Residential Market Intelligence
Waialae Nui Ridge
Market Report
At a Glance
Current Market Snapshot
3
Active Listings
+ 1 Under Contract
$2.14M
Avg. Sold Price
Past 6 months
52
Avg. Days to Sell
Recent closed sales
$1,183
Avg. Price / Sq Ft
Sold, living area
Active Listing Price Range
What's Available Now
Active & Coming Soon
| Address | Status | List Price | Bed / Bath | Living Sq Ft | Land Sq Ft | Days on Market |
|---|---|---|---|---|---|---|
| 2156 Aha Niu Pl Split Level · Diamond Head, Ocean & Sunset Views | Coming Soon | $2,399,000 | 3 / 2.5 | 2,259 | 7,615 | — |
| 1627 Halekoa Dr Ossipoff Design · Exceptional 16,640 sq ft lot | Active | $1,950,000 | 3 / 2 | 1,336 | 16,640 | 25 days |
| 1358 Makaikoa St Full Renovation · Private Elevator · Spa/Hot Tub | Active | $1,900,000 | 3 / 2 | 1,419 | 5,331 | 48 days |
| 2175 Ahaku Pl Cul-de-Sac · Income Cottage · Owned PV Solar | Under Contract | $2,000,000 | 4 / 3 | 2,310 | 10,259 | 23 days |
All homes are Fee Simple, Flood Zone X (flood insurance not required). Views across active listings include Diamond Head, Pacific Ocean, city skyline, and coastline. Sq ft figures sourced from MLS records — buyers should independently verify.
The Benchmark
Recent Closed Sales
| Address | Sold Date | Sold Price | List Price | Sale / List | Bed / Bath | Living Sq Ft | $ / Sq Ft | DOM |
|---|---|---|---|---|---|---|---|---|
| 1935 Halekoa Dr Ossipoff Design · Rim Lot · As-Is | Nov 2025 | $1,815,000 | $1,740,000 | 104.3% | 3 / 2 | 1,288 | $1,409 | 16 |
| 2234 Aha Niu Pl Panoramic Views · Brazilian Cherry Floors | Nov 2025 | $2,150,000 | $2,150,000 | 100.0% | 3 / 2.5 | 2,350 | $915 | 40 |
| 1974 Halekoa Dr Full Renovation · Pool + Spa · 22 Owned PV Panels | Feb 2026 | $2,450,000 | $2,590,000 | 94.6% | 4 / 3.5 | 2,000 | $1,225 | 100 |
What the Sale-to-List Ratio Tells Us
Two of three recent sales closed at or above list price — a clear signal that correctly-priced homes move quickly and competitively. The one home requiring a price reduction took 100 days to close, well above the neighborhood average. Initial pricing strategy has an outsized impact on both final price and days on market in this neighborhood.
Sold data reflects MLS records as of April 2026. All three recent transactions financed conventionally. Buyer concessions not disclosed in public records.
Read Between the Lines
What the Data Tells Us
01
Pricing Discipline Wins
Homes priced accurately from day one are selling in 16–25 days, often near or above asking. Homes that overshoot sit 40–100+ days or are withdrawn entirely. The market here is discerning — buyers know the neighborhood well.
02
The $2M Sweet Spot
The $1.9M–$2.1M range is seeing the fastest absorption. The under-contract listing at $2M went pending in just 23 days. Above $2.4M, demand thins — recent cancellations between $2.2M–$3.6M show buyer resistance without exceptional upgrades to justify the ask.
03
Condition Commands a Premium
Renovated, move-in-ready homes are achieving $1,200–$1,400/sq ft. Original or as-is homes sell, but require aggressive pricing. The gap between condition tiers is wide — buyers at this price point have no appetite for deferred maintenance.
04
Lot Size as a Value Driver
Large lots — like the 16,640 sq ft offering on Halekoa — create compelling value even with modest living area. Buyers seeking future flexibility, privacy, or outdoor living are drawn to land-rich offerings that are otherwise rare in East Honolulu.
05
Income Potential Adds Appeal
Two active/recent listings feature lower-level suites or accessory dwellings marketed for rental income. In Hawaii's high cost-of-living environment, buyers increasingly factor income offset into their purchase decisions — a meaningful differentiator.
06
Inventory Remains Tight
With only three active listings and one under contract, Waialae Nui Ridge is supply-constrained. Serious buyers should move quickly on well-priced opportunities. Sellers who price correctly face limited direct competition at any given moment.
Local Context
What Buyers & Sellers
Should Know
Neighborhood Character
Waialae Nui Ridge is one of East Honolulu's most sought-after addresses — a hillside community perched above Kahala with panoramic views of Diamond Head, the Pacific, and the Honolulu skyline. All homes in this report are Zone X (no flood insurance required) and zoned R-7.5 or R-5 residential. Two recreation associations serve the area — Waialae Nui Rec Center and Waialae Ridgeline Estates Association — offering pools, playgrounds, and green space at nominal monthly dues ($54–$55/month).
Location & Schools
Minutes from Kahala Mall, Whole Foods, Waialae Country Club, and East Honolulu beaches. The associated public schools are Wilson Elementary, Kaimuki Middle, and Kalani High — a consistent selling point for family buyers. Quick H-1 freeway access adds everyday practicality to the neighborhood's lifestyle appeal.
For Sellers: HARPTA Awareness
One active listing carries a "Non Resident Owner" disclosure — relevant to Hawaii's HARPTA withholding requirements. Non-resident sellers are subject to a 7.25% withholding on the sales price at closing, held pending state tax clearance. This directly affects net proceeds and can influence closing timelines. Sellers in this situation should coordinate with a Hawaii CPA well in advance of listing.
For Buyers: Title & Land Court
Several homes in this neighborhood are registered under Hawaii's Land Court (Torrens title) or Dual Systems, which may affect the title search process and closing timeline. Working with a lender and title company experienced in Hawaii transactions is essential — local knowledge at the escrow table matters.
This report is prepared for informational purposes based on HiCentral MLS data as of April 2026. All information deemed reliable but not guaranteed. Square footage, bedroom counts, and tax records may differ — buyers should independently verify all material facts. This is not a solicitation if your property is currently listed with another broker.
