Aria Lane Mānoa

Phase I Homes & Pricing

Phase I is offered in four plans: the Ranch, Villa, Manor and Estate. Each owner-occupant home is assigned a designated unit number, and prices below are the developer’s published minimums with the ADU included.

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Prices are subject to change by the developer. The Manor and the Estate each have just one designated unit; if you have a specific home in mind, the order your packet arrives matters most.

Request Floor Plans for Each Model

Site Map

The community is gated off Pamoa Road, with a single loop driveway serving all 76 homes. Most Phase I homes — units 35, 36, 39, 72, 73, 75 and 76 — sit at the Pamoa Road end near the entry gate, with units 41 and 68 further into the community. Each home is color-coded by plan.

Why This Address Matters

New single-family construction essentially does not happen in Mānoa. The valley filled in decades ago, the lots are held long-term, and buyers who want in have historically had one option: buy something old and renovate it. Aria Lane is the exception — and it exists only because an eleven-acre school campus came available.

Saint Francis School closed in 2019 after its final graduating class. The Avalon Group, led by Christine Camp, acquired the campus in February 2024 in a sale approved by the Vatican, with proceeds providing for the retirement and care of the Franciscan sisters. The land is already zoned residential, which is what makes a project here possible at all.

Aria Lane will be 76 detached single-family homes in a gated community, offered fee simple under a CPR structure, with no townhomes and no affordable housing on site. Demolition of the existing campus buildings is scheduled by the end of 2026, and the developer’s sales office is open in downtown Honolulu.

Aria Lane at a Glance

The Homes

Six floor plans, all detached with an enclosed two-car garage, from about 1,315 to 2,095 square feet of living space. Three are single-level (Classic, Ranch and Estate) and three are two-story (Haven, Villa and Manor). Every plan offers an optional in-law suite.

Square footage by plan

Each plan is measured two ways, and the difference matters when you compare Aria Lane to other homes.

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The in-law suite

The developer describes the option as converting one of the home’s bedrooms into an in-law suite with its own separate entrance and a fully permitted kitchenette. The Phase I price list calls this the ADU, and its minimum prices include it. Because the suite is carved from an existing bedroom, it changes the main home’s bedroom count. For a multigenerational household that can be exactly right. If you are counting on rental income, get in writing whether the suite can be rented and how lenders and the county treat it before you commit.

Finishes

• 10-foot ceilings and residential fire sprinkler systems
• Kohler Studio McGee fixtures in kitchens and baths
• Silestone quartz by Cosentino
• Engineered wood flooring in the Ranch, Villa, Manor and Estate
• Privately fenced homes with professionally landscaped front yards, maintained by the owner

HOA

The estimated HOA fee is approximately $349 per month for common-area maintenance.

Renderings are conceptual. Phase I prices include the in-law suite (ADU).

Where Things Stand

What the developer has confirmed, and what is still to come.

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Entitlements & Community Process

This project has drawn organized neighborhood opposition, and that is a material fact for any buyer — not a reason to walk away, but a reason to understand where things stand before you commit money.

• February 2024 — Avalon Group acquired the former Saint Francis School campus.
• May 2024 — The project was introduced to the Mānoa Neighborhood Board, followed by a series of community meetings.
• February 2025 — The City Department of Planning and Permitting approved the project’s planned development-housing permit.
• Following that approval — An appeal was filed with the Zoning Board of Appeals by a neighborhood group opposing the project. Concerns raised publicly have centered on access and emergency egress along Pamoa Road, traffic, and water infrastructure.
• October 2026 — The developer announced the Phase I owner-occupant presale. Demolition of the campus buildings is scheduled by the end of 2026. Confirm the current status of all approvals before making any commitment.

The Site & Neighborhood

The campus sits at the eastern side of Mānoa Valley on Pamoa Road, off the lower end of the valley. What buyers are paying for here is Mānoa itself: the rain and the green, the ridge, the proximity to town without being in it, and a school situation that drives a meaningful share of demand.

School assignments, district boundaries and traffic conditions change. Verify anything that will factor into your decision directly with the relevant agency.

Buying in Phase I

The presale rewards speed on the packet and care on the contract. These are the points that matter now.

• Submit a complete packet, early — priority is set by the order completed owner-occupant affidavit packets are received, not by the deadline. An incomplete packet does not hold your place.
• The owner-occupant commitment is real — you must occupy the home as your principal residence for at least 365 consecutive days. The affidavit is a sworn statement, and Hawai‘i law treats misrepresentation seriously. If you are buying for a family member or as an investment, talk to us first.
• Know which model and unit you want — Phase I has nine owner-occupant homes across the Ranch, Villa, Manor and Estate, and the Manor and Estate have a single unit each. Use the site map to compare locations. Have a first and second choice ready for your selection appointment.
• Get pre-approved now — at $2.2 million and up, most buyers need jumbo financing. A lender letter in hand makes the selection appointment and contract a straight line.
• Understand fee simple CPR — you own the land under your home in fee simple, but the community is a condominium property regime. That shapes what you own, how the gate and common areas are governed, your HOA obligations, and how lenders and insurers treat the home.
• The Developer’s Public Report — this governs the sale: unit descriptions, common elements, the association budget behind the HOA estimate, use restrictions and the developer’s reserved rights. Read it before you write.
• Thirty-day cancellation right — Hawai‘i condominium law affords 30 days from delivery of the developer’s report and project documents to cancel, with the deposit refunded less escrow cancellation costs up to $250.
• Thirty-day arbitration election — separately, you generally have 30 days from the date of the sales agreement to elect out of its arbitration provisions and class action waiver. Both bind if the window passes.
• Deposits and delivery — know what is due, when each installment becomes non-refundable, and your remedies if completion does not occur by the outside date in your sales agreement.

Project Details

Get Your Packet In Before October 28

We will send you the owner-occupant packet, check it line by line before you submit, walk you through the four Phase I models and fee simple CPR structure, and prepare you for your November 7 selection appointment. Call or text today — priority goes to the earliest complete packets.

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