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.

Honolulu HI 5 – 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 KeKilohana (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 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.

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

The post The Block 803 Waimanu: New Affordable Housing in Kakaako appeared first on Honolulu HI 5 Blog.

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.

Honolulu’s historical homes have had a rough road to reach that designation. They’ve had to last in an often tough climate for buildings, a very active termite population and the seismic spread of development in the last half a century.

Fortunately a good number of notable residences are still with us, their uniqueness resting on both architectural and historical factors. Certain neighborhoods in Honolulu have more of these than others for various reasons, so we’re taking a look at these in an attempt to bring that history alive as well as spotlight their roles in making each of these communities special.

We’ve included the map below to pinpoint the locations not just of the historic homes covered in this write-up, but of all the officially recognized homes in Honolulu. We hope it will help give a deeper dimension to this residential tour through Old Hawaii.

HAWAII REGISTER OF HISTORIC PLACES – WHAT IT MEANS
The Register is overseen by the State Historic Preservation Division, which falls under Hawaii’s Department of Land & Resources. A Review Board considers submitted nominations once a quarter, which can be not only homes, but government buildings, Native Hawaiian sites or even ‘Malia’, an outrigger canoe carved in 1933, whose form established the template for modern racing canoes.

The board bases recognition on the nominee having at least one of these factors:
1) Association with an important event in state, local, or national history;
2) association with an important person;
3) a good example of a certain style of architecture or the work of an important architect; or
4) likely to yield information about history or prehistory (this would be for an archaeological site).

Many believe that you must maintain a historic home in pristine condition, but there’s actually only the requirement of keeping it in “average” condition – and only if you want to claim the property tax benefit. The tax benefit is an exemption from paying regular property tax rates and only paying the minimum property tax rate of $300 / year (verify), assuming the owner petition to dedicate the property for historic residential preservation and the petition is granted.

It is also possible to make changes to the home or property, thought the alterations have to be reviewed and commented on by the State Historic Property Division. Though that does present limitations on what you can do, it is a better prospect than the ‘No Changes Ever’ that many believe is the policy.

If you’re interested in applying for this recognition or just curious about the process, check out this Guide to Nominating Residences to the Historic Register of Historic Places.

Through this program Hawaii has been able to preserve and protect vital elements of our common history and culture, keeping signposts through our past that show how we arrived at our rich and diverse local way of live.

PACIFIC HEIGHTS

2756 Pacific Heights Rd

Pacific Heights had a rocky history in its initial years. The brainchild of a Charles Desky in 1899, he famously built an electric railway up the hillside to create interest and allow interested homebuyers to experience the views from the lands he was selling above Downtown Honolulu. The presence of a dance pavilion at the top added to the allure of the trip upward, but he ultimately sold few lots before being foreclosed on in 1901.

Not until 1921 would the project restart, the promise of utilities and the new prevalence of cars making it easier for residents to live up here as well as travel to and from the business center below. Many of Honolulu’s wealthier residents made homes here, building large luxury houses to match their status.

The examples that remain from the buildup of the 1920’s and 30’s are a wonderful variety of architectural styles, many of them European. It’s clear these were the products of people with both means and distinct individual tastes.

The residents in those first decades included, among others, one of the wealthiest families in Hawaii, the publisher of the Star Bulletin and a branch of a one of the local political powerhouses. Their residences all still stand today.

An excellent example of the European style can be seen in what was the mountain home of the Castle family, ½ of the Castle & Cooke powerhouse. Their Swiss chalet style house from 1928 was their retreat from town in the hotter months. The presence of such a prominent family confirmed Pacific Heights’ ability to attract the cream of Island society.

2765 Pacific Heights Rd

The same year saw the building of the Pratt house, a striking Late Victorian Queen Anne home complete with large turret and huge covered front lanai. This was one of the very first structures on the hillside, the original owners part of the extended Judd Family who sat in the highest Hawaii government offices from the Royal period into the Mid 20th Century.

The Star Bulletin in 1931 was a dominant opinion shaper and maker across Honolulu, and therefore Hawaii, so it fits that its editor had the ability to construct his Spanish Mission Revival house in this upscale neighborhood. Found at 3275 Pacific Heights Rd, what’s known as the Riley Allen Residence stunningly white walls are the mark of a man comfortable with attention.

Pacific Heights is still a place that has a cache and commands a higher price tag to have an address within it. For those interested in a place built for the cream of Honolulu’s society of the early 1900’s, it is an essential place to explore.

NUUANU, PALI & DOWSETT

155 Dowsett Ave

The Nuuanu, Pali & Dowsett neighborhoods have been prized Honolulu real estate for some time. The presence of Queen Emma’s Summer Palace is just the best known of the places that Hawaiian Royalty and their aristocratic class made their own here.

The movers and shakers of Honolulu followed suit, enjoying the cooler climes here and the deep green beauty of the lands, with the added benefits of being close to Downtown. What stands out unmistakably is how so many of the Historical homes draw their significance from not only the house itself, but the importance of the residents who lived in them.

The residence at 20 Old Pali Rd, for example, is an exceptionally well-preserved kamaaina home from 1900. It was once the home of Lucy K. Peabody and Edgar & Lucy Henrique, members of a High Ali’i family and descendants of one of Kamehameha’s top advisers.
The founder of Hawaii’s Democrat Party and a Chief Justice of the Hawaiian Supreme Court, James Coke, had CW Dickey design his Colonial Revival home at 3649 Nuuanu Pali Drive in 1934.

3649 Nuuanu Pali Dr

Even more impressive is the Spanish Colonial Revival structure built by Lihiwai Carter (51 Kepola Place), Hawaii’s Governor from 1903 – 1907. It was one of the biggest private residences ever built in Hawaii when it went up in the 1920’s, with 26 rooms. It still impresses today.

Governor Carter had a total of 10 acres of land surrounding his abode, reflecting the fact that this area was primarily one of estates at this time, rather than a real neighborhood. Few still remain in that form, as the lands were subdivided so the mansions that have survived preside over much smaller lots now. That shift took place in the 1960’s and afterward as the population surged.

Across these 3 communities, Nuuanu-Pali-Dowsett, the residences from the early 20th, and even late 19th in certain cases, tell a story from the very top of Hawaii’s society. It was a time when power and wealth were concentrated in fewer hands and their properties made it very clear who held it.

BLACK POINT
Black Point truly took off as a real estate goldmine in the 1930’s with Doris Duke’s building of Shangri La. Previously it had been home to a few smaller bungalow homes, constructed in the previous decade, some of which are still there almost a century later.

Despite the utterly entrancing scenery of the place, it was, for the time, on the far side from Downtown and off the beaten track. However, Duke’s masterpiece of a residence raised its profile and the possibilities for residences here that opened the floodgates of well financed homebuyers.

One was her good friend Duke Kahanamoku, whose home at 114 Royal Circle was built in 1937, about the same time Shangri La was completed. His house is there today, but was extensively remodeled in 2002, so it’s not exactly at it was when the Hawaiian Icon walked its halls.

Since that benchmark of the 1930’s many of the prominent, locally and worldwide, have lived in this small and ultra-exclusive community, such as Tom Selleck, Carol Burnett, Jim Nabors and Martin Denny, the Father of Exotica music.

The problem for those wanting to know, or even see, more noted Black Point residences is the protective cover over this place, due to its residents desire for privacy. For example, 4109 Black Point Rd is on the National Register of Historic Places, but there are no photographs online. The only information available seems to be that it is Tudor-French Norman style.

One we do have a window on is the John & Kate Kelly home at 4117 Black Point Rd. Designed by Louis E. Davis, it went up in 1931 as a single floor structure, then added a 2nd floor in 1939 that retained the Craftsman style. The upper story was primarily used as studio space for these two well known local artists. Their prints, paintings and sculptures centered around the Native Hawaiian people and culture and continue to be sought out widely today.

Though this is a secretive place, about its past as well as its present, there’s no question that there are incredible structures down here from the first half of the 1900’s that have much to tell. Built by some of the most talented architects and owners with the capabilities to indulge their dreams. As they say, ‘If these walls could talk’.

TANTALUS
Tantalus started life as one of the high ground retreats for the moneyed class, such as the Dillinghams, a place that afforded incredible views over Honolulu as well as lower temperatures that brought relief during the hotter seasons.

One of the very first substantial residences was the James A. Wilder Home (3935 Round Top Dr), an early Arts & Crafts style creation that dates from 1907. Along with its architecture and place in Tantalus’ residential history, the status of the Wilder family, which was at the forefront of Hawaii’s political and business worlds for decades, adds another level of importance.

These heights were also the scene of a pivotal part of Hawaii history. It came with the arrival of the Van Tassel family on this hilltop. Their home, called Nutridge, is a Colonial Revival designed by Hart Wood in 1925, which is enough for Historical designation, but not the pivotal event. That happened on their 22 acres of land surrounding it which held the first macadamia nut farm in Hawaii. From this property sprang an industry that grew to worldwide reach and fame.

The design highlight of this community, without a doubt, is the Liljestrand House (3300 Tantalus Dr), built in 1952 and the creation of Vladimir Ossipoff. It’s innovative modern design, with touches that acknowledge its Island setting, has earned it the label of ‘Hawaii’s Falling Water’. Both its exterior as well as its interior, including still remaining built-in furniture, have been featured in numerous magazines over the home’s lifetime. Still owned by the Liljestrand family today, plans are currently moving forward to open it up to the public for tours and study.

There are not a lot of homes up on this peak, but an unusual percentage have significance to them, from architectural as well as social standpoints. Many, though, cannot be seen from the road, with both artificial and natural cover often in place. Though frustrating for the observer, the residents like the ability to retreat and relax within that embrace and enjoy these homes that link them to an earlier Hawaii.

MAKIKI & MAKIKI HEIGHTS

2490 Makiki Heights Dr

Makiki’s history is famously egalitarian. Unlike other Hawaii communities of the early 20th Century, the classes mixed here to a certain degree. Generally, though not exclusively, the western areas were middle and working class, known as a place many moved after finishing their work obligation on the plantations.

The eastern part, meanwhile, attracted mostly a wealthier class that fit a setting built around Punahou School, where the elite’s children attended. Still, there was crossover within.

It is a place where Bruno Mars grew up in a household that didn’t have a lot, yet was where exiled Philippines President Marcos lived in luxurious comfort after his ouster. Makiki has had range throughout its existence.

One perfect example of crossover is the Alfred Hocking house (1302 Nehoa St), located near Roosevelt High School. Here since 1904, it is undoubtedly the most striking Queen Anne house on Oahu. The stone walls and turret were the property of the man who was President of the Honolulu Brewing & Malting Company, as well as the Senator representing Maui during the Republic period. From the looks of his creation, the brewing business was good.

Closer to Punahou School, Makiki Street features a good share of the Historical residences in the lower areas of this district. #1619, the Mildred M. Yodor home, is the address of a 1929 Tudor Revival with as many as 30 windows in its facade. Up the road at #1921 is a 1930’s Mediterranean Revival, known as the Frandsen Residence, which won it special recognition for its arresting features that typify this style of the period.

In the midst of this upper class district, at 1955 Makiki St, you’ll still come across a small Hawaiian bungalow from 1938 that combines Western bungalow with pronounced Asian elements that show the emergence of Hawaii’s mixed cultures at this time in design.

Makiki Heights has bucked the general rule of this place, being primarily an address for the more moneyed class. That is reflected in the size and styles found here, as well as the names behind their creation.

A few examples – The Hugh G. Petersen, Jr. Residence (2345 Makiki Heights Drive), a Hawaiian Regional home from 1950 is the work of Vladimir Ossipoff. #2475 on the same street, Irvine Paris Residence, is yet another Hawaiian Regional example, this one from 1934. It is so well done and distinctive that it is believed to be a CW Dickey creation, though this is unconfirmed so far.

2475 Makiki Heights Dr

This rare company is possibly only bested by the Leong/Chun House (2721 Kolonahe Place), one of the very few residences in Hawaii from Alfred Preis, the architect best known for the Arizona Memorial.

Makiki isn’t often the first name to come to mind in a study like this one, but, like so much of Honolulu, those places can present the greatest rewards to those who take time to look more closely.

KAIMUKI & KAPAHULU

928 14th Ave

Kaimuki’s modern roots were as a new lower Middle Class neighborhood that first took form with the migration of Chinese families here after the 1900 Chinatown Fire, then filling out more fully with the arrival of the streetcar system.

Kapahulu followed a similar trajectory, the streetcars allowing a similar class of residents to escape the crowded Downtown conditions, yet still commute in for work. The initial forming, however, was partially due to businessman Charles Martin. His Midwest Rural Folk style home is well worth seeing at its 3528 Campbell Ave address. This 1898 addition to the land is the only example of this architecture in Hawaii.

Not far away from the Martin Residence, design enthusiasts will find a rare house custom created by Cyril W. Lemmon in the Lee Residence (917 12th Ave). Lemmon was an extremely successful local architect, noted for being one of the team responsible for the State Capitol’s groundbreaking building.
On the streets of Kapahulu, as well as Kaimuki, you’ll find numerous examples of Plantation homes and Hawaiian Bungalows, the most common choice of the people who first grew these communities.

Kapahulu’s Yee/Tom Court (3405, 3409A, and 3409B Wela Street, 3554 Trousseau Street), with its 4 houses collected around a common courtyard, has been singled out as a collection of classic Hawaiian Bungalow features, each one different. This group of residences is a reminder of the communal life that persisted outside the Plantations where it first originated.

These types of houses were where so many of the great Hawaiian entertainers of the Mid and Late 20th Century grew up. Kapahulu produced an embarrassment of riches in Hawaiian Music as the place where Emma Veary, Sonny Kamahele, Lani Guerrero, Nina Keali`iwahamana, John Pi`ilani Watkins and so many others grew up. From these small houses came huge talents.

Kaimuki has many wonderful bungalows from the first decades of the 1900’s, some recognized officially as historical, but some equally interesting that are not. However, we want to highlight some of the more unusual constructions outside that model.

One very significant entry in Kaimuki is the Albert ‘Sonny’ Cunha home at 1305 Center St. This large wooden house dates from 1926, the residence of the man who made Hapa Haole music a rage across the US in the early decades of the 20th Century. Along with being a musician and songwriter he represented Hawaii in Congress from 1923 to 1924. This grand structure fits the outsize life of its owner.

An even more prominent name is connected to the Lemon Wond Holt house (3704 Anuhea St). Its importance is linked first to the Holt Family, its members boasting many prominent businessmen and figures in the inner circle of Hawaii’s last two monarchs as well as the Territorial government. It’s status is just as important for its fantasy, picturesque style architecture that stands out strongly from its neighbors.

The variety of styles used in Kaimuki is underlined even further by the Lum Residence (840 15th Avenue), a 1926 Mediterranean Revival. Some call it a ‘modest’ example, but the details and flow of the structure deserve greater praise.

Both Kaimuki and Kapahulu were settled by working and middle class peoples of many cultures. Drive around these districts and you’ll see a rich variety of their homes, still lived in and treasured. It was, and is, a closely knit place, the people bound by an aspiring spirit and the fact that they dwell close together on these tightly laid out lots. What history has also recorded is that they were great places to call home, and still are today.

MANOA

2320 Sonoma St

Without question, Manoa has the most recognized historic residences on Oahu. That isn’t hard to believe if you’ve ever ventured into the valley. Vintage homes line these roads, at times giving you the feeling of turning back the clock to Old Hawaii. Manoa was rivaled only by Kahala as the neighborhood of choice for the top Hawaii families in the first half of the 20th Century.

That privileged position is clear from the size and workmanship of the many houses from that era. The Cooke family had numerous residences here, 4 of which make the list, and all very close together. There’s Charles Montague Cooke Jr.’s Tudor Revival (1912) at 2859 Manoa Rd, another in the same style built by Charles and Edith Cooke Residence in 1928 at 2869 Manoa Rd, a 1962 Modern residence owned by Sam & Mary Cooke (2829 Manoa Rd) plus a relative outlier, Grace Cooke’s Craftsman home (1912), found at 2365 Oahu Ave.

For some, the greater attraction will be the home of architect Hart Wood (2512 Manoa Rd), which has many of the distinctive features he brought to his creations across Hawaii. For a time his design office was here as well, the site where many of his famous works came into being.

East Manoa Rd has many properties of import, including the Flora Lidgate at 2494, an example of Hawaiian style architecture from the mind of CW Dickey in his later period (1935). Something very different, but equally delightful, stands at 2627 East Manoa.

The 1929 Fantasy Picturesque creation there, in a Tudor Revival style, is known as the Earl R. and Lillian McGhee Residence. This architecturally unique building was built by the McGhees, one of the first Caucasian-Asian intermarriages in the Islands.

Ferdinand Ave is another of the streets where you’ll find a higher number of standouts. One you can’t miss is the August Christian Spoehler house at 2726. The arresting facade is primarily Gothic Revival, with some elements of Colonial Revival added. The intensely peaked gables cannot be missed.

2310 Ferdinand Ave

Overall, though, the most common pattern is the Craftsman style, which was prevalent in the 20’s and 30’s. A few examples are the Hatch Residence, a rare 3 story version of the Craftsman Bungalow (3255 Huelani Dr), the Stokes Young House (2618 Ferdinand Ave), which lays the Craftsman style over a Swiss Chalet form, and the Huelani Home (3162 Huelani Dr) where noted newspaper editor and radio newscaster Earl Welty lived.

There’s much more in this valley, from Mediterranean Revival to Japanese style, all part of this neighborhood that has held many of Hawaii’s most notable families, who built houses to match their own prominence, but never with the same blueprint.

DIAMOND HEAD

2826 Coconut Ave

Diamond Head presents challenges for the anyone who loves to take in the significant sights of a neighborhood. Many of the addresses are hidden away behind gates & walls and the dwellings beneath Diamond Head Rd are mainly of more recent vintage. There’s good news, though.
Within the Gold Coast section of this longtime exclusive enclave are numerous stunning houses sitting right out in the open. Walk down Kalakaua Avenue just past Kapiolani Park and you’ll take in an immersive course in Honolulu residential architecture from the Early to Mid 20th Century, in almost every form it took.

At #3022 you’ll see a rare Spanish Colonial Revival cottage from 1926. Turn around to look directly across the street from there and you take in 2 rows of Tudor/French Norman charmers that demand a lingering look to fully enjoy. They’re something out of an old European village, but somehow fit perfectly here beside the roaring surf.

Back on the mauka side of Kalakaua, turn your attention next door at #3026, a Colonial Revival covered in shingles with high gabled roofs, added here in 1926. A few steps further east is its neighbor, a definitive Hawaiian bungalow created by possibly the most significant architect ever in Hawaii, C.W. Dickey. 2 doors down, you’ll pause to take in a Cotswald cottage (1929), one of the few examples on Oahu still standing from this era.

3026 Kalakaua Ave

Stroll along this same little community on Kiele or Coconut Avenue and the riches multiply, including 3 Gingerbread houses from the 1920’s, in a more rounded style than those on Kalakaua, leading up to the corner of Coconut and Diamond Head Rd.

None of these structures are very large, the original lots being laid out in smaller dimensions, but the prime location beneath Diamond Head and next to the ocean have kept them consistently in demand, long before they were Historical.

This small pocket is an incredible display of the full range of Honolulu’s home styles from the 1920’s and 30’s, all lining just a very few blocks on the east side of Kapiolani Park. It’s a visual feast, just waiting there for you. No reservation needed.

HONOLULU’S RICH HISTORY, WRITTEN IN REAL ESTATE
Honolulu’s neighborhoods are much more than just towering condos or planned developments. Though that gets most of the press, there’s a deep and brilliant record of the Island’s past to be found. Thought not living history, it is history that can be lived in.

The post Guide to Honolulu’s Historic Homes With Map appeared first on Honolulu HI 5 Blog.

There’s one fact you need to know if you’re a lover of surf & sand – Oahu is the King of Hawaii’s Sandy Beaches, with 50.3 miles of it, more than any other Hawaiian Island. The State of Hawaii Data Book says so.

Now that that’s cleared up, if you’re an Oahu home buyer, this leads to something more. That something is wanting to know what neighborhoods are not only by the beach, but what do those particular sands offer. Beaches are not all the same, just as real estate isn’t, providing something different and often totally unique.

Come with us to take a look at these Oahu neighborhoods, their piece of the Island shoreline and what it means to live there.

KAKAAKO / ALA MOANA
The Neighborhood

Waiea, Anaha & More Kakaako Condos

These 2 districts are well on their way to forming the new urban residential core of the city. Already, the initial properties here have set new standards for Honolulu condo living, with cutting edge amenities, daring architecture and urban design that is fully ‘Hawaii’, yet up-to-the-minute modern.

Residents walk through green park spaces to nearby restaurants, nightlife and shopping, with choices to spare. Whether that’s the new Kakaako or the existing, yet ever expanding Ala Moana Center, it’s all central and accessible to the lives of the people here.

At home they enjoy panoramic ocean views that are eternal and limitless recreation options within their own communities or at Ala Moana Beach Park across the avenue. Exclusively condos, the price range is a wide one.

The typical new(er) Kakaako or Ala Moana market home begins at $500K for a 1BR, ascending to as much as $36M for the ultimate Grand Penthouse that must be seen to be believed. Here, only the sky – and the ocean – is the limit.

The Beaches

Ala Moana Beach Park

The coastline in much of this area drops right off into the ocean, leaving just 1 beach. But what a beach it is. Ala Moana Beach Park is unquestionably the biggest bed of sands in Metro Honolulu and a hands down local favorite.

With ½ mile of beach there’s room to spare and it’s a deep one as well, providing plentiful space for recreation or just to stretch out. A protective reef keeps the waters calm so waders and swimmers both love it and it’s also the perfect place to learn paddle boarding.

With 100 acres across the entire area, you can run a few laps, then cool yourself in these welcoming waters. A full slate of improvements across the board are planned to start this year, including wider walking paths, a new bike path, playground and the beach sands will be fully replaced as well. Most would be hard pressed to imagine this beach park getting better, but this project just might do it.

WAIKIKI
The Neighborhood

Waikiki Condos

Waikiki has always been a neighborhood as well as a world-famous resort district. While there may be more tourists than residents at any one time on its streets, full-timers benefit greatly from the always booming visitor industry.

Shops, entertainment and restaurants populate the palm tree lined boulevards, including some of the most exclusive designer stores and fine dining choices in Hawaii. Though a sizable area, most residents have all of this in walking distance from their doorstep, making it a great place for spontaneous outings.

Active types also have massive Kapiolani Park to roam and play in, right under the west profile of Diamond Head.

This is the original condo neighborhood, with walk-ups from the 1950s sitting alongside brand new luxury towers like the Ritz-Carlton Residences and Trump Tower Waikiki. A Waikiki condo can be yours for as little as $200K for a small vacation rental studio or you can ascend to the heights with a Grand Penthouse in the Ritz for $15M.

The Beaches

Waikiki Beach by Hilton Hawaiian Village

With 1.6 miles of sands, there’s no one ‘Waikiki Beach‘. Instead, it’s best divided up into two main stretches. The first begins in front of the Hilton Hawaiian Village and ending at the Halekulani, a span that includes the biggest beach within this district, called Ft DeRussy Beach Park.

The 2nd starts a little further eastward at the Royal Hawaiian Hotel, going all the way to the Waikiki Aquarium. This second section is the more crowded, being in the midst of where most hotels and shopping is located. It also contains the two lagoons where you don’t have to worry about strong currents or large waves.

All of the beaches benefit from the protection of reefs, creating safer and more sedate conditions generally for water-lovers. Along with the soft, embracing sand that lines them, you have the ideal combination that has made these shores so famous for their calming, even therapeutic, qualities – and when you live here, they await your arrival every single day you spend in Waikiki.

DIAMOND HEAD
The Neighborhood

Diamond Head Homes

Diamond Head brings to mind immediately images of top priced real estate and breathtaking views. That’s not just a perception, it’s reality. Its boundaries formally start at the Gold Coast, a peaceful collection of vintage houses and the unrepeatable condominiums that hug the ocean closer than building codes will ever allow again.

Farther along Diamond Head Road the neighborhood continues, but mostly out of sight on the slope below that ends at the shoreline. This section is purely single family homes, the angled terrain opening up extensive ocean views to almost every residence. These are the larger, more luxurious houses that typify the image of Diamond Head homes, their sumptuousness fitting the gorgeous setting around them.

That level of comfort, the wide ocean vistas and the greater privacy the sloping lands afford have especially attracted numerous famous names to buy real estate here.

The entry to this community starts with the Gold Coast Condos that go from $500K to $4M, with houses beginning at $2M for a fixer-upper on up to $15M for an oceanfront luxury residence that exists only in the dreams of most mortals. Maybe your dream will come true, though.

The Beaches

Cromwell’s Beach

Diamond Head’s beaches aren’t as well known, but that is definitely an oversight. On the Gold Coast end is Kaimana Beach, with 250 ft of coastline that’s so good it attracts a lot of locals as well as tourists. Open water swimmers, paddle boarders and surfers love Kaimana, a constant line of them heading out from here to take on the ocean swells.

Outrigger Beach next door is much smaller, 50 feet across, but offers the same enticing water recreation possibilities and a more soothing experience than Waikiki’s well trafficked shoreline

Drive down Diamond Head Rd a little, around Diamond Head Lookout, and you’ll see surfers heading down a trail, on their way to the shore beneath. There’s something special down there. It’s ¾ mile of white sands, with some of the best south shore surfing spots off of it.

Even if you’re not one to take on the swells, this is a wonderfully removed place to stroll the sands and enjoy the pure pleasure of this tropicala retreat hidden away under Diamond Head.

Lastly is Cromwell’s Beach, which sits beside Doris Duke’s Shangri-La and takes its name from her husband. It is not one of the larger options, but it is a firm favorite for many.

Swimmers, snorkelers and fisherman all come here to indulge their particular passion. Friendly dogs are allowed so they’re a common sight with their owners, too. Sunbathing is good here as well, if only to take in the wonders of the natural spectacle before you, but be aware that high tide erases much of the sandy areas temporarily.

The setting and the scenery on every side has made it one of the most beautiful beaches to take a walk on, whether that’s alone with your thoughts, with a special someone or alongside that loyal four-legged friend.

KAHALA
The Neighborhood

Kahala Homes

If there’s one place on Oahu that’s associated with expensive, luxury real estate, it’s obviously this one. Its reputation alone draws a lot of interest and the reality does not let it down.

The pervasive low-rise environment creates an open atmosphere, aided by the very wide main avenues and the parks and grassy areas that are found throughout the community. Its flatness also contrasts with other nearby areas that have much less even terrain or sit against the mountains.

After the closer quarters and busyness of Kaimuki or even the areas a little further down Kalanianaole Hwy, you feel a distinct change as you cross the border into this community. Suddenly, your surroundings bloom outward into roomier, airier vistas all around. It’s like coming out of a tunnel in some ways.

Although world famous for the oceanfront mansions of Kahala Ave and the vintage kamaaina homes, there are also smaller, more modest Kahala homes. Still, the location will up even those listings, so expect to see an asking price of $1.5M for a fixer-upper, all the way to $20M to hold the title of one of the fabled grand beachfront Kahala mansions. Start saving now.

The Beaches

Mother’s Beach

Like the neighborhood, Kahala beaches are a little different. If you’re looking for a place surfing, there’s little reason to come here. Truth be told, some parts of the mile long beach area are a little rocky and they aren’t the widest either. Instead, they fit their environment, offering a more relaxed and contemplative atmosphere.

You will find soft sands, however, on Mother’s Beach, entered at the end of Hunakai St. From there it’s a well-loved pastime to stroll eastward by the ocean all the way to as far as the Kahala Hotel. You can enjoy the sights of the Pacific laid out around you as well as the jaw-dropping houses to your left.

The beach in front of the Kahala Hotel is especially good for swimming or you can have a day by the water at Waialae Beach Park just before it. One this shoreline it’s all about unwinding at the ocean, not challenging it.

WAIMANALO
The Neighborhood
When people talk about ‘Keeping the Country Country’, Waimanalo is one of the places they have in mind. Despite the high interest, to put it mildly, of developers, this is one part of Oahu that will probably remain the same sleepy, yet defiantly local style neighborhood it’s always been.

The few stores and eateries fit this pattern, being small and locally owned/run, with little interest in serving the tourist trade. These are places residents shop and socialize with each other.

There is little that scales past 2 stories so the full green majesty of the mountains that loom almost directly above you on the southern side, then opening up so you can see the breathtaking work of Nature’s touch for what seems miles.

The residences are almost exclusively single family homes, primarily small to mid-size, with the exception of the large gated mansions that line the makai side of Kalanianaole Hwy as you come up to Waimanalo Beach Park.

The smaller Waimanalo homes begin at around $600K, going up to $5M or more for the luxury houses on the Sea Life Park side of town. If getting away to a more relaxed pace is your goal for living on Oahu, mark Waimanalo as your next stop.

The Beaches
Waimanalo Beach is one of the latest winners of Dr. Beach’s Best Beaches in the US, taking #1 in 2015. Though he focused on the Waimanalo Bay Beach Park area, he could’ve easily included the rest of the 3 mile stretch, because it’s all good.

The sands here are soft and the waters a beautiful blue all down this coastline so it’s easy to find a great spot to put down your towel because they’re everywhere.

From the south, you have Waimanalo Beach Park, followed by Kaiona Beach Park and finally Bellows Field Beach Park. If you want to make your oceanside experience last, Bellows opens up its camping area in the forest area beside the sands on weekends. Nothing like walking a few feet for a morning wake up dip encircled by staggering beauty that could only exist in Hawaii.

The ocean waters all along here are wonderful for wading in and swimming, but the currents are stronger than you’ll find on the south shore. Be cautious and stay near the lifeguards for your safety.

Though locals aren’t happy about Dr. Beach letting the cat out of the bag, it hasn’t changed the fact that this is one of those places you dream about when you imagine living on Oahu.

LANIKAI
The Neighborhood

Lanikai Homes

Lanikai is almost certainly Windward Oahu’s preeminent neighborhood. Just around the corner of Kailua Beach Park it is a community all its own. With few sidewalks, people walk in the street, mostly on their way to or from the beach, like a rural resort area.

The one way in and out underlines that this is something like a very upscale version of a beach colony, life revolving around the ocean and the quieter side of life.

The hillside it sits on allows residents to have ocean views that otherwise would be blocked by neighbors, so they can look out at not only the waves, but the beloved ‘Mokes’ islands just off shore.

From the description so far it should be clear that single family homes are almost 100% of the inventory. Most Lanikai homes could be called luxury real estate, with new builds or dramatic renovations, along with vintage beach cottages that perpetuate the history of this place.

Those bungalows have price tags of at least $1M, but you can spend as much as $12M on the high side for something larger and probably close to the ocean.

The Beaches

Lanikai Beach

Lanikai Beach is not one of the most substantial parts of Oahu’s coastline, though you wouldn’t know it from its reputation. Locals flock here at every opportunity, despite the fact that parking limitations make it more and more difficult to get to these days.

They persists because the 1/3 mile of sands here are said to be some of the softest on Oahu and the waters clearer than almost anywhere else, with possible the exception of Hanauma Bay. The Mokuleas wading not far away bring an exquisite visual touch to an already incredible sensory experience that says you’ve reached South Pacific Paradise.

The higher bar to reach these sands, for both outside visitors and interested home buyers, says it all. Lanikai Beach is so good, it feels like something you almost need to earn.

KAWAILOA (KAILUA) & COUNTRY CLUB KNOLL
The Neighborhood

Country Club Knoll Homes

Kawailoa and Country Club Knoll are the homes that Kailua Beach Park visitors gaze at and say ‘Must be awesome to live there’. The older of the 2, Kawailoa Kailua, sits right against the park with some against the Mid Pacific Country Club, making it the closest thing you’ll get to living ON Kailua Beach itself.

Country Club Knoll is relatively newer, a Mid-20th Century addition that began life as part of Enchanted Lakes, though firmly on this side of the hills.

It’s easy to see why they stand out, being across from, or even practically on, the most famous piece of Windward Oahu shoreline. They also remain firmly ‘Kailua’ in feel, being purely residential and comfortably removed from the commercial center of town toward the Pali.

The streets within both still have some of their original residences, old kamaaina houses in Kawailoa and Country Club Knolls’ Mid-Century ranch styles. There’s also later, and usually larger, homes as well that sometimes dominate, including 2 townhome communities in Kawailoa.

The special lure of these particular Kailua homes elevate the prices, so buyers should expect an entry of $900K to $2.3M for the more makai houses. Looking out from your residence here you’ll answer those envious visitors looking back at you from the beach – ‘Yes, it IS awesome to live here.’

The Beaches

Kailua Beach Park

Kailua Beach Park needs little introduction, being a repeat winner of Dr. Beach’s ‘Best Beach in the U.S.’ list that makes headlines each year. More than a good place to lay out, though it’s a superb spot to do so, this is a recreational center.

Kayaking is very popular, with even a launching area on the Lanikai side to make it easier to get going. Local parasailors, body boarders and windsurfers head here as well making them a common sight in these waters. You can even swim easily out to Flat Island and enjoy the views from there.

The waves coming in are more sedate at Kailua Beach, so it’s a good place to learn a water sport or just take a dip. This ½ mile of sands is something wonderfully special, even for Hawaii – and that’s saying something.

BEACHSIDE
The Neighborhood

Kailua Beachside Homes

As attractive as it is to live by Kailua Beach Park, for some it’s a little too crowded with outsiders these days, traffic often backing up along the park. For those who long for lower volume in both sound and headcount, Beachside calls them.

Taking up the makai side of North & South Kalaheo Rd as it heads to Kaneohe MCB, as well as the ocean side of the canal once Kalaheo crosses that waterway, this is where the classic Windward beach life is preserved.

That extends to the houses themselves, with vintage Kailua beach homes still found on some lots, smaller in size, but bursting with charm. The pull of a place like this has also seen larger luxury residences come up, as more wealthy buyers have replaced the original owners.

Residents all live within a few steps of the beach, if not almost on it, so every lot has beach access that most would die to have. With the tourist trade firmly below their borders, Kailua Beachside residents live in a different world.

That world, however, does come with a cost that can range from $1.3 for an As-Is fixer-upper, topping out only around the $20M mark. As they say, though, great sacrifice brings great rewards.

The Beaches

Beach in Kailua Beachside

The sands of Beachside begin immediately where Kailua Beach Park ends and cover 2.2 miles from there, giving you unending options to sample.

This long section of the coastline provides much of the same qualities that have made Kailua Beach Park so famous, just without the vendors and crowds. The sands are deliciously soft and the waves are friendlier, but still fun to ride so bodyboarding, kitesurfing and windsurfing all can be pursued here.

Kalama Beach is the best known segment of these 2.2 miles, a little south of the midpoint. That’s primarily because it’s the one beach park in the neighborhood, with picnic tables and some parking so if any area gets visitors, it’s here.

Otherwise you can stroll to the sparsely populated sands of Beachside, feel the water wash over your feet and hear the surf speak to your spirit. Any time you want.

LAIE
The Neighborhood

Laie Homes

This may be the eastern endpoint of the North Shore, but it might as well be in the thick of that coastline. From the unmistakably ‘Country, Hawaii style’ surroundings to the magnificent ocean scenery and distinctly less hurried lifestyle, this is North Shore Oahu, no question.

This is where the roar of the waves and the crowing of roosters are the characteristic sounds of daily life. Despite that, this community has a shopping center with a Foodland, restaurants and even a move theater. That stands out from most other North Shore communities, balancing the ‘get away from it all’ feel with central conveniences that much of this coast has to travel farther to reach.

Laie homes are predominantly small to mid-size houses, but recent years have seen luxury mansions raised on oceanfront lots. With residences that different you also have a spread in values, running from $500K to $4M, but all in a beautifully Eden-like environment.

The Beaches

Beach in Laie

With 2 miles of unspoiled beach, these are places of pride for Laie residents. You can divide it up into two areas, split by the Laie Point peninsula. Below is generally known as Laie Beach, beginning with the park of that name on the south end.

The sands between there and the peninsula are welcoming and easy to walk on. Not so thick that your foot sinks, but certainly not hard either. The southern end of the park is known as Pounders for the sound the surf makes hitting the sandbar. It’s also a place surfers love to head out on, but you need to be pretty good. This is still North Shore.

The rest of this area is big for bodyboarders and swimming, but only when conditions are friendly. Otherwise, it’s best to head north to a site called Bathtub Beach where the waters are much calmer.

Hukilau Beach is the stretch above Laie Point, it’s name making it obvious that the fishing is good here. Swimmers can dive in here as well, but stick to the summer months. The waves call out a lot of surfers here as well, giving what can be very strong swells their best shot. One unique visual treat is Goat Island, a protected bird sanctuary, which lies offshore to the northeast.

On this shore, like Laie Beach, laying back on your towel is a pleasure, but the currents may not always be so inviting. Stay safe.

TURTLE BAY
The Neighborhood

Ocean Villas at Turtle Bay

Let’s face it. Turtle Bay is not a neighborhood. Instead it’s a retreat resort at practically the northernmost point of Oahu. In other words, it’s as North Shore as you’re ever going to get geographically, removed from anything that resembles development or what you’d call a real town.

It’s a luxury oasis, but one that is low-key, allowing the surroundings to work their magic because it’s why you’re there. Even with a full hotel the quiet is sometimes deafening for those not used to it, filled in by the sounds of trees swaying in the trade winds or the rhythmic gurgle of the surf that turns to a soft sizzle as it climbs up the shore.

Turtle Bay homes are strictly condos & townhomes, with the more mauka Kuilima Estates starting for $300K and the higher-end beachfront Ocean Villas costing as much as $3M.

The Beaches

Kuilima Beach Cove

The beach here is variously known as Kuilima Cove, Bayview Beach or just Turtle Bay. Regardless, this is a protected cove, so the notorious strength of the North Shore waters doesn’t penetrate here as much. It makes for a calmer, more welcoming ocean experience, a good reason why there’s a resort located beside it.

This beach is well known as a great place for snorkelers, beginners especially. The clearer, more sedate water makes it easy to dive right in and enjoy the unusual number of fish that gather here. Many think of it as the Hanauma Bay of the North Shore.

Sun worshippers have plush sands to lay out on on land and the beach is well kept by the hotel. The remoteness also makes it less attractive to the public just because it takes effort, and drive time, to get here. Rarely is this cove truly crowded, even in high season. For those who live here there are no seasons. Just another day to enjoy this diamond of sand and surf.

SUNSET
The Neighborhood

Sunset Homes

We define Sunset as being between the UH Agricultural Experiment Station on the North and Waimea Bay on the South. That makes for the longest neighborhood on Oahu, comprising 3.6 miles, with beach along almost all of it.

This slice of the coast is ground zero for Hawaii’s world famous surf culture, with 2 of the 3 sites of the Triple Crown (Sunset & Pipeline) inside it. It’s the ultimate home for water sport lovers that want to be where the action is.

Despite that well known pedigree, this is every bit the North Shore environment, with greenery all around you, the highway being the only way to get around and low-profile residences that keep the horizons clear as far as you can see. Much of the lots are beachfront as well, right on the playground of the sea gods.

Like other areas nearby, there is the mix of vintage North Shore houses that typify the old plantation and beach bum days of the mid 20th Century, alongside large recent luxury additions, both bringing higher prices due to this singular location.

The older residences will be priced at a minimum of $600K, with the newer and bigger Sunset homes on the market for as much as $5M.

The Beaches

Sunset Beach

Living here means you can walk or bike to the surf contests that bring out the best in the business. They come to ride some of the most powerful waves on Earth. That should give you an idea of why these aren’t the best beaches for swimmers, the currents being incredibly dangerous and the swells overwhelmingly strong.

Still, there’s nothing else quite like the wave watching you get here, possibly from your own home. Sunset residents have the most miles of white sandy beach on Oahu, so a pleasurable stroll can be extended to a long walk, or run, if the urge strikes.

For most, it is the sands where they find the most pleasure, with some wading in being the best bet for your own safety. Most have no complaints, though, when you have such beauty in these beaches and a box seat on the awe-inspiring display of the might of this ocean.

KAWAILOA NORTH SHORE
The Neighborhood

Kawailoa North Shore Homes

Kawailoa North Shore homes are well known, acknowledged for making up the top-drawer neighborhood of Oahu’s North Shore. Situated between the local hub of Haleiwa’s shopping & dining and Waimea Bay’s surf and sand, you’re in the midst of this coast’s most active, and most popular, area.

Half of Kawailoa houses are beachfront, a very high number even for Oahu. That means wide open viewing of not just the famed North Shore swells, but some of the most celebrated surf spots in the world.

Though it is known for luxury homes, Kawailoa still has some lots occupied by the original Mid-Century houses, including some with 2 or 3 small residences, making up a family compound. Papailoa Rd, a name locals know well, is where you’ll find Kawailoa homes from recent years that have the size and grandeur that have given the community its well-heeled reputation.

$800K marks where this market begins, going up to $8M for a front row seat on the towering waves that are difficult to ride, but will easily cast their spell over you from the very first glimpse.

The Beaches

Laniakea Beach

The general area of Kawailoa North Shore includes 2.2 miles of beach, taking in the sands immediately south of the Waimea neighborhood on down to the shore beneath the run of Papailoa Road.

The first part of it, below Chun’s Reef, is known as Laniakea Beach, a place that sea turtles are known to frequent a lot. Nature and animal lovers will delight in watching them in their natural surroundings.

Much of this stretch is generally good for swimming close in, since the waters are calmer than most near to the shore on this coastline. The surf, though, should be left to those with the special skills needed to face the challenge.

Despite that limitation, the sands are wide in most places and make for wonderful relaxation and quiet communion with the Pacific and the life within it.

For the vast majority, this is not a water sports area. So, although that may keep you out of the waters most of the time, it brings sights that only the might of Mother Nature could put on for you – and that is what will keep you in Kawailoa.

MOKULEIA / WAIALUA
The Neighborhood

Mokuleia Homes

Waialua and Mokuleia are the forgotten parts of North Shore Oahu. They sit on the extreme western end of the coast, with no legendary surf spots or quaint shopping stops. That’s precisely the point people live here, because it means the tourists stay away and they can get on with the quiet life.

Both are small communities. Waialua’s roots, for instance, are from the now gone sugar plantation, but numerous families of the workers remain, held by the bonds of this neighborhood that still hold strong.

Mokuleia homes, in general, are more expensive than Waialua’s, the highlight being those on Crozier Road, which lines the ocean. It is one of the premier residential streets on the North Shore. Yet, you’ll also find agricultural lots here, something that has been especially encouraged in recent years.

Not everyone lives on beachfront property in either place, but you can count on being able to walk, bike or drive briefly to get to the shoreline if your residence is in Waialua or Mokuleia.

There is a wide price range as Wailaua is the most affordable neighborhood on the North Shore, yet you also have the luxury houses of Mokuleia’s Crozier Drive. So, the floor can be set at $400K, rising to a ceiling of $5M.

The Beaches

Beach in Waialua

Almost 3 miles of beach line this westernmost duo of the North Shore, most of it off the radar of visitors and even outside locals. There is one small exception. That being Mokuleia Beach Park, the one area where there are bathroom facilities and camp sites. It’s also good surfing, not as dangerous as up the coast, but still to be avoided by most in the winter, though.

There is a reef area which makes for calmer conditions for swimming and snorkeling, plus fishing of all kinds, including spearfishing. Further out you’ll often see kite and windsurfers who come whenever possible.

On this beach, as well as all the way down the shore, shell collectors will want to come whenever possible in the winter to see what the big waves have left for them to find. It’s shell heaven during those months.

Wailua and Mokuleia’s waters are also known for being crystal clear, the way the ocean should be. It was like that everywhere on Oahu once. Fortunately it still is on these beaches.

Oahu Homes & Their Beaches
The fact that Oahu real estate values rise as they get nearer to the sands is a powerful tell. It shows the pull of the ocean in us, a demand that cannot be quieted.

It should also be evident from this survey alone that there is a richness in the experience of the beaches across our Island. The more sedate Lanikai Beach gives way to the active waters of Kailua Beach Park right next door. They both, in turn, are very different to the wonderful sands of Sunset where the wave watching is, for the vast majority, similar to a ringside seat for an incredible stadium spectacle.

It’s not about better or worse, it’s about living in a home by the beach and the waters that fit you and your lifestyle. Oahu, as you should know now, has it covered, wherever you are on the spectrum. Just one question. Which beach fits you?

The post Pristine White Sandy Beach Neighborhoods on Oahu appeared first on Honolulu HI 5 Blog.

This is a step by step guide to the process of purchasing real estate on Oahu – single-family homes and condos.

Before we get to the guide, let’s review some ‘good to know’ items for homebuyers:

What is the MLS?
Real estate agents on Oahu subscribe to a service called the MLS (Multiple Listing Service), which enables real estate agents to share their listings online with all other real estate agents on Oahu – we refer to as Oahu’s MLS listings. This means real estate agents who subscribe to the MLS can see all properties for sale on Oahu, listed by other real estate agents.

Real estate agents are also allowed to display MLS listings on their own website, subject to certain rules, and on Honolulu HI 5’s website – www.honoluluhi5.com – we display the entire Oahu MLS, which is updated even 19 minutes with the newest listings. On rare occasions, a Seller may instruct their agent – the Listing Agent – not to display their listing online, in which case we aren’t allow to show on our website. Since all agents have access to the same MLS listings, it is most common that a Buyer works with just 1 real estate agent.

Who Pays the Real Estate Agent’s Commissions?
Buyers do not pay their real estate agent a commission on Oahu. Seller pays the real estate agent commissions to both Seller’s agent and Buyer’s agent. The amount agents get paid is determined in a contract between Seller and Seller’s agent.

What is Dual Agency?
This is a situation where the same real estate agent, or 2 different agents within the same real estate agency, represent both Seller and Buyer. When dual agency occurs, the agent (or agents) becomes a facilitator rather than an advisor. Why? Because the agent has to remain neutral and that has consequences. An obvious example would be that the agent (or agents) aren’t allowed to offer a Buyer advice on price negotiations.

Is it Easy for Foreigners to Obtain a Mortgage?
Foreigners typically don’t have a US credit score and that makes it is more difficult to get a mortgage in the US, since US banks, as part of the loan application procedure, want to review a borrower’s credit score – a score indicating how well a potential borrower manages credit lines (such as current mortgages, auto loans, credit cards etc).

In lieu of a credit score, banks will typically expect foreign borrowers to show they have current monthly liabilities and are paying off such liabilities on time. Expectations on types of liabilities, number of liabilities and length such liabilities have been ongoing varies by bank, but as an example, a bank recently (February 2017) requested 3 credit references, which could be a letter from a bank official stating the potential borrower has been paying rent, electricity, cable tv on time for the past 24 months (does not have to be rent, electricity and cable tv – just 3 examples).

Banks will typically expect a minimum 30% cash down payment and as the loan amount increases above certain figures, banks will expect an even larger percentage down payment. Example: A bank recently, February 2017, would lend up to $636,150 with 30% down and if a Buyer wanted to borrow more than $636,150 the percentage down payment would increase.

When it comes to condo hotels (short-term vacation rental condos) banks aren’t always that keen to lend and they will at a minimum require a full kitchen. A bank will typically also want to review the hotel rental pool agreement to ensure it doesn’t negate the bank’s first lien position.

Buyer’s Estimated Closing Costs Paid via Escrow ($1,000,000 Cash Transaction)
Note 1: Below figures are approximate and only meant to give a rough idea on closing costs when purchasing a property on Oahu. If you plan on taking out a mortgage there are typically additional costs associated with the loan, such as loan points, appraisal & lender’s title insurance.
Note 2: If purchase price is $500,000 (1/2 x $1M) the closing costs tend to decrease by less than 50%. If the purchase price is $2,000,000 (2 x $1M) the closing costs tend to increase by less than 100%.

Title Insurance: ~$1,500
Escrow fee: ~$1,600
Deed Recordation: ~$50.
Transfer Fee to Property Management Company (condos only): ~$350
Prorated Property Taxes: Seller will have paid for a 6 month period, Jan – June or July – Dec in advance. If Buyer takes ownership, say October 1, then Buyer will credit Seller for property taxes Seller has already paid October – Dec. If a Buyer takes ownership February 1 and Seller hasn’t yet paid for property taxes for Jan – June, then Seller will pay property taxes for January and Buyer will pay property taxes Feb – June.
Maintenance Fees: Typically Buyer will pay maintenance fees for the remainder of the month of closing (the month Buyer takes ownership) plus 1 additional full month advanced maintenance fee payments for the following month. Example: If closing is March 17, then Buyer will pay maintenance fees from March 17 through April 30.

New Development: There are some distinct differences in closing costs between new construction purchased before completion and existing properties. The biggest financial difference being the developer of new construction typically will have Buyer pay for the conveyance tax, which is otherwise for existing properties paid by Seller.

Here is a list of conveyance tax rates (as of February 2017) – the lower % is for owner occupant and the higher % is for owners who do not intend to occupy as primary residence:
A) 0.10% or 0.15% if purchase price is up to $599,000
B) 0.20% or 0.25% if purchase price is $600,000 to $999,999
C) 0.30% or 0.40% if purchase price is $1,000,000 to $1,999,999
D) 0.50% or 0.60% if purchase price is $2,000,000 to $3,999,999
E) 0.75% or 0.85% if purchase price is $4,000,000 to $5,999,999
F) 0.90% or 1.10% if purchase price is $6,000,000 to $9,999,999
G) 1.00% or 1.25% if purchase price is $10,000,000 or more.
Note: There may be some property tax benefits with new construction, as you can learn more about in this Oahu real estate tax write-up.

Insurance Costs
CONDOS: Owners typically take out an HO6 insurance policy where coverage may include – but not limited to – personal property & improvements (new kitchen, new flooring, furniture, TV’s, clothing etc), deductible from the condo association’s insurance policy & personal liability.
SINGLE-FAMILY HOMES: Owners typically take out a homeowner’s insurance policy, where coverage may include fire, hurricane, water damage & more.

Now that we have reviewed some good to know points, let’s proceed and review the actual property purchase process on Oahu.

Step by Step Process to Purchasing a Property on Oahu

1. Your Requirements: Give us an idea of the type of property you are looking for – condo, house, size, location, price range etc. If you know exactly what property(ies) you want to see, you can skip step 2 and go straight to step 3.
   
2. Our Research: We will research for best possible property ideas and share these property ideas with you. Depending on your feedback we may suggest alternative or additional properties and we discuss until we have established the most relevant properties to show you.
3. Showing Tour: We will arrange a showing tour of properties. Sometimes we can view properties on a short notice – especially true for vacant properties – but in many cases we need 24 hours notice – often the case with owner-occupied properties – or 48 hours notice – often the case with tenant occupied properties – or sometimes even longer for condo hotels – Ritz-Carlton, Ilikai etc – which typically can’t be viewed when occupied with vacationers.
4. Offer to Purchase: If you would like to make an offer to purchase, we will prepare a contract – a standard 14 page Purchase Contract by the Hawaii Association of Realtors – to make a formal written offer, which we forward to the Listing agent (Seller’s agent). Each situation is unique, but in many cases we will suggest writing up an offer, which expires within 48 hours.
5. Acceptance or Counter Offer: The Seller may accept, counter or ignore your offer to purchase. If you get a counter offer back, you can then accept, counter or ignore Seller’s counter offer and it can go back and forth like this until Seller and you reach an agreement on contract terms.
6. Opening Escrow: Once an agreement on contract terms is reached with Seller you are under contract, which we refer to as opening escrow. We use a neutral – impartial – 3rd party company, to work as kind of the administrator of the transaction, which is called an escrow company (hence ‘opening escrow’). The escrow company plays a number of important roles during a transaction:
   a) Order a preliminary title report and have a title officer review the report for any potential title issues, such as liens and other issues that need to be resolved before you take ownership.
   b) Order the deed (conveyance document) from an attorney, which is the legal document making the transfer of ownership official.
   c) Hold your deposits and final payment in their bank account until recordation.
   d) Prepare a final closing statement (outlining all costs itemized) and other documents requiring your review and signature.
7. Initial Deposit: In most cases, a Buyer will pay an initial deposit shortly after opening escrow. You can wire funds or write a check (personal check will suffice). There are no rules as to how much the initial deposit should be, but around 1% of the purchase price is not uncommon – all agreed in the purchase contract.
8. Property Inspection: We recommend you hire a professional home inspector to do a thorough inspection of the property to check for issues, even if the property is brand new. Our experience tells us you just never know if something is wrong and it is therefore not recommended to take such unnecessary risk and skip having a professional inspect the property, just to save a few hundred dollars. If the inspector identifies issues your options are:
   a) Request Seller to fix, though Seller is not obligated to fix.
   b) Request a credit from Seller, though Seller is not obligated to accept.
   c) A combination of a) and b) – Credit & Repair request.
   d) Accept inspection results and not request anything from Seller.
   e) Cancel the contract, within certain contingency deadlines, and get your initial deposit back, except the cost of the home inspection.
9. Second Deposit: If you decide to proceed with the purchase after the home inspection, this is normally the time you will pay a 2nd deposit. There are no rules as to how much the 2nd deposit should be, but around 2.5% of the purchase price is not uncommon – all agreed in the purchase contract.
10. Documents: During escrow, you will receive some important documents:
    a) Preliminary Title Report – Typically, a few days after opening escrow you will receive a preliminary title report, ordered and delivered by the escrow company, which outlines who are the owners on the title and if there are any liens or other issues with the title that needs to be resolved before transferring ownership. The escrow company will typically work with the Seller to resolve title issues.
    b) Seller’s Real Property Disclosure Statement – This is a standard 5 page document with several questions Seller has to complete. The questions will be answered with Yes, No, NTMK (not to my knowledge) or NA (not applicable). When Seller answers Yes to a question, Seller has to write an explanation. If Seller’s Disclosure reveals something you aren’t comfortable with, you may cancel the contract, within certain contingency deadlines, and get deposit(s) back.
    c) Condo Documents (applicable for condos only) – Ordered and paid by Seller. This is typically a lot of documents, including the declaration, bylaws, house rules, meeting minutes from board meeting, association insurance summary, financial statement, reserve study, project information form (a document filled out by the condo’s managing agent answering questions such as if there are any owners delinquent on paying their maintenance fees, if there is any litigation going on, what maintenance fees cover etc). If the condo docs reveal something you are not comfortable with, you may cancel the contract and get your deposit(s) back.
    d) Survey (applicable to houses only) – Ordered and paid by Seller. The Survey is done by a Land Surveyor licensed in Hawaii. The survey involves marking property corners and creating a map that shows layout of the land and any man made improvements on the land such as house, pool, fences, walls, garage, roof overhang etc. The biggest objective with the survey is to confirm if there are encroachments across property lines onto neighboring properties. If an encroachment – such as a fence running on your neighbor’s lot – is less than 6 inches (15.24cm), that is considered de minimis and does not require an encroachment agreement by law. If an encroachment is more than 6 inches then Seller must remedy the issue, which can be done by either making a written encroachment agreement with the neighbor, which spells out the parties are aware of this encroachment and they will leave it in place and only if the encroachment gets destroyed by more than 50% it shall be re-constructed along the correct property line.
11. Appraisal: Required by banks in case you plan on taking out a mortgage. If you are a cash buyer, no appraisal is required. Banks will lend you a certain percentage based on the appraised value, not based on the purchase price.
    Example: If you purchase a property for $1,000,000 with loan terms that spell out 80% loan to value, then if the appraised comes in at $990,000, the bank will only lend 80% of $990,000.
12. Termite Inspection: Paid by Seller, selected by Buyer. If there are live termites then Seller has to pay for treatment to get rid of the termites. If there is damage to the property that can be considered material, a Buyer may cancel the purchase contract based on later discovered information within certain contingency timeframes and get refunded any deposits paid into escrow.
13. Final Walk Through: A few days before recordation – the date you take ownership – you will typically have the opportunity for a final walk through of the property to ensure it is in the same condition as it was during the home inspection, that Seller has removed garbage and personal belongings that are not part of the contract and in case we negotiated with Seller to fix certain items after the home inspection ensure such issues have indeed been fixed.
14. Signing: The deed –  the legal document that transfers ownership from one person to another – must be signed in front of a public notary, which can be accomplished at the escrow company’s office in Hawaii, the escrow company’s office on the mainland, a mobile notary or at a US embassy in whatever country you may be present. There are other ways to handle the process too, but these are the most common ways. There are several other documents that need to be signed too shortly before recordation, though not in front of a notary and those documents include: Tentative Buyer Statement, Preliminary Title Report, Conveyance Tax Certificate, Termite Inspection Report & Satisfaction Waiver. The original signed deed and all other documents must be with the escrow company by 12pmish 2 business days prior to recordation.
15. Payment of Final Balance: The final balance of the purchase price plus closing costs must be in escrow latest 12pmish 2 business days prior to recordation. Sometimes overseas wires takes 1 business day or longer, so keep this in mind.
16. Ownership & Getting Keys: On the date of recordation escrow will be informed by the Bureau of Conveyance – the government office where the deed is recorded – that the new deed has recorded and escrow will following alert us real estate agents –  typically before 9am – that we have successfully recorded. At this point we can get you the property keys and you may move in – congratulations!

We hope this overview has been helpful. Keep in mind, each buyer’s situation is unique and the purchase process doesn’t necessarily follow the above steps to the dot for each and every transaction.

We’d love to hear your thoughts in the comments section below.

Disclaimer: The information in this article is deemed reliable, but not guaranteed, and should not be relied upon in deciding to purchase or sell. Always verify any and all information before making a decision to purchase or sell.

The post Comprehensive Guide to Purchasing Real Estate on Oahu appeared first on Honolulu HI 5 Blog.

Roominess is a preoccupation with Honolulu real estate. With the always increasing cost of land, huge demand and the finite Island limits to build on, that’s unsurprising. Residence sizes here are often below Mainland comparable properties, leaving you to wonder where the big home are found.

What is a big home? For our purposes, we’ve set the standard at 3500sq ft interiors at up, a measurement that easily qualifies as Large in almost anyone’s eyes. Due to the conditions we’ve cited, it should be no surprise that these are mainly found in the higher end neighborhoods of Honolulu.

In short, we’ve profiled those areas, using a percentage basis that looks at all houses sold in each in the last decade, specifically what percent of them met or exceeded the 3500sq ft interior standard. In addition we’ve cited the median lot size of those same sold houses and added some of the nearby shopping and leisure options, including drive times (Non-Rush Hour).

Take a tour with us of Honolulu Neighborhoods with Large Interiors, in order from highest to lowest percentage rating. Some of our findings will probably surprise you.

KAI NANI

Kai Nani Beachfront Homes

Roomy Rating: 60% (6/10) homes sold in last decade were over 3500 sq ft. Median size was 15,935sq ft.

Kai Nani doesn’t have the profile of other Honolulu luxury single-family homes neighborhoods. With just 30 homes it doesn’t occupy a large part of the Honolulu real estate map and most recent years saw just 1 sale, some none. As noted, only 10 Kai Nani homes changed owners in 10 years, so there’s little inventory available at any time.

That condition is built partly on its flat, even lots that embrace the eastern side of well known Waialae Country Club’s links as well as the coastline just down the way from the Kahala Hotel. From these beachfront houses, and a few others further back, you can lay on sands and revel in the same boundless ocean view that the rich and famous journey thousands of miles to have for a few days just a block or two away.

Your beach is far from the nearest public access so few make it to this shore outside of nearby residents, making it something like your own recreation area.

The community itself is buffered from noise and traffic by being along a road that dead ends at the golf course, with little reason for anyone to come down it to even know it’s there at all. Emerge from the seclusion of Kai Nani and you’ll find Kahala Mall, with its Whole Foods, Long’s and numerous stores only about 5 minutes drive. Waikiki will take you 15 and Honolulu Airport a little over ½ an hour, all of this possible due to the highway running just outside your neighborhood’s mauka border.

Homes in Kai Nani are beyond generous in size, easily staking claim to luxury home status. The developers could have crammed more homes in here, but a more elegant vision won out, creating the expansive spaces that fit more fully alongside the Waialae Country Club’s upscale environment and the quiet sands kissed by the waves along this coastline.

HAWAII LOA RIDGE

Hawaii Loa Ridge Homes

Roomy Rating: 58% (114/198) of homes sold in last 10 years were over 3500 sq ft. Median size was 10,345sq ft.

For most, Hawaii Loa Ridge homes have to be imagined or toured on real estate websites. The lots all sit on the crown of this hill, at least 1,000 feet above the highway, reached through a guarded and gated entrance. The height, combined with the proximity to the coastline, means views of the Pacific are panoramic, little to nothing in sight between you and waters ahead besides your neighbors, of course.

Westward you look out and even down upon Diamond Head. To the east is Koko Head’s equally inspiring profile, making up the perfect bookend to this vista. The inherent slope to these lots makes this outlook possible, opening sightlines beautifully.

An HOA maintains the manicured grassy areas and park, as well as the standards owners must follow that keep both the neighborhood and the individual homes up to the level expected of an exclusive community.

From up there it’s just 10 to 15 minutes in one direction to Costco or Koko Marina Shopping Center, with the smaller strip malls of Aina Haina and Niu Valley even closer. Kahala Mall is about the same distance, 15 minutes by car, in the other direction. Kawaikui Beach Park is directly across Kalanianaole Hwy, with Maunalua Bay Beach Park and Hanauma Bay down the road.

Those who buy Hawaii Loa Ridge homes are in the market for not only the chance of ascending to this elevated oasis permanently, but also living in a residence with the size and amenities befitting the unique, even breathtaking setting. If you are one of them, you’ll find, on every lot, your desire has been fulfilled.

PORTLOCK

Portlock Homes

Roomy Rating: 51% (26/51) of homes sold in last 10 years were over 3500 sq ft. Median size was 15,235sq ft.

The homes of Portlock can be seen easily from Maunalua Bay Beach Park, the most prominent of them lining the eastern shoreline of the bay. Those houses, and the ones behind that make up the rest of this neighborhood, are the top shelf of Hawaii Kai’s real estate.

In fact, the waterfront homes on the lands south of Kalanianaole Hwy here are the only houses directly on the ocean in Hawaii Kai. The marina is very nice, but the main event is the Pacific.

The positioning of these lots provides a lookout across the bay and out to the ocean, with Diamond Head rising out of the Honolulu landscape straight ahead. Much of the residences on the other side of Portlock Rd take in this same sweeping scene due to the higher land they sit on. However, this should be thought of more as step-like, level lands, rather than sloping terrain.

From these addresses, Hawaii Kai’s extensive options are a 5 to 10 minute drive away, taking you to the shopping and entertainment of Koko Marina or over to Costco for larger purchases. Hanauma Bay is literally up the hill, with Sandy Beach a little further past it.

Still, it may be difficult to leave the comfort and luxury of what could only be called mansions or even small estates that occupy Portlock’s real estate. When you can sit and watch the waves roll by on the bay, it’s hard to find a reason to give it up. Even temporarily.

NAPALI HAWEO

Napali Haweo Homes

Roomy Rating: 50% (28/56) of homes sold in last 10 years were over 3500 sq ft. Median size of those homes was 12,866 sq ft.

Residents love the perspective of living in these houses on Kamehame Ridge, another of the places you can live nearer the clouds. From this elevation behind Koko Head you can see the marinas of Hawaii Kai, the sun setting beyond Diamond Head to the west and off to the visual limits of the Pacific Ocean before you. In fact, each lot is designed to preserve its sightline, backed up by community building regulations that enforce this now and for the future. Your view is yours, perpetually.

Being on a hilltop environment, the land has a bit of a slope to it in areas, but not at the steep angles you’ll find in similar developments. Those lands always have a minimum of 10K sq ft within your property, so the 3500 sq ft mark fits easily inside that.

From your Napali Haweo home a trip to Costco or Koko Marina can be done in a little over 10 minutes with Maunalua Bay Beach Park about the same. Hanauma Bay’s snorkeling wonders are 15 minutes to reach and Sandy Beach often less than 10 due to your access to Hawaii Kai Drive’s back way there.

With a median of almost 13K sq ft of land, these lots provide the space to take in the views and enjoy the clear air and peaceful streets. Who needs to climb Koko Head when you can live above it?

WAILUPE BEACH

Wailupe Beach Homes

Roomy Rating: 50% (4/8) of homes sold in last 10 years were over 3500 sq ft. Median size of those homes was 13,361 sq ft.

Picking up almost immediately on the east border of Kai Nani, Wailupe Beach homes are all on the makai side of Kalanianaole Hwy, paralleling Aina Haina on the mauka side. Coming from town, the whole consists of residences along the ocean just before Wailupe Beach Park, then picking up again immediately on the Wailupe Peninsula, all of them level ground.

That first string of Wailupe Beach homes are all beachfront, the waves lapping up to the sands just behind them. Those on the peninsula are a mix of interior lots as well as those that sit right on the water on 3 sides of this land mass. Their backyards end right at the ocean, trading beach for, in most cases, a personal dock each has to tie up on or to just sit upon and take it all in.

The other main difference between the two sections is the lot size, the Beach properties varying much more in size (6K to 30K sq ft), but Peninsula lots beginning at almost twice the minimum (11K on up to 18K sq ft). Most are very accommodating in size, however, as any survey of these homes will prove.

Aina Haina has 2 strip malls for most common needs, but Kahala Mall and Hawaii Kai’s different shopping centers are all 15 minutes away at most, so dining or browsing in easy reach. You already have your own beach nearby as well so recreation is a stroll away.

With almost 150 residences in all, the fact that a mere 8 houses went on the market should tell the whole story. Get in when you can because the door doesn’t open very often.

BLACK POINT

Black Point Homes

Roomy Rating: 47% (16/34) of homes sold in last 10 years were over 3500 sq ft. Median land size of these was 14,440 sq ft.

It may be surprising that only 47% of Black Point homes surpassed 3500 sq ft inside, such is the reputation of this area for having some of the ‘crème de la crème’ of homes in Honolulu. What should be understood is that the Old Kamaaina homes survive here, perpetuating the ‘upscale, but not conspicuous’ residential style they preferred. They are amazing in their design and architecture, many early to mid-20th Century treasures, but they’re often not the massive displays you’d expect of a moneyed class.

What brought them here, as well as today’s buyer, was the majestic setting of this small peninsula, sticking out into the Pacific, just past Diamond Head’s eastern side. The waves come in strong here and crash against the elevated side of this volcanic land. Nature herself demanding your full attention.

The formation of this outcropping has left some sloping here and there, though nothing steep, so your home is primarily on even ground.

Privacy and security are addressed very well here, with at least 2 gated communities inside and even a must see Residents-Only salt water pool that’s fed by the ocean below it.

Being between Waikiki and Kahala you have the options of both – beaches, recreation, dining and shopping, all in 10 minutes drive. That includes the huge open spaces of Kapiolani Park or even Ala Moana Center or Kakaako’s choices, which will take a few added few minutes beyond Waikiki.

Vintage or not, Black Point homes all make their mark on the lands that have vestiges of Hawaii’s more primal past preserved here with the untamed power of the ocean and the ancient volcanic rock that made this place possible. Yin and Yang, modern luxury and nature’s timeless energy, both alive on Black Point.

KOKO KAI

Koko Kai Homes

Roomy Rating: 40% (25/62) of homes sold in last 10 years were over 3500 sq ft interior. Median lot size of these was 16,423sq ft.

Koko Kai picks up from above Portlock and then runs south to the very tip of the land that makes up Maunalua Bay’s eastern limit. That should make it clear that these homes have something special to them. Nowhere else on Oahu is there a neighborhood extended this far out from the mainland, making it at once a firm part of modern Honolulu, and yet somehow outside of it, too.

On the coastline Koko Kai houses sit on cliffside lots above the ocean, with the waves casting up their spray as they arrive beneath the edge of your property. They look across Maunalua Bay, out to the ocean’s horizon and to Diamond Head, including the always magnificent sunset over the waters.

There’s also popular surfing spot China Walls beside this coastline as well as Spitting Caves at the tail end of the community, just 2 examples of the natural splendors that are around you to marvel at and enjoy.

The land tends to be level in most places, but there is some slope to it, most noticeably as the neighborhood climbs the hill. This can be placed in the Plus pile as it raises the homes further back to views impossible without it.

Hawaii Kai’s shopping and dining is a very few minutes away, a matter of getting to Kalanianaole Hwy for the most part. The large beach playgrounds of Hanauma Bay and Sandy Beach are reachable through a 5 and 10 minute drive, respectively, too.

These large homes, with corresponding lot sizes, make for a comfortable life out here where the surf is active and the traffic isn’t. Most will take the deal any day.

DIAMOND HEAD

Diamond Head Homes

Roomy Rating: 37% (80/214) of homes sold in last 10 years were over 3500 sq ft interior. Median lot size of the 214 homes was 10,377sq ft.

Diamond Head homes are another surprise, the image being large, exclusive mansions. That is a large part of the real estate here, but it is balanced by the Gold Coast area, with its condo properties and smaller, but architecturally rich vintage homes.

The contrast extend to the lay of the land(s), too. The Gold Coast and some other areas are level, the properties below Diamond Head Rd having more slope to them in varying degrees.

Living beside or beneath an edifice that is shorthand worldwide for ‘Hawaii’ is a privilege of its own, but you can add the endless sparkling ocean views from Oahu’s prime South Shore real estate with open sight lines for most on the slope section, or the Gold Coast condos that stand so close to the Pacific your lanai could almost be a diving platform.

From these luxury residences you can stroll into Waikiki from the western areas, the rest have 5 minutes in their car to get to all the entertainment and leisure there. Kahala Mall is 10 minutes tops from the furthest point of the neighborhood, where you can experience more local, but firmly upscale, shopping/dining, including a Whole Foods.

KAHALA

Kahala Ave Homes

Roomy Rating: 35% (150/434) or homes sold in last 10 years were over 3500sq ft interior. Median lot size of all 434 homes was 11,069sq ft.

Kahala has long been acknowledged as the showpiece single-family homes neighborhood of Honolulu, attracting homebuyers with healthy budgets from the early 20th Century to this very minute.

The flat lands here and open spaces, not only in the public areas, but between the residences, marks this community immediately as a very different from the rest of the city. Where most of Honolulu has gotten denser, not only horizontally but vertically, Kahala has managed to keep their spacious, low profile environs.

One reason for the lower percentage of over 3500sq ft residences is the fact that much of them, especially in the more mauka parts, are just 1 story. Head toward the ocean and they start getting much larger, with the Kahala Avenue beachfront mansions attracting gawkers who often can’t believe what they’re seeing. There are also vintage Kahala homes built by the wealthy kamaaina class that stand out even more today with their timeless appeal.

Though compared most often to Beverly Hills, a better parallel may be that Kahala is more like Carmel, CA. The same low-key, quiet elegance is here, in the friendlier Hawaii style, with pedestrian friendly streets and the door is open to visitors who come to enjoy the beaches or use the parks.

Those beaches are in walking distance for much of the local residents, as is Kahala Mall. Waikiki is a 10 minute drive at most and Hawaii Kai’s shopping and dining 15 minutes on Kalanianaole Hwy. This is more than a place where the wealthy gather. It is a real, active community and neighborhood. Only in Hawaii.

NIU BEACH

Niu Peninsula Homes

Roomy Rating: 33% (11/33) of homes sold in last 10 years had over 3500sq ft interiors. Median lot size of all 33 homes was 11,476sq ft.

You could say that the Niu Beach neighborhood is the eastern twin of Wailupe Beach, with a very similar geography – beachfront homes along Kalanianaole Hwy giving way to the peninsula section.

This time the peninsula is smaller, with just one street that circles within it, including 20 homes in Niu Beach that are oceanfront homes and the most in-demand of all. A sea channel was created long ago from this land so docks are standard for those, allowing owners to sail out to the open Pacific as well as come home and tie up.

From most of these flat, even lots you can see out to Maunalua Bay and the active life on it as the numerous Hawaii Kai area boats and other crafts make their way across your vista.

The Kalanianaole Hwy beachfront homes benefit from having their stretch of sand relatively removed for outsiders, with no public access directly to it. Quiet, peaceful strolls or that delicious feeling of having the swells to yourself come with the deed to your Niu Beach house.

Residents can be pulling into Koko Marina or Costco within 10 minutes or less, with the same amount of time getting you to Kahala Mall in the opposite direction. Sailing to Koko Marina will take longer, but for some Niu Beach residents that is an option. And isn’t that what you want in a home – options?

Large Interiors & Your Honolulu Real Estate Satisfaction
The dimensions within a home are rarely the one and only criteria for it being the Right One. It is one of the most important factors, though, as anyone with kids will tell you. Space can have a direct impact on the happiness of a family or even a couple, giving needed breathing room to all. It also opens up possibilities to your lives otherwise impossible.

With the growing density of Honolulu, and much of the rest of Oahu, it’s important to know where to go to get what you want, because rarely does anyone complain about having too much room.

The post Honolulu’s Top 10 Neighborhoods with Large Interior Homes appeared first on Honolulu HI 5 Blog.

Telling the story of development in Honolulu can be reduced down to one thing – Housing was needed, and needed badly. As true as that it is, it’s a much more interesting and much more complex tale.

We can’t cover the creation of every neighborhood, but we can tell you the major sea changes that propelled us forward and created an astonishing place in the middle of the Pacific.

This is a tropical town that went from just a picture postcard of a dreamed of paradise for anyone outside the Islands to a bustling city with residents, let alone visitors, from all over the world. How did we get here?

Believe it or not, it all began with a project that had nothing to do with relieving a housing crisis. It was more like a visit from PT Barnum.

THE FIRST TRUE DEVELOPMENT IN HONOLULU REAL ESTATE
You could say that the first development of real estate in Honolulu, in the pure sense of the word, was Pacific Heights’ initial, ill fated run in 1899. The lots were heavily promoted, with a specially installed electric railway to take the curious up above Downtown to see what their views could be if they bought a spot.

Pacific Heights

Ultimately this effort was brought down by the man behind it all, Charles Desky. His reluctance to pay his mortgage on the 450 acres brought the new community to a complete halt, with Desky fleeing to Shanghai to escape legal issues and angry buyers who lost their properties. Desky had never registered their deeds, leaving them owning nothing when the scheme unraveled. The famous railway closed soon after when, in an incredibly symbolic event, the cars went off the rails one day.

The debacle prevented anyone taking the project up for another 2 decades, the 1920’s finally seeing Pacific Heights containing the upscale Honolulu homes for many of the city’s movers and shakers. Desky’s dream came true, but only did so without him.

TWO MAJOR BREAKTHROUGHS THAT OPENED UP HONOLULU
That wasn’t the only neighborhood that took shape during the 1920’s. The increased expansion of Honolulu in that decade is linked especially to 2 innovations that changed the face of the city completely.

The first was an advancement in building technology that allowed for entire communities to be built up the hillsides that were all over the city. Before this the wealthy could afford to have residences built on elevated places such as Tantalus, but those were few in number.

Now, previously untouched slopes began to sprout streets and houses, such as St. Louis Heights and Wilhelmina Rise. These homes were popular for their often panoramic views, while being generally targeted at more average families, rather than the upper classes who alone could previously enjoy the cooler climes and better sight lines.

Wilhelmina Rise

The 2nd turning point of the 1920’s was the establishment of the streetcars. Previously living close to Downtown was a requirement for many. Automobiles were available, but at this juncture they were a luxury out of reach for most, so being near where you earned your living was a necessity. This caused often extremely crowded living conditions.

With reliable public transportation in place, commuting was now possible for the many families without a car. Kaimuki, which had seen an earlier increase in population after the 1900 Chinatown Fire forced many to relocate, now saw a larger influx of new homes and residents.

The streetcar’s arrival was responsible as well for Kapahulu’s sudden growth, filling in these undeveloped lands just outside Waikiki, providing lots for both working and middle class families to live on within reach of the employment centers to the west.

It isn’t as well known that this factor was even a motivator for Manoa, a place that had been a retreat for the ali’i and, later, for families on the higher end of the economic ladder. Now, the cool, rainy valley became a feasible residence for a still well off, but not necessarily wealthy, class. Many of the vintage homes in Manoa come from that time, proof of the valley’s birthdate as a full neighborhood.

It’s interesting to note that the streetcar made living farther from Downtown possible and affordable for not just the blue collar workers, but also much of the white collar classes as well, benefiting many levels of the local population. The new transportation system carried locals from a wide spectrum as they headed Downtown each weekday morning.

As the price of cars began to drop in these same years becoming feasible to the finances of more and more people, all of these areas would fill in further, adding more new homes in Honolulu to satisfy an even greater demand.

WHEN HONOLULU BEGAN TO BOOM
The real acceleration kicked off in the post-World War II years as tourism boomed and Hawaii, while still significantly distant from Mainland US, moved more and more in reach as travel means steadily improved during this time.

It is almost impossible to overstate the changes our city went through in this period. When it began there were still large, viable farms within Honolulu’s borders. The tallest buildings in Waikiki were the Royal Hawaiian and Moana Hotels, with 6 stories each. If you told someone you were going out to where Hawaii Kai is now, it could only be to have a drink at Lucky’s Tavern. There was nothing else out there. Change was coming, and fast, but it wasn’t an immediate jackrabbit start.

Royal Hawaiian Hotel

The 1940’s were times of little build up, though some did occur here and there. The obvious reason was the war, which brought huge numbers of service members to Oahu, but otherwise a freeze in the general population. Resources were all put toward the war effort as well, so outside of housing on military bases, there was little other residential construction possible. Of course, the following decades would see that pent up demand, and more besides, create a boom that has yet to end.

With the surrender of Japan, Honolulu could turn to more normal concerns. What most didn’t realize at first, was that a seismic change was now coming to the Islands. The alteration of Honolulu would take on new proportions never seen before. This was all due to a dramatic population growth in the 1950s and 60s that saw, in some cases, entirely new towns created on Oahu’s landscape.

These decades of increasing numbers coincided with key agricultural lands now being sold off for various reasons – declining profitability, generational transitions and the realization that selling at this fevered moment in Honolulu’s real estate history could bring a financial windfall never possible before.

EAST HONOLULU EMERGES
Aina Haina was the site of a large dairy farm, which closed in the late 1940’s. Shortly afterward, the owners sold their holdings, opening it up to homebuyers. Next door, Niu Valley had been one large farm, owned and operated by the family of Alexander Adams. His service to Kamehameha I as a military advisor was repaid by the grant of those lands in 1810.

It remained family farmland until the 1950’s when the Adams descendants, seeing smaller and smaller returns from their property, subdivided it into lots and put them on the market, creating the community we know now.

This kind of development was created by the individual buyers who were responsible for building their homes themselves, rather than a typical pre-planned and constructed project. The turnover from farm to residential community was immediate and complete, however, putting these new neighborhoods firmly in the modern expansion process that’s reigned in Honolulu real estate for the last 100 years.

This was the moment that Kahala took its full shape, having been almost exclusively sited in the most makai sections. In the period immediately after World War I the prosperous kamaaina began to build here, but it remained a small, very exclusive haven for them until yet another post-war period came. It became then, as it is now, some of the most prized real estate in Honolulu.

Kahala Ave Beachfront Homes

From the mid-1950s into the next decade the mauka areas saw their streets laid out and homes added along them. You could say that the Old Kahala was definitely gone when the Waialae Shopping Center opened in 1954, which was later renamed Kahala Mall.

Much of this build-up, at the time, was actually aimed at providing middle-class Honolulu homes to buy. Today, those buyers would find it much more difficult to purchase a place here as the name Kahala has become synonymous worldwide with sky high land values.

HAWAII KAI – BLUEPRINT FOR THE FUTURE
One of those communities that emerged from a more deliberate, and certainly more elaborate, design was propelled by one man, Henry Kaiser. With living conditions becoming more crowded closer to town, he saw a great opportunity by Maunalua Bay. Few had ever settled out here before and those that had were wiped out by the utter destruction of the 1946 tsunami. This was a blank canvas for him to create upon.

Hawaii Kai Marina Front Homes

In 1959 he started by dredging his showcase marina from an ancient Hawaiian fishpond, with the lands and peninsula areas created and sculpted into the shapes they have today. 2 years later, with that work completed, Henry Kaiser began building the Hawaii Kai real estate he envisioned on his newly created terrain. This was to be the first master planned community, not just in Honolulu, but all of Hawaii.

The still eye-catching waterfront houses and townhomes soon came up, many with personal docks just outside, previously something only the rich could have with their homes in Honolulu. Over the years the area filled in, moving mauka from the marina and finally up the ridges, but all according to the plan. One smart element was to have the few multi-story condominiums located in the back of the valley or on the sides, keeping the views open for the otherwise one or two story residences.

In addition, there were parks and green spaces throughout, and the spacing between homes ensured that crowding was not allowed on these streets, something urban residents were drawn to in a new home.

Hawaii Kai was unlike anything before and nothing has really been like it since. This was a chance to create on a grand scale, combining a site that was wide open with a singular kind of man who had the will and the means to make it happen.

Other parts of town saw growth as well in these middle decades of the 1950s to the 70’s. Living up the Pali had been reserved for the rich and the ali’i up until this time, where the views were awesome and the temperatures cooler. Large estates, complete with mansion and acres of surrounding lands, spread out here.

Now, those holdings were broken up and new neighborhoods started to ascend up the hill, fanning out from both sides of the Pali Highway.

WEST SIDE OF HONOLULU – 1 ESTATE BIRTHS 3 NEIGHBORHOODS
The western limits of Honolulu were equally impacted at this time. The Damon Estate sold off a huge section of this area in 1956, so large that out of it was created Salt Lake, Moanalua Valley and Moanalua Gardens.

The buyer of much of it, developer Clarence Ching, followed a more traditional plan for some, selling the lots straight out to buyers, who then took on the responsibility of buildings their homes. It’s easy to see the result of that in the many houses in Moanalua and the western parts of Salt Lake, such as Foster Village.

Most of the eastern Salt Lake real estate is taken up by high-rise condos that rise up on the mauka side of Salt Lake Blvd, dipping downward from there. This collection of towers is home to a substantial percentage of the area’s population. It was yet another of the community of condos in Honolulu that were now common.

Back closer to Downtown, Lower Punchbowl began to see large additions, with condos rising up amid the older homes that were already there. The easy access to the government and business centers proved popular and it was a neighborhood affordable to working families.

HONOLULU REAL ESTATE GOES VERTICAL IN A BIG WAY
There were other influences within Mid-Century Honolulu that prompted, or at least accelerated change in some parts of town as well. Development in these years, for instance, came to one long established neighborhood, in part because of the great need of a facelift.

Waikiki had, by the early 1960’s, moved firmly to the rough division it has today. Mauka of Kuhio Avenue is residential. Kuhio Avenue and makai is tourist. Unfortunately, the homes in that mauka end were now decades old and had become run down, attracting an unsavory crowd who lived in them.

Waikiki

This was becoming not only a policing issue, but also an economic one, affecting the visitor industry, rooted in the same district, that was the State’s financial engine. These problems coincided with an only growing demand for housing. A solution for all of these worries was found by sweeping these lands clean and building condos.

A methodical dating today of the residential condominiums shows just how much the landscape changed in less than 2 decades. Almost all of the buildings that make up the ‘local’ area of Waikiki were raised up in the 1960’s and 70’s. It was a forerunner of much of the central real estate in Honolulu, creating a tower-dominated community where single family houses once stood. A sign of much to come as condos in Honolulu were soon the dominant residential option.

BOOM & BUST COMES TO HONOLULU
The last 20 years leading up to the Millennium saw a slowing down from the frantic pace of the previous years. However, this was the era of the Japanese investment frenzy in Hawaii, so that still pushed some extremely large projects.

In addition to buying up homes in Honolulu, sometimes just to build a bigger house, wealthy Japan speculators looked to raise something more substantial in the hopes of a profit. Many projects were financed across Hawaii, the money flowing fast and easy. Unfortunately, that was not to last.

The most notorious example that illustrates both sides of this boom time is the Waikiki Landmark. The huge condominium was spared no expense as it went up, the backers believing the skyrocketing prices of property in Honolulu would only keep going upward. Their timing could not have been worse, the building coming close to completion just as the Japan economic bubble burst. Tied up by over-expenditures and a collapsed market, the mammoth tower sat empty for years.

The now substantial financial ties between Japan and Hawaii heavily impacted our own economy, taking it downward and, for the 1st time ever, actually depressing real estate. Development in Honolulu came to something close to a halt.

It would not be until the turn of this century that things would heat up again, but when they did, it would get very hot.

KAKAAKO: CRISIS MEETS OPPORTUNITY

Kakaako – The Super Block

The latest tsunami of construction in Honolulu has come to the area of Kakaako. Once a vibrant neighborhood, it was turned into an industrial area after a zoning change was made from residential to commercial in the Mid-20th Century. While much of Honolulu was opening up new lands for housing, Kakaako went the other way, clearing out the community here.

Until very recently the streets were lined with warehouses, car repair shops, offices and other concerns that turned most of the place into a ghost town after 6PM. The housing crisis, meanwhile, had reached new levels of concern so relief was badly needed. In light of that, the possibilities of a new residential district inhabiting the prime part of town bridging Ala Moana and Downtown were obvious.

This was more than a rare opening in modern Honolulu to build upon. It was the first opportunity since Henry Kaiser’s Hawaii Kai to completely create an entire community from scratch. It may even be the last one ever within the city limits.

More than a tower community, Kakaako is intended to redefine the life and lifestyle of Honolulu condos. Where most high-rises are surrounded by concrete and usually few pau hana choices, there will be large parks and open spaces, a pedestrian centered environment with grassy areas throughout and an endless menu of places to shop, dine and be entertained across the entire district.

HONOLULU CONDOS THAT FIT THE ISLAND LANDSCAPE
Homes will be modern, cutting edge residences with green technology, innovative design inside & out and yet in harmony with the Island’s environment and culture. In addition, fine living will find new heights in luxury condos with endless, eternal ocean views, the finest interior touches and features such as in-home infinity pools, personal elevators and lanais that are nothing short of large entertaining spaces, complete with kitchens.

The first true centerpiece of the vision, the Waiea, with its cast-fishnet inspired glass face, with the unsymmetrical Anaha nearing completion, are the proof that it all works not just on paper, but on our streets. With more coming, such as the Cylinder at Gateway Towers, the pieces of the Kakaako puzzle will fall more and more into place, forming into something quite special.

Waiea

What might be amazing most of all is that the local community has overall been supportive and positive feeling for this new Kakaako. In a city that has grown weary of seeing the skyline grow more crowded in the last few decades, that is extremely significant.

WHERE ARE WE GOING FROM HERE?
As Honolulu has grown outward and now upward in its history, there is something to be hopeful about for the future of this beloved city. If future builders take note of Kakaako’s approach and apply its aina awareness and livability approach, then maybe Development will no longer be such a bad word to Islander ears. Honolulu homes may have changed their basic form, but they can once again be the warm, inviting places that made them so beloved.

The post Guide to The History of Honolulu’s Real Estate (Past to Present) appeared first on Honolulu HI 5 Blog.

Given Hawaii’s year-round idyllic climate, many Honolulu condo buyers are looking for a property that comes with a nice balcony (or ‘lanai’, as it is called in Hawaiian), with enough space to kick back and enjoy the pleasant trade winds.

We compiled a list of the condos in Honolulu that offer the most usable balconies, without considering if  that be a luxury condo or more of your average condo. The list only includes high-rise condos, which we have defined as 7 stories or more, and is organized by neighborhood.

Waikiki Condos

1717 Ala Wai

1717 Ala Wai

Balcony Views: Many offer Ala Wai Canal views and some even have ocean views.
Address: 1717 Ala Wai Blvd.
Location: Fairly quiet part of Waikiki, without too much traffic, right by Ala Wai Canal.

Canterbury Place

Canterbury Place

Balcony Views: Most offer Fort DeRussy Park views and some high floor units boast beautiful ocean views (many owners have enclosed their balcony).
Address: 1910 Ala Moana Blvd.
Location: Busy intersection with lots of traffic and diagonally across from Hilton Hawaiian Village.

Diamond Head Vista

Diamond Head Vista

Balcony Views: Most boast incredible ocean and Diamond Head views.
Address: 2600 Pualani Way.
Location: Quiet street with limited traffic, right by Jefferson Elementary School.

Foster Tower

Foster Tower

Balcony Views: Several units boast incredible ocean views.
Address: 2500 Kalakaua Ave.
Location: Busy area with lots of traffic and tourists.

Ilikai Apartments

Ilikai Apartments

Balcony Views: Majority offer stunning ocean views.
Address: 1777 Ala Moana Blvd.
Location: Most units face quiet street with a smaller percentage of units facing busy street.

Lanikea at Waikiki

Lanikea at Waikiki

Balcony Views: About half the balconies have nice or great ocean views.
Address: 421 Olohana St.
Location: Fairly quiet location set back from busy Kuhio Ave.

Ritz-Carlton Waikiki

Ritz-Carlton Waikiki

Balcony Views: Majority have stunning ocean and Fort Derussy Park views.
Address: 383 Kalaimoku St (West Tower / Tower 1), 2139 Kuhio Ave (East Tower / Tower 2).
Location: Busy area, but not too much noise, since building is set back from Kalakaua Ave.

The Watermark

The Watermark

Balcony Views: Majority offer stunning ocean and Ala Moana Beach Park views.
Address: 1551 Ala Moana Blvd.
Location: Near end of cul-de-sac and very quiet & peaceful.

Trump Tower Waikiki

Trump Tower Waikiki

Balcony Views: About half the balconies have stunning ocean views, either looking over Fort Derussy Park or towards Diamond Head.
Address: 223 Saratoga Rd.
Location: Busy area with significant street noise.

Waikiki Beach Tower

Waikiki Beach Tower

Balcony Views: Most boast idyllic ocean views.
Address: 2470 Kalakaua Ave. 
Location: Building setback from very busy street, which helps reduce noise.

Wailana at Waikiki

Wailana at Waikiki

Balcony Views: Looking at other buildings or some central high floor units beautiful Fort Derussy Park views.
Address: 1860 Ala Moana Blvd.
Location: Busy intersection. Units along Ena Rd less exposed to noise.

Waipuna

Waipuna

Balcony Views: City with some high floor units offering decent ocean view too.
Address: 469 Ena Rd.
Location comments: Building set back from somewhat busy street and not that exposed to street noise.

Ala Moana Condos

Park Lane

Park Lane Ala Moana

Balcony Views: Lower floor tree top and higher floor tree top and ocean views.
Address: 1388 Ala Moana Blvd.
Location: Busy street with a significant level of noise.

Uraku Tower

Uraku Tower

Balcony Views: About half offer decent or great (if higher floor) ocean views.
Address: 1341 Kapiolani Blvd.
Location: Not too noisy street in front of balconies.

Kakaako Condos

1350 Ala Moana

1350 Ala Moana

Balcony Views: About half boast stunning ocean views – higher floor southeast facing units.
Address: 1350 Ala Moana Blvd.
Location: Busy intersection with lots of street noise.

One Waterfront Tower

One Waterfront Tower

Balcony Views: Most boast stunning harbor and ocean views.
Address: 415 South St (Makai Tower), 425 South St (Mauka Tower)
Location: Not too much exposure to nearby busy street noise.

Collection Honolulu

Collection Honolulu

Balcony Views: Most offer from average to stunning ocean views.
Address: 600 Ala Moana Blvd.
Location: Busy location, though most units are set back from Ala Moana Blvd, reducing noise levels.

Waiea

Waiea

Balcony Views: Most offer stunning ocean views and several units also boast incredible Diamond Head, Waikiki and Ala Moana Beach Park views.
Address: 1118 Ala Moana Blvd.
Location: Busy street with significant noise.

Waihonua

Waihonua

Balcony Views: Most offer decent or even great ocean views.
Address: 1189 Waimanu St.
Location: Busy location, but situated away from busy street noise.

Diamond Head Condos

3003 Kalakaua

3003 Kalakaua

Balcony Views: Perfect ocean views hanging on the ocean’s edge.
Address: 3003 Kalakaua Ave.
Location: No noise – just the sound of the ocean.

3019 Kalakaua

3019 Kalakaua

Balcony Views: Hanging on the ocean’s edge with perfect ocean views.
Address: 3019 Kalakaua Ave.
Location: No noise – just the sound of the ocean.

Colony Beach

Colony Beach

Balcony Views: Hanging on the ocean’s edge with incredible ocean views.
Address: 2893 Kalakaua Ave.
Location: Quiet, but possibly a little noise from neighboring Outrigger Canoe Club Beach.

Sans Souci

Sans Souci

Balcony Views: Most boast what is arguably the most incredible ocean, beach and city views anywhere in Honolulu.
Address: 2877 Kalakaua Ave.
Location: Peaceful with the sound of the ocean and some day time noise from Kaimana Beach below.

Tahitienne

Tahitienne

Balcony Views: Picture perfect ocean views.
Address: 2999 Kalakaua Ave.
Location: Quiet with just the sound of the ocean.

Hawaii Kai Condos

Colony at the Peninsula

Colony at The Peninsula

Balcony Views: Mainly looking into other buildings
Address: 520 Lunalilo Home Rd.
Location: Mainly quiet, though some balconies face fairly busy street.  

Esplanade

Esplanade

Balcony Views: Most offer pleasant marina and mountain views.
Address: 500 Lunalilo Home Rd.
Location: Set back from busy street and limited noise.

Plaza Hawaii Kai

Plaza Hawaii Kai

Balcony Views: Most offer nice marina and ocean views.
Address: 6770 Hawaii Kai Dr.
Location: Fairly quiet location by street that get a fair amount of traffic.    

Other Honolulu Condos

1010 Wilder

1010 Wilder

Balcony Views: Generally open unobstructed city views.
Address: 1010 Wilder Ave.
Location: Quiet section with minimal street noise.

1015 Wilder

1015 Wilder

Balcony Views: Predominantly pleasant city views.
Address: 1015 Wilder Ave.
Location: Quiet area with limited noise.

Ala Wai Plaza

Ala Wai Plaza

Balcony Views: Diamond Head Tower beautiful canal and Waikiki views whereas Park Tower predominantly looks in to other nearby buildings.
Address: 500 University Ave.
Location: Quiet location with limited street noise.

Admiral Thomas Apartments

Admiral Thomas Apts

Balcony Views: Great city and park views.
Address: 1221 Victoria St.
Location: Set back from busy street and exposed to fair amount of street noise.

Harbor Court

Harbor Court

Balcony Views: Most boast amazing harbor and ocean views.
Address: 66 Queen St.
Location: By busy street with significant street noise.

Marco Polo Apartments

Marco Polo Apts

Balcony Views: Several offer park, canal and city views. Some high floor units have nice ocean view.
Address: 2333 Kapiolani Blvd.
Location: About half units face quiet park and other half busy street.

Nuuanu Parkside

Nuuanu Parkside

Balcony Views: City and / or mountain views. Some city views in distance are beautiful.
Address: 2047 Nuuanu Ave.
Location: Quiet location.

Regency at Kahala

Regency at Kahala

Balcony Views: About half boast nice ocean views in distance.
Address: 4340 Pahoa Ave.
Location: By fairly busy street, though mostly quiet units.

Regency Park

Regency Park

Balcony Views: Treetop and city views.
Address: 3138 Waialae Ave.
Location: By busy street, but set back reducing street noise impact.

Royal Iolani

Royal Iolani

Balcony Views: Most boast stunning Ala Wai Golf course, Waikiki and Diamond Head views.
Address: 581 Kamoku St (Ewa Tower) & 583 Kamoku St (Diamond Head Tower)
Location: Quiet street with possible noise from Iolani School.

That sums up the condos boasting the best balconies in Honolulu. If you feel we missed any buildings, let us know in the comments section below.

The post Honolulu Condos With The Best Balconies (Lanais) appeared first on Honolulu HI 5 Blog.

More information about Kaala Highlands homes for sale, call Michelle Johnson (RA) at (808) 352-2469 or email Michelle@honoluluhi5.com.

Kaala Highlands in Brief
A new single-family homes project in Wahiawa consisting of 25 fee simple homes located on 3 neighboring parcels, totaling ~3.5 acres. The project will have 2 types of homes: Model A = 1,695sf + 500sf enclosed garage and Model B = 1,925sf interior + 500sf enclosed garage. Prices: Expected to start from low $700,000’s. Construction on the site begins week of April 10th, 2017. Expected completion not clear yet.

Location
1238 Kaala Ave, Wahiawa 96786.

Developer
Locally, Honolulu based, GreeneWaters, and site work will be done by JDS Construction and MetCalf West responsible for building the homes.

The post Kaala Highlands: 25 New Homes in Wahiawa appeared first on Honolulu HI 5 Blog.

Wealth Creation With Real Estate

Much has been written about investing in real estate, yet many buyers have difficulty calculating the return. Here we break down the important components to consider. Each wealth building component by itself might only amount to modest returns. It is the cumulative effect of these, compounded over time that can create impressive wealth.

Each component acts like a booster rocket driving your investment, and propelling you towards financial orbit. Financial orbit is where your investments generate enough return to pay all your living expenses for the rest of your life. You have arrived.

Back to earth, let’s analyze these real estate booster rocket wealth building components individually:

1.) Cash Flow,  2.) Tax Benefits,  3.) Appreciation,  4.) Equity Pay Down,  5.) Force Equity, and  6.) Buying On Discount.

The first two components, Cash Flow & Tax Benefits add ‘spendable cash’. These cash gains are realized gains that are liquid and ready to deploy.

The remaining components, Appreciation, Equity Pay Down, Force Equity, and Buying On Discount add ‘equity’. These equity gains are unrealized gains, means they are only gains on paper. Equity can be turned into spendable cash once you refinance or sell your property.

You want both, spendable cash and equity gains for building long term wealth.

Real estate investors need to understand each component before we explore the cumulative compounding effect of them growing financial returns over time. Let’s get started:

1.)    Cash flow – Net Operating Income (NOI)

This should be the first component to look at, and easy to calculate. Cash flow keeps you out of trouble. It is the life blood of your financial house. It pays your bills and unexpected expenses. Rule of thumb: Only buy properties that will rent with net positive cash flow.

Net positive cash flow is any money left over after you pay all monthly expenses associated with the property. We call this: Net Operating Income (NOI)

The formula is: NOI = Gross Rent received – Expenses

One practical way to quickly compare different properties’ cash flow is to calculate the cash flow as an annual percentage of the investment purchase price. This is your annual ‘cash on cash’ return on your investment. We call this CAP rate.

The formula is: CAP rate = Annual NOI / Purchase Price

Exhibit 1. CAP Rate

Exhibit 1. shows actual numbers for a sample Waikiki condotel unit at the Ilikai. This 500sqft 1bdr / studio with full kitchen, two double beds and an ocean view allows short term vacation renting, produces about $4,800 monthly gross revenue (including GET & TAT) and could be bought today (2017) around $600K. This unit generates $25,416 annual NOI and the Cap rate is ~4.2%.

Notice that for simplicity the CAP rate calculation does not consider financing.  This simple one measure reduces the property analysis to ONE single relative number and allows for quick and easy comparison between different properties.

Many astute investors are requiring a ‘must have at least “X” CAP rate’. Hawaii’s market reality is: the vast majority of Hawaii properties rarely produce anything close to 5% CAP rate. If someone claims otherwise, they either: a.) miscalculate, b.) understate the expenses, or c.) possibly conduct illegal rental activity!?!  Also check our other post Waikiki’s Condotel Reality – Cash Flow vs Lifestyle

Real estate investors have been chasing diminishing yields ever since the financial crisis created the backdrop for some of the lowest interest rates in history. In today’s world 5% CAP rate is as good as it gets in Hawaii. If you are looking for higher yield, look somewhere else.

The beauty with real estate investing is, there are several additional components that cumulatively make up the total investment return.

2.)    Tax Benefits

A.) Expenses associated with your investment property are tax deductible. In our example above monthly expenses are highlighted light orange. Every single one of these expenses, the total of $2,682 monthly, or, $32,184 annually can be deducted on your tax return, Schedule E.

This is a direct deduction against your taxable income, thus reducing your taxable income.

B.) Mortgage Interest Deduction allows you to deduct all mortgage interest paid on your investment property. Let’s say you purchased the $600K investment sample condo above and you took out a $420K (70% LTV) investor mortgage loan @ 4%.  Your initial cash down payment is $180K and your monthly P&I payment would be $2,005 per month. The total interest paid during the first year amounts to $16,665.

You get to deduct all the $16,665 mortgage interest if paid during the tax year lowering your taxable income by the same amount during the first year of ownership.

Realize that making a monthly mortgage payment is an additional expense affecting your NOI.

Exhibit 1.a. show the same $600K sample condo purchased with 70%LTV financing results in less NOI. Leverage with financing adds tax benefits and improves your ‘ROI’ (we will discuss shortly), but it also increases your risk by diminishing your NOI.

Exhibit 1.a. NOI – Cash Purchase vs Financed Purchase

C.) Depreciation Deduction is another powerful tax benefit where you get to depreciate the improvement value of your investment property over 27.5 years (for residential properties) or 39 years (for commercial properties). Our $600K sample condo shows the tax assessed value of the improvements at ~87% of the total tax assessed value. That translates into $522K improvement value of the $600K purchase price which you get to depreciate over 27.5 years, or $18,982 per year! This is another direct deduction against your gross income, thus reducing your taxable income.

à   Often these deductions and depreciation create sizable paper losses to offset a good portion of your ordinary working income.  With our Hawaii condo example we have a total of $67,831 combined deductions ($32,184 annual expenses, $16,665 mortgage interest deduction, and $18,982 depreciation).  Remember, paper losses are good and reduce your overall tax obligation to the degree of your actual tax bracket, except there is one important cap:

Your allowable losses are limited to $25K per year for married couples filing jointly up to $100K modified gross income.  Allowable losses phase out above $150K modified gross income. But, you may carry any unused losses including unused depreciation forward for years until you can, even until the day you sell your property!  Then you may use all deferred paper losses to offset taxes and possibly even eliminate the need to do a 1031 exchange.

In short, if you are a couple filing jointly with $100K modified gross income, you may only claim $25K deductions per tax year. At that income level your combined Federal and State income tax bracket might be around 30% (depending on the State you reside in) translating into actual cash savings of $7,500 per year. If you earn more than $150K modified gross income filing jointly, sorry you won’t be able to claim any deductions, at least not during this tax year.

There is however one more incredible gift horse tax benefit for the truly ambitious:

Sec #469 of the IRC, – Unlimited Deductions. If you become a full time real estate investor with a.) more than 750 hours / year of active involvement in real estate activity, and b.) dedicate more hours to your real estate investing business than any other business, than the sky is the limit. Your real estate deductions become unlimited. In our example all $67,831 combined deductions can be used to offset your ordinary income. With our Waikiki condo example, actual cash savings add up to $20,350 / per year, or more depending on your combined Federal and State income tax bracket.

We barely scratched the surface. Tax calculations can get complicated. For more real estate tax breaks check our complete Real Estate Tax Benefit Guide.

There is no other asset class besides real estate where you get both:  a.) ‘depreciate’ the improvement value on your tax return, while at the same time b.) enjoy ‘appreciation’ potential. 

3.)    Appreciation

There is no guaranty that your real estate investment appreciates every single year, but in the long run Hawaii real estate has done well. History is no indication of future returns. In the past Oahu real estate has appreciated 4.7 to 4.9% average per year compounded over the last 32 years. The current real estate market outlook predicts a continuation of ~4.5% annual price appreciation. This is speculative, but if correct, it would translate into $27,000 appreciation in one year with our $600K condo example.

Due to the power of compound interest, in 10 years your $600K condo might be worth $931,782 based on 4.5% compound appreciation per year. After 30 years, the value might be above $2.38 Mill.

Exhibit 2. Compound Appreciation

4.)    Equity Pay Down

One unique tool available to real estate investors is using leverage by way of mortgage financing. Our $600K sample condo is in a condotel building (short term vacation renting is allowed) and can be purchased with a minimum of 30% down payment, or $180K cash if you qualify for a $420K mortgage loan. Our equity position is $180K while the bank’s equity position is $420K. Your monthly mortgage payment is about $2,005 which includes Principal (blue) and Interest (red) shown in exhibit #3.

Exhibit 3. Graph – P&I Principal and Interest

Exhibit 4. Amortization Schedule

Exhibit 4. Equity Pay DownNotice how in the beginning ‘interest’ makes the bigger share of the monthly payment (tax deductible, see ‘Tax Benefits’ above), while ‘principal’ makes up the smaller portion. This regular principal payment represents your ‘equity pay down’ and gets increasingly larger over time as the loan balance diminishes. Exhibit #4 shows how after the 1^st year you have automatically gained an additional $7,697 in equity just by having made your regular mortgage payments. After having made all mortgage payments over 30 years your loan is paid in full and you have automatically gained $420K in equity.  This equity gain is in addition to any appreciation that may have occurred during the same time. This is how real estate investments can over time add substantial wealth.

Exhibit 5. Equity Pay Down

5.)    Force Equity

Forced equity is a term used when you add value to the property by making capital improvements. E.g. if you buy a fixer property for $600K, and you spend $50K to renovate kitchen and bath and the end result is a newly refurbished property worth now $700K.

Forced equity comes with two powerful benefits improving your overall return:

A.)  With our condo example you added $100K in equity with a $50K improvement cost. This is an additional $50K net gain due to Forced Equity.

Remember, equity is wealth on paper only and is not realized until you sell or refinance the property.  Clever and cost effective improvements can be a great way to add substantial equity.

B.) Forced equity improvements might also allow you to increase your monthly rent, which is spendable cash. With our $600K condo example let’s assume that the newly remodeled condo might allow a $200 rent increase per month. That translates into an additional $2,400 cash flow per year.

6.)    Buying On Discount

If you are able to purchase your investment property at a discount, you will have automatically made a paper profit from day 1 when you get your keys. Let’s say you purchased our sample condo valued at $600K but only paid $580K, you have an additional $20K in equity because of the discounted purchase price. And you did not even break a sweat other than identifying and negotiating a super great buy. Congratulations!

Wealth creation with the power of cumulative returns – Putting it all together

This is where the fun starts. It is the cumulative effect of the above components, compounded over time that has created substantial wealth for wise real estate investors.

Let’s assume a few different hypothetical scenarios and see how the combination of several of these wealth building components affects the financial outcome.

Scenario #1: Cash purchase, buyer’s income <$100K/y, not eligible for sec #469.

Scenario #2: Cash purchase, buyer’s income >$150K/y, not eligible for sec #469.

Scenario #3: Cash purchase, buyer is eligible for sec #469.

Scenario #4: Financed purchase, buyer’s income <$100K/y, not eligible for sec #469.

Scenario #5: Financed purchase, buyer’s income >$150K/y, not eligible for sec #469.

Scenario #6: Financed purchase, buyer is eligible for sec #469.

Scenario #7: Financed purchase, buyer is eligible for sec #469, + $50K forcing equity.

Scenario #8: Financed purchase, buyer is eligible for sec #469, + $50K forcing equity, + buying with $20K discount.

Exhibit 6. ROI – Cumulative Compounding Return

Exhibit 6. shows the financial returns after 1 year, 10 years, 20 years and 30 years in total dollar gains. Total gains represent the combined gains of both: a.) all the cash flow received (light green), plus b.) your equity gains (light gray) (un-realized gains). Remember: Cashflow pays your bills / unexpected expenses. Equity gains build your wealth (on paper until you sell or refinance).

Exhibit 6. also shows the total gains in relative terms compared to the initial cash investment. We call this: Return On Investment or ROI.

ROI is measured as a percentage.  In our sample calculation ROI expresses the profitability ratio of all gains (cash profits and equity gains) in relation to your initial cash investment aka initial cost.

Initial cost is cash down payment plus closing costs (other than pre-paids). Our $600K sample condo purchase requires ~$1K closing costs if purchased all cash, or ~$3K closing costs if purchased with financing.

The formula is: ROI = Total Gains / Initial Cost

ROI of 100% means your investment has grown by 100% over your initial cost, means you have doubled your money. ROI of 1,000% means your investment has grown by 1,000%, 10x over your initial cost.  Means your investment turned 1 into 11 (1x cost + 10x gains = 11). Congratulations!

The scenarios above are hypothetical in a ‘perfect world’ and based on several assumptions, e.g. the condo stays fully rented consistent with today’s occupancy rate, rents and expenses increase by 3%/y adjusted for inflation, and appreciation is consistent at 4.5% compounded.

Life sometimes throws curve balls, e.g. tenant issues, special assessments, an unexpected AC repair, or tax laws change. Every opportunity comes with risks associated, and if it would be easy as pie everybody would do it. It takes long term vision and commitment to succeed.

Take Away – What we learned today

Here are a few rules of thumb we learn by analyzing Exhibit 6.:

1.)    The power of compound interest works financial wonders over time. In all the above scenarios, the 30-year return is significantly higher compared to 3x the 10-year return. It is not about timing the market, it is about time in the market. Since wealth building takes time, it is better to start today rather than postpone.

2.)    Leverage with financing (scenarios #4 – #8) substantially increases ROI compared to all cash purchase (scenario #1-#3). No surprise. Big ROI comes with additional risk as your NOI cash flow is very thin. Determine your staying power and decide how much risk is sensible.

3.)    ‘Force Equity’ and ‘Buying on Discount’ have the greatest impact in the early years, but add a diminishing return on the overall ROI the longer you hold the property.

Means: a.) The shiny new ‘Force Equity’ improvements you made to the property adding $100K in value today won’t be looking shiny any longer after 10+ years of ownership.

b.) ‘Buying on Discount’ is great but don’t skip buying real estate just because you can’t get the property at a steep discount, provided the property is a good performer for a long-term hold.

4.)    Any of the above scenarios #1 – #8 provide great returns, even the ones where all deductions are phased out due to your income exceeding the $150K limit. Means:  Don’t make excuses and become victim of analysis paralysis. Do your thorough research and if it looks like a great investment property, buy it. Nobody creates wealth just by thinking about it. You need to take action.

May you live well, long, and prosper

Disclaimer: We are a real estate brokerage selling real estate and not investment securities. History is not an indication of future returns. With all important investment decisions, always check with your favorite qualified financial planner, attorney and tax adviser.

‘Like’, ‘share’ and ‘comment’ below. We like to hear from you.

Let us know if you would like to receive a copy of Exhibit 6. – Excel spread sheet.

~ Mahalo & Aloha

The post Wealth Creation With Real Estate appeared first on Honolulu HI 5 Blog.

Everyone wants ‘Value’ in their home purchase, especially a new home. The way the Oahu real estate market has consistently moved upward for decades, taking prices with it, you’d think that was an easy thing to measure. There’s another, maybe even more important side to that word, though.

It can mean not just the price you pay, it also takes in all the other aspects of real estate, or, more accurately home choice. What about the dimensions, a very important factor for a growing family, or the environment you live in, something that will affect the quality of every single day?

What we want to highlight here are the Oahu neighborhoods where you can still buy a substantial new, or relatively new, house or townhome, within a range of $500K to $800K. Nice, but not luxury.

We also set another criteria by considering that 2nd, deeper dimension – what you get for your money. These are our choices for Best Value in Oahu’s Newer Homes, where you can get a little, or even a lot more, than a place to hang your hat.

EWA GENTRY

Ewa Gentry Homes

Ewa Gentry is still a work in progress, the developers continuing to create new neighborhoods within it, a process that started in the 1990’s. This is another area that fulfills many different levels of Oahu home shoppers, with some that fit the 1st time buyer market on up to some luxury properties as well. It is truly a microcosm of the Hawaii real estate world.

In this world made up of Ewa Gentry homes, Haleakea would be the ideal family sized house district, with its 3 layouts, all dual level. 2 of them, Haiku (2,135 sq ft) and Pupukea (2,332 sq ft) are 4BR/3BA, the last, Waiahea (2,170 sq ft) coming in close behind at 4BR/2.5BA. With covered lanais, front and fenced-in back yards, and garages, this is a place for the keiki to play and the older residents to plant some flowers or even a small garden.

Built in 2008, just 3 years earlier than Haleakea, Latitudes brings a little more affordability, but the same family friendly blueprint. This time, you have 4 floor plans, made up of a trio with 4BR/3BA – Marina (1,677 sq ft), Bainbridge (1,789 sq ft) and So Ho (1,921 sq ft) plus one 3BR/2.5BA Victoria (1,557 sq ft). 2 floors add that noise separation that keeps families together. You also have the covered lanais that West Oahu residents love, garages and green features, like solar hot water systems that care for the aina and cut your bills.

Affordability is usually a huge concern for 1st time home buyers and that is even more so in an expensive market like Oahu real estate. The Laulani homes are specifically made to meet those needs, or the needs of anyone with a certain budget. Divided into 2 areas, Trades & Tides, they went up just a year apart, 2010 and 2011, respectively.

The other difference is that Trades’ homes are bigger, consisting of 4 models of 3BR/2BA to 4BR/2.5 or 3BA, measuring from 1,151 to 1,375 sq ft within them. Tides has 4 models as well, with 3BR/2BA in all except for one 4BR/2.5BA. These all have 1,050 to 1,194 sq ft. Both categories offer 2 car garages with nice driveways in front, enclosed back courtyard areas and a recreation center with a pool and party facilities. Not a bad start for a homebuyer.

A more upscale side of homes in Ewa Gentry sits appropriately close to the Hawaii Prince Golf Club, called Woodbridge, where the residences offer 3 to 5 bedrooms across the over 2,600 sq ft layouts on 2 stories. They just make it under the $800K limitation, a feat they couldn’t perform if these same houses were in Honolulu.

The large kitchens, dens off of the master bedrooms and larger lot sizes are just a few features that put Woodbridge homes at the top of many buyers’ lists.

Ewa Gentry is an amazing project for how much variety it has within it, part of the Ewa Plain’s broad appeal. Without the space to cover every neighborhood it has, we still need to point out communities like Tuscany/Montecito that sit next to Hawaii Prince Golf Course and enjoy Central A/C over their two story homes. Or Sandalwood, where you’ll find 3 and 4BR homes with nice dimensions of 1,576 to 1,946 sq ft.

The point is that Ewa Gentry has much to offer, no matter where you are on the budget ladder. In fact, you just might find you can afford more here than you thought.

HOAKALEI

Hoakalei Homes

Hoakalei is the umbrella of what has recently become 4 sub-neighborhoods that make up the whole. What makes them stand out is that this is an expansion of the resort-lifestyle community concept, this time in Ewa Beach’s borders.

Like its predecessor in this, Ko Olina, the homes can enjoy the same perks as visitors, adding another dimension to your days in a Hoakalei home. There is the country club and golf course, with the resort itself soon to open, with a huge lagoon that will basically be your local water park. A stroll from home will be all kinds of vacation-style options for relaxing and playing, all without the dreaded check-out time deadline.

Ka Makana, the 1st of the 4 areas to be built, is the most mauka, surrounded on 3 sides by the golf course. Many of the Ka Makana townhomes sit right on the fairways, enjoying the green landscape laid out behind them. All have their lanais and balconies covered, ensuring you can sit on them even when the sun or rain beats down.

The 2 groupings of floor plans, Koa Lifestyle and Koa Premier, are all roomy and use the American/European architecture styles that Hawaii took, modified and made their own. Koa Lifestyle’s 2 4BR/3BA models have 2,545 and 2,612 sq ft of interior, both with 2 floors, the numbers not counting the large lanais or 2 car garages of each.

Koa Premier has a greater range, the 5 models going from 2,123 sq ft in a one-story (3BR/2.5BA) that has echoes of the gingerbread architectural style seen in Manoa or Diamond Head by the Gold Coast, to the 4 others (4BA/3.5BA or 5BR/4.5BA) that have a second story with 2,912 to 3,552 sq ft interior space. The 2 floor styles all have distinctive designs with rectangular or L-shaped layouts to further appeal to distinct tastes.

The Kipuka neighborhood is smaller than Ka Makana, located just southeast of it. It takes the golf course element a step further by being enclosed on all 4 sides by the links. A gated community, Kupuka homes also divide into 2 categories, Garden & Golf Series. Each has 3 models, all dual level, the overall divider being Garden houses have views of, or sit on, greenways, the Golf houses lining and looking out at fairways.

The Garden Series has a very traditional, inviting American look, think small town USA of yesteryear. They encompass 1,656 to 1,714 sq ft inside containing 4BR and 2.5 or 3 bathrooms. Golf Series residences have the same BR/BA variations, but take 2,030 to 2,234 sq ft to fit them inside. Whereas Garden homes have an overall flatter facade to them, you’ll find more angles on the Golf Series, with still an American influence, but a little less distinctly so.

Kuapapa has the Hoakalei homes that are closest to the shoreline, but also extends up the southeast corner of the entire area. Here you’ll once again find the Koa Premier and Koa Lifestyle models with golf course views for most of the former and all of the latter.

3 other design categories are on these streets as well. The first, Elama, has 4 layouts with 2 floors, 3 of them featuring 4BR/3BA and 1,634 to 1,864 sq ft. The last holding 3BR/2.5BA over 1,737 sq ft. The stated aim was to create seaside cottage style homes and they have nailed it. Some would look at home sitting off a New England coastline.

The next, Naio, has a meld of Pacific Northwest and New England style houses taking up from 1,997 to 2,381 sq ft within them, with 4 or 5 bedrooms and 2.5 to 3 bathrooms. One trademark of these is the covered front porch that cries out for a rocking chair or even a swing seat.

The last category, Elama, lacks the porches, but all have golf course views or overlook the natural beauty of the Kuapapa Preserve. The 3 floor plans have 1,803 to 2,167 sq ft inside them and 4BR/2.5 or 3BA.

There is one late entry to Hoakalei, the Lei Pauku townhome neighborhood that takes up what would be the southeast corner of Ka Makana. Their roomy insides, 1,294 to 1,378 sq ft, also have covered lanais & balconies, some with views of the golf course grounds. With their Dickey style roofs and Plantation reminiscent style, they have Hawaii roots in their architecture.

Residents of the 3 single family home Hoakalei neighborhoods have access to the Wai Kai Hale Club as well as their own recreation centers, with, at minimum, pool, spa and party room.

Brand new homes in Oahu, with the resort-lifestyle are rarely at this price level. Thought not falling under the Affordable column, they present a great value for many buyers. It’s no wonder so much of it is already sold out.

OCEAN POINTE

Ocean Pointe Homes

Just to the east, along that side of Hoakalei Country Club is Ocean Pointe, homes that were all built by Haseko in the decade from 1998 to 2008. The community has a healthy number of both single family homes as well as townhomes, which are divided into 4 enclaves of their own.

All of the townhomes – Mariner’s Place (2/3 BR, 843 to 1,050 sq ft), Ke Ana Kai (2/3BR, 920 to 1,821 sq ft), Town Homes at Fairways Edge (3BR, 1,005 to 1,196 sq ft) and Spinnaker Place (2/3BR, 1,001 to 1,196 sq ft) – give you a yard of your own and, of course, lanais to sit back on and take in the tropical evenings after work.

The Ocean Pointe houses all come in family sizes, 3 to 5 bedrooms, every one coming with yard space, 2 floors and central air conditioning for maximum comfort throughout. They begin at over 1,200 sq ft interiors and end at almost 3000 sq ft at the largest levels. The interiors are open and airy with high ceilings especially in the front living rooms where they rise the full height of the home.

There is a variety of layouts and designs, but all fit the Ewa/West Side forms so they’re right at home on these lands. As are the green areas and parks throughout, fitting the family focus. Makai end residents can walk to the beach, the more mauka addresses requiring a longer stroll or a short car trip. With the resort going up next door, you’ll have even more choices added to your list. It’s all part of the new real estate in Ewa Beach, unimaginable not too long ago.

KAPOLEI

Kapolei Homes

Kapolei has been the big story in Oahu homes for the last decade or more, growing more and more as the plans for this 2nd City began to become reality. It’s one thing to talk about more affordable residences with some of the best shopping and recreation options on the Island. It’s another thing to see it in place.

Kapolei homes can be summed up with certain qualities that have made them so magnetic. The planning has ensured that this is a distinctly open community, with roominess between residences that contrast sharply with most homes in Honolulu. It is also low-rise, the entire town rarely, if ever, exceeding a third story. Both the skyline and sight lines are uncluttered, spacious.

There’s also a range to the real estate, with everything from townhomes to luxury properties lining the fairways. The number of projects and neighborhoods make it impossible to cover them all here, but a few that fit this article’s focus and show the variety available here can be.

Kapolei Knolls is a hillside community of single family homes, most 2 story, with lawns and views over the rest of the city as well as Makakilo. A park sits at the entrance to the area with a walking/jogging path for residents to use. The residential layouts are gathered under 3 series, with multiple models in each.

Kapolei Series, with 8 models of 3 to 5 bedrooms (1,365 – 2,757 sq ft interiors). Classic Series, containing 4 layouts in it of 3 or 4 bedrooms (1,272 – 2,002 sq ft). Lastly, the Kula Lei Series, with 6 models in 3 to 5 bedroom configurations (1,092 – 1,562 sq ft).

The Mehana district on the western side of Kapolei gathers several different projects within it that each have their own distinct qualities and designs to them. Mehana Kekuna is a very recent addition, going up in 2013 – 2014, and has dual level houses of 3BR and 2/2.5BA (1,214 or 1,419 sq ft inside). They have their own community pool and playground, too.

Mehana La Hiki brings larger homes to its lots, all 3 or 4 bedrooms spread out over 1 and 2 floor configurations, from 1,364 to 1,803 sq ft. These Kapolei houses have been rightly highlighted due to their status as the first results of the Homesave Program, which built in numerous green and sustainability features, making them very friendly to the aina.

Just completed in 2016, Kawena Mehana is a new community of single family condominium homes. 3 floor plans cover it – 3BR/2BA/1 Story (1,214 sq ft), 3BR/2.5BA/2 Story (1,325 sq ft) and 4BR/3BA/2 Story (1,548 sq ft). Each has a 2 car garage and numerous energy-efficiency features as well, along with a community pool and recreation center (The Mac) as well as a playground and park for the keiki.

There’s much more besides, such as Kapolei Kekuilani, one of the initial parts of the new West Oahu in 1995, that holds single family homes of 1 and 2 stories with 3 and 4 bedrooms, some that line the Kapolei Golf Course.

Or Mehana Olino, one of the most recent constructions, with primarily condo and townhomes within it as well as some houses, all of them sized from 757 to 1,563 sq ft with nice lanais to boot.

For those seeking the home with a lawn that’s new, or at least relatively so, Kapolei is an obvious option to consider. And that’s precisely the point. If it didn’t have so much of the things that Oahu home buyers want, it wouldn’t be so obvious.

MAKAKILO

Makakilo Homes

The hillside neighborhood above the Ewa Plain has a longer residential history behind it that its immediate neighbor of Kapolei. The lower areas were first settled in the 60’s, owners buying an empty lot and building according to their budget and needs. The upward settlements started slowly, accelerating quickly with the early 2000’s realization of the 2nd City vision.

Those post-Millenium developments are where we turn our attention, such as the recently finished Kahiwelo. These homes sit in the cooler temperatures the higher ground offers, as well as views across Kapolei and Ewa to the ocean ringing our Island.

9 single family home layouts are here, with both 2 stories (3/4BR, 1,637 to 2,071 sq ft inside) and single floor (3BR, 1,442 or 1,752 sq ft) configurations. All have 2 car garages and often generous yard spaces on front and back, with rolling green landscape around them.

Anuhea is an older community that arose in 2005 in Upper Makakilo with exclusively single family homes. The listings here offer choices of single level (3BR, 1,300 sq ft interiors) and 2 stories (mainly 4BR, approx 1,500 to 2,200 sq ft). The often large lanais are part of the enjoyment of views across the mountains, the 2nd City lights and as far as the ocean.

One of the claims to fame for the Wai Kaloi neighborhood is that a good number of residents can see, not just across Ewa and to the Pacific, but all the way east to Diamond Head. For those seeking separation inside their domicile, this is a winner, with not just 1 and 2 story models, but 3 stories as well.

For this project the developers created 7 floor plans, each with a Hawaiian name; Na’u (3BR/2BA/1 Story/1,936 sq ft), ‘Iliahi (4BR/2.5BA/2 Story/2,049 sq ft), Wiliwili (5BR/2.5 or 3BA/2 Story/2,379 sq ft), ‘Ohi’a (4BR/2.5 or 3BA/2 Story/2,347 sq ft), ‘Ilima (5BR/2.5 or 3BA/2 Story/2,478 sq ft), ‘A’ali’i (5BR/2.5BA/2 Story/2,512 sq ft) and Palaiwa (4BR/2.5 or 3BA/2 Story, 2,262 sq ft). [NOTE: Measurements include garage & lanai spaces].

There are more than a few Makakilo townhomes that should also get a look. Some went up in the 1970’s and 80’s, but you also have communities such as Kai Nani that went up in 2006. These are made for families with kids or even a kupuna or two, with 2 to 4 bedrooms that all have at least 1010 sq ft interiors and as much as 1757 sq ft. The views are just as good as you’d get in a house, over Kapolei and the Pacific’s blue tapestry.

With an outlook that’s one of the best around, yet not nearly as expensive in comparison, it’s no wonder so many are buying a piece of this hillside.

MILILANI MAUKA

Mililani Mauka Homes – Drone Photo

Not every Mililani Mauka home fits under our $800K ceiling. Always an in-demand Oahu neighborhood, recent years have seen some listings penetrate the $1M mark. Despite that, the majority sell in our range and represent an opportunity for those who are looking for a home that looks poised to appreciate substantially over the years.

Mililani Mauka is the smaller, later born and even more laid back sister to Mililani Town on the opposite side of the highway. Outside of a small strip of stores where Long’s, Starbucks and a few restaurants sit, this is a purely residential district. The feeling of sanctuary is heightened by the mountains and forest areas that surround much of the place, with large open grass areas in places.

The most affordable properties are the smaller sized townhomes in projects such as Hillsdale, Hampton Court, Crescent Lane and Havens of I’i Vistas, the latter a gated community. These all have 1 to 3 bedroom configurations with 500 to 1000 sq ft inside them, many with fenced back yards or courtyard areas.

One exception in this class is Destiny at Mililani Mauka, with 3 and 4 bedroom townhomes that rise from 972 sq ft interiors all the way to 1,614, making them a very nice option if you need the space.

Single family homes will often head to the $800K maximum we’ve set, pushed by demand as well as the quality of the houses and the life you get here. Still, even the upscale residences of the Island Classics project can be found at prices below that total. One currently is listed at just under our top end, with 3BR/3BA and 1,653 sq ft inside

Wherever they are, Mililani Mauka houses generally can be counted on to have not only a nice yard space, but greater space between you and your neighbor than in Town side. It’s a more elegant existence on this side of H2, just one reason why these homes come so close to our cutoff value. Get them while they still remain there.

WHAT MAKES THE BEST VALUE IN OAHU HOMES
The question of what qualifies as the Best Value neighborhood on Oahu to you is going to be answered differently for each individual. Is it the resort lifestyle you get from a home in Hoakalei, the choice of home styles in Ewa Gentry or the delicious feeling of cool, calm and quiet in Mililani Mauka. Whatever is that tipping point factor for you, it’ll feel right when you find it for the right price and that’s the unmistakable sign of a Best Value.

The post Best Value Newer Oahu Homes Under $800,000 appeared first on Honolulu HI 5 Blog.