the western side of Oahu are building brand-new homes in planned-neighborhoods, such as Koa Ridge (Nanea, Waioha), Ewa Beach (Makamae by Gentry, NorthPark by Gentry, Kekainani), Hoopili (Nahele, The Bluffs at Nanaina, Kanalani, Ikena), and Kapolei (Kaulu by Gentry). Some of these new housing developments also offer single-level and ADA-compliant units to assist those homebuyers who are seeking to age in place.
Some new developments have playgrounds and even new public elementary schools within walking distance. Others have play rooms and childcare available nearby. Imagine living in a development with other children and families nearby; this is possible when living in some of Oahu’s new developments.
What are the family-friendly new developments on Oahu? Koa Ridge is set to have green spaces, walking and biking paths, a school and a community center. Ke Kilohana in Ward Village has an indoor air-conditioned playroom in addition to an outdoor playground with grassy areas.
Many new condominium projects, especially those in Ward Village, are pet friendly – even offering dog areas or parks. Ward Village’s South Shore Market also welcomes dogs to shop with their owners. And, Oahu has a number of dog parks and dog-friendly parks as well, where furry family members can freely frolic.
Pet-friendly new condominium developments include The Park Ward Village, which has a dog park on the third floor and allows two pets per unit (dogs, cats, guinea pigs, rabbits, bird – not to exceed 80 pounds each) and One Ala Moana, which also has a dog park and run and allows two pets up to 60 pounds.
Do you have a car or do you plan to use the new Honolulu Rail (Skyline)? Or, perhaps you prefer walking or biking?
For those with cars, many new development condos will also offer a limited number of parking spaces with the unit. For example, some Koula Ward Village two-bedroom, two-bathroom units also offer two parking spaces. New single-family home developments, like Waioha II and Nanea II at Koa Ridge, offer two-car enclosed garages with additional parking space in the driveway. Note that Koula and Azure Ala Moana have electric vehicle (EV) charging stations as well.
You might be thinking about foregoing a personal vehicle and, with many ride-sharing options (like Uber) as well as the new Honolulu Rail (called Skyline) set to go from Kapolei to Ala Moana, getting around Oahu quickly is an option without a personal vehicle. Also, Honolulu has a number of bike paths as well as pedestrian-friendly streets and neighborhoods (although some Oahu streets and neighborhoods aren’t too pedestrian friendly). Almost all new large developments on Oahu are focused on fusing public transportation, walkability and bike-ability into their overarching development plans. Some new condos even have bike storage for residents, like Victoria Place, Ililani or Alia.
Many might say that purchasing a new development property on Oahu is a good investment. Typically, new buildings have low maintenance and hassle-less ownership, and new developments historically have appreciated over time. Also, on-site residence managers, like at Anaha in Ward Village, add to the appeal of purchasing a property as an investment or to rent as an income property. Note that short-term vacation rentals (less than 30 days) are not usually permitted in new developments (or in most places on Oahu), but many new development homeowners do choose to offer long-term rentals.
After determining the must-haves for the new property, think about some items that would be nice to have. While many new developments are all encompassing – offering the best of everything – sometimes all the wish list items might not be available. So, it’s advised to go into the home hunt thinking about the items that cannot be compromised on, while also keeping in mind some want-to-haves that you would love to have, if possible.
Living in Hawaii will always entail a view. A short drive or walk away, and you can be at the ocean watching the sunrise or sunset – or at the tip of a mountain range enjoying the cooler misty air and awe-inspiring views.
A view from a new home is also a possibility in many new developments. High-rise condos in Honolulu almost always have a glimpse – or full view – of the Pacific blue ocean or the nearby green mountain ranges. Floor-to-ceiling windows and front row locations next to the ocean offer a handful of Ward Village and Kakaako condominiums the best views, with Kalae Ward Village, Victoria Place and Waiea boasting absolutely mesmerizing views – with glimpses of Diamond Head and the sunset over the ocean.
Buying a new house in Hawaii comes with many perks – like stellar amenities in new condo developments in Honolulu. What kind of amenities can you imagine? The new condos in Kakaako have almost any amenity imaginable.
Infinity pools can be found at Victoria Place, The Park on Keeaumoku, Waihonua, Waiea, One Ala Moana and Anaha. Are you looking for a place focused on wellness with a spa, sauna and wellness/yoga room? Look to Sky Ala Moana which features residential condos, a hotel and retail shops. How about a golf simulator and tennis courts? Anaha in Ward Village is your match, although a handful of other condos have either option, but not both. For more Kakaako development matches based on amenities, check out the amenity finder on REAL’s new development page.
Some new developments offer the option of moving in to a fully furnished apartment – with design and décor often curated by some of the world’s best designers. If you have your own beloved furnishings, you might opt for a development where residences come unfurnished, which is also available in Hawaii.
What Hawaii new developments can be bought fully furnished? Aalii was sold with a turnkey furniture package available, as was Koula, offering a custom furniture and accessory package by Yabu Pushelberg. The Park on Keeaumoku is a new development also offering various stunning furniture packages for all their units. These furniture packages are often meticulously curated to match the design of the building; however, if the development does not sell with a furniture package, interior designers can be hired to outfit the new home to have comfortable, classy furnishings.
Do you like to shop? Some new condominium developments are mixed-use, meaning they offer both commercial (shopping) and residential units – making for nearby shopping simply an elevator ride away. Spa services, fitness boutiques, dining and entertainment options can also be built into the condominium or community, offering an ideal live-work-play lifestyle.
In Ward Village, Aalii, Anaha, Aeo, Koula and Waiea all have shops on their first floors. Aalii features Italian cuisine at Cino, a salon and Club Pilates. Aeo has Whole Foods and many other restaurants of diverse ethnicities. Anaha has unique boutiques as well as upscale Merriman’s and Istanbul Hawaii restaurant destinations. Koula is set to have a variety of restaurants and wellness shops on its first floor, including Black Sheep Cream Co. and Japanese cuisine; Body Fit Training and StretchLab, as well as a massage and facial shop, add fitness elements to Koula shops’ offerings.
In Kakaako, SALT is one of the main shopping destinations, with an array of eateries, merchants, artwork and events. Some popular places are Moku Kitchen, OrangeTheory Fitness, Morning Brew and Bevy. Located on the ground floor of Keauhou Lane, Down to Earth grocery store and market, as well as some other shops, offer condo residents a variety of eating and shopping options.
Both Ward Village and Kakaako are located within biking distance of Ala Moana shopping center, coined the largest outdoor mall in the United States. Of course, developments like Sky Ala Moana are within walking distance of Ala Moana shopping mall; Sky Ala Moana is also slated to have retail shops in its base – and with over 350 retail shops and restaurants and restaurants nearby, Sky Ala Moana is a new high-rise development fit for a shopping and dining enthusiast.
Are you looking for shopping and surfboard storage? Hawaiki Tower and Azure Ala Moana are new development high-rises across from Ala Moana Center that also offer places for surfboards, and the world-class Waikiki and Ala Moana waves are within walking distance, too.
When deciding on a new Hawaii development, something else to consider is any new development lawsuits. Sometimes, before construction even starts, legal issues have prevented the development from proceeding and, sometimes, after construction is complete and residents moved into the new building or neighborhood, issues were found – triggering lawsuits. While litigation issues don’t necessarily mean that development should not be bought into, they are something to consider before buying a property in a new Hawaii development.
The following developments with litigation issues should not be considered comprehensive. And, it is important to note a litigation could arise at any point in development, even after residents move in. However, it is also important to note, many residents – even living in these buildings with legal issues – still believe the benefits of purchasing a new development outweigh not owning a newly developed home.
Ke Kilohana
Two years after moving in, Ke Kilohana condominium residents and its board sued the developer, Howard Hughes Corp., over rising maintenance costs, building code violations and construction defects. The general contractor, Nordic PCL Construction was also listed as a defendant in the lawsuit.
Some residents said the mix-used condominium development in Ward Village had small parking spaces, short lanai railing, a faulty fire sprinkler system and a 50% rise in maintenance fees over the couple years. Other complaints included plumbing allowing sewer odors and hydrogen sulfide into the residences, windows that wouldn’t stay open on windy days and the lobby floor cracking.
In July 2021, board members of the Hawaii Community Development Authority (HCDA), the state authority overseeing affordable housing in Ward Village, voted to deny the petition filed by Ke Kilohana homeowners; this petition concerned the rise in maintenance fees. The results of the lawsuit have not yet been publicized.
Waiea
A few years after the front-row, luxury tower in Ward Village, Waiea, was constructed, its condominium association filed a lawsuit against Howard Hughes Corp., as well as Waiea’s general contractor, Nordic PCL Construction. More than 120 construction defects were named, including that Waiea’s signature wall of windows – built to be smooth like the ocean – were creating noise like sonic booms in the breeze. Other complaints included missing pool cabana door-latch bumpers, discolored pool grout, faulty air conditioning, inconsistent hot-water temperatures and a defective parking garage door.
A settlement for $116.5 million was reaching in summer of 2021, and significant construction was immediately commenced to resolve the numerous issues, including to the windows and amenity deck. Now, that the construction defects have been resolved, values of condominiums in Waiea have appreciated and homeowners seem to be enjoying this ultra-luxurious tower in the heart of Honolulu and Ward Village.
These two Ward Village developments have had some of the most publicized litigation issues. Other developments, like Aeo in Ward Village, or the new proposed Kuilei Place near Kapiolani Boulevard, have offered settlements to fix defects or special “affordable” pricing for people who will be displaced by the development, respectively.
It is important to note that instead of going to court, many developers instead work with residents or community members to collaboratively find solutions – or settlement amounts – to resolve disputes and avoid litigation issues.
Hawaii’s new developments are exciting – offering an array of options to choose from. Narrowing a must-have and want-to-have list can assist a potential new development homebuyer in finding the home they will love. As always, a real estate professional specializing in new developments can assist a homebuyer in knowing the ins and outs of what particular projects offer.
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