Kōʻula

Kō’ula is a 41-story, 566-unit luxury condominium tower completed in September 2022 at 1000 Auahi Street in Ward Village, Honolulu. Designed by renowned MacArthur Fellow and architect Jeanne Gang of Studio Gang, Kō’ula stands out as one of the most architecturally distinctive towers in Hawaiʻi, featuring an undulating facade inspired by native red sugarcane plants that gives the building its signature biophilic character. The name “Kō’ula” means “red sugarcane” in Hawaiian, paying homage to the agricultural heritage of the land while representing a forward-thinking vision of urban island living.

Quick Facts: Kō’ula at a Glance

• Address: 1000 Auahi Street, Honolulu, HI 96814
• Completion Year: September 2022
• Developer: The Howard Hughes Corporation / Victoria Ward Limited
• Architect: Studio Gang (Jeanne Gang, MacArthur Fellow)
• Interior Design: Yabu Pushelberg
• Height: 41 stories (~420 feet)
• Total Units: 566 (all market-rate)
• Unit Mix: Studios to 3-bedroom condos, 291-1,500 sq ft
• Parking: Podium parking (floors 2-7) plus ground-level guest parking
• Retail: ~10,000 sq ft ground floor commercial space
• Original Pricing: $514K (studios) – $1.79M (3BR)
• Current Resale Pricing: $539K – $1.9M
• Maintenance Fee: $1.11/sq ft (includes water, sewer, cable, internet)

Architectural Innovation: Jeanne Gang’s Vision for Ward Village

Kō’ula represents Studio Gang’s first major project in Hawaiʻi and marks a significant milestone in bringing world-class contemporary architecture to Honolulu. Jeanne Gang, a Harvard Graduate School of Design professor and 2011 MacArthur Fellow known for incorporating natural elements into her designs, conceived Kō’ula as a celebration of Hawaiʻi’s native red sugarcane—a plant that historically shaped the islands’ economy and culture.

The building’s most distinctive feature is its exoskeletal structural system: rather than placing columns inside residential units (as seen in earlier Ward Village towers like Waiea, Anaha, and Ae’o), Gang pushed the structural columns to the building’s exterior. This innovative design creates an undulating, rhythmic facade that echoes the organic forms of swaying sugarcane stalks while providing several practical benefits:

• Maximized Interior Space: No bulky columns inside units means more usable square footage and flexible furniture arrangements
• Enhanced Views: Unobstructed floor-to-ceiling windows without structural interruptions
• Private Lanais: The exterior columns create natural screening between neighboring balconies
• Biophilic Connection: The organic facade strengthens the visual connection between built environment and natural world
• Shading & Energy Efficiency: The undulating columns provide passive solar shading, reducing cooling costs

The facade’s wavelike pattern varies in intensity as it rises up the tower, creating dynamic visual interest from every angle. Critics and residents alike have praised Kō’ula as one of the most beautiful new buildings in Honolulu—a refreshing departure from the glass-box aesthetic that dominates much of Kakaʻako’s skyline.

Building Specifications: Two Towers in One

Kō’ula comprises 566 residential units divided between a 41-story tower and a 7-story podium structure, both sharing access to over one acre of amenity space on the 8th floor. This dual-building approach offers buyers flexibility: podium units provide townhome-style living with ground-level access and private patios, while tower units deliver the classic high-rise experience with sweeping ocean and mountain views.

Unit Mix Breakdown

Unit Type	Count	Size Range (sq ft)	Original Pricing
Studio	126	291-435	$514,000+
1-Bedroom	255	433-758	$791,000+
2-Bedroom	148	772-1,133	$1,108,000+
3-Bedroom	37	1,457	$1,792,000+

Unlike most Ward Village towers, Kō’ula offers a significant inventory of studio units (126 total), making it one of the most accessible entry points for buyers seeking Ward Village living. The studio layouts range from efficient 291 sq ft spaces perfect for single professionals to more spacious 435 sq ft configurations that can comfortably accommodate couples or remote workers needing home office space.

One-bedroom units represent the largest category (255 units), with sizes ranging from compact 433 sq ft spaces to generous 758 sq ft layouts—some approaching the size of two-bedroom units in earlier Ward Village towers. Two-bedroom units (148 total) range from 772-1,133 sq ft, with the larger floor plans offering dens that can serve as home offices or third bedrooms. The 37 three-bedroom units (1,457 sq ft) are concentrated on higher floors and provide family-sized living space with premium finishes.

Every unit includes at least one parking stall, with two-bedroom and three-bedroom units receiving two stalls (except some lower-floor mountain-view two-bedroom stacks, which have only one stall). All units feature private lanais—a priority in Gang’s design philosophy of seamless indoor-outdoor living.

Interior Finishes: Yabu Pushelberg’s Sophisticated Palette

Toronto-based design firm Yabu Pushelberg created Kō’ula’s interiors with a sophisticated, nature-inspired palette that balances warmth and contemporary luxury. The design incorporates darker, richer tones than earlier Ward Village towers—a deliberate departure from the white-on-white aesthetic of Waiea and Anaha.

Standard features include:

• Ceiling Heights: 8’8″ in standard units; 10′ in penthouses
• Appliances: Full Miele kitchen package (oven, cooktop, dishwasher, refrigerator)
• Cabinetry: Custom earth-tone wood cabinetry with soft-close hardware
• Countertops: Quartz countertops in kitchens and bathrooms
• Flooring: Wide-plank engineered hardwood in living areas; porcelain tile in bathrooms
• Windows: Floor-to-ceiling sliding glass doors to lanais
• Bathrooms: Frameless glass showers, soaking tubs in larger units, dual vanities in primary suites
• Technology: Pre-wired for high-speed internet and smart home systems

Yabu Pushelberg also designed an optional furniture package allowing buyers to purchase fully furnished, move-in-ready units. This turnkey option proved popular with buyers from the mainland and international markets who wanted to begin enjoying their Kō’ula home immediately without the hassle of furniture shopping and coordination.

Pricing History: From Launch to Resale Market

Kō’ula’s original pricing ranged from $514,000 for studios to $1,792,000 for three-bedroom units when sales launched in 2018-2019. As of February 2026, resale prices range from $539,000 to $1.9 million, representing modest appreciation of 5-10% over the roughly 3.5 years since completion.

Current Resale Market Analysis (February 2026)

Unit Type	Current Asking Prices	Price per Sq Ft
Studio	$539,000 – $615,000	$1,240 – $1,410
1-Bedroom	$625,000 – $895,000	$1,180 – $1,440
2-Bedroom	$1,250,000 – $1,595,000	$1,400 – $1,620
3-Bedroom	$1,800,000 – $1,895,000	$1,235 – $1,300

Current market data shows approximately 15-18 units listed for sale at any given time (representing ~3% of total inventory), with average days on market ranging from 60-120 days depending on unit type and price point. The resale market remains relatively thin compared to older Ward Village towers like Waiea and Anaha, as most original buyers are still holding their units—a sign of satisfaction with the building and its amenities.

Resale price per square foot currently averages $1,700-$1,800 (vs. original developer pricing of $1,180-$1,620/sf), positioning Kō’ula above earlier towers like Ae’o and ʻAʻaliʻi ($1,400-$1,600/sq ft) but below ultra-luxury Waiea and Anaha ($2,000-$3,000+/sq ft). This middle-market positioning reflects Kō’ula’s status as a premium but accessible Ward Village option—offering cutting-edge architecture and excellent amenities without the stratospheric prices of oceanfront towers.

The relatively modest appreciation since 2022 reflects several factors: Honolulu’s condo market has cooled from its pandemic-era peak, interest rates have risen significantly, and Ward Village’s newer towers (Victoria Place, Ulana Ward Village) compete for the same buyer pool. However, Kō’ula’s unique architecture and prime location adjacent to Victoria Ward Park continue to attract buyer interest.

Maintenance Fees & Operating Costs

Kō’ula’s maintenance fees are $1.11 per square foot as of 2026, which includes water, sewer, cable TV, and high-speed internet—a relatively comprehensive package compared to other Ward Village towers. For context:

• Studio (350 sq ft): ~$389/month
• 1-Bedroom (550 sq ft): ~$611/month
• 2-Bedroom (900 sq ft): ~$999/month
• 3-Bedroom (1,457 sq ft): ~$1,617/month

These fees are notably lower than Ke Kilohana’s controversial maintenance costs, though they’re expected to increase gradually over time as the building’s reserve fund reaches target levels and insurance costs rise. The inclusion of cable and internet is a value-add that saves residents an additional $100-150/month in typical utility costs.

The Association of Apartment Owners has established a prudent reserve fund policy, contributing approximately 30% of monthly assessments to reserves for long-term capital improvements (roof replacement, elevator modernization, facade maintenance). This conservative approach should prevent the dramatic fee increases that have plagued some earlier Ward Village towers.

Amenities: Resort Living on the 8th Floor

Kō’ula dedicates the entire 8th floor to amenities—over one acre of recreational space designed by Yabu Pushelberg to rival Hawaii’s finest resorts. This amenity deck serves as the social heart of the building, hosting community events, fitness classes, and spontaneous gatherings among residents.

Outdoor Amenities

• Lap Pool: 25-meter pool for serious swimmers, separate from leisure pool
• Resort Pool: Larger pool with swim-up seating and shallow areas
• Pool Cabanas: Private cabanas available for reservation
• BBQ Pavilions: Multiple outdoor dining areas with grills and seating for 8-12
• Sunset Bar: Outdoor bar with ocean views—perfect for evening gatherings
• Great Lawn: Open grass area for yoga, picnics, or children’s play
• Dog Park: Dedicated off-leash area with artificial turf and agility equipment
• 10-Foot Living Shrub Wall: Acts as natural wind barrier while adding aesthetic beauty

Indoor Amenities

• Fitness Center: State-of-the-art cardio and strength equipment with ocean views
• Yoga Studio: Dedicated space with mirrors, sound system, and equipment storage
• Great Room: Multi-purpose space for events, parties, or community meetings with lanai access
• Chef’s Kitchen: Full catering kitchen for resident use during events
• Kids Play Area: Indoor playground with age-appropriate equipment
• Private Dining Rooms: Reservable spaces for intimate gatherings

The amenity deck’s design reflects lessons learned from earlier Ward Village towers: Kō’ula features more wind protection (the living shrub wall), better furniture choices for Hawaii’s climate, and improved separation between active and quiet zones. The result is spaces that residents actually use regularly, rather than amenities that look good in renderings but prove impractical in real life.

Location: Heart of Ward Village, Steps from Victoria Ward Park

Kō’ula sits at 1000 Auahi Street in the geographic and cultural center of Ward Village, directly across from Victoria Ward Park—a 2.5-acre green space that serves as the community’s front yard. This location offers the perfect balance: close enough to Ward Village’s retail and dining to walk anywhere in minutes, but set back from Ala Moana Boulevard’s traffic and positioned to capture ocean breezes.

Walking Distance Amenities (5-15 Minutes)

• Victoria Ward Park: Directly across the street—2.5 acres of lawn, pavilions, and event space
• Ward Entertainment Center: Movie theaters and restaurants (2-minute walk)
• Whole Foods Market: Full-service grocery at Victoria Place (5-minute walk)
• Ward Village Shops: T.J. Maxx, Nordstrom Rack, restaurants, retail (5-minute walk)
• Ala Moana Center: Hawaii’s largest shopping mall (12-minute walk)
• Ala Moana Beach Park: 76-acre oceanfront park with swimming, picnic areas (10-minute walk)
• Kewalo Basin Harbor: Fishing charters, standup paddleboarding, ocean activities (12-minute walk)
• Kakaʻako Waterfront Park: Sunset views, fishing spots, walking paths (15-minute walk)

The location strikes an ideal balance for residents who want urban convenience without sacrificing quality of life. You can walk to Whole Foods for groceries, meet friends for dinner at Ward Village’s restaurants, catch a movie, and return home—all without getting in a car. Yet Kō’ula avoids the noise and congestion of Ala Moana Boulevard’s oceanfront location, positioned a block inland where it’s quieter while still capturing ocean views from upper floors.

Transit & Parking

Kō’ula’s podium parking structure (floors 2-7) provides covered parking for all residents, with guest parking on the ground level. Vehicle access is via Auahi Street, separate from pedestrian entry. The building’s location along Auahi Street provides easy access to Piikoi Street (mauka/north) and Ala Moana Boulevard (makai/south), connecting to all parts of Oahu.

Honolulu’s Skyline rail runs from East Kapolei to Middle Street today (Segment 2 opened October 2025). A Kakaʻako station near Ward Village is planned for the final city-center segment — currently expected around 2031, with the Ala Moana extension deferred.

Living at Kō’ula: The Resident Experience

Early resident feedback highlights Kō’ula’s strong sense of community, well-maintained facilities, and the convenience of Ward Village’s walkable lifestyle. The building has attracted a diverse mix of residents: young professionals, families with children, retirees, and part-time residents from the mainland who use their units as vacation homes.

The Association of Apartment Owners has proven proactive in building management, organizing regular community events and maintaining clear communication with residents. The building allows short-term rentals (30+ days), making it an option for investors, though the majority of units serve as primary residences or second homes rather than investment properties.

Residents particularly praise the exoskeleton design’s practical benefits: unobstructed interiors make furniture placement easier, and the absence of interior columns creates a more spacious feeling even in smaller units. The private lanai screening also receives consistent positive feedback—you can enjoy your outdoor space without feeling like you’re on display to neighbors.

Pros and Cons: An Honest Assessment

Advantages

• World-Class Architecture: Jeanne Gang’s first Hawaii project delivers genuinely innovative design
• Exoskeleton Benefits: Column-free interiors maximize usable space and views
• Prime Location: Center of Ward Village with Victoria Ward Park as your front yard
• Extensive Amenities: Full acre of 8th-floor amenities rivals resort facilities
• Studio Availability: 126 studios provide accessible entry point to Ward Village living
• Reasonable Maintenance Fees: $1.11/sq ft with utilities included compares favorably to other towers
• New Construction: Modern systems, warranties, decades before major capital needs
• Yabu Pushelberg Interiors: Sophisticated finishes elevate the living experience
• Strong Community: Active AOAO and engaged residents create neighborly atmosphere

Disadvantages

• Limited Appreciation: Only 5-10% price growth since 2022 completion lags broader Hawaii market
• High Unit Density: 566 units means elevator waits during peak times, crowded amenity deck on weekends
• Second-Row Location: Not oceanfront—oceanview units still have another building between them and the water
• Studio Size Concerns: Smallest studios (291 sq ft) push the limits of livability for anyone but solo occupants
• Market Competition: Multiple new Ward Village towers (Victoria Place, Ulana, plus the now-selling ʻIlima/Melia) compete for buyers
• Rising Interest Rates: Higher mortgage costs have cooled resale market since 2022
• Pet Restrictions: HOA rules limit pet size and number (verify current rules before purchase)
• Noise from Ward Entertainment: Lower-floor units on Auahi Street side may hear movie theater crowds

Who Should Consider Kō’ula?

Best Fit: Buyers seeking architecturally significant modern living in Ward Village’s walkable core, particularly those who prioritize design quality and community amenities over oceanfront location. Studios and one-bedrooms offer excellent value for solo buyers and couples; larger units suit families wanting urban convenience.

Proceed with Caution: Buyers expecting rapid appreciation, those needing absolute peace and quiet (consider Waiea/Anaha instead), families with multiple pets or needing more than 1,500 sq ft. If oceanfront location is non-negotiable, look at Anaha, Waiea, or the now-selling ʻIlima/Melia instead.

Comparison to Other Ward Village Towers

Within Ward Village’s portfolio, Kō’ula occupies a unique middle position:

• vs. Ae’o/ʻAʻaliʻi: Kō’ula offers more sophisticated architecture, better amenities, and more unit variety, but at 10-20% higher price per square foot
• vs. Anaha/Waiea: Kō’ula costs 30-40% less but sacrifices oceanfront location and ultra-luxury finishes
• vs. Victoria Place: Similar price point and completion timing; Victoria Place offers oceanfront location but fewer units (349 vs. 566) and less architecturally distinctive
• vs. Ke Kilohana: Both designed by acclaimed architects with similar unit counts (~566 vs. 424), but Kō’ula is all market-rate while Ke Kilohana is 88% reserved housing—fundamentally different buyer markets

For buyers weighing options across Ward Village’s towers, Kō’ula represents the sweet spot: cutting-edge architecture, excellent amenities, central location, and attainable pricing. You trade absolute oceanfront position for better value and arguably more interesting design.

The Bottom Line

Kō’ula succeeds in delivering Jeanne Gang’s vision of biophilic urban architecture—a tower that feels organically connected to its environment while providing thoroughly modern living. The exoskeleton design isn’t just architectural showmanship; it delivers real practical benefits in maximized interior space, better views, and more privacy. Combined with Yabu Pushelberg’s sophisticated interiors and one of Ward Village’s best amenity packages, Kō’ula offers a compelling package for buyers who appreciate design quality.

The modest price appreciation since 2022 may disappoint short-term investors, but it creates opportunity for today’s buyers to acquire units at near-original prices without the lottery process or construction wait. As Honolulu’s condo market stabilizes and interest rates eventually moderate, Kō’ula’s architectural distinction and prime location should support solid long-term value.

For buyers choosing between Ward Village’s many towers, Kō’ula merits serious consideration if you value innovative design, central location, and community-focused amenities over absolute oceanfront position. It’s not the cheapest option (that’s Ae’o or ʻAʻaliʻi), nor the most luxurious (that’s Waiea or upcoming ʻIlima), but it may be the most thoughtfully designed—which for many buyers is exactly what matters most.

Frequently Asked Questions

How much do Kō’ula units cost?
Current resale prices range from $539,000 for studios to $1.9 million for three-bedroom units. Original pricing ranged from $514,000 to $1,792,000, so resales are currently running 5-10% above original prices.

What are the maintenance fees at Kō’ula?
Maintenance fees are $1.11 per square foot as of 2026, which includes water, sewer, cable TV, and internet. A 550 sq ft one-bedroom pays approximately $611/month; a 900 sq ft two-bedroom pays approximately $999/month.

Can I rent out my Kō’ula unit?
Yes. Kō’ula allows rentals of 30+ days, making it suitable for investment or vacation rental use. Verify current AOAO rental policies before purchase, as rules can change.

What makes the exoskeleton design special?
Unlike traditional towers where structural columns occupy interior space, Kō’ula places columns on the building’s exterior. This creates column-free interiors with more usable space, better views, and easier furniture arrangement. The exterior columns also provide natural privacy screening between neighboring lanais.

Who designed Kō’ula?
Studio Gang led by Jeanne Gang designed the architecture. Gang is a MacArthur Fellow and Harvard professor known for incorporating natural elements into her designs. Toronto-based Yabu Pushelberg designed the interiors.

How does Kō’ula compare to other Ward Village towers?
Kō’ula sits in the middle of Ward Village’s price spectrum—more expensive than Ae’o and ʻAʻaliʻi but cheaper than Waiea and Anaha. It offers arguably the most architecturally distinctive design of any Ward Village tower and excellent amenities, but trades oceanfront location for lower prices.

What amenities does Kō’ula offer?
The entire 8th floor is dedicated to amenities: lap pool, resort pool, cabanas, BBQ pavilions, sunset bar, fitness center, yoga studio, great room, chef’s kitchen, kids play area, dog park, and great lawn. Over one acre total.

Are there ocean views from Kō’ula?
Upper-floor units (approximately floor 15+) have ocean views, though they’re not direct oceanfront like Anaha or Waiea. Lower floors have city, mountain, or Victoria Ward Park views. Check specific unit orientation and floor when evaluating.

How many parking stalls come with each unit?
All units include at least one parking stall. Two-bedroom and three-bedroom units receive two stalls, with some exceptions for lower-floor mountain-view two-bedroom stacks (which have one stall). Verify parking allocation for any specific unit before purchase.

What’s the smallest unit in Kō’ula?
Studios range from 291 to 435 square feet. The 291 sq ft units are among the smallest condos in Ward Village—livable for solo occupants but quite tight for couples. The larger 400+ sq ft studios offer more breathing room.

Is Kō’ula pet-friendly?
Yes, with restrictions. Check current AOAO rules for specific pet size limits and number of pets allowed, as these policies can change. The building features a dedicated dog park on the 8th-floor amenity deck.

When was Kō’ula completed?
September 2022. The building is now over three years old with early operations running smoothly and no major construction defect issues reported.

Sources

• Ward Village official website and press releases
• Studio Gang architectural documentation
• Multiple Listing Service (MLS) data for resale pricing
• Architectural Digest and Dezeen architecture coverage
• Hawaii real estate broker resources and market data
• Kō’ula Association of Apartment Owners documentation
• Developer sales materials and floor plans

Related reading: the Ward Village development hub, Ward Village pricing guide, and Ward Village floor plans guide.