When it comes to ultra-luxury real estate in Honolulu, the pricing at ʻIlima Ward Village has captured the attention of buyers, investors, and industry watchers across the globe. As the most exclusive residential tower within the award-winning Ward Village master-planned community, ʻIlima has set new benchmarks for what luxury condominium living costs in Hawaii. Here is a detailed breakdown of what buyers should know about pricing heading into 2026.
Starting Prices at ʻIlima Ward Village
Based on publicly available listing data and reports from real estate tracking platforms, the entry point for ʻIlima Ward Village residences starts at approximately $3.9 million for a two-bedroom unit. This positions ʻIlima as the most expensive tower in the Ward Village portfolio, surpassing previous record holders like Waiea and Victoria Place.
The general pricing framework, based on available data as of early 2026, breaks down roughly as follows:
- Two-bedroom residences: Starting from approximately $3.9 million
- Three-bedroom residences: Estimated range from the mid-$5 million to over $8 million
- Four-bedroom residences: Pricing has been reported in the $10 million to $15 million range
- Five-bedroom residences and penthouses: $15 million and above, with one penthouse reportedly exceeding $40 million
These figures are approximate and based on publicly available listing information. Actual pricing may vary based on floor level, view orientation, unit configuration, and market conditions at the time of purchase.
Price Per Square Foot Analysis
The price per square foot at ʻIlima is reported to range from approximately $2,500 to $4,500 per square foot, with many residences trading around $3,500 per square foot according to real estate tracking platforms. This represents a significant premium compared to other towers in Ward Village and the broader Kakaako market.
For context, here is how ʻIlima's pricing compares to other Ward Village towers based on available market data:
- ʻIlima Ward Village: Approximately $2,500 to $4,500 per square foot
- Waiea: Approximately $2,200 per square foot (resale averages)
- Victoria Place: Approximately $2,100 to $2,500 per square foot
- Park Lane Ala Moana: Approximately $2,000 to $2,300 per square foot
- Anaha: Approximately $1,400 to $1,800 per square foot
- Aeʻo: Approximately $1,200 to $1,500 per square foot
These comparisons are approximate and based on available resale and listing data. They illustrate the pricing tier that ʻIlima occupies relative to the broader Ward Village community. The premium reflects several factors including the front-row oceanfront position, the Discovery Land Company partnership, the Mohala Club amenities, the larger unit sizes, and the caliber of the design and construction team.
The $40 Million Penthouse Record
In September 2025, the Wall Street Journal reported that one penthouse at ʻIlima had entered contract at a price exceeding $40 million. According to the developer, this eight-bedroom residence set a new record for condominium sales in the state of Hawaii. The previous state record was reportedly a $27.5 million penthouse sale at Park Lane Ala Moana in 2023.
The developer also reported that combined penthouse transactions at ʻIlima and its companion tower Melia exceeded $280 million at launch. These figures reflect the extraordinary demand at the top end of Honolulu's luxury market and the unique position that ʻIlima occupies as Discovery Land Company's first urban residential tower.
It is worth noting that penthouse pricing represents the absolute top tier of the market and is not reflective of what most buyers at ʻIlima will pay. The majority of units in the building are two- and three-bedroom residences at significantly lower price points.
What Drives the Premium at ʻIlima?
Several factors contribute to the pricing premium that ʻIlima commands compared to other luxury condominiums in Honolulu:
- Last front-row site: ʻIlima and Melia occupy the last available oceanfront parcel on the South Shore of Oahu within Ward Village, meaning no future tower will block their Diamond Head and ocean views
- Discovery Land Company partnership: The Mohala Club, with over 80,000 square feet of private amenities and Discovery's signature concierge programming, adds a lifestyle component that does not exist elsewhere in Honolulu
- Only six units per floor: The limited density per floor creates a private, estate-like living experience within a high-rise setting
- No studios or one-bedrooms: The unit mix is exclusively two-bedroom and larger, which means every residence is substantial in size
- World-class design team: Robert A.M. Stern Architects, Champalimaud Design, and VITA bring pedigrees that are rare in the Hawaii market
- Premium finishes: Studio Becker cabinetry, Wolf and Sub-Zero appliances, wide-plank oak flooring, and 10-foot-6-inch ceilings
- 148 total units: The small total number creates scarcity in a market where other luxury towers often have 200 to 400 or more units
Monthly Costs Beyond the Purchase Price
When evaluating the true cost of ownership at ʻIlima, buyers should consider expenses beyond the purchase price. Based on publicly available listing data, estimated monthly maintenance (HOA) fees at ʻIlima are reported at approximately $1.88 per square foot. For a two-bedroom unit of around 1,800 square feet, that translates to roughly $3,400 per month. Larger three-bedroom units of approximately 2,500 square feet could carry monthly fees around $4,700.
These maintenance fees typically cover building maintenance, common area upkeep, amenity operations, and the Mohala Club programming operated by Discovery Land Company. It is important to budget for these ongoing costs when evaluating total affordability.
Buyers should also factor in Hawaii property taxes, homeowners insurance, and potential special assessments. For properties at this price level, annual property taxes alone can be substantial, though Hawaii's residential property tax rates are among the lowest in the nation for owner-occupied homes.
Important Buyer Considerations
As independent buyer advocates, we want to make sure you approach a purchase of this magnitude with clear expectations:
- Pre-construction pricing is not final: Prices can change before closing, and the developer may adjust terms during the sales process
- No guarantees of appreciation: While ʻIlima's positioning is unique, we cannot predict future market conditions or property values
- Deposit requirements: Pre-construction purchases typically require significant deposits held in escrow over an extended period before the building is completed
- Timeline risk: With expected completion in early 2030, buyers are committing capital years in advance and should be prepared for potential delays
- Market comparisons are imperfect: Comparing ʻIlima's pricing to other Ward Village towers requires accounting for differences in unit size, finishes, amenities, and vintage
An independent buyer representative can help you analyze whether the pricing at ʻIlima aligns with your financial goals and lifestyle needs. We are not affiliated with the developer and our job is to represent your interests.
Frequently Asked Questions About ʻIlima Pricing
What is the cheapest unit at ʻIlima Ward Village?
Based on available listing data, the lowest reported starting price is approximately $3.9 million for a two-bedroom residence. There are no studios or one-bedrooms in the building.
How much per square foot is ʻIlima?
Pricing is reported to range from approximately $2,500 to $4,500 per square foot, with many units around $3,500 per square foot. Pricing varies by floor, view, and unit configuration.
Is ʻIlima more expensive than Waiea?
Based on available data, yes. ʻIlima's price per square foot significantly exceeds Waiea's current resale averages, reflecting its newer construction, front-row position, and Discovery Land Company amenity program.
What are the monthly HOA fees?
Estimated maintenance fees are reported at approximately $1.88 per square foot per month. For a typical two-bedroom unit, this works out to roughly $3,400 per month.
Can I negotiate the price?
Pre-construction pricing is typically set by the developer. However, having an independent buyer representative can help you understand the terms, identify potential value, and negotiate where flexibility exists.
Will ʻIlima hold its value?
We cannot make predictions about future property values. What we can share is that ʻIlima's limited supply, premium location, and unique amenity program position it distinctively in the market. Consult with your financial advisor before making any investment decisions.
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.
