If you have been following Honolulu's luxury real estate market, you have likely heard the buzz surrounding one of the most anticipated residential projects in Hawaii's history. Located at 1238 Ala Moana Blvd in Honolulu's vibrant Kakaako neighborhood, this 33-story tower is poised to redefine what it means to live in an oceanfront condominium in the Aloha State. Whether you are a prospective buyer, an investor evaluating the ultra-luxury segment, or simply curious about what all the excitement is about, this comprehensive guide covers everything you need to know heading into 2026.
What Is ʻIlima Ward Village?
ʻIlima Ward Village is the newest ultra-luxury condominium tower rising within Ward Village, the acclaimed 60-acre master-planned community in Honolulu's Kakaako district. According to the developer, Howard Hughes Holdings, ʻIlima is being developed in partnership with Discovery Land Company, one of the world's most recognized developers of private residential club communities. This marks Discovery Land Company's first residential project on Oahu.
The tower is named after the ʻilima flower, the official flower of Oahu, which holds deep significance in Hawaiian culture as a symbol of royalty and special occasions. The project sits on what has been described as the last available front-row site on Oahu's South Shore, offering unobstructed views of Diamond Head and the Pacific Ocean.
Key project highlights include:
- Address: 1238 Ala Moana Blvd, Honolulu, HI 96814
- Height: 33 stories
- Total residences: 148
- No studios or one-bedroom units
- Developer: Howard Hughes Holdings in partnership with Discovery Land Company
- Architect: Robert A.M. Stern Architects (RAMSA) with local firm AHL
- Interior design: Champalimaud Design
- Landscape architecture: VITA Planning and Landscape Architecture
- Expected completion: Early 2030, according to the developer
The Residence Mix: Built for Families and Downsizers
One of the most distinctive aspects of ʻIlima is its unit mix. Unlike most Kakaako condominium towers that rely heavily on studios and one-bedroom units to drive volume, ʻIlima has eliminated those smaller configurations entirely. According to developer materials, the tower offers 148 residences across 30 unique floor plans:
- 92 two-bedroom residences
- 48 three-bedroom residences
- 6 four-bedroom residences
- 2 five-bedroom residences
- Penthouse residences
With approximately six units per floor, the tower is designed around an L-shaped footprint that maximizes corner exposure and provides sweeping views of Diamond Head and the Pacific Ocean. Residences on floors 7 through 33 that face the ocean or Diamond Head feature private lanais, while the uppermost floors offer lanais on all sides.
Ceiling heights are reported at 10 feet 6 inches, which is notably generous compared to the typical 8 to 9 foot ceilings found in most Honolulu high-rises. This added volume creates a sense of openness and luxury that is difficult to replicate.
Interior Finishes and Design
The interior appointments at ʻIlima reflect a level of craftsmanship that is rare in Hawaii's condominium market. According to the developer, residences will feature Studio Becker cabinetry, Wolf and Sub-Zero appliances, and wide-plank oak flooring. The interiors have been designed by Champalimaud Design, an internationally recognized studio known for their work on high-end hospitality and residential projects worldwide.
The design philosophy reportedly draws from Hawaiian architectural traditions while incorporating modern luxury sensibilities. The facade and structural elements are said to be inspired by the work of historic Honolulu architects including Charles W. Dickey and Vladimir Ossipoff, who designed the neighboring IBM Building.
Pricing: What Buyers Should Know
ʻIlima is positioned at the top of Honolulu's condominium market. Based on publicly available listing data, pricing is reported to start at approximately $3.9 million for two-bedroom residences, with a price-per-square-foot range of roughly $2,500 to $4,500 depending on the floor, view orientation, and unit size.
As reported by the Wall Street Journal and confirmed by the developer, one penthouse at ʻIlima has entered contract at over $40 million, setting a new record for condominium sales in Hawaii. The previous record was reportedly held by a penthouse at Park Lane Ala Moana, which sold for $27.5 million in 2023.
According to Howard Hughes Holdings, ʻIlima and its companion tower Melia achieved a combined $1.2 billion in pre-sales at launch, including over $280 million from penthouse transactions alone. As of September 2025, ʻIlima was reported to be 41 percent sold.
It is important for buyers to understand that these are pre-construction prices and that final pricing, availability, and terms may change before completion. Working with an independent buyer representative can help you navigate the purchasing process and evaluate whether the pricing aligns with your goals.
The Mohala Club: Discovery Land Company's Private Amenity Experience
Perhaps the most talked-about feature of ʻIlima is the Mohala Club, a private owners club that will be operated by Discovery Land Company. According to the developer, the Mohala Club encompasses more than 80,000 square feet of private recreational space spread across Levels 1, 5, and 6 of the tower.
Reported amenities on Level 5 include:
- Resort pool and resort pool spa
- Pool bar
- Keiki (children's) pool
- Event lawn
- Fitness hale (fitness center)
- Fitness pool
- Spa grotto and spa reception
- Separate ladies' and men's lounges
- Co-ed relaxation lounge
- Spa treatment rooms and spa courtyard
- Diamond Head Lounge
- Cafe
- Keiki Club and keiki playground
Level 6 amenities are reported to include:
- Fine dining restaurant
- Private dining room
- Golf simulator
- Comfort station
- The Garden
Discovery Land Company is known for its concierge-driven lifestyle approach across its portfolio of over 35 private communities worldwide, including properties like the Yellowstone Club in Montana. The Mohala Club is expected to bring that same Outdoor Pursuits concierge programming to Oahu, offering residents curated island adventures, wellness programming, culinary experiences, and family-focused activities.
Location and Neighborhood
ʻIlima sits within Ward Village, which occupies a prime stretch of Kakaako between Ala Moana Center and downtown Honolulu. The location puts residents within walking distance of some of Oahu's most desirable destinations:
- Ala Moana Beach Park is directly across Ala Moana Boulevard
- Ala Moana Center, the world's largest open-air shopping center, is steps away
- Ka Lei Park, the new community green space being developed as part of Ward Village, will be adjacent to the tower
- The historic IBM Building, designed by Vladimir Ossipoff, sits next door
- South Shore Market and other Ward Village retail and dining are across Auahi Street
- Waikiki is a short drive or bike ride to the east
Ward Village has been recognized by Architectural Digest as one of the best planned communities in the United States, and the neighborhood continues to evolve with new parks, pathways, shops, and restaurants. The community is designed with walkability as a core principle, and ʻIlima's position on the makai (ocean) side of Ala Moana Boulevard provides direct access to the waterfront.
Ward Village Master Plan Context
Ward Village is a 60-acre master-planned community that has been under development for over 15 years. The community has been planned to include up to 14 residential towers across multiple land blocks. ʻIlima and its companion tower Melia are situated in Land Block 4, which occupies the last available front-row site along Ala Moana Boulevard.
This positioning is significant because it means ʻIlima and Melia will have the closest proximity to the beach, Ala Moana Center, and Waikiki of any tower in the Ward Village community. Several earlier towers in Ward Village, including Waiea, Anaha, Aeʻo, and Victoria Place, have already been completed and occupied, establishing a track record for the community.
The two new towers will replace the former Ward Centre retail complex. A native botanical garden pathway is planned to connect the IBM Building to Ka Lei Park, with landscaping by VITA Planning and Landscape Architecture incorporating over 14 species of native Hawaiian plants.
Timeline and Construction
According to publicly available reports, the developer has secured permits to demolish the former Ward Centre to prepare the site for construction. Sales for ʻIlima launched in mid-2025, and expected completion is reported to be early 2030.
As a pre-construction purchase, buyers should be aware that timelines can shift due to permitting, construction conditions, and market factors. The deposit structure and contract terms for pre-construction condominiums in Hawaii differ from resale transactions, so it is important to work with a knowledgeable real estate professional who can walk you through the process.
Who Is ʻIlima Ward Village For?
Given the unit mix, pricing, and amenity program, ʻIlima appears to be designed for a specific buyer profile:
- Affluent families seeking spacious, multi-bedroom residences in an urban oceanfront setting
- Luxury downsizers moving from single-family homes who want resort-level amenities without the maintenance burden
- Second-home buyers from the mainland or internationally who value the Discovery Land Company lifestyle and concierge model
- High-net-worth individuals looking for a trophy property in Hawaii with potential long-term value
The absence of studios and one-bedrooms signals that ʻIlima is not targeting the entry-level buyer or the short-term rental investor. This is a residence-first building designed for owners who plan to use and enjoy the property.
For families in particular, the Keiki Club, children's pool, keiki playground, and family-friendly programming through the Mohala Club make ʻIlima a compelling option that few other Honolulu condominiums can match.
Frequently Asked Questions About ʻIlima Ward Village
How many units are in ʻIlima Ward Village?
According to the developer, ʻIlima will have 148 residences across 33 stories, with 30 unique floor plans. The unit mix includes two-, three-, four-, and five-bedroom residences plus penthouses. There are no studios or one-bedrooms.
What is the price range for ʻIlima?
Based on publicly available data, pricing is reported to start at approximately $3.9 million, with a price-per-square-foot range of roughly $2,500 to $4,500. One penthouse has reportedly entered contract at over $40 million.
When will ʻIlima be completed?
According to available reports, the expected completion date is early 2030. Timelines are subject to change based on permitting and construction progress.
What is the Mohala Club?
The Mohala Club is a private owners club exclusive to ʻIlima residents, operated by Discovery Land Company. It is reported to include more than 80,000 square feet of recreational space with resort pools, spa facilities, fitness areas, dining venues, a keiki club, and Discovery Land Company's signature concierge programming.
Who is the developer of ʻIlima?
ʻIlima is being developed by Howard Hughes Holdings in partnership with Discovery Land Company. The architectural team includes Robert A.M. Stern Architects and local firm AHL, with interiors by Champalimaud Design and landscape by VITA.
Can I use a buyer's agent to purchase at ʻIlima?
Yes. Working with an independent buyer's representative is one of the smartest decisions you can make when purchasing a pre-construction condominium. Your agent can help you evaluate floor plans, negotiate terms where possible, review contracts, and advocate for your interests throughout the process.
Is ʻIlima a good investment?
We cannot make predictions about future property values. What we can say is that ʻIlima's front-row location within Ward Village, its limited unit count, and the Discovery Land Company partnership position it uniquely in Honolulu's luxury market. As with any significant purchase, we recommend thorough due diligence and consultation with your financial advisor.
Have questions about ʻIlima Ward Village? Kristy & Austin Nakamura at Talk Realty are your independent advocates — not the developer’s sales team. Reach out anytime.
Disclaimer: This post is for educational purposes only. Information is based on publicly available sources as of February 2026. Details are subject to change. This is not an offer to sell or solicitation to buy. Kristy & Austin Nakamura, Talk Realty.
