Kyo-ya Resumes Plans for Redevelopment of the Princess Kaiulani Hotel

Kyo-ya Kaiulani, LLC has recently extended its entitlements for the redevelopment of the Princess Kaiulani Hotel envisioning a single, all-hotel tower with retail, restaurants and recreational amenities, creating a gathering place for visitors and residents as part of the continuing revitalization of Waikiki as Hawai‘i’s premier resort area.

The current Planned Development – Resort permit was approved in November of 2019, and was extended by 6 years in 2023.

New All-Hotel Project

The redevelopment plan is for an all-hotel project. Key elements of the new proposal include:

  • The demolition of all the existing hotel towers, the existing retail buildings, parking garage and other structures on the property.
  • The development of a new, 33-story hotel, consisting of approximately 1,042 bays or a little over 1,000 hotel units. The hotel rooms will be larger with increased ocean views to meet the demands of today’s global traveler.
  • A new six-level podium that will include retail, food and beverage, recreational amenities, meeting space, and back-of-house facilities.
  • A world-class amenity deck featuring an infinity edge pool and lazy river pool along with a gym and pool bar.
  • The development of a new parking structure.

Community Benefits

When developing the plan, Kyo-ya wanted to ensure that the project is a reflection of our commitment to the community and our employees. Here are updates from the most recently approved PD-R:

  • Provide bicycle parking stalls within the Project site along Kaiulani Avenue.
  • Coordinate and comply with governmental agencies and private entities to share in the cost to construct and convert Kaiulani Avenue into a two-way street from Kalakaua Avenue to Kuhio Avenue.
  • Provide funding and a location for a bicycle sharing station within the project site through an agreement with BikeShare Hawaii, or City bicycle sharing partners.
  • Provide a $500,000 community benefit package addressing homeless, crime, safety, and climate change, to be approved by the Honolulu City Council.
  • Purchase, and install high-resolution cameras at the intersection of Kalakaua Avenue and Kaiulani Avenue.
  • An improved pedestrian and guest experience with enhanced walkways on Kalakaua Avenue.
  • Increased open space on the property including an expansive interior courtyard that opens up to Kaiulani Avenue with garden-like spaces that becomes a gathering place for visitors and local residents to encourage interaction with the surrounding neighborhood.
  • A legacy library provided for cultural and educational interactions for all at ground level.
  • The new tower is set back much further from the corner of Kalakaua Avenue and Kaiulani Avenue allowing for an improved pedestrian experience.
  • Accommodations for buses and other large vehicles to load and unload on an interior portion of the lot that will help reduce the presence of large vehicles on Kaiulani Avenue.
  • Below-grade handling of trash, recycling, and delivery service vehicles that will reduce early morning noise.
  • Thousands of jobs created during the construction phase.
  • More employment opportunities for Hawaii residents through an all-hotel development.  Upon completion, it is anticipated that the number of employees will increase from the current levels.
  • An increase of tax revenue for the State and City.


The project is tentatively targeted to begin construction as early as 2029 with an approximate three-year construction period.