The Park on Keʻeaumoku is a pair of condominium towers in Midtown Ala Moana, the area long known as Koreatown, a short walk from Ala Moana Center.
Liona and Rycroft towers share one amenity deck, with shops on the lower floors and a small public park at the corner of Keʻeaumoku and Rycroft streets.
Both towers are complete and occupied. Homes change hands through agents on the MLS, and some are set aside for buyers under income limits.
Studios, 1-bedroom, 2-bedroom and 3-bedroom condos
28 market-rate listings on the MLS Oct 16
146 city-regulated homes, 15% of the total
Two listed on the MLS Oct 16
Keeaumoku Development Owner, LLC
For-sale availability unconfirmed; the developer now rents unsold units checked Oct 16
Its June 2025 State report counted 136 market-rate and 89 affordable homes unsold. Ask which units, if any, it still sells.
Click the map to open the full site map.
Pinned between the two towers’ street addresses on Liona and Rycroft streets. Imagery © Esri may predate the finished towers.
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Deep analysisThe complete The Park on Keeaumoku guide, section by section
Last updated: October 16, 2026
The Park on Keʻeaumoku is a finished pair of 44-story condominium towers in Midtown Ala Moana, Liona Tower and Rycroft Tower, with 972 homes between them, about 72,000 square feet of shops and a food hall at street level, and a nearly half-acre public park. The developer’s State filings give September 1, 2025 as the completion date for both towers, and residents began moving in that month.
Nearly everything for sale here is listed on the MLS. On October 16, 2026, the MLS showed 30 active listings in the two towers: 28 market-rate homes asking $546,800 to $1,950,000, plus two city-regulated affordable units. The developer has not told the State that its initial sales are finished, but its website now markets unsold units for rent and publishes no price list, so current developer pricing is on request. At that day’s median asking price of about $1,330 a square foot, the building lists well below neighboring Ward Village towers such as Victoria Place (about $2,200). With 146 affordable homes and a five-minute walk to Ala Moana Center, it is one of Honolulu’s strongest value plays for urban buyers.
| Developer | Keeaumoku Development Owner, LLC (owned by Nan Chul Shin); general contractor Nan, Inc. |
| Architect | Design Partners Incorporated (DPI) |
| Location | Midtown Ala Moana, Honolulu: Liona Tower at 1515 Liona Street, Rycroft Tower at 1500 Rycroft Street, commercial building at 915 Keʻeaumoku Street |
| Total Units | 972 residential (486 per tower) |
| Towers | Liona Tower and Rycroft Tower, 44 stories each with 42 residential levels |
| Home Types | Studios, 1-bedroom, 2-bedroom and 3-bedroom condos |
| Price Range | MLS, market-rate: $546,800–$1,950,000 asking (28 listings, October 16, 2026). Developer: current pricing on request. |
| Median Asking Price per Sq Ft | About $1,330 (28 market-rate MLS listings, October 16, 2026) |
| Affordable Units | 146 (15% of total), regulated by the City Department of Planning and Permitting |
| Commercial Space | About 72,000 sq ft |
| Public Park/Plaza | Nearly half an acre, privately maintained and open to the public |
| Status | Completed September 1, 2025. 30 active MLS listings (October 16, 2026). Developer inventory: initial sales not reported complete (February 2026 State filing); the developer now rents unsold units, and for-sale availability is unconfirmed. |
The Park on Keʻeaumoku is a mixed-use twin-tower development on a 3.5-acre site in the heart of Midtown Ala Moana, an area long known to locals as Honolulu’s “Koreatown.” The developer broke ground on August 5, 2022. Both towers were completed on September 1, 2025, and the first residents moved in on September 5, 2025.
Unlike the luxury high-rises in Kakaʻako and Ward Village, the Park on Keʻeaumoku was built and sold as a moderately priced urban community. Every unit has an open-air lānai and split air conditioning, and the two towers share a large amenity deck. Asking prices still run above $1,000 a square foot (a median of about $1,330 on the MLS on October 16, 2026), but well below Ward Village’s newest towers.
The project also brings real community infrastructure: about 72,000 square feet of commercial space across the towers’ lower floors and a four-story commercial building, a nearly half-acre public park at the corner of Keʻeaumoku and Rycroft streets, and a community center on level 2 of Liona Tower that the project’s permit requires. The Midtown Eats food hall opened in Liona Tower in January 2026.
It has 826 market-rate and 146 affordable homes. The City Council approved it in March 2020 under a transit-oriented development permit, and the site sits in the City’s Ala Moana Neighborhood TOD Plan area. That plan assumed a future Ala Moana rail station, which is now unfunded (see Location below). Don’t confuse it with The Park at Ward Village, a separate tower in Kakaʻako.
The two towers are close to identical. They share the amenity deck, the parking structure and the ground-floor retail, and the State condominium filings list the same unit stacks and sizes in both. The real differences are address, orientation and the price of each listing, not finish level.
We found no developer basis for calling one tower’s finishes better: the developer uses one feature list for all residences. When it sold matching units, it priced them almost the same. Liona #1504 was offered at $712,000 in November 2023 and Rycroft #1504R at $714,000 in January 2024 (historical developer offers). Liona topped off first, in July 2024, but the State filings give both towers the same completion date. Compare the specific unit, floor and view rather than the tower.
MLS snapshot: October 16, 2026. That afternoon the MLS showed 30 active listings at the Park on Keʻeaumoku: 18 in Rycroft Tower and 12 in Liona Tower. Two of them are city-regulated affordable units sold only to income-qualified owner-occupants, so we list them separately below; they are not open-market prices. The other 28 asked $546,800 to $1,950,000. These are MLS asking prices, not sale prices. The MLS does not identify sellers, so some listings may be the developer’s own units: Coldwell Banker Realty, the project broker named in the condominium filings, had 6 of the 30.
| Unit type | Listings | Interior size (sq ft) | Asking prices | Asking price per sq ft |
|---|---|---|---|---|
| Studio | 1 | 353 | $546,800 | $1,549 |
| 1 bedroom | 9 | 523–751 | $675,000–$999,000 | $1,036–$1,910 |
| 2 bedrooms | 11 | 871–1,074 | $1,150,000–$1,950,000 | $1,294–$1,816 |
| 3 bedrooms | 7 | 1,147 | $1,399,000–$1,675,000 | $1,220–$1,460 |
Source: HiCentral MLS active listings, checked October 16, 2026 at 5:00 PM HST; market-rate listings only. The median asking price across the 28 was $1,299,000, about $1,330 per square foot. Among the 23 listings that report it, the median time on market was 138 days, and five had been listed since 2025.
The two affordable listings that day were a Rycroft Tower studio at $400,970 and a Liona Tower one-bedroom at $571,950. Both listings limit buyers to households earning no more than 120% of the area median income under the City Department of Planning and Permitting’s affordable housing rules. See the affordable housing section below.
The developer itself publishes no current price list for any remaining units, so developer pricing is on request. You can see today’s listings on our Park on Keʻeaumoku homes for sale page.
For buyers weighing the Park on Keʻeaumoku against Ward Village, pricing is the clearest differentiator. On October 16, 2026, market-rate listings here asked a median of about $1,330 per square foot. The 13 active resale listings at Victoria Place asked a median of about $2,200 per square foot, the least expensive at $1,325,000. At Kalae, which is still under construction, the developer’s three MLS listings asked about $1,990 per square foot, from $1,520,000. All are MLS asking prices for that day. You trade some luxury finishes and the Ward Village master plan for a much lower entry price and equally strong walkability.
Both towers offer studio through 3-bedroom layouts, and the same stacks repeat in each. Interior sizes in the State condominium filings run about:
Every unit includes:
Corner units and some lower floors have much larger lānai; one 751 sq ft corner one-bedroom in Liona Tower lists a 164 sq ft wraparound lānai. The top-floor penthouses have 10-foot ceilings. Studio floor plans are compact and efficient, while the 3-bedroom units are the largest homes in the project.
The shared amenity deck sits on the roof of the 12-story parking structure, level with the towers’ 14th floor, and the developer’s sales team has described it as covering more than 45,000 square feet. It connects both towers:
A dog park is on level 1 of the parking structure. The developer counted 15 barbecue pavilions in 2022, but a 2023 amendment to the condominium documents removed some barbecue areas, so ask for the current count if it matters to you.
At ground level, the nearly half-acre park at the corner of Keʻeaumoku and Rycroft streets has seating and a tot lot. It is privately maintained, open to the public, and the permit requires at least six public events there a year. The commercial space is filling in. The 11,200-square-foot Midtown Eats food hall opened on January 17, 2026, the developer announced a Starbucks for Rycroft Tower in March 2026, and Kilo, a 9,000-square-foot coworking “work club,” signed a lease in 2025. Kilo’s own site listed a summer 2026 soft opening and a fall 2026 full launch when we checked on October 16, 2026.
Walkability is where the Park on Keʻeaumoku shines. Ala Moana Center, which counts more than 350 shops and restaurants, is about a five-minute walk away; its Kona Street edge is roughly 0.3 miles from the corner of Keʻeaumoku and Rycroft. Everyday errands are close:
The neighborhood’s “Koreatown” roots mean Korean restaurants, local eateries and specialty shops surround the development. King Street’s two-way protected bike lane is two blocks mauka, which connects you to Kakaʻako and downtown Honolulu, and three Biki bikeshare stations are within about 160 meters of the towers.
Rail is further off than it once looked. Skyline’s current plan ends at Kaʻākaukukui (Civic Center) Station in Kakaʻako, and HART’s target for that segment is March 2031. An Ala Moana station, less than half a mile from this site, is a later phase with no schedule or funding. For now, transit here means the bus.
Approximate drive times without traffic, from our own routing:
Rush hour can double these, especially on the H-1.
Residential parking occupies levels 3 through 12 of the shared parking structure, with 49 guest stalls on level 2.5. The whole project has 1,596 stalls, including 10 car-share stalls. Stall allocation by unit type, per the condominium documents:
Residential bike parking is also on levels 3 through 12, and the developer has said 28 stalls have EV charging, 24 of them for residents.
Fifteen percent of the Park on Keʻeaumoku’s 972 units, 146 in all, are affordable homes regulated by the City and County of Honolulu Department of Planning and Permitting: 95 under the City’s affordable housing requirement and 51 as a community benefit required by the project’s permit. This is a significant affordable inventory in an urban Honolulu location.
If you think you might qualify, start by checking the current income limits for Honolulu and reviewing our affordable housing guide for step-by-step qualification instructions. Affordable units at the Park on Keʻeaumoku offer a rare chance to own a new condo in one of Honolulu’s most walkable neighborhoods below market prices: on October 16, 2026, the affordable studio was listed at $400,970 against $546,800 for the only market-rate studio.
With both towers completed and occupied, most of what’s for sale is listed on the MLS, and the developer’s own inventory is harder to pin down.
The developer has not told the State that initial sales are finished: neither tower’s annual report, signed in February 2026, checks that box. In June 2025 it reported 136 market-rate and 89 affordable homes still unsold. Since then its website has turned to renting developer-held units. On October 16, 2026, its rental page listed 19 one- and two-bedroom units at $3,250 to $5,060 a month, and its affordable program offered rentals at 80% AMI. The site shows no for-sale price list. Coldwell Banker Realty, the project broker named in the condominium filings, had 6 of the 30 MLS listings on October 16, 2026; the MLS doesn’t say whether any of them belong to the developer. Current developer pricing is on request; ask the developer’s sales team or Coldwell Banker which units, if any, the developer is still selling.
The MLS is active, with 30 listings on October 16, 2026. Working with a Hawaiʻi-licensed real estate agent is the standard path for resale purchases. Expect the typical Hawaiʻi condo transaction process: offer, inspection, financing contingency, and closing (typically 30–45 days).
On October 16, 2026, market-rate MLS listings at the Park on Keʻeaumoku asked from $546,800 for a studio to $1,950,000 for the priciest 2-bedrooms. One-bedroom condos were listed at $675,000 to $999,000, 2-bedrooms at $1,150,000 to $1,950,000 and 3-bedrooms at $1,399,000 to $1,675,000. The median asking price per square foot was about $1,330. These are MLS asking prices; the developer publishes no current price list, so its pricing is on request.
Liona Tower sits on the mountain (mauka) side of the site, at 1515 Liona Street. Rycroft Tower sits on the ocean (makai) side, at 1500 Rycroft Street, and its upper floors on that side get ocean views. Both towers have 486 units with the same unit stacks and finishes, share the same amenity deck, and offer studio through 3-bedroom floor plans. Price differences come from the unit, floor and view, not the tower.
Yes. The developer’s State filings give September 1, 2025 as the completion date for both towers, and residents began moving in on September 5, 2025. Both towers are now fully operational with active MLS listings. The developer now rents out some unsold units; ask its sales team whether any remain for sale.
On October 16, 2026, market-rate listings at the Park on Keʻeaumoku asked a median of about $1,330 per square foot, against about $2,200 for resales at Victoria Place and about $1,990 for the developer’s listings at Kalae, which is still under construction (MLS asking prices). Both offer strong walkability and new-construction quality. Ward Village provides higher-end luxury finishes and a curated master-planned community, while the Park on Keʻeaumoku emphasizes value, practical layouts, and a lower entry point ($546,800 for a studio here that day, against $1,325,000 for the least expensive Victoria Place listing).
Yes. 146 units (15% of the total 972) are designated as affordable housing, regulated by the City’s Department of Planning and Permitting. The condominium filings set a restriction period of at least 30 years unless a shorter one is allowed, and the developer later offered 10- and 20-year periods on many units. Buyers must meet Honolulu Area Median Income (AMI) limits, and owner-occupancy and resale restrictions apply during the restriction period. The developer now also rents unsold affordable units to households at or below 80% AMI.
Studios and 1-bedroom units include 1 parking stall. 2-bedroom units come with 1 to 2 stalls depending on the specific unit. 3-bedroom units include 2 parking stalls. Parking is located on floors 3 through 12 of the shared parking structure.
The amenity deck sits on the parking-structure roof, level with the towers’ 14th floor, and is shared by both towers. It includes a resort-style infinity pool and spa, private cabanas, barbecue pavilions, a movie theater room, a fitness center, a yoga room, a sauna, co-working space, four club rooms, men’s and women’s spa areas, and a residents’ lawn. At ground level, there’s a nearly half-acre public park and about 72,000 sq ft of commercial space, including the Midtown Eats food hall.
Ala Moana Center is approximately a 5-minute walk from the Park on Keʻeaumoku. The towers are at 1515 Liona Street and 1500 Rycroft Street, a few blocks mauka of Ala Moana Center along Keʻeaumoku Street. Walmart and Sam’s Club are across Keʻeaumoku Street.
Market-rate units can generally be rented out, subject to the building’s house rules and any applicable lease restrictions. Affordable housing units have owner-occupancy requirements and may not be rented except in extreme hardship approved by the City during their restriction period (at least 30 years unless a shorter period applies; many units carry 10 years). Always review the project’s Declaration of Condominium Property Regime and house rules for current rental policies.
The Park on Keʻeaumoku has several investment-friendly characteristics: brand-new construction, strong walkability, a location in the City’s Ala Moana TOD plan area, and pricing below comparable Ward Village towers. The planned Ala Moana rail station is unfunded, so don’t count on rail soon. With 972 units, resale liquidity should be healthy over time. However, with the building still early in its occupancy and 30 listings on the market on October 16, 2026 (a median of 138 days on market), the market is still finding its equilibrium. Investors should factor in maintenance fees, potential rental income, and the long-term trajectory of the Midtown Ala Moana neighborhood.
Last updated October 16, 2026. MLS asking prices, sizes, fees and time on market: HiCentral MLS listings checked October 16, 2026; based on information from the Multiple Listing Service of HiCentral MLS, Ltd. Building facts, completion dates and developer sales status: the developer’s public reports and February 2026 annual reports filed with the State of Hawaiʻi Real Estate Branch. Developer rentals, amenities and retail: the developer’s website, checked October 16, 2026. Rail: HART. Affordable sales counts: Aloha State Daily, June 2025. Prices and availability change; confirm with the developer or a licensed agent before you act.
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