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    • Useful info / Life / Housing
    • 2024/12/07 (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)

    [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 a showroom is scheduled to open soon.


    📍 ✨ 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, as well as 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, especially in a rapidly developing area, 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:
    *City Hot Listing:
    -New construction in the Ward area completed in November Victoria Place video
    - Questions to ask when viewing properties for sale - Azure Ala Moana Edition (repost)
    - Seller Edition - What are the revised rules for residential properties for sale that went into effect in August (repost)
    - Buyer Edition - Revised rules for viewing properties for sale that went into effect on Aug 17 Matters (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
    • Signature service / Life / Housing
    • 2024/12/03 (Tue)

    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
    • 2024/11/25 (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)

    [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
    - 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. I will be happy to read and explain in an easy to understand manner 😀


    Notes:
    *Posted on Machikado Hot List (accessible from Town Guide, my page)}:
    - New construction in Ward area completed in NovemberVictoria Place video
    -Questions to ask when viewing properties for sale - Azure Ala Moana (repost)
    -Buyer's Edition - Revised rules for viewing properties for sale effective 8/17 (repost)
    -Ala Moana new condo project Muse update ( repost)
    *Disclaimer - Real estate transactions in other states and jurisdictions should be in accordance with their 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
    • Useful info / Life / Housing
    • 2024/11/25 (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)

    [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:
    *Currently on the Machikado Hot List (accessible from the Town Guide and my page):
    -New construction in the Ward area completed in November. Victoria Place video
    -Seller's version -Revised rules for residential properties for sale effective in August (repost)
    -Buyer's version -Revised rules for viewing properties for sale effective 8/17 (repost)
    -New Ala Moana condominium project, Muse update (repost\
    *Disclaimer - Video courtesy of the owner of the property. Video is the property of the property owner and permission is granted to post.

    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
    • 2024/11/14 (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)

    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 at the time of a viewing of a residential sales property by the guide of an agency agent after 8/17. 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 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 a property where the seller sets the full burden ・ 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. I will be happy to read and explain it clearly 😀


    Remarks:
    *Makakado Hotlist is available on this page(accessible from Town Guide and my page):
    -New construction in the Ward area completed in NovemberVictoria Place video
    -Questions to ask when viewing a property for sale - Azure Ala Moana (repost)
    -Seller's Edition - What are the August changes to the regulations for residential properties for sale (repost)
    -Ala Moana new condo project Muse update (repost) -New condominium project in Ala Moana repost)
    *Disclaimer - Real estate transactions in other states and jurisdictions should be in accordance with the local 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
    • Useful info / Life / Housing
    • 2024/11/12 (Tue)

    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 construction in the Ward area completed in November - Victoria Place video] 🏠 🎬 ✨

    ✨ 🔑 Victoria Place, a newly constructed condominium by housing developer Howard Hughes, celebrated its dedication in early November. The tower is the seventh of 14 buildings in the current Ward ・ Village master-planned construction project, and is located alongside the first row of oceanfront units in the Ultra ・ Luxury category of the Ward ・ Village project, which will eventually include a total of six units. The design firm is Anaha and Park Lane. Designed by Solomon Cordwell Buenz, the architect of Anaha and Park Lane, the tower is a rare find that sold out before its completion with record sales, taking advantage of its privacy and lack of commercial space on the lower floors. The property is currently active on the resale market. Please contact us if you are interested in resale inventory information.
    *Location: 1100 Ala Moana Blvd (next to Waiea)


    🏠 ✨ This is currently for sale and, like the tower above, is classified as an ultra ・ luxury property in the Ward ・ Village. The Launiu is the fourth of the six towers planned for the front row, the first row from the ocean side, which will be classified as ultra luxury properties in the Ward Village. The Launiu will be the last front row tower in the current project with a lower price point than the other two front row towers, which will be priced differently. \The Launiu will be the 11th tower out of a total of 14 master-planned towers, with an estimated completion date of 2027. Front Row Tower Overview (Completed/Scheduled): Waiea, Victoria Place, Kalae, The Launiu, and 2 other remaining buildings)
    *Location: 928 Ala Moana BIvd


    🔑 ✨ Howard Hughes Co. Ward ・ Village Property Other Updates:
    -The Park Ward Village - Tail end 01# high floor unit with direct oceanfront and yacht harbor views in stock, please inquire for inventory information. Estimated completion early 2026.
    *Location: 333 Ward Ave
    -Mahana Ward Village - 12th of 14 buildings in the current construction master plan, the second project after The Launiu, designed by the same world-renowned architects as Victoria Place and others above. The project will be built behind The Park Ward Village and will be located in the same neighborhood as Aalii and Ae'o. Please contact us to receive updates as soon as they become available.


    Hawaii Real Estate Questions ・ Please feel free to contact us with any questions. We will provide clear explanations and comprehensive support 😀


    Notes:
    *Posted on Machikado Hot List (accessible from Town Guide, my page)}:
    - Questions to ask when viewing properties for sale - Azure Alamo Ala Moana Edition (repost)
    - Seller Edition - What are the revised rules for residential properties for sale that went into effect in August (repost)
    - Buyer Edition - Revised rules for viewing properties for sale that went into effect 8/17 (repost)
    - Update on the new Muse condominium project in Ala Moana (repost) - Ala Moana Condominium Project - Azure Ala Moana repost)
    *Disclaimer - Video courtesy of Howard Hughes Corporation. Video is copyrighted by Howard Hughes Corporation and is published with permission.
    *Agent required per Howard Hughes Corporation regulations.

    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ードヒューズカカアコワードビレッジ