Koloa Landing at Poipu Beach

What Koloa Landing at Poipu Beach does

Koloa Landing at Poipu Beach is a privately held luxury oceanside resort community located on 25 acres adjacent to Poipu Beach on Kauai's South Shore, developed and owned by Poipu Beach Villas, LLC and led by CEO & Chairman Bill Child. The resort operates under the Marriott Autograph Collection brand and provides two distinct but integrated offerings: whole-ownership sale of two- and three-bedroom luxury villas (priced from $1.7 million, with a $3.3 million penthouse recorded as the most expensive condo sale on Kauai in January 2013), and hotel/vacation rental accommodations through 208 new deluxe studios and 1-bedroom villas. The company serves high-net-worth villa buyers and real estate investors, transient luxury resort guests, couples and honeymooners, corporate groups, and wedding and event clients.

The property's core product is physical real estate — minimum 1,300 sq ft villas marketed as the largest on Kauai — supported by a 4,000 sq ft spa with the island's only all-copper Ofuro Japanese soaking tub, a three-pool complex including a 350,000-gallon main pool, the Holoholo Grill poolside restaurant (partnered with consulting chef Sam Choy), and a 12,000 sq ft Grand Ballroom for events. Revenue mechanics are diversified across one-time villa sales (brokered through Oceanfront Sotheby's International Realty), recurring HOA and management fees, hotel accommodations (booked through Marriott's global platform), and ancillary services (spa, F&B, activities, rentals). Day-to-day operations are handled by AZUL Hawaii Resorts under a property management agreement, while real estate distribution runs through the Sotheby's brokerage.

The company's go-to-market is hybrid: direct villa sales via an on-site sales team, hospitality distribution through Marriott's global booking platform, and a content-led marketing presence (blog, Facebook, Pinterest, X, email, and experiential events). The business model is asset-heavy and geographically anchored to a single Hawaiian location, with no disclosed expansion outside Hawaii, no funding rounds, and a small developer-entity headcount of 6 employees reflecting outsourced operations.

Name

Koloa Landing at Poipu Beach

Legal name

Poipu Beach Villas, LLC

Website

https://koloalanding.com

Company type

Private

Founded year

2011

Operating status

Operating

Headcount range

1–10 employees

Short description

Koloa Landing at Poipu Beach is a privately held luxury oceanside resort on Kauai's South Shore, offering whole-ownership villas (from $1.7 million) and hotel accommodations under the Marriott Autograph Collection brand, serving high-net-worth buyers, luxury travelers, corporate groups, and wedding clients.

Ownership category

akta.pro rank

Product category

Luxury Resort and Vacation Ownership Hospitality

NAICS

Hotels (except Casino Hotels) and Motels (721110)

SIC

Hotels, Rooming Houses, Camps & Other Lodging Places (7000)

akta.pro primary industry

Beachfront & Coastal Full-Service Hotels (THAGAAAI)

akta.pro secondary industries

Beachfront & Lakefront Homes (THAMAAAF), Luxury Beachfront & Waterfront Villas (THAMAEAE)

Keywords

• Luxury resort villas
• Vacation ownership
• Oceanfront hospitality
• Spa and wellness services
• Corporate event venues

Headquarters

HQ city

Koloa, HI

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Marketing or Sales, Supply Chain

Revenue model

1. Villa Whole Ownership Sales: Sale of two and three bedroom whole ownership luxury villas. Properties available from $1.7 million. One notable sale included a $3.3 million penthouse, recorded as the most expensive condo sale on Kauai island.
2. Hotel & Resort Accommodations: Luxury resort accommodations offered through Marriott Autograph Collection affiliation. 208 new deluxe studios and 1-bedroom villas available for hotel guests and vacation rental visitors.
3. Resort Amenities & Services: Revenue generated from spa services (4,000 sq ft day spa with 5 treatment rooms), Holoholo Grill poolside bar & grill (partnered with consulting chef Sam Choy), activities, and equipment rentals.
4. Homeowner Association Fees: Ongoing HOA and maintenance fees from villa owners, managed by Azul Hawaii Resorts under the Homeowners Association structure.

Pricing tiers

Go-to-market motion1 record

Distribution channels4 records

Marketing channels8 records

Core offering

Koloa Landing at Poipu Beach is a 25-acre luxury oceanside resort community on Kauai that sells two and three bedroom whole ownership vacation villas (starting at $1.7 million) and operates 208 deluxe studios and one-bedroom villas as hotel accommodations through the Marriott Autograph Collection brand. The resort provides resort amenities including a three-pool complex, a 4,000 sq ft spa, the Holoholo Grill restaurant, and conference/event facilities, all managed by Azul Hawaii Resorts.

Product overview

Koloa Landing at Poipu Beach is a luxury oceanside resort community operated under the Marriott Autograph Collection brand. The property offers whole ownership villas as its primary product, ranging from studios to penthouses, with the largest villas on Kauai island (minimum 1,300 sq ft). Ancillary offerings include the Spa at Koloa Landing (4,000 sq ft facility with Japanese soaking tub), Holoholo Grill restaurant, a three-pool complex totaling over 350,000 gallons, and 12,000 sq ft of conference/meeting space. The resort's amenities are complemented by vacation packages and beach club services.

Differentiator

Problem solved

Functional benefit

Brands

• Koloa Landing at Poipu Beach Resort and Spas: Full resort name including spa services

Products and services

• Koloa Landing Resort Villa Whole Ownership
• Hotel and Resort Accommodations
• Spa at Koloa Landing 4,000 sq ft day spa with 5 private treatment rooms offering massages and wellness services using Malie Organics products for resort guests, villa owners, and visitors.
• Holoholo Grill Poolside bar and grill restaurant operated in partnership with consulting chef Sam Choy, offering casual poolside dining as part of the resort's food and beverage amenity.
• Resort Pool Complex Three-pool resort complex featuring the 350,000-gallon main pool (awarded Best Pool in America for 4 consecutive years), a 6,100 sq ft family lagoon pool, a 2,000 sq ft tranquility pool, Jacuzzis, firepits, and poolside cabanas available to resort guests and homeowners.
• Conference and Meeting Facilities Grand Ballroom offering 12,000 sq ft of divisible meeting space plus an Outdoor Event Lawn adjacent to banquet facilities, used for corporate retreats, conferences, weddings, and group events.
• Vacation Packages Themed travel packages bundling villa stays with island activities and amenities (e.g., Valentine's Day romantic getaways including villa stays, jeep convertible rentals, champagne welcome, and couple's spa massages).
• Koloa Landing Beach Club Beach club facility offering surfboard and snorkel set rentals and access to Poipu Beach waters for resort guests and villa owners.
• VIP Homeowner Services and HOA Membership Recurring homeowner association membership managed by Azul Hawaii Resorts offering villa owners VIP status, spa discounts, preferred friends-and-family rates, marketplace and F&B discounts, poolside cabana access, and exclusive homeowner services.

Quantifiable outcome

• $3.3 million — Most expensive condo ever sold on Kauai island (January 2013)
• +2 more outcomes

Named customers4 records

Segments5 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Seven partnerships are on record, tiered core and minor.

• Marriott Autograph CollectioncoreChannel Partner/ Reseller/ DistributorMarriott Autograph Collection represents Koloa Landing in the hospitality industry as the brand standard. The Autograph Collection is an evolving group of extraordinarily independent resorts and hotels selected for quality, uniqueness, iconic character, and uncommon details. Koloa Landing fits seamlessly into this luxurious hotel chain's portfolio.
• Oceanfront Sotheby's International RealtycoreChannel Partner/ Reseller/ DistributorOceanfront Sotheby's International Realty is a highly respected Hawaii brokerage firm with 30 years of experience selling luxury resort properties. The real estate team specializes in all components of successful resort properties including development, sales, and management. Truth, Transparency, and Trust are the foundation for all relationships.
• AZUL Hawaii ResortscoreImplementation/ SI/ Consulting PartnerAZUL has a robust infrastructure of industry professionals with extensive experience and expertise in all aspects of hotel management. AZUL management maximizes property revenues including each business outlet. Top-line emphasis is paired with rigorous cost controls and best-in-class service standards to ensure the strongest possible bottom line.
• Sam Choy (Consulting Chef)minorStrategic or Co-development PartnerHoloholo Grill poolside bar & grill is a partnership with consulting chef Sam Choy, a renowned Hawaiian culinary figure. The restaurant offers poolside dining as part of the resort's food and beverage amenities.
• Kawaikini New Century Public Charter SchoolminorStrategic or Co-development PartnerKoloa Landing collaborates with Kawaikini New Century Public Charter School for Prince Kuhio Day celebrations. Kawaikini is a school that preserves Hawaiian language and culture for a new generation. The partnership hosts cultural events at the resort featuring traditional Hawaiian performances.
• Ocean Course at HokualaminorStrategic or Co-development PartnerKoloa Landing partnered with Ocean Course at Hokuala to host the 2nd Annual Charity Golf Tournament, a round for the community. All proceeds were donated to a charitable cause, demonstrating community engagement.
• Poipu Beach Villas, LLC (PBV)coreStrategic or Co-development PartnerPoipu Beach Villas, LLC (PBV), the developers of Koloa Landing, are a team of individuals and real estate development companies with extensive experience in commercial, educational, retail, residential, and recreational properties. Bill Child serves as CEO & Chairman of the Board for PBV.

Scale indicators7 records

Recent moves6 records

Expansion highlights2 records

Broad incumbents

• Four Seasons Resort Hualalai: Ultra-luxury Hawaiian resort on the Big Island, part of the broader Four Seasons portfolio. Competes for the same ultra-luxury guest and villa buyer demand across Hawaii at a similar price tier.
• Aulani, A Disney Resort & Spa: Disney-branded luxury resort on Oahu with whole-ownership Disney Vacation Club villas. Comparable luxury vacation ownership and full-service hotel offering under a major brand.
• Hilton Grand Vacations (Kauai): Large timeshare/luxury vacation ownership operator on Kauai offering competing whole-ownership and rental inventory under a major hospitality brand. Adjacent competitor in luxury vacation ownership.

Direct peers

• Ko'a Kea Hotel & Resort: Boutique luxury resort on Poipu Beach, Kauai — same beachfront submarket as Koloa Landing. Competes directly for couples, honeymoons, and luxury transient guests with comparable amenities.
• Montage Kapalua Bay: Luxury oceanfront resort on Maui with whole-ownership residential villas, full-service amenities, and a similar HNW buyer/rental hybrid model. Comparable operating structure and product offering.
• Timbers Kauai: Fractional and whole-ownership luxury resort residences on Kauai with full-service management. Direct competitor in the Hawaiian luxury villa ownership category with similar resort amenity positioning.
• Halekulani Hotel: Iconic luxury resort on Oahu's Waikiki Beach competing for the same luxury Hawaiian guest segment with comparable spa, dining, and oceanfront experience.
• Grand Hyatt Kauai Resort & Spa: Luxury oceanfront resort on Kauai's Poipu South Shore with comparable full-service amenities, multiple pools, spa, and event space. Direct competitor for both villa ownership and transient luxury guests on the same island.
• The St. Regis Princeville Resort: Luxury Marriott-affiliated resort on Kauai's North Shore, sharing the Marriott Bonvoy channel and competing for the same HNW villa buyer and luxury guest pool on the same island.

Regional players

• Waikoloa Beach Marriott Resort & Spa: Marriott-affiliated resort on Hawaii's Big Island, sharing the Marriott Autograph/bonvoy distribution channel and competing for luxury Hawaiian vacation demand across islands.

Market position

Weaknesses5 records

Competitive moat4 records

Key risks5 records

Customer concentration

• Xtwitter.com/KoloaLanding
• Pinterestpinterest.com/koloalanding
• LinkedInlinkedin.com/company/koloa-landing-at-poipu-beach

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Koloa Landing at Poipu Beach