Amenities: Lap & Resort Pools, Hot Tub, Spa, Gym, Saunas, Steam Rooms, Dining & Lounge Spaces, Pool Bar, Game / Arcade Areas, Golf Simulator, Juice Bars, Grab-and-Go Store, Veggie Garden, 43’ Yacht & more.
Short-term Vacation Renting: Not Allowed.
Ilima is a proposed ultra-luxury condo to be located on a prime 1.8-acre front-row lot within the 60-acre master planned Ward Village community, along Ala Moana Blvd – currently occupied by Ward Centre. The design draws inspiration from Spalding House, Halekulani Hotel, and Honolulu Museum of Art, emphasizing refined, understated luxury.
The project will be developed in collaboration between Discovery Land Company and Howard Hughes Corporation and completed in conjunction with Melia as the 12th and 13th towers in Ward Village - two neighboring towers designed to harmonize as an iconic pair. Mahana Ward Village will be the 14th and final tower.
Pricing Ilima is anticipated to become the most exclusive and expensive condo in Honolulu. Most residences are expected to be priced roughly: ~$2,500 to $4,500 per ft², with many homes around $3,500 per ft². Starting prices ~$4,000,000.
Estimated maintenance / HOA fees: ~$1.86 per ft², excluding Mohala club membership dues.
In Brief – The Tower Approx. 148 residences across the 7th – 33rd floors.
30 unique floor plans with primarily larger residences:
92 × 2BR
48 × 3BR
6 × 4BR
1 × 5BR
1 × 6BR
Tower height around 400 ft, set back about 75 ft from Ala Moana Blvd.
Floors 7–28 are planned to have six units per floor (four 2BR and two 3BR homes), many with usable lanais and the potential to combine units for larger custom layouts. Upper floors will have fewer residences, with most floors enjoying 11’ ceiling heights for an open, generous feel.
The tower is designed in an L-shape to maximize ocean views and will include three residential elevators plus one service elevator. Select residences will offer balconies to strengthen the indoor–outdoor connection.
The Podium A five-story (65 ft) podium forms the base of Ilima and will house parking, storage, and part of the amenity program:
Floors 2–4: 381 residential parking stalls.
Ground level: 19 guest stalls, with vehicle access from Auahi Street.
Storage allocated for all residences plus 60 bicycle stalls.
The podium rooftop will serve as the primary outdoor amenity deck, while approximately 7,400 ft² of commercial space will front Auahi Street at ground level (no dedicated commercial parking). Setbacks of 15 ft along Auahi and Ala Moana Blvd allow for wide sidewalks, shade trees, and upgraded landscaping to enhance the pedestrian experience.
Ka Lei Park Ilima will sit between the old IBM Building and Melia. Nearby Ka Lei Park will offer ~36,000 ft² of open space with lawns, landscaped paths, shaded seating, and a kids’ play area - providing a softer, park-like counterbalance to Ilima’s ultra-luxury urban setting.
The Club, Amenities & Services Ilima will feature three on-site restaurants and a full suite of resort-style amenities managed by Mohala, a private luxury club owned by Discovery Land (known for properties such as Kukio’s Golf & Beach Club). These facilities will be club-operated, not AOAO-operated.
Mohala will function like a high-end resort club, offering services such as:
Valet parking
Concierge and lifestyle services
Pre-stocked groceries and in-residence services
Priority bookings for dining, spa, and curated activities
Club membership is optional for Ilima owners and requires a joining fee plus annual dues. Non-members will not have access to club restaurants or amenities.
Mohala Club Perks Mohala members will also have access to a 43’ yacht, adding a high-touch ocean experience to the amenity package.
Amenities 5th Floor – Main Amenity Level ~39,000 ft² outdoors / ~21,700 ft² indoors (≈75% of total amenity area)
6th Floor – Additional Amenities ~4,700 ft² outdoors / ~8,100 ft² indoors (≈25% of total amenity area)
Also Good to Know
All bedrooms are en suite, and all residences include a powder room.
Entry from Auahi Street with porte cochere, greeter, and valet-only parking.
Kitchens and bathrooms will offer broad customization options, not limited to simple color packages.
Guests (other than immediate family) cannot use Mohala amenities without the owner present.
No studios or 1BR homes – Ilima is targeted toward larger-format, high-end residences.
Timeline Demolition permits for Ward Centre have been obtained. Estimated completion: Early 2030.
There have been no sales in Ilima Ward Village over the past 36 months, making it impractical to create a graph for this condo. The graph above, therefore, represents all Kakaako condos.
Kakaako Market Summary (February '25 - January '26 vs February '24 - January '25)
Median Sales Price: $900,000 vs $860,000 — up 4.65%
Number of Sales: 416 vs 384 — up 8.33%
List-to-Sale Price Ratio: 97.35% vs 98.29% — down 0.96%
We are a team of licensed real estate agents with decades of experience and in-depth knowledge of the pros & cons of every Kakaako building and each residence type within them. For an informed decision when making your purchase, contact us here at Hawaii Living.
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We exclude Leasehold data from this market analysis because Leasehold properties do not compare with regular Fee Simple properties.
We use median instead of the average because it depicts more accurately a central tendency to the sample size. Example: Take 5 numbers - 3, 5, 7, 9, 21. The median is 7 (the middle number) and the average is 9 (sum of all divided by 5).
We count days on market from listing date through closing date.
