When you're evaluating a luxury condominium purchase in Honolulu, floor plans tell you more than any marketing brochure ever could. They reveal how you'll actually live in a space day to day, from where morning light enters your kitchen to whether your guest bedroom offers genuine privacy.

'Ilima Ward Village, the 33-story tower rising at 1238 Ala Moana Boulevard in Kakaako, takes a notably different approach to unit design than most Honolulu high-rises. With only 148 residences spread across 27 residential floors and 30 unique floor plan configurations, this building prioritizes spaciousness, privacy, and flexibility over unit count.

Here's an independent look at what the floor plans reveal about living at 'Ilima and how to evaluate whether these layouts match your lifestyle and budget.

The Building Layout: How 'Ilima Is Structured

Before diving into individual unit types, it helps to understand 'Ilima's overall structure. The tower is an L-shaped design, which is unusual for Kakaako high-rises and creates several important advantages for residents.

According to the developer, 'Ilima rises 33 stories with residential units located on floors 7 through 33. The lower levels are dedicated to parking, retail space, and the building's extensive amenity program. There are approximately six units per floor on the standard residential levels, which is significantly fewer than most comparable towers in the neighborhood. For context, many Ward Village buildings have 10 to 15 or more units per floor.

This low-density approach means wider hallways, fewer neighbors sharing your elevator ride, and generally less noise transfer between units. It also means the building has only 148 total residences, making it one of the most exclusive towers in Ward Village.

Key structural details reported by the developer include:

- L-shaped tower design optimized for ocean and Diamond Head views

- 3 residential elevators plus 1 service elevator

- 420 off-street parking spaces (approximately 2.8 spaces per unit)

- 65 bicycle parking stalls at street level

- 10'6" ceiling heights in main living areas (standard floors)

- 11' ceiling heights in penthouse residences

- Over 81,000 square feet of recreational amenity space

Unit Mix: No Studios or One-Bedrooms

One of the most distinctive aspects of 'Ilima is what it does not include. According to published reports, this is the first tower in Ward Village's master plan that completely excludes studios and one-bedroom units. Every residence is a two-bedroom or larger.

The reported unit mix breaks down as follows:

- 92 two-bedroom residences (approximately 62% of all units)

- 48 three-bedroom residences (approximately 32%)

- 6 four-bedroom residences (approximately 4%)

- 2 five-bedroom residences (approximately 1%)

This unit mix signals a clear targeting of families, established professionals, and second-home buyers who need genuine living space rather than investment-oriented compact units. If you are looking for a starter condo or a small pied-a-terre, 'Ilima may not be the right fit.

30 Unique Floor Plans: What That Means for Buyers

According to developer materials, 'Ilima will feature 30 unique floor plan configurations across its 148 units. That is an unusually high ratio of plan variety to total unit count. In practical terms, it means the building avoids the cookie-cutter approach found in most high-rise developments where the same layout repeats floor after floor.

For buyers, this variety creates both opportunity and complexity. The opportunity is that you have a much wider range of spatial configurations, orientations, and view corridors to choose from. The complexity is that comparing units becomes more involved since two-bedroom residences, for example, may come in several meaningfully different layouts.

Based on available information, the floor plans range from two-bedroom units to expansive five-bedroom penthouse configurations. Some floor plans reportedly allow for unit combinations, meaning buyers can merge adjacent units to create custom larger residences. This is a feature typically found in ultra-luxury developments in cities like New York and Miami, but it is relatively rare in Honolulu.

When evaluating 'Ilima's floor plans, pay close attention to:

- The orientation of the unit (ocean-facing, Diamond Head-facing, or mountain-facing)

- Whether the unit includes a full lanai, a Juliet balcony, or both

- The configuration of the kitchen relative to the living and dining areas

- Whether bedrooms are split (on opposite sides of the unit) or clustered together

- The presence and size of powder rooms and ensuite bathrooms

- Storage capacity, including in-unit laundry placement

Two-Bedroom Residences: The Core of the Building

With 92 units, the two-bedroom residences make up the majority of 'Ilima's inventory. According to available floor plan data, these units are designed with 2 bedrooms and 2.5 bathrooms, which is a step above most competing projects that typically offer 2 bedrooms with only 2 baths.

The half-bathroom (powder room) is a significant practical detail. It means guests can use a dedicated restroom without entering your private bedroom wing, which is a standard feature in single-family homes but uncommon in Honolulu condominiums.

Based on reported listings and developer materials, two-bedroom units at 'Ilima appear to range from approximately 1,400 to over 1,700 square feet. For comparison, many two-bedroom units in other Ward Village buildings range from 900 to 1,200 square feet, making 'Ilima's two-bedrooms closer in size to many competitors' three-bedroom layouts.

Key features reported across two-bedroom floor plans include:

- Open-concept kitchen, living, and dining areas

- Primary bedroom with ensuite bathroom

- Wide plank oak wood flooring throughout

- Crown molding in living rooms and foyers

- Lanais on ocean-facing and Diamond Head-facing units (floors 7 through 33)

- In-unit washer and dryer

- High-end kitchen appliances and marble countertops

Three-Bedroom and Larger Residences

The 48 three-bedroom residences represent the second-largest category. With three bedrooms and three bathrooms as the expected standard configuration, these units provide the kind of space that families with children or frequent visitors typically require.

Based on reported data, three-bedroom floor plans at 'Ilima are expected to range from approximately 2,100 to 2,400 square feet or more. That puts them firmly in the territory of many single-family homes in Honolulu, but with the added benefits of high-rise living including views, security, and on-site amenities.

The four-bedroom and five-bedroom residences are among the most exclusive in the building. With only 6 four-bedroom and 2 five-bedroom units in the entire tower, these homes are designed for buyers seeking single-family-home scale within a vertical community. These larger units are expected to be concentrated on upper floors, likely offering premium views and expanded lanai space.

For buyers considering these larger configurations, it is worth noting that top-floor residences reportedly receive 11-foot ceiling heights, compared to the standard 10-foot-6-inch ceilings on lower floors. While the difference is only six inches, it creates a noticeably more expansive feeling in open-plan living areas.

Interior Design and Finish Details

The interior design at 'Ilima is being handled by Champalimaud Design, a studio known for luxury hospitality projects. According to developer materials, residents will be able to choose between natural and classic color palette options for their finishes.

Reported interior features across all floor plans include:

- Studio Becker custom cabinetry in kitchens and bathrooms

- Marble stone countertops throughout

- Waterworks bathroom fixtures

- Rocky Mountain Hardware door and cabinet hardware

- Limestone flooring with inlaid stone patterns in primary bathrooms

- Free-standing soaking tubs in primary bathrooms

- Full-height storage in primary bathrooms

- Designer accent lighting

- Sheer window treatments in living areas

- Sheer and blackout window treatments in bedrooms

These finishes are consistent with what you would find in a high-end Manhattan apartment building, which makes sense given that the architect, Robert A.M. Stern Architects, is best known for designing some of New York's most prestigious residential towers. This marks RAMSA's first project in Hawaii.

Views and Orientation: What Each Direction Offers

The L-shaped design of 'Ilima creates multiple view orientations. According to the developer, the building is positioned on what they describe as the last front-row site on Oahu's South Shore, which means unobstructed ocean views in certain directions.

Here is how the main orientations break down based on reported building plans:

- Ocean-facing units: Direct views toward the Pacific Ocean. Units on floors 7 through 33 facing this direction receive full lanais. These are expected to command the highest prices per square foot.

- Diamond Head-facing units: Views toward one of Hawaii's most iconic landmarks. These units also receive lanais and are likely to be among the most sought-after.

- Mountain-facing units: Views toward the Koolau Range. While not ocean views, mountain views in Honolulu are highly valued and provide dramatic visual backdrop especially during sunrise.

- Top-floor units: Penthouse-level residences reportedly receive lanais on all sides, providing panoramic 360-degree exposure.

The L-shaped tower design means that corner units get dual-exposure views, which significantly enhances both natural light and sight lines. If you are comparing units at 'Ilima, the corner positions on the higher floors will likely offer the most dramatic panoramas.

How 'Ilima Compares to Other Ward Village Towers

To understand 'Ilima's floor plans in context, it helps to compare them against other buildings in Ward Village and the broader Kakaako market.

Most Ward Village towers include studios and one-bedrooms as a significant portion of their unit mix. Buildings like The Park Ward Village and Aalii offer units starting under 500 square feet. 'Ilima's smallest units are expected to start around 1,400 square feet, which is nearly three times larger.

The density difference is also notable. While some Ward Village buildings have 20 or more units per floor, 'Ilima averages just six. This lower density, combined with the L-shaped design and only three residential elevators serving 148 units, creates a fundamentally different daily living experience.

From a price-per-square-foot perspective, 'Ilima is reported to be among the most expensive in Ward Village. According to market data, the building's price per square foot is approximately $2,886, which places it near the top of the Ward Village price hierarchy. Only Park Lane Ala Moana has been reported at a higher price per square foot.

Buyers should weigh these premiums against the tangible differences in unit size, finish quality, and building density when comparing options within Ward Village.

Frequently Asked Questions About 'Ilima Floor Plans

How many floor plans does 'Ilima offer?

According to the developer, 'Ilima will feature 30 unique floor plan configurations across 148 total residences. This is a high level of variety compared to most Honolulu high-rises.

Are there any one-bedroom or studio units at 'Ilima?

No. Based on published reports, 'Ilima is the first Ward Village tower to exclude studios and one-bedroom units entirely. The smallest units are two-bedroom configurations.

How large are the two-bedroom units?

Based on available listing data and developer reports, two-bedroom units at 'Ilima are expected to range from approximately 1,400 to over 1,700 square feet, which is substantially larger than two-bedroom units in most other Ward Village buildings.

Do all units have lanais?

Not all. According to developer information, residences on floors 7 through 33 facing the ocean or Diamond Head have full lanais. Some units feature Juliet balconies instead. Top-floor residences are reported to have lanais on all sides.

Can units be combined at 'Ilima?

Reports indicate that certain floor plans allow for unit combinations, enabling buyers to merge adjacent residences into larger custom homes. Specific combination options should be confirmed directly with the sales team.

Who designed the interiors?

The interior design is by Champalimaud Design, while the architecture is by Robert A.M. Stern Architects, marking the firm's first project in Hawaii.

Have questions about 'Ilima 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.