Honolulu's luxury condo market has seen remarkable growth over the past decade, with several world-class developments reshaping the city's skyline. Among the most anticipated is The Residences at Mandarin Oriental, Honolulu, a 37-story tower reported to rise approximately 418 feet at 1687 Kapiolani Blvd in the Ala Moana District. But how does it compare to other high-end options across the island?
In this guide, we provide an independent comparison of the Mandarin Oriental Residences alongside other prominent luxury condominiums in Honolulu. As buyer's agents, our goal is to give you the information you need to make a confident, well-informed decision. Whether you are considering the Mandarin Oriental or exploring alternatives, this side-by-side analysis covers building specifications, amenities, pricing, and lifestyle factors.
The Residences at Mandarin Oriental, Honolulu: An Overview
The Residences at Mandarin Oriental, Honolulu is a fee simple luxury condominium development by Mana'olana Partners, located at 1687 Kapiolani Blvd in the Ala Moana District. According to developer materials, the project features a 37-story tower rising approximately 418 feet, with 99 residences ranging from one-bedroom units starting around 732 square feet to expansive four-bedroom penthouses reportedly reaching approximately 4,033 square feet.
The development is reported to include approximately 125,000 square feet of hotel, residential amenities, commercial, and food and beverage space. Mandarin Oriental Hotel Group is expected to manage both the residential services and an adjacent luxury hotel component, which would make this one of the few branded residential projects in Hawaii.
Publicly available information suggests prices range from approximately $2 million for smaller units to over $20 million for penthouses, with maintenance fees reported at approximately $2.04 per square foot per month. The project is fee simple ownership, meaning buyers own the land beneath the building.
How the Mandarin Oriental Compares to Other Honolulu Luxury Developments
Below, we look at several of Honolulu's most notable luxury condominium projects and how they compare to the Mandarin Oriental Residences across key factors.
Park Lane Ala Moana
Park Lane Ala Moana is a luxury low-rise development situated directly adjacent to Ala Moana Center, one of the largest open-air shopping centers in the world. Completed in 2017, the project features seven low-rise buildings with 215 residences. The development offers fee simple ownership, large private lanais, and direct access to Ala Moana Center.
Compared to the Mandarin Oriental, Park Lane offers a more horizontal, garden-style living experience rather than a high-rise format. Park Lane does not include a branded hotel management component, but it does feature resort-style amenities. Pricing for resale units at Park Lane generally starts in the mid-single-digit millions, making it comparable to the Mandarin Oriental in overall price positioning.
Victoria Place
Victoria Place is a 350-unit luxury tower located in the Ward Village master-planned community in Kakaako. Completed in 2024, this Howard Hughes development stands approximately 400 feet tall and features modern design with open floor plans and floor-to-ceiling windows.
Victoria Place is situated in a walkable, urban neighborhood with retail and dining at street level, and it is close to Ala Moana Beach Park. While Victoria Place offers a strong amenity package with pool, fitness center, and community spaces, it does not include branded hotel services. Pricing for Victoria Place residences tends to start lower than the Mandarin Oriental, making it an attractive option for buyers seeking newer construction in a different neighborhood context.
Ko'ula at Ward Village
Ko'ula is a 41-story residential tower also within the Ward Village community, designed by renowned architect Jeanne Gang. Completed in 2022, Ko'ula features approximately 565 residences and is known for its distinctive undulating facade and lush landscaping.
Ko'ula offers a different value proposition than the Mandarin Oriental. It is a larger community with more units, which means a different level of exclusivity. Ko'ula does not include hotel branding or services, but it features extensive amenities including a resort-style pool deck, fitness center, and community gardens. Pricing at Ko'ula generally sits at a lower price point than the Mandarin Oriental, making it accessible to a broader range of luxury buyers.
Waiea at Ward Village
Waiea is a 36-story luxury tower that was one of the first premium developments completed in Ward Village, delivered in 2016. With only 174 residences, Waiea offers a more intimate living experience with generous floor plans, high ceilings, and ocean views from many units.
Waiea was one of the first ultra-luxury projects in Kakaako and set the standard for what followed. Like the Mandarin Oriental, Waiea caters to discerning buyers seeking spacious, high-end living. However, Waiea does not include a hotel management component. Resale prices at Waiea can be comparable to or even exceed Mandarin Oriental pricing for premium units, particularly those with ocean-facing positions.
A'ali'i is a 42-story mixed-use tower in Ward Village, completed in 2021. It features approximately 751 residences, including studios and one-bedroom units, making it one of the more accessible luxury options in the neighborhood. The building includes flexible living spaces and a robust amenity deck with pool, fitness center, and co-working spaces.
A'ali'i represents a very different market segment from the Mandarin Oriental. Its smaller unit sizes and higher unit count make it more of an urban living option than a traditional luxury residence. Pricing is significantly lower than the Mandarin Oriental, which may appeal to first-time luxury buyers or investors looking for rental income potential in a newer building.
What Sets the Mandarin Oriental Apart
Several factors distinguish the Mandarin Oriental Residences from the competition in Honolulu's luxury market.
First, branded hotel management is a significant differentiator. According to publicly available information, Mandarin Oriental Hotel Group is expected to provide five-star hotel services to residents, including concierge, housekeeping, in-residence dining, valet, and spa access. None of the other properties compared here offer this level of integrated hotel service.
Second, the exclusivity of only 99 residences in a 37-story tower creates a very low density living environment. This compares favorably to developments like A'ali'i with over 750 units or Ko'ula with over 560 units.
Third, the tower's reported height of approximately 418 feet and its location in the Ala Moana District are expected to provide panoramic views in multiple directions, including Diamond Head, the Pacific Ocean, the Ko'olau Mountains, and Waikiki.
Finally, fee simple ownership gives buyers full land ownership, which is an important consideration in Hawaii where leasehold structures are more common in older buildings.
Frequently Asked Questions
How does the Mandarin Oriental compare to Park Lane Ala Moana?
Both are premium Ala Moana-area developments with fee simple ownership, but the Mandarin Oriental is a high-rise tower with branded hotel services, while Park Lane is a low-rise community offering garden-style living with direct access to Ala Moana Center. The Mandarin Oriental's 99 units offer significantly greater exclusivity compared to Park Lane's 215 residences.
Is the Mandarin Oriental more expensive than Ward Village condos?
Generally, yes. Publicly available information suggests Mandarin Oriental pricing starts at approximately $2 million and extends above $20 million for penthouses. Ward Village properties such as Ko'ula and A'ali'i tend to offer lower entry points, while Waiea's premium units can approach or exceed comparable Mandarin Oriental pricing.
What makes branded residences different from regular luxury condos?
Branded residences like the Mandarin Oriental are reported to include hotel-level services managed by the brand, such as concierge, housekeeping, in-residence dining, spa access, and valet parking. Regular luxury condos typically offer building amenities but not the same level of personalized, hotel-managed services.
Do I need a buyer's agent to purchase at the Mandarin Oriental?
While not required, working with an independent buyer's agent ensures you have representation that is focused on your interests. As independent buyer's agents, we are not affiliated with the developer and can provide objective guidance throughout the purchasing process.
Considering The Residences at Mandarin Oriental? As independent buyer's agents, we help you navigate the purchase process with your best interest in mind, not the developer's. Contact Kristy & Austin Home Group for a confidential consultation.
Disclaimer: This blog post is for informational and educational purposes only. It does not constitute real estate advice, legal advice, or an offer to sell or buy property. All information is believed to be accurate as of the publication date but is subject to change. Pricing, timelines, floor plans, amenities, and features referenced are based on publicly available developer materials and may change without notice. Kristy & Austin Home Group is not affiliated with, endorsed by, or acting as a sales representative for this development. Always verify all details directly with the developer or your licensed real estate professional before making any purchasing decisions.
