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    • Useful info / Life / Housing
    • 2025/03/13 (Thu)
    Vivinavi Hawaii

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    Muse] 🏠 ✨ New Condo Plans Featured in Ala Moana District

    🔑 ✨ Reservations are now being accepted for Muse ・ Honolulu, a high-profile new project in the Ala Moana area by residential land developer JL Capital, the primary developer of Sky Ala Moana. The project will be located at 1538 Kapiolani Blvd. (located at the intersection of Kapiolani Blvd. and Ke'eaumoku St. in front of the Ala Moana Shopping Center, along the street toward Waikiki, next to the First Hawaiian Bank site). The 40-story building has 315 units ranging from studios to 3-bedrooms (plus a study unit). Completion is scheduled for 2028/2029.



    🏠 ✨ Feature Info:
    - Featured Unit Type "# C01 Units" - Limited to 9 units total, 2 bed/2 bath with closest ocean side placement, living area 1,168 sqft, lanai area 68 sqft. only 1 unit will be on each of the 25-33 floors.
    -The building consists of a distinctive building configuration, with penthouse units, tower portion units, loft-style units, and two-story townhouse-style units, with common facilities planned on three floors, the top 40% of which will be Sky ・ terrace with ocean and magic island views will be built on the top floor.
    -Price range: $ 700K-3.5M
    -Another notable feature is that the building is a TOD project under the jurisdiction of the City of Honolulu and is available for short-term rentals from 30 days.



    For the latest information on the Muse project, or if you would like to schedule an appointment to view the showroom, or if you have any questions, please contact us using the contact form below. If you would like to receive the latest information on the Muse project, schedule a showroom appointment, or have any questions, please contact us using the contact form below. If you have any questions about Hawaii real estate ・ please feel free to contact us. We will provide comprehensive support including easy-to-understand explanations and information on immigration to Hawaii 😀



    Notes:
    *Postings on the Machikado Hot List Click on "Machikado Hotlist" on my page to access all posts!》):
    -Ward area new condo development plan update
    -Kali'u new condo project in Kaka'ako area update (repost) -Purchase and sale previews of new condos for sale in the Kaka'ako area. <2767> -Questions to ask when viewing a property for sale - Azure Ala Moana Edition (repost)
    -Seller Edition - What are the revised rules for residential properties for sale effective 2024 (repost)
    -Buyer Edition - Revised rules for viewing properties for sale effective 2024 (repost)
    *Disclaimer - Renderings courtesy of developer, JL Capital

    ハワイ不動産ハワイ新築コンドミニアムアラモアナMuseHonoluluミューズホノルル
    • Useful info / Life / Housing
    • 2025/03/13 (Thu)
    Vivinavi Hawaii

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    [Effective 2024 - Buyer's Edition Rules and Regulations at the Time of Viewing a Property for Sale and Purchase] What has changed? 🏠 🧐

    As one of the revision of the regulation under the National Association of Realtors, it becomes necessary to conclude a full-time mediation contract between a viewing desire person (buyer) and an agent in advance when viewing a residential sales property by the guide of an agent after 8/17/2024, and what used to be optional has become a mandatory regulation. The points which should be considered beforehand and the main outline of the changes are explained as follows:


    🏠 🔎 point 1 (preview stage)}:
    (When the agency system is used, it is necessary to conclude a full-time mediation contract with the agency agent before previewing a residential sales object *Including virtual preview
    *Commercial and rental properties are not applicable
    *If you do not use the agency service, you can preview alone

    ☝ ️Point2 (preview stage)》:
    The period of conclusion of a brokerage contract is also possible for each preview (one-time)
    *Start with a short term → After you build trust with the agent in charge, you can switch to 3 or 6 months

    🏡 Point3 (offer stage after preview):
    In the past, the seller has generally been responsible for the buyer's commission. After 8/17/2024, the agent's commission, which has generally been borne by the seller by custom, will be a matter of negotiation between the seller and the buyer. The following matters concerning the buyer's agent commission which should be considered in the name of mediation contract signature on the buyer side ・ Negotiation method:
    - There are indication options such as a percentage of the purchase price, a fixed amount system, and a fixed amount system along the fulfillment of conditions
    - If the property to consider is not a property where the seller's full burden is set, both sides can negotiate. ・ If the property you are considering is not a property where the seller pays the full purchase price, both parties may choose to split the cost


    including the above, negotiate with the seller at the time of offer submission a percentage of the closing costs, etc., or negotiate with the seller at the time of offer submission a credit to be applied by the buyer to cover the closing costs, or the buyer pays the full purchase price, etc. including the above Various matters should be considered on a case-by-case basis. Please feel free to contact us for further details. We will be happy to read and explain them clearly 😀


    Remarks:
    *Postings on Machikado Hot List (Click on "Machikado Hot List" in the Town Guide, my page to access all
    -Ward area new condo development update
    -Ala Moana area hot new condo project Muse
    -Kaka'ako area new condo project Kali'u update \Kali'u News
    -Questions to ask when viewing a property for sale - Azure Ala Moana Edition (repost)
    -Seller Edition - What is the 2024 Revision to the Residential Sales Property Regulations (repost)
    *Disclaimer - Real estate in other states and jurisdictions. The above is in accordance with the Oahu MLS membership rules.

    ハワイ不動産売買ハワイ不動産エージェントハワイ新築コンドミニアムハワイ投資物件
    • Useful info / Life / Housing
    • 2025/03/13 (Thu)
    Vivinavi Hawaii

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    [New condominium project in Kaka'ako area, Kali'u subdivision, now for sale] 🏠 ✨

    Kali'u, located on the oceanfront front row of Kaka'ako, is part of the "Our Kakaako" master plan project led by Kamehameha Schools, one of Hawaii's largest private landowners. Kamehameha Schools, Hawaii's premier private landowner. I went to the presentation for brokers for the start of sales.


    🏠 🔑 Project Information:
    - Proposed Site: 728 Ala Moana Blvd (facing the ocean, to the left of the SALT retail site, currently a row of single story retail)
    - Appointed Developer: (also responsible for Azure in Ala Moana) ProsPac Holdings Group
    -Site area: 2.4 acres (104,542 sqft)
    -Subdivision start: Dec 2024
    -Established: July-Sep 2025
    -Completion: Late 2027 to Early 2028
    -39 floors, 285 units in total (some commercial space on 1st floor)
    -Price range
    1 bed $ 884,000~
    2 bed $ 1,245,000~
    3 bed $ 2, 688,000~
    (*As of Dec 2024)


    🔑 ✨ ・ Project Highlights:
    -Boulevard Ala Moana ・ Front row property facing ocean side via Boulevard
    -Ocean/Mountain/City views
    -1-3 bedrooms in a variety of layout plans based on two residence categories: Signature and Classic
    -24-hour security in residence ・ Specialist on site
    -Floor to ceiling glass windows, open Floor-to-ceiling glass windows, high 9-foot ceilings for an open feel
    -TOTO bathroom appliances in all units
    -Mitsubishi VRF central air conditioning
    -One bedroom available with work/study layout
    -Private ・ 3 bed/signature residence with elevator available
    -Amenities: pool, jacuzzi, spa, lounge, BBQ cabana, gym, pickleball court, catering kitchen, music room, theater room, dog park, guest suite, etc

    The showroom interior was impressive with its warm, simple and sophisticated design with natural tones of wooden materials in the kitchen, flooring, etc. This is a great opportunity to purchase a home at an early stage of inventory/pricing. Please feel free to contact us if you would like to receive updated information, make an appointment to visit the showroom, or have any questions. We will also explain the investment aspect of the property, including the price transition from the initial price to each stage in the resale property.


    Remarks:
    *Postings on the Town's Hot List: (Click on "Town's Hot List" in the Town Guide or my page to access all postings. <4667> -Ward area new condo development update
    -Ala Moana new condo project Muse
    -Questions to ask when viewing a property for sale - Azure Ala Moana Edition (repost)
    -Seller Edition - What are the 2024 What are the revised rules for Residential Properties for Sale? Group LLC

    ハワイ新築コンドミニアムハワイ投資物件カカアコワードカリウ
    • Useful info / Life / Housing
    • 2025/03/09 (Sun)
    Vivinavi Hawaii

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    [Update on new condominium development plans in the Ward area] 🏠 ✨

    ✨ 🔑 The latest news on new condominium development plans under the Ward ・ Village Ward Village construction master plan in the Ward area by housing developer Howard Hughes, Inc.


    [Coming Soon!]
    -ILIMA&MELIA
    The most luxurious ultra ・ luxury tower in Ward Village offering a variety of housing options. Melia will be the last tower in the master plan to be located on the oceanfront front row via Ala Moana Avenue. The site of the proposed project is the location of the current Ward Center shopping mall (see attached Ward Village map on the right), where Ilima and Melia will be built right next to the IBM building, facing the ocean. There are two to five beds available, and one beds are not for sale to the general public. According to Howard Hughes, the project presentation is scheduled to begin shortly in the spring. Sales are expected to begin this summer or fall. Based on the record-setting sales of Victoria ・ Place, we expect sales to proceed at a rapid pace, so we recommend that you contact us as soon as possible. Please contact us using the contact form below and we will provide you with the latest information as well as updates.


    -THE PARK WARD VILLAGE
    The Park Ward Village is scheduled for completion in 2026. There are only a few 1-bed units with ocean view directly facing the ocean remaining in stock.
    *Location: 333 Ward Ave
    (Attached building image photo is of The Park Ward Village)


    -THE LAUNIU WARD VILLAGE
    Currently for sale and in Ward ・ The Launiu is the fourth of the six towers that will eventually be located on the front row of the first row from the ocean and is classified as an ultra ・ luxury property in the Village. Available. \The Launiu is the 11th tower out of a total of 14 master-planned towers, scheduled for completion in 2027. Front Row Tower Overview (Completed/Planned)}: The Launiu, Kalae, Victoria Place, Waiea, Melia, Ilima)
    *Location: 928 Ala Moana Blvd


    Hawaii Real Estate ・ Please feel free to contact us if you have any questions or concerns about Hawaii Real Estate. We will provide comprehensive support including easy-to-understand explanations and information on immigration to Hawaii 😀



    Notes:
    *Postings on the Machikado Hot List Click on "Machikado Hotlist" on my page to access all posts!》):
    -New condominium project in Ala Moana district Muse
    -New condominium project in Kaka'ako district Kali'u update (repost)
    -Purchase and sale of a property <3467> -Questions to ask when viewing a property for sale - Azure Ala Moana Edition (repost)
    -Seller Edition - What are the revised rules for residential properties for sale effective 2024 (repost)
    -Buyer Edition - What are the revised rules for viewing a property for sale effective 2024 (repost)
    *Disclaimer - Images courtesy of the Howard Hughes Corporation
    *Agent required per Howard Hughes regulations.

    ハワイ不動産ハワイ新築コンドミニアムハワードヒューズワードビレッジカカアコ
    • Signature service / Life / Housing
    • 2025/03/03 (Mon)
    Vivinavi Hawaii

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    Leave "construction work" for your home or store, including remodeling ！.

    From small to large construction projects.
    We can handle all your construction work in Hawaii ！

    ■ Residential （ Construction of private homes ）
    ・ New construction of your home or vacation home
    ・ Complete renovation of condominiums ・ Extend House construction
    ・ ADU construction
    ・ Kitchen, Bathroom, Toilet and Washroom renovation
    Renovation work from carpet to flooring, etc.

    ■ Commercial （ Commercial ） Construction
    ・ New store construction
    ・ Renovation work for vacant space
    ・ Plumbing and equipment work alone
    ・ Various license application procedures required for stores, etc.


    All in Japanese.
    ＼ Please feel free to contact us ！ ／
    ──────────────────────────
    Contact ： Ken
    Phone ： +1 808-772-2516 （ Texting ）
    Email ： Please use the "Send Message" link below.
    ──────────────────────────

    Up to two free consultations ！
    Free estimates for construction ！.

    リフォーム新築工事店舗改装ビザ
    • Useful info / Life / Housing
    • 2025/02/23 (Sun)
    Vivinavi Hawaii

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    [Seller's Edition What is the 2024 Revision to the Residential Sales Property Regulations ？ ] 🏠 🧐

    As one of the changes to the regulations under the National Association of Realtors, the buyer's agent commission, which has generally been borne primarily by the seller based on custom and tradition, is now a matter of negotiation between the seller and the buyer after 8/17/2024. The following is an explanation of the options available to the seller and the background for negotiations:


    🏠 🔑 Options for the buyer's agent commission:
    - 50/50 < ・ Both parties pay a percentage of the commission, full amount, negotiate according to the terms of the offer, no commission, or offer a credit to the buyer to cover closing costs as a separate line item
    *Options include percentage of the sale price, fixed amount, etc.

    🔎 <1067> Negotiation context:
    - If there is no buyer's agent commission in the sale plan, it is expected that the buyer will include in the offer terms a request for a credit that the buyer can use to cover its closing costs.
    - If no commission is set, the buyer may add it to the negotiated terms in the offer, which may ultimately make the seller's cost more expensive
    - If no commission is set, the seller may have to deal with more unrepresented buyers
    - In the case of unrepresented buyers, the transaction may be more expensive than the final closing costs. (example from another state: 75% for buyers with agent vs. 12% for buyers without agent)
    - If not set, may result in fewer offers and other general reduction in opportunities
    - Notwithstanding the above, if not set, the chances of a transaction being delivered are dependent on the terms of the offer.


    Various factors including the above should be considered on a case-by-case basis. Whether you are a seller or a buyer, it would be helpful to have an overall picture of the options available to both parties based on the revisions. \Please feel free to contact us for more information. Please feel free to contact me for more information. I will be happy to read and explain it in an easy-to-understand manner 😀


    Notes:
    * Posts on Machikado Hot List: Click on "Machikado Hot List" in the Town Guide and my page to access all posts.
    -Ward area new condo development update
    -Ala Moana area hot new condo project Muse
    -Kaka'ako area new condo project Kali'u update
    -Questions to ask when viewing a property for sale - Azure Ala Moana Edition
    -Buyer Edition - Revised rules for viewing a property for sale that will go into effect in 2024. The above is in accordance with Oahu MLS membership rules.

    ハワイ不動産売買ハワイ不動産エージェントハワイ新築コンドミニアムハワイ投資物件
    • Useful info / Life / Housing
    • 2025/02/23 (Sun)
    Vivinavi Hawaii

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    [Questions to ask when viewing a property for sale - Azure Ala Moana] 🏠 🧐

    🏠 ✨Azure ・ Ala Moana is a new condominium in Ala Moana district that we have a high probability of our clients liking when we show them the property for viewing. The video shows a 2 bed/2 bath penthouse unit.
    Notable features of this unit are:
    - 3 meter high (10 ft²) ceilings (9 ft² for downstairs unit)
    - Open lanai space on top floor with great views
    - Ocean views from master bedroom and lanai
    - More Upgraded kitchen appliances
    -Penthouse units benefit from central air conditioning
    -Penthouse floors also feature upgraded design in elevator halls and other areas compared to lower floors.
    -The unit was in beautiful condition like a model room ✨
    (*Azure - Location: 629 Ke'eaumoku St, Honolulu 96814, Year Built: 2021)
    <

    🔑 ✨ What is useful information to ask the seller in more detail during the viewing in the presence of the seller's agent and possibly the owner, and during the conversation, other than the information in the general MLS documents?
    -Are there any special assessments other than the monthly maintenance fee
    -Zoning (e.g. minimum number of rental days. Even if not currently scheduled, it is important to know this information for resale or other property information. *Azure can be rented for 30 days or more)
    -New construction projects planned in the vicinity of the building or not?
    -Repair ・ Repair history


    Questions about Hawaii real estate ・ Please feel free to contact us if you have any questions or if you are interested in Azul. We will provide comprehensive support and easy-to-understand explanations with useful information 😀


    Notes:
    *Postings on the Machikado Hotlist (Town Guide, "Machikado Hotlist" on my page) to access all posts):
    -Ward area new condo development plan update
    -Ala Moana area hot new condo plan Muse
    -Kaka'ako area new condo plan Kali'u update \{v3567>} -Kaka'ako area new condo plan Kali'u update Kali'u Update (repost)
    - Seller's Edition - What is the 2024 Revised Rules and Regulations for Residential Properties for Sale (repost)
    - Buyer's Edition - What is the 2024 Revised Rules and Regulations for For Sale Properties for Sale and Purchase for Viewing (repost)
    * Disclaimer - Video courtesy of the owner of the property.

    ハワイ不動産売買ハワイ不動産エージェントハワイ新築コンドミニアムハワイ投資物件アズール・アラモアナ