IBM Building, Honolulu
| Company type | Commercial office building |
|---|---|
| Industry | Real estate / Sales center |
| Founded | 1962 |
| Headquarters | Honolulu , United States |
| Owner | Howard Hughes Corporation |
The IBM Building is a commercial office located at 1240 Ala Moana Boulevard in Honolulu, Hawaiʻi. Conceived by architect Vladimir Ossipoff, it was inaugurated in 1962 to serve as the Honolulu headquarters for the technology firm IBM. Today, it is owned by Howard Hughes Corporation and functions as a sales center for the adjacent Ward Village project.
The construction expenditure amounted to (equivalent to $ in ). The dedication took place on October 10, 1962, with dignitaries such as then-Governor William F. Quinn present. The building’s nearly cubic form is distinguished by a honeycomb-patterned concrete brise soleil, which draws inspiration from Polynesian culture and echoes the punched card technology prevalent in computing during that era.
In 2002, the IBM Building and its surrounding land were purchased by General Growth Properties, which included demolition plans in a 2008 redevelopment scheme. However, public resistance led to its preservation when Howard Hughes Corporation acquired the site, pledging to retain both the building’s name and exterior design. The company subsequently refurbished the structure into an information and sales hub for Ward Village, reopening it in 2014.
Design and construction
On February 29, 1960, IBM’s regional manager for Hawaii announced intentions to construct a new office building on Ala Moana Boulevard, estimating costs between $800,000 and (equivalent to $ in ). The original design called for a structure of either five or seven stories, with completion targeted for March 1961.
By May 19, 1961, all plans were finalized and construction was scheduled to begin the following month. The architectural concept featured a "sculptured ribbon-pattern concrete sun screen" enveloping a glass curtain wall atop a reinforced concrete framework on the upper floors, providing approximately of usable space. Designed by Vladimir Ossipoff and erected by contractor Hawaiian Dredging & Construction Company on behalf of Victoria Ward Limited, IBM intended to occupy the first two floors plus part of the sixth floor while leasing out the remaining areas.
Groundbreaking occurred by July 1961 as part of a broader master plan for eastern Kakaʻako, developed by Harland Bartholomew and Associates for Victoria Ward Limited. According to Engineering News-Record, this $1.5 million endeavor was one segment of IBM’s roughly $18 million worldwide effort to establish innovative office spaces. The publication commended IBM’s meticulous planning for enabling an efficient construction timeline.
Opening
The IBM Building officially opened in 1962 at 1240 Ala Moana Boulevard, serving as IBM’s headquarters in Honolulu. The dedication ceremony on October 10, 1962 drew corporate executives, military representatives, the general public, and then-Governor William F. Quinn, who lauded the building as a testament to IBM’s achievements and commitment to the mid-Pacific region. Among other prominent attendees were Rev. Abraham Akaka and the president of IBM’s Federal Systems Division.
Although initially met with criticism for its stark appearance and perceived absence of Hawaiian stylistic elements, the building eventually gained appreciation and architectural acclaim. It received an honorable mention in 1964 from the Hawaii chapter of the American Institute of Architects as well as a Beautification Award from the Honolulu Chamber of Commerce recognizing its landscaping efforts.
Ownership Transitions
In April 2002, General Growth Properties (GGP) submitted a $250 million offer to purchase Victoria Ward Limited along with its 65-acre property holdings in Kakaʻako, which included the IBM Building. At that time, GGP was already the owner of Ala Moana Center, a significant rival in the vicinity. The transaction was completed the following month.
By 2008, GGP had plans to demolish the IBM Building to make way for a mixed-use "urban village" development; however, due to public resistance, the building was preserved. In 2010, Howard Hughes Corporation acquired the redevelopment site from GGP. In October 2011, Howard Hughes unveiled an updated master plan and reaffirmed in early 2012 their decision to maintain both the name and overall appearance of the IBM Building.
Renovation
The renovation project was spearheaded by Woods Bagot and Ferraro Choi, who repurposed the structure into a sales center for Howard Hughes Corporation, aligning with the broader vision for the surrounding Ward Village development. Contractors Jay Kadowaki Inc. and Albert C. Kobayashi Inc. executed the $24 million refurbishment, culminating in the building’s reopening on January 25, 2014. This endeavor earned recognition by winning the Display category at the 2015 INSIDE Festival.
Within the building, Howard Hughes Corporation established model units representing several nearby condominiums and occupied multiple floors while maintaining an information center on the ground level. The first floor was redesigned with windows encircling all sides to create an open and inviting information hub featuring a mural by Solomon Enos alongside an installation honoring Hawaiian goddess Keaomelemele.
The renovation replaced what was once a parking area with a courtyard designed for outdoor events, incorporating a water feature, expanding the rooftop lanai, and adding a cubic extension on one façade. These architectural modifications attracted criticism from Ossipoff's former collaborator Sid Snyder, who described them as "unsympathetic to the architecture," particularly objecting to the bright white color and placement of the new addition. Valerie Ossipoff, daughter of architect Vladimir Ossipoff, also voiced her disapproval of these changes.
After Renovation
In 2018, Howard Hughes Corporation announced plans to move remote employees into the IBM Building and informed tenants on the fourth floor—including IBM, which still maintained its final offices there—that their leases would not be renewed at year-end. Honolulu Civil Beat highlighted uncertainty regarding whether the "IBM Building" name would be retained after IBM’s departure; a Howard Hughes executive chose not to provide comment on this matter. By 2019, IBM had completely vacated the premises and the rooftop "IBM" signage was removed.
Architecture
The IBM Building is a six-story structure with rooftop space often regarded as an additional seventh floor. Its design features cuboid massing complemented by a concrete brise soleil characterized by a unique honeycomb structure. This façade consists of 1,360 precast concrete elements crafted to evoke punched cards used in computing during that era. Architect Vladimir Ossipoff integrated Polynesian cultural motifs within the design. The angled brise soleil serves multiple functions: it shades interiors from sunlight, prevents water accumulation, and discourages pigeons from roosting while preserving unobstructed views from office windows. Ossipoff considered this grille as fundamental to defining the building’s identity.
Set back from the street, berms were employed to screen the parking area from view. Essential building components such as stairwells and elevators are positioned centrally to maximize open office space without interruption.
Significance
The IBM Building stands as a distinguished representation of the tropical modernism architectural movement that was influential at the time of its creation, with Vladimir Ossipoff playing a pivotal role in shaping this style. In 2008, Dean Sakamoto, architect and Director of Exhibitions at Yale University, recognized it as an iconic structure in Honolulu, on par with landmarks such as Aloha Tower and the Hawaii Convention Center. Architect Jeff Nishi emphasized the building as evidence of Ossipoff's broad range and adaptability in architectural design.
See also
Further reading