New Construction in Ala Moana & Midtown (2026)

Buyers searching for ala moana new condos have seven major projects to consider across Ala Moana and Midtown Honolulu, with resale units starting around $360,000 for affordable inventory and reaching $25 million at the ultra-luxury Mandarin Oriental. Whether you’re a first-time buyer eyeing Kapiʻolani Residence, an investor comparing price per square foot across towers, or a luxury buyer weighing Ala Moana against Kakaʻako, this guide breaks down every project side by side—pricing, timelines, amenities, and who each tower is built for.

Where Is “Ala Moana” and “Midtown”?

For new construction purposes, the Ala Moana district stretches roughly from Piʻikoi Street on the west to Kalākaua Avenue on the east, and from King Street mauka down to the Ala Moana Beach Park shoreline. “Midtown” is a newer marketing term for the corridor along Keʻeaumoku and Kapiʻolani Boulevard—the area between traditional Ala Moana and Mōʻiliʻili. It’s become its own micro-neighborhood thanks to The Park on Keʻeaumoku and Sky Ala Moana redefining the streetscape.

Ala Moana sits between two other major new construction zones: Kakaʻako and Ward Village to the west and Waikīkī to the east. The key advantage here is walkability to Ala Moana Center—Hawaiʻi’s largest shopping mall—plus Ala Moana Beach Park, Whole Foods (on Keʻeaumoku), and a planned Skyline rail extension toward the urban core (the final Ala Moana segment has been deferred).

New Construction Ala Moana: All Projects at a Glance

New Construction Ala Moana: Tower-by-Tower Breakdown

Sky Ala Moana

Sky Ala Moana is the largest completed project in the district, featuring twin towers—Sky West (43 stories, residential) and Sky East (39 stories, condo-hotel)—at 1388 Kapiʻolani Boulevard. Developed by JL Capital (then JL Avalon Capbridge), the project completed in late 2023 and sold out all developer units before closing. Resale units currently list from around $800,000 to $1.25 million, with a median price per square foot around $1,580.

Key differentiator: Sky East’s condo-hotel component allows short-term rentals, making it one of the few new construction options in Ala Moana for investors seeking vacation rental income. The amenity deck is shared between towers and includes a pool, fitness center, and BBQ areas. Affordable units in “The Flats” may still be available for qualified owner-occupant buyers.

Azure Ala Moana

Azure is a 41-story tower at the corner of Keʻeaumoku and Makaloa Street, completed in 2021. It offers 330 fee-simple residential units plus 78 rental apartments on lower floors. Resale listings currently range from $777,000 to $2.8 million, with a median sold price around $1.1 million. The building is directly across from the Honolulu Walmart and a short walk to Ala Moana Center.

Key differentiator: Azure appeals to owner-occupants who want spacious layouts in a newer building without the condo-hotel dynamic. Units trend larger than Sky, and the fee-simple structure avoids leasehold complications. The deferred Ala Moana rail terminus, if eventually built, would add long-term transit value.

The Central Ala Moana

The Central is a 43-story mixed-income tower at 1391 Kapiʻolani Boulevard, completed in 2021. Of its 512 units, 310 (60%) are designated affordable housing, with the remaining 202 units sold at market rate. Market resale units currently list between $830,000 and $1.85 million, with a median sale price around $1.48 million.

Key differentiator: The Central offers the rare combination of new construction and affordable housing in a prime Ala Moana location. If you qualify for the affordable units, this is one of the best-value entry points in the neighborhood. Market units offer strong ocean and Diamond Head views from upper floors.

Kapiʻolani Residence

Kapiʻolani Residence at 1631 Kapiʻolani Boulevard was completed in 2018 and offers approximately 475 units. It’s the most affordable new construction option in the area, with resale listings from around $360,000 (affordable units) up to $1.15 million. The building sits across from 24 Hour Fitness and is a short walk to Ala Moana Center.

Key differentiator: This is the entry-level play in Ala Moana new construction. Ideal for downsizers, first-time buyers, and investors looking for rental income at a lower price point than the newer towers. It’s also the most established building on this list, so you can evaluate actual building management and financials rather than relying on developer projections.

The Park on Keʻeaumoku

The Park on Keʻeaumoku is a massive mixed-use development on a 3.5-acre site at the corner of Liona and Keʻeaumoku Streets. It features twin towers—Liona Tower and Rycroft Tower—with over 800 market-rate units, 146 affordable units, 88,000 square feet of commercial space, and a 26,000-square-foot public park and plaza. Construction began in 2022 and the towers were completed in 2025; resale listings are now active (1-bedrooms in the $600Ks–$700Ks as of July 2026).

Key differentiator: This is the project redefining “Midtown.” The half-acre park, retail podium, and Kilo HNL members club (a 9,000-square-foot coworking and social space) create a self-contained urban village. Studios through three-bedroom floor plans serve a wide range of buyers. If you want walkable, mixed-use new construction Ala Moana living with a neighborhood feel, this is it.

The Residences at Mandarin Oriental, Honolulu

The Mandarin Oriental is a 37-story ultra-luxury hotel-residence tower being developed by Salem Partners near the Hawaiʻi Convention Center. It features 99 private residences on floors 20–38 and 125 hotel rooms and suites on lower floors. Residences start at $3.66 million, with the penthouse listed at $25 million.

Key differentiator: This is the pinnacle of ala moana luxury condos and the area’s only branded residence. Owners get full Mandarin Oriental hotel services—concierge, housekeeping, dining—plus the cachet of one of the world’s premier hospitality brands. If you’re comparing ultra-luxury options, the main competition is Ward Village’s Victoria Place and the upcoming towers in Kakaʻako.

Muse Honolulu

Muse Honolulu is the newest project announced for Ala Moana, developed by JL Capital (the same team behind Sky Ala Moana). The 39-story tower will sit on a 0.92-acre lot on Kapiʻolani Boulevard, across from One Ala Moana. It will offer approximately 390 units ranging from studios (~550 sq ft) to large two-bedrooms, with construction starting in 2026 and completion expected by late 2028. Layton Construction has been named general contractor.

Key differentiator: Muse positions itself as design-forward luxury, distinct from Sky’s condo-hotel model. Owner-occupant sales launched in mid-2025. With JL Capital’s track record of selling out Sky pre-delivery, early interest is expected to be strong. Pricing details are still emerging—watch this space.

New Construction Ala Moana: Proximity to Key Destinations

One of Ala Moana’s biggest draws is that everything is within walking distance. Here’s how the towers compare:

• Ala Moana Center: All towers are within a 5–15 minute walk. Sky and Central are closest (across Kapiʻolani Blvd). Park on Keʻeaumoku is about a 10-minute walk.
• Ala Moana Beach Park: 10–20 minutes on foot depending on the tower. Azure and Mandarin Oriental are closest to the makai (ocean) side.
• Whole Foods (Keʻeaumoku): Under 5 minutes from Park on Keʻeaumoku, Azure, and Sky. Slightly farther for Mandarin Oriental.
• HART Rail: The Ala Moana station was planned as Skyline’s urban terminus, but that final segment has been deferred with no construction date — the line currently ends at Middle Street. If it’s eventually built, Azure and Park on Keʻeaumoku are within a few blocks of the station area.
• Downtown/Financial District: A 10–15 minute drive (a rail connection remains deferred). This matters for professionals commuting to downtown offices.

Who Should Buy in Ala Moana?

Different towers serve different buyers. Here’s a quick guide:

• First-time buyers or budget-conscious: Look at Kapiʻolani Residence (resale from ~$360K) or The Central Ala Moana’s affordable units. Both are completed and livable today.
• Urban professionals wanting walkability: The Park on Keʻeaumoku’s mixed-use village concept and studio-to-3BR range make it the top pick for this persona.
• Investors seeking rental income: Sky Ala Moana East’s condo-hotel units allow short-term rentals in a market where that’s increasingly restricted.
• Luxury buyers comparing Ala Moana vs Kakaʻako: Mandarin Oriental competes with Victoria Place and Kalae at Ward Village. Ala Moana offers proximity to the mall and beach park; Ward Village offers the master-planned oceanfront community.
• Downsizers: Azure and Kapiʻolani Residence offer spacious units in established buildings with proven management—less risk than pre-construction.

Ala Moana vs Kakaʻako: How Do They Compare?

Buyers often weigh Ala Moana against Kakaʻako and Ward Village. Here’s the quick comparison:

• Pricing: Ala Moana generally offers lower price-per-square-foot than Ward Village’s newest towers, though Mandarin Oriental is the exception.
• Walkability: Ala Moana has the edge for shopping (Ala Moana Center is unmatched) and beach access. Kakaʻako is better for the urban park and retail scene along Auahi Street.
• Investment potential: Sky Ala Moana’s condo-hotel units offer short-term rental flexibility that most Ward Village buildings restrict.
• Master planning: Ward Village is a cohesive, master-planned community. Ala Moana’s towers are individual projects without a unified developer vision—which means more variety but less coordination.