New Construction Condos on Oʻahu in 2026: Every Project, Price & What Buyers Need to Know

Oʻahu is in the middle of the largest condo construction boom in its history, and nearly all of it is concentrated in a one-mile stretch of Kakaʻako between Ala Moana Center and Ward Village. Ward Village alone has topped $1.4 billion in pre-sales across its development. Dozens of cranes define the Honolulu skyline. And for buyers, this creates both opportunity and confusion — because new construction in Hawaii works nothing like buying a resale property.

The deposit structure is different. The timeline is different. The contract is different. And the price premium over resale can be significant — Kakaʻako new construction starts roughly 70% above the overall Oʻahu condo median of $505,000.

This guide covers every active and upcoming project on Oʻahu, verified pricing, the step-by-step buying process, and the critical differences between buying new construction and buying resale.

Ward Village Projects — Complete Status Guide

Ward Village, developed by Howard Hughes Holdings, is the largest master-planned community in Hawaii. All units are fee simple.

Completed Towers (Residents Moved In)

(Sources: Ward Village, Aloha State Daily, Wikipedia)

Under Construction

• The Park: Final steel beam placed March 14, 2025. Mid-century modern design. 546 market-rate units.
• Kalae: 165 unrestricted + 165 owner-occupant units. Premium pricing reflects ocean and Diamond Head views.
• Launiu: 11th tower; broke ground October 2025. 67% (324 units) under contract as of mid-2025. Total price range $714K–$4.596M.

(Sources: HI Estates, Hawaii Living, Aloha State Daily)

Planned / Pre-Sales

• Mahana: 56 studios, 156 1BR, 76 2BR, 52 3BR. 47,900 sqft recreational space. Architect: Solomon Cordwell Buenz.
• ʻIlima: Ultra-luxury — no 1BR units. 92 2BR, 48 3BR, 6 4BR, 2 5BR. Amenities managed by Discovery Land's Mohala.

(Sources: Dwell Hawaii, Hawaii Living)

Other Kakaʻako Projects (Our Kakaʻako & Others)

(Sources: Construction Dive, Home Search Oʻahu, Our Kakaako, HI Estates)

Workforce / Affordable Highlights

Kahuina is the standout for buyers who want new construction at below-luxury prices:

• Two towers: Lamaku (43 stories) and Mamalu (32 stories)
• Built on Kamehameha Schools land — but sold as fee simple to buyers
• 60% of units designated workforce housing
• Starting prices significantly below Ward Village

Waiakoa is the largest planned project: 1,032 units with 60% affordable. Unit mix: 222 studios, 386 1BR, 357 2BR, 67 3BR. Plus 68,000 sqft of commercial space.

If you earn under 140% AMI (~$181,020 for a family of four) and want a brand-new Kakaʻako condo, Kahuina and Waiakoa are your best options. They offer exceptional value — $200K–$400K less than Ward Village — and are designed for owner-occupancy rather than investment purchases. We are happy to walk you through the eligibility requirements.

Ala Moana Area Projects

(Sources: The Park on Keeaumoku, Kakaako.com, Hawaii Living)

Park on Keʻeaumoku offers the lowest entry point for new construction in the Ala Moana/Kakaʻako corridor — studios starting at $380K. Two 42-story towers with 88,000 sqft of commercial space. It is already completed and units are available.

Projects Outside Urban Honolulu

New condo construction outside the Kakaʻako/Ala Moana corridor is extremely limited:

(Source: Hawaii Home Listings)

Price Comparison: New Construction vs. Resale

(Sources: Locations Hawaii, Hawaii Living, Redfin)

The premium is significant. You pay more for new construction because of modern finishes, energy efficiency, full warranties, updated building codes, and luxury amenities. Whether that premium is worth it depends on your budget and what you value. Like ordering ahi poke at a resort versus the neighborhood fish market — both satisfy, but the experience and price are different.

The Buying Process: Step by Step

Buying new construction in Hawaii is fundamentally different from buying resale. Here is how it works:

Step 1: Interest Registration

Sign up with the developer or through a buyer's agent (free). Many projects maintain priority lists. Using a buyer's agent costs you nothing — the developer pays the commission.

Step 2: Unit Selection Event

The developer invites qualified buyers to select specific units. Owner-occupant buyers typically get first priority over investors — this is a Hawaii market norm and sometimes a legal requirement for workforce projects.

Step 3: Reservation & Contract Signing

Execute the developer purchase agreement — this is NOT a standard Hawaii Association of Realtors contract. It is written by the developer's attorneys and heavily favors the developer. Key terms to review:

• Completion date flexibility (developers can delay)
• Material changes clause
• Default provisions
• No financing contingency in most contracts

Initial deposit: Typically 5% of purchase price, held in escrow.

Step 4: 30-Day Rescission Period

Hawaii law (HRS 514B) gives you a mandatory 30-day right to cancel after contract execution and receipt of the developer's public report. You can cancel for any reason during this period and receive your full deposit back minus up to $250 in escrow cancellation fees.

(Source: HRS Chapter 514B)

You have 30 days of buyer's remorse protection, guaranteed by Hawaii law. Use this time to review the public report carefully, consult with your attorney, and confirm your financing. We encourage every buyer to take this period seriously — it is there for good reason.

Step 5: Additional Deposit

Approximately 120 days after contract signing (or 90 days after rescission period), an additional 10% deposit is due. Total deposit at this point: 15–20% of purchase price.

Step 6: Construction Period

Developers typically do not begin construction until ~70% of units are sold (threshold for construction financing). High-rise construction takes 2–3+ years from groundbreaking.

Step 7: Closing

Upon substantial completion, the developer issues a notice to close. You must close within the specified window. Critical warning: Most developer contracts have no financing contingency. If you cannot qualify for a mortgage at closing (because rates rose, your income changed, etc.), you risk losing your entire deposit — potentially $75K–$100K+.

(Sources: Kakaako.com Buying Guide, HI Estates, Real Hawaii)

Maintenance Fees: What to Budget

Condo maintenance fees (HOA/AOAO dues) are a permanent monthly cost that never goes away:

Fee Ranges by Building Tier

(Sources: Hawaii Living, Kakaako.com)

What Fees Typically Include

• Water and sewer
• Building hazard insurance
• Common area maintenance (pools, gyms, lobbies, elevators)
• Trash collection
• Security and concierge (luxury buildings)
• Landscaping

What Fees Do NOT Cover

• Your unit's interior insurance (HO-6 policy)
• Electricity for your unit
• Internet and cable (some luxury buildings include this)
• Your property taxes
• Special assessments for major repairs

Across Oʻahu, 51% of condos have maintenance fees between $500 and $1,000/month. Only 10% are below $500, and 16% exceed $1,500. (Source: Hawaii Home Listings)

Leasehold vs. Fee Simple: Good News for New Construction

Virtually all new construction condos on Oʻahu today are fee simple — you own both your unit and your share of the land.

• Ward Village: All towers are fee simple. Howard Hughes Holdings owns the land and conveys fee simple title.
• Our Kakaʻako (Kamehameha Schools land): For for-sale condo projects, developers purchase the land and sell units fee simple. KS retains ownership only for rental housing projects.
• Leasehold concerns are primarily relevant to older buildings in Waikiki, Kahala, Diamond Head, and some Hawaii Kai properties.

(Source: Real Hawaii)

For a deep dive on leasehold risks, see our Leasehold vs. Fee Simple Guide.

Hawaii Condo Laws: What Protects You

Developer Disclosure Requirements (HRS 514B)

Before selling any unit, the developer must:

• Register the project with the Hawaii Real Estate Commission
• File a Developer's Public Report that includes: project description, permitted uses, all warranties, financial projections for the AOAO, and any encumbrances
• Receive an effective date from the Commission before any sales can proceed

(Source: DCCA Hawaii)

AOAO/AOUO Registration

All condo projects with more than 5 units must register their Association of Unit Owners:

• Registration: Within 30 days of the Association's first meeting
• Renewal: Every 2 years
• Fidelity bond: $500 per unit, minimum $20,000, maximum $200,000
• Insurance required: Property, liability, and directors & officers coverage (HRS 514B-143)

(Source: eHawaii AOUO Registration)

Construction Defect Protections

• Express warranty claims: 6-year statute of limitations (HRS 657-1)
• Negligence claims: 2-year statute from discovery of defect
• Statute of repose: No action after 10 years from construction completion (HRS 657-8)
• Right to cure: Before suing, owners must give the developer written notice and an opportunity to inspect and offer repair

(Source: Kasdan CDL Law Hawaii)

What This Means for Buyers

New construction in Kakaʻako is not just buying a condo — it is a 2–3 year financial commitment with significant deposits at risk. Before you sign, understand three things. First, the no-financing-contingency clause means your deposit is at risk if rates rise and you cannot qualify at closing — lock rates early if possible or ensure you can close cash. Second, use your 30-day rescission period to have a real estate attorney review the developer purchase agreement; do not just skim it. Third, budget for maintenance fees on top of your mortgage — a $1,000/month HOA fee on a $900K condo means your total housing cost is $6,500–$7,000/month. For overall buying strategy, see our First-Time Home Buyer Guide and How Much House Can You Afford.

What This Means for Sellers

New construction is both competition and a benchmark. If you are selling a resale condo in Kakaʻako, your unit competes against brand-new towers with modern amenities — but at a 40–50% lower price point. Position your listing on value: lower price per sqft, no 2-year wait, no deposit risk, established AOAO track record, and the ability to close in 30 days. If you are selling elsewhere on Oʻahu, new construction actually helps you — buyers who get priced out of Kakaʻako shift to neighborhoods like Kailua, Pearl City, and Ewa Beach. See our staging tips and selling guide.

Frequently Asked Questions

Do I need a real estate agent to buy new construction?

You do not legally need one, but you should use one — and it costs you nothing. The developer pays the buyer agent's commission (typically 2.5–3%). A good buyer's agent will review the purchase agreement, advise on unit selection and pricing, and represent your interests in a transaction where the developer controls the process. Register your agent at the first visit to the sales gallery; developers sometimes refuse to pay commission if the agent is added later.

Can I buy a new construction condo as an investment property?

For market-rate projects (Ward Village market towers, Alia, Park on Keʻeaumoku), generally yes — though owner-occupant buyers often get priority during initial sales. For workforce/affordable projects (Kahuina, Waiakoa, Ulana), no — these require owner-occupancy and income limits. Read the developer's deed restrictions carefully. Some projects restrict rentals for 1–5 years after purchase.

How long from deposit to move-in?

Typically 2–3 years for projects in early construction, less for projects nearing completion. The Park is expected mid-2026 (deposit to move-in was ~3 years). Launiu broke ground October 2025 with expected completion in 2028. Your money is tied up in escrow during the entire construction period — earning no return.

What happens if the developer goes bankrupt during construction?

Your deposits are held in escrow (required by Hawaii law), which provides some protection — the funds should not be commingled with the developer's operating accounts. However, recovery can take years in bankruptcy proceedings. This risk is lower with established developers like Howard Hughes (Ward Village) and higher with smaller developers on their first project. Research the developer's track record and financial stability.

Are new construction condos energy-efficient?

Yes — new construction must meet current building codes, which include energy-efficiency standards that older buildings do not. Ward Village specifically has achieved LEED certification on several towers. Expect lower electricity bills, better insulation, impact-resistant windows, and modern HVAC systems compared to buildings built in the 1970s–1990s. This can save $50–$150/month in utility costs versus older Oʻahu condos.

How do maintenance fees on new buildings compare to older buildings?

New buildings typically start with lower maintenance fees because everything is under warranty and in good condition. However, fees tend to increase over time as buildings age and warranties expire. Older buildings may have higher fees but also have established reserve funds. Watch the AOAO's reserve study — a healthy condo building maintains reserves at 70%+ funded status. An underfunded reserve means special assessments in your future.