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    • Useful info / Life / Housing
    • 2024/11/07 (Thu)

    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)

    [Ala Moana New Condo Project Muse Update] 🏠 ✨

    🏠 ✨ New condominium development projects are popping up in the Ala Moana area. Muse ・ Honolulu, a new project by JL Capital, a residential land developer and the primary developer of Sky Ala Moana, which was completed last year in 2023, has recently begun previews and will soon have a showroom.


    📍 ✨ The site is located at 1538 Kapiolani Blvd. Next to the bank site) 40 floors, 315 units, studios to 3 bedrooms, ocean/mountain/city views. The distinctive building configuration includes penthouse units (10 units), tower portion units (227 units), loft-style units (72 units), and two-story townhouse-style units (6 units). Common facilities are planned on three floors, including a Sky ・ Terrace on the top 40th floor with views of the ocean and Magic Island.


    🔑 ✨ Ala Moana ・ The Ala Moana area is conveniently located near shopping centers, supermarkets, medical facilities, banks, restaurants and other commercial stores, beaches and parks. With the further development of the community, synergistic effects can be expected to increase the value of the property year by year and provide favorable conditions for resale. Please feel free to contact us if you would like to receive future updates, request information materials or showroom appointments, or have any questions 😀(Useful Information ☝️: If you are considering purchasing a property in a construction zone, please be aware of the factors that may affect the view from the property you are considering. We recommend that you check the information about the projects that are planned in the neighborhood before you view the property. Ask your agent or, in Honolulu, visit the Development Projects section of the City and County of Honolulu website for information on new projects: https://www.honolulu.gov/tod/ projects/dev-projects.html)


    Notes:
    *Community Hotlist Postings (accessible from the Town Guide, my page):
    - Questions to ask when viewing properties for sale -. Azure Ala Moana Edition
    - Seller Edition - What are the revised rules for residential properties for sale effective August (repost)
    - Buyer Edition - Revised rules for viewing properties for sale effective 8/17 (repost)
    *Disclaimer - Rendering image belongs to developer JL Capital

    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ミューズホノルル
    • Useful info / Life / Housing
    • 2024/10/26 (Sat)

    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:
    *Machikado Hot Listing is available on this page (accessible from Town Guide and my page):
    - Seller Edition - Residential sales effective in August What are the revisions to the property rules and regulations (repost)
    -Buyer's Edition - Revisions to the rules and regulations for viewing properties for sale and purchase effective August 17 (repost)
    -Ala Moana New Condominium Project Muse Update (repost)
    *Disclaimer - Video courtesy of the owner of the property. video is the property of the property owner and has permission to be posted.

    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
    • Useful info / Life / Housing
    • 2024/10/26 (Sat)

    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 are the Residential Sales Property Regulations Revisions Effective in August ？ ] 🏠 🧐

    As one of the changes to the rules 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, has become a matter of negotiation between the seller and the buyer since August 17. The following is an explanation of the options available to the seller and the background for negotiations:


    🏠 🔑 Options regarding 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 a percentage of the sale price or a fixed amount

    🔎 <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
    - If the buyer is not represented by an agent, the transaction may be more expensive than the final closing costs - If the seller is not represented by an agent, the seller may have to deal with more unrepresented buyers (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. I will be happy to read and explain in an easy to understand manner 😀


    Notes:
    *Postings on the Machikado Hot List (accessible from the Town Guide and my page):
    - Questions to ask when viewing properties for sale - Azure Alamo Ala Moana
    -Buyer's Edition - Revised rules for viewing properties for sale effective 8/17 (repost)
    -Ala Moana New Condo Muse Update (repost)
    *Disclaimer - Real Estate transactions in other states/territories are governed by their own jurisdictions. Please follow the MLS rules and regulations (The above is in accordance with the rules and regulations as an Oahu MLS member.)

    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
    • 2024/10/14 (Mon)

    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)

    What has changed in the [August enforcement - Buyer's Edition Rules and Regulations at the time of viewing the property for sale and purchase]? 🏠 🧐

    As one of the revision of the regulation under the National Association of Realtors, a full-time mediation contract must be concluded between a viewing desire person (buyer) and an agent in advance when viewing a residential sales property by the guide of an agent after August 17, 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,} a full-time mediation contract must be concluded 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 independently

    ☝ ️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 general, the seller has been paying the buyer's commission until now due to the custom. From 8/17 onwards, the seller/buyer side will have to negotiate the agent's commission, which has generally been borne by the seller as a matter of custom. Matters concerning the buyer's agent commission that should be considered in the mediation contract signature on the buyer's side as follows ・ 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 the property where the seller's full burden is set, both sides can negotiate half and half. ・ If the property you are considering is not a property where the seller pays the full purchase price


    -Both parties negotiate a certain percentage of the purchase price at the time of offer submission, etc., or the buyer negotiates a credit with the seller at the time of offer submission that can be applied to the closing costs, or the buyer pays the entire closing costs, etc. Includes 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 in an easy-to-understand manner 😀


    Remarks:
    *Machikado Hot Listing (accessible from Town Guide, my page):
    - Questions to ask when viewing properties for sale - Azure Alamo Ala Moana
    - Seller's Edition - What are the August changes to the Residential Sales Property Regulations (repost)
    - Ala Moana New Condo Plan Muse Update (repost)
    *Disclaimer - Real Estate transactions in other states and regions are governed by their own jurisdictions. Please follow the MLS rules and regulations.

    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