Aria Lane Mānoa

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 plausible at all.

Avalon’s plan pairs new single-family homes with adaptive reuse — converting existing campus buildings into multifamily residences rather than demolishing them. That approach is something of a signature for this developer, and it is part of why the project reads differently from a standard subdivision.

The other thing to understand up front: Aria Lane is not a finished, fully entitled project selling from a price sheet. It has moved through neighborhood board review, community meetings, a permit approval and an appeal, and the plan has been revised along the way in response to neighborhood input. Anyone considering it should be working from current documents rather than from anything published months ago — including this page.

Aria Lane at a Glance

The Homes

Two distinct products sit inside one community, and they are aimed at different buyers. The single-family homes are new construction. The multifamily residences come from converting existing campus structures.

On the in-law suite

This is the detail most worth understanding before you tour. The conversion does not add a separate dwelling — it reconfigures a bedroom you already have. A three-bedroom home with the option exercised becomes a two-bedroom home plus a suite. For a multigenerational household that is often exactly right. For a buyer who wanted three bedrooms and a rental, it is not the same thing, and the distinction has caught people out.

Unit counts, floor plans, square footages, home types, pricing and the affordable housing component are established by the developer, have been revised during this project’s planning, and remain subject to change. We do not publish them here for that reason — ask us for the current release information.

Request Current Plans & Pricing

What Is Settled, and What Is Not

Early-stage projects generate a lot of confidently-worded detail online, much of it from a single presentation that has since been revised. Here is the honest split as we understand it.

Swipe the table sideways to see every column.

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. Avalon revised elements of the plan in response to neighborhood input.
• 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.
• Currently — The entitlement process has continued to move. Confirm the current posture before making any commitment — this is exactly the kind of status that changes without the marketing materials catching up.

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 rather than relying on any real estate website, this one included.

Buying at Aria Lane

An early-stage project rewards being early and punishes being casual. The interest list is worth joining now; the contract is worth reading slowly later. These are the points that matter most at this stage.

• Get on the list before you need to be — release order at projects like this typically favors registered buyers. Registration costs nothing and commits you to nothing.
• The Developer’s Public Report — for any condominium or CPR structure, this is the document that governs the sale: unit descriptions, common elements, the association budget, use restrictions and the developer’s reserved rights. Read it before you write.
• Understand the ownership structure — how a home here is legally held affects financing, insurance, resale and what you actually own. Ask us to walk you through the specific structure for the home you are considering.
• 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.
• Owner-occupant and affordable requirements — projects with an affordable component carry income qualification, owner-occupancy obligations and resale restrictions on those units. If you are pursuing one, get the exact terms in writing — the restrictions can run for years.
• Deposit exposure against an uncertain timeline — know what is due, when each installment becomes non-refundable, and what happens to your money if the project is delayed or does not proceed as planned.
• Financing at delivery, not today — your loan is underwritten near closing. On a project without a firm delivery date, that gap is wider than usual.
• The in-law suite and any ADU-style option — confirm in writing what is permitted, what it costs, whether it can be rented, and how it is treated for financing and property tax.
• Delivery — understand your remedies if completion does not occur by the outside date stated in your sales agreement.

Project Details

Get on the List — and Get the Real Numbers

We will register your interest, send you the current plans, pricing and release timing as they are published, explain the ownership structure and any affordable housing requirements, and give you a straight read on how Aria Lane compares to buying an existing Mānoa home. Please connect with us before your first visit to the sales office.

Contact Us