Koko Kai Cliffside Renovation

The Koko Kai Cliffside Renovation is a sensory-driven transformation that forges a strong visual and spatial connection to the surrounding natural environment, creating a modern and calming residential retreat.

Originally constructed in 1978 and modestly renovated in 1994, the home had become outdated, poorly maintained, and lacked cohesion or character. Despite these shortcomings, its extraordinary location—perched at the edge of Portlock on a 150-foot cliff—offered a rare opportunity, with sweeping 180-degree panoramic views across the Kaiwi Channel.

Rather than pursue demolition and new construction, the design team chose a strategic renovation approach. This decision reduced costs, shortened permitting timelines, and aligned with sustainable design principles by preserving the existing structure. The interior was fully reimagined and gutted to its core. A central design move involved relocating and redesigning the main stair, which connects the home’s five levels. The new floating staircase, illuminated by a skylight above, introduces natural light deep into the center of the home, transforming what was once a dark and compartmentalized interior.

Drawing inspiration from its coastal setting, the design evokes the experience of being aboard a ship. Open-plan spaces maximize ocean views, while wood-framed “bulkheads” provide subtle spatial definition and reinforce the nautical aesthetic. Carefully selected materials, furnishings, and artwork echo the home’s proximity to the ocean, enhancing a cohesive and immersive design language.

Exterior upgrades were minimal but impactful, including the replacement of a dated dolphin-shaped pool with a sleek infinity-edge pool, complemented by a raised spa and an Ipe wood deck.

The primary challenge was to overcome low ceilings, limited natural light, and an outdated layout. The strategy focused on introducing light through skylights, warm wood tones, and layered lighting. The result is a refined, tranquil home that harmonizes architecture and environment, offering a serene and elevated coastal living experience.

^{photos: Kyle Rothenborg and Adam Taylor}