Aalii
Preliminary Information – Full Audit Pending
This buildings features were determined from publicly available data, including MLS listings. While we cross-referenced additional data sources, it still likely contains incomplete or inaccurate information, as it has not yet been personally verified.
Once a building has been fully audited, this page will be replaced with an in-depth analysis featuring verified details and photos of every key feature.
Until then, we provide a data‑driven overview that blends statistical analysis of the checkbox selections agents make in MLS with an AI‑powered read of their public remarks—yielding a clearer picture of the building than raw listings alone.
If this building is important to your search, you can help prioritize it for a full audit by requesting one below. To see what a complete report looks like, check out the example full report.
Aalii
Building Overview
Aalii in Downtown-Chinatown, a 2020 high-rise with pool and concierge services.
About Aalii
Aalii is a 42-floor residential high-rise located in the Downtown-Chinatown neighborhood. According to available records, the building was completed in 2020 and is constructed of concrete with a steel frame.
The building offers a range of resident amenities including a pool, fitness center, BBQ area, on-site resident manager, concierge, and security guard. Units report split air conditioning and multiple orientation options with ocean, mountain, and sunset views.
Parking at Aalii is available, covered, assigned, and includes guest parking. Pets and short-term rentals are not allowed per the provided data. Management company information is listed as unknown. Based on MLS data, buyers should verify all features, policies, and any applicable fees with the listing agent or management.
Building Features & Data Confidence
All features from MLS data with AI-assisted confidence analysis. Click each category to expand and see details.
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The listings describe occupancy of individual units but do not state a percentage of owner-occupied units or characterize the building as majority or highly owner occupied. The building-wide owner-occupancy value therefore remains unknown.
The remarks confirm that the building has elevators, but no explicit count such as 4 or multiple elevators is provided. Because the number cannot be inferred reliably from the 42 floors and 751 units, the value remains unknown.
Calculated from the lowest association fee observed across all non-penthouse unit listings for this building.
Calculated from the highest association fee observed across all non-penthouse unit listings for this building.
Calculated from association fees observed in penthouse unit listings for this building.
No analysis available
Cable inclusion appears in 4 of 20 current MLS records through the CABTV checkbox. No listing remarks explicitly quote cable TV, cable service, or cable in the HOA, so the evidence is weaker than for the other fee inclusions and may partly reflect MLS checkbox carry-forward.
Sixteen of 20 current listings identify OTCOEX, strongly supporting inclusion of common-area electricity in the maintenance fee. Public remarks repeatedly describe extensive shared amenities and building services, although they do not usually spell out common-area electricity; the consistency across listings is strong.
No analysis available
The remarks consistently contradict electricity being included: one listing says 'Electricity is separately metered and billed through mgmt. co.' and another says 'Electric is billed separately.' With 0 of 20 current MLS entries showing ELECTR, there is strong evidence that maintenance fees do not include electricity.
No analysis available
The evidence strongly supports that hot water is not included in the maintenance fee. Only 1 of 20 listings shows HOTWAT, while 17 show WTRHTR, and remarks include phrases such as 'large hot water heater' and notes that the unit is 'sub-metered, billed separately.'
Fifteen of 20 current listings identify INTSER in the association fee inclusions, providing strong building-level evidence that internet service is covered. Public remarks do not explicitly say 'internet included' or 'Wi-Fi included,' so the conclusion relies primarily on consistent MLS data rather than agent narrative.
No analysis available
Eighteen of 20 current listings identify SEWER as an association fee inclusion, making sewer coverage highly consistent across the building. Remarks generally focus on amenities and unit features rather than utility billing, but there is no contradictory statement or indication of a recent change.
Eighteen of 20 current listings identify WATER in the association fee inclusions, strongly supporting that water is covered by the maintenance fee. Public remarks rarely discuss water billing and do not explicitly contradict the MLS data; the high consistency across listings supports inclusion.
BBQ facilities are consistently documented across the listings. Remarks repeatedly cite “BBQ cabanas,” “BBQ pavilions,” “outdoor grills,” “BBQ stations,” and “grilling areas,” providing strong multi-agent confirmation.
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No analysis available
There is no meaningful public-remarks evidence for a car wash amenity. Only one current listing checks CRWSH, while the many detailed amenity descriptions consistently omit any car wash facility, suggesting the isolated checkbox is likely erroneous.
The exact term “clubhouse” is uncommon, but the building offers comparable communal facilities. Remarks mention “community lounge,” “private lounges,” “resident lounge,” “indoor/outdoor lounges,” and extensive event and gathering spaces.
There is strong evidence that A'ali'i offers concierge/front-desk service. Multiple listings mention '24/7 front desk,' '24hr front desk service,' 'resident help desk with dedicated staff,' and 'concierge staff,' which aligns with the historical MLS data showing CONCIE in 7/20 listings. The repeated references across multiple remarks indicate this is a real building amenity rather than a checkbox artifact.
Pet amenities are consistently and explicitly described. Listings mention a “ground-floor dog park,” “dog run,” “gated dog run area,” “large dog park,” and dog wash or shower facilities, confirming a shared building pet area.
Multiple listings explicitly reference a staffed lobby or concierge—phrases include "24-hour concierge", "24/7 front desk", "front desk to assist you", and "24hr front desk service"—appearing across many agent remarks. This indicates the building provides a doorman/lobby attendant service accessible to residents, supported by consistent mentions from different listings rather than a single copy‑paste instance.
Exercise facilities are overwhelmingly confirmed across the listings. Repeated phrases include “state-of-the-art fitness center,” “penthouse world class Gym,” “Fitness Club,” and “fully equipped gym,” with many independent remarks identifying the 42nd-floor fitness center.
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Meeting space is strongly confirmed across the listings. Specific phrases include “meeting rooms,” “private conference rooms,” “group meeting rooms,” “indoor meeting rooms,” and “small office/study area for quick meeting,” showing this is a genuine building amenity.
Patio/deck amenities are overwhelmingly supported across the listings, with well over 14 of 20 current listings mentioning them directly or via MLS amenity fields. Key phrases include “private lanai,” “large lanai,” “rooftop Sky Deck,” “Pool Deck,” “outdoor sky deck,” and “outdoor sky terrace,” appearing across multiple agents and unit types rather than relying on a single copied description.
There is no meaningful building-level evidence for a jogging path in the remarks. References to walking/running paths appear to describe nearby neighborhood access rather than an on-site amenity, so this looks unverified and likely a checkbox mismatch.
No analysis available
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There is no meaningful remark-based evidence for a putting green, and the feature appears only as a lone MLS checkbox. Given the absence of any descriptive mentions across many listings, this is likely a mistaken or copied amenity entry rather than a real shared feature.
Shared recreation areas are clearly established. Listings refer to the “8th floor recreation deck,” “outdoor sky terrace and recreation space,” “amenity deck,” “outdoor recreation center,” and indoor/outdoor gathering spaces across numerous agents.
A recreation-room-type amenity is well supported across multiple listings. Key phrases include “game room,” “theatre/movie room,” “party rooms,” “entertainment rooms,” “club rooms,” and “reservable movie room,” indicating shared building amenities rather than unit-specific features.
Restaurant references overwhelmingly describe surrounding neighborhood dining, such as “steps from world-class dining,” “nearby restaurants,” and “50+ restaurants, bars and cafes within 3 blocks.” No remark credibly identifies an in-building restaurant or on-site dining facility, so the feature is excluded as a correction.
No analysis available
No reviewed remark explicitly identifies a sauna, steam room, dry sauna, or wet sauna. The amenity descriptions are extensive and repeatedly enumerate fitness, yoga, pools, spas, hot tubs, and event spaces, so the isolated 6/20 MLS checkbox presence is likely an agent-data error rather than a confirmed building feature.
Storage is strongly confirmed across well over 20 listings, with numerous explicit references to private or dedicated storage, including approximately 33–51 sq. ft. rooms, walk-in storage, roll-up-door units, and overhead parking lockers. The evidence comes from many distinct unit descriptions and agents rather than a single copied statement, confirming that A‘ali‘i offers storage units/lockers to at least some buyers.
Multiple listings directly confirm surfboard storage facilities, surf racks, and combined bike/surfboard storage within the property. This is strong, repeated evidence that the building provides surfboard storage.
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Trash chute support comes primarily from MLS amenity history rather than public remarks. The feature appears in 18 of 20 current listings, and no remarks state that the system is absent or discontinued; therefore the established high-confidence building record is retained.
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Whirlpool facilities are strongly confirmed across the remarks. Repeated descriptions include “pool and jacuzzi,” “hot tub,” “spa,” “heated pool and spa,” and “hot tub whirlpool,” typically located on the eighth-floor amenity deck.
More than 20 listings mention the building pool or pool deck, with repeated phrases such as 'swimming pool,' 'infinity and lap pools,' 'adult and kids' pools,' and 'large pool.' The evidence is strong across many listings and agents, although some amenity descriptions appear copy-pasted; the breadth of independent references and MLS confirmation establishes the feature.
At least 5 current remarks explicitly use the phrase 'heated pool' or 'pool deck with heated pool,' and approximately 10 of 20 listings carry the HEAPOO amenity flag. The explicit language appears across multiple listings and is consistent with the previously high-confidence evidence, so the heated-pool feature should be included.
The remarks frequently mention pools, infinity pools, lap pools, heated pools, children's pools, spas, and hot tubs. None identifies the swimming pool as salt water, saltwater, saline, or salt-treated.
All 20 current listings identify washer/dryer as included, and dozens of public remarks explicitly describe in-unit laundry. Repeated wording appears in some agent listings, but the feature is also confirmed across varied remarks and detailed phrases such as “full-size in-unit washer and dryer,” “Whirlpool washer and dryer,” and “in-unit washer & dryer,” providing overwhelming support.
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The remarks do not mention coin-operated, card-operated, paid, fee-based, or other payment-required community laundry. The repeated laundry references are to private in-unit washers and dryers.
The remarks mention in-unit washers and dryers repeatedly, but no community laundry room on each floor or floor-by-floor laundry facilities. Therefore, this feature is not supported by the public remarks.
No analysis available
Assigned parking is strongly supported across the building: 18/20 current listings contain the ASSIGN MLS designation. Numerous independent remarks explicitly state “one assigned parking stall,” “dedicated parking stall,” “two assigned parking stalls,” or identify specific assigned stall numbers, so this is not merely isolated copy-paste language.
Covered parking is strongly established by 18/20 current MLS records containing COVERE, CO1, CO2, CO3PLUS, or GARAGE designations. Remarks include “one assigned covered parking stall,” “covered parking,” “covered car parking,” “covered parking space,” and “secured garage,” confirming the building offers covered parking across multiple listings.
Many listings confirm that units include assigned or dedicated parking stalls, sometimes with storage or EV chargers. Because deeded or owned parking is not explicitly stated, deeded status cannot be confirmed from the remarks.
No analysis available
The remarks were searched for parking fees, monthly charges, parking rental, and additional parking costs. None were found; parking is generally described as included or assigned without a stated fee.
Approximately 6 listings explicitly mention "guest parking," "lots of guest parking," or "ample guest parking," including remarks describing guest and retail parking stalls. The repeated references across different listing descriptions, combined with 14/20 current MLS records, strongly support guest parking.
Secured parking entry is well supported: 13/20 current listings contain the SECENT designation. Explicit remarks include “secured garage access,” “secured parking,” “keyed elevator and garage entry,” “secured lobby, elevator, and garage entry,” and “secured parking stall,” with repeated references from multiple listings rather than a single isolated claim.
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No analysis available
The remarks mention assigned stalls, multiple parking spaces, guest parking, and parking storage, but do not describe a waitlist system. No evidence indicates that residents must join or use a parking waiting list.
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Multiple listings explicitly describe controlled access to the lobby, elevators, and garage, including keyed elevator and garage entry. This strongly confirms a card, key, or fob-style access security system.
Security service is strongly supported across the listings: at least 17/20 have the SECGUA amenity, and many remarks explicitly describe “24-hour security,” “24/7 security,” or “24-hour front desk service.” The repeated confirmations come from multiple listings and include specific service details, not merely an isolated copied checkbox.
The remarks explicitly identify Ward Village association security patrol. Numerous additional listings mention 24-hour security, front-desk security service, or around-the-clock neighborhood security, reinforcing the presence of active security services.
No analysis available
There is overwhelming evidence that A'ali'i offers air-conditioned units. Across many current listings, agents mention explicit AC details such as "central AC system will create a cool climate," "split AC," "Mitsubishi split air conditioning units," and "air conditioning units in each room." This appears consistent across multiple agents rather than a one-off copy-paste error, and it aligns with the prior high-confidence MLS data.
Split or ductless AC is explicitly mentioned in well over 20 listings across multiple apparent listing agents, including "split AC," "Mitsubishi split A/C," "individual split A/C," and "split air conditioners in the bedroom and living area." The evidence is strong across the building and is consistent with the current MLS checkbox, which is selected in 19 of 20 listings.
No analysis available
Concrete construction is strongly supported by MLS data, with 20/20 current listings marked CONCRE. Public remarks do not directly quote “concrete construction,” but multiple listings describe A‘ali‘i as a newly completed or high-rise building, including “completed in 2021” and “newly built”; the consistent MLS designation across all listings is stronger than the lack of explicit remark language.
Double-wall construction is supported by 10 of 20 current MLS records, a moderate but not overwhelming level of agreement. Remarks generally do not mention double-wall construction; repeated references to 'double-paned glass windows' are related but not equivalent, so the feature is retained with moderate confidence rather than treated as explicitly verified.
There is no remark-level evidence for hollow tile construction anywhere in the provided listings. Given the overwhelming concrete history and the absence of any hollow-tile descriptions, this feature should be treated as not present.
Masonry/stucco appears to be an MLS checkbox outlier rather than a supported building characteristic. Across the remarks, there are no explicit references to masonry or stucco construction, while concrete is repeatedly implied by the tower's modern high-rise profile.
Steel-frame construction appears in 7 of 20 current MLS records, but none of the supplied public remarks explicitly says 'steel frame' or 'steel frame construction.' Because the prior confidence was only medium and the checkbox evidence is inconsistent, this feature should be treated as tentative rather than strongly validated.
Concrete slab foundation is barely represented in the current MLS history, with only 3 of 20 listings marked SLAB. Because none of the public remarks explicitly mention a slab foundation, this does not look like a dependable building-level feature.
No analysis available
Across the supplied listings, there are 0 explicit mentions of wood frame construction. The remarks consistently focus on amenities, finishes, views, and furnishings, with no structural note like "wood frame" or "wood frame construction."
Above-ground construction is supported in 6 of 20 current MLS listings and by repeated descriptions of the building as a high-rise with podium levels and elevated amenity floors. The evidence is indirect rather than an explicit construction statement, but it is consistent across multiple listings and supports retaining the feature.
There are 0 remark-level references to brick construction in the supplied listings. The public descriptions all center on unit upgrades and shared amenities, not exterior construction materials.
No analysis available
The remarks were searched for explicit short-term-rental authorization, STR, vacation rental, NUC, TVU, and minimum-rental restrictions. Rental and investment language alone does not establish short-term-rental permission, so STR allowance is not confirmed.
The remarks use occasional hotel-like or resort-style descriptions for finishes and amenities, but do not describe participation in a hotel rental pool or hotel-managed rental program. Since STR is not established as allowed, this feature must also be false.
The remarks contain no language requiring owners to participate in a hotel rental program or preventing them from opting out. Because STR is not established as allowed, mandatory hotel-pool participation must also be false.
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No analysis available
The remarks were searched for leasehold, land lease, ground lease, lease expiration, renewal, and related terminology. No specific lease-expiry year or extension date was found, so the expiration year remains unknown.
Multiple listings directly reference an assumable VA loan, providing strong evidence that VA financing is supported. This is a building-level financing indicator based on explicit public remarks.
The remarks directly describe the building as "fully insured," which is a strong match for full or walls-in HOA insurance coverage. This confirms the existing insured_fully value with high confidence.
None of the provided remarks explicitly mentions fire sprinklers, a sprinkler system, or fire suppression. However, FIRSPR is checked in 16 of 20 current listings, consistent with the previously high-confidence building data; the repeated checkbox pattern may reflect copied MLS data but is strong enough to retain the feature.
I searched the remarks for explicit fire/life-safety evaluation or inspection language, including FLSE passed, fire safety certified, and life-safety compliant. No such statement was found, so this is recorded as false with medium-low confidence based on absence of evidence.
Flood zone determined from official FEMA Digital Flood Insurance Rate Map (DFIRM) data using building coordinates, not from agent-reported listing data.
No analysis available
Ocean views are strongly established across the building, with 17 of 20 current listings mentioning OCEAN. Repeated remarks from multiple listings explicitly cite "breathtaking ocean views," "Pacific blue horizons," and ocean views from private lanais, confirming this is a legitimate building feature rather than a single copied description.
Numerous current listings explicitly mention mountain views, including "stunning city and mountain views," "panoramic mountain views," "sweeping ocean and mountain views," and "floor-to-ceiling mountain, city and ocean views." Mountain views are consistently supported across multiple unit types and listing styles, strongly confirming that the building offers mountain-view residences.
No analysis available
Numerous current listings mention city views, including "expansive city and sunset views," "stunning city and mountain views," "city lights," "cityscape," and panoramic views of the Honolulu skyline. The repeated confirmation across many units and agents establishes that city-view residences are offered in the building.
Coastline views are a confirmed, though less frequently advertised, building feature, with 6 of 20 listings mentioning COASTL. Key phrases include "sweeping views of the city and coastline," "stunning coastline," and a combined "ocean, city, coastline and mountain view," providing corroboration across multiple listings.
Garden-view evidence is limited and not as consistently stated as the ocean or sunset views. A small number of MLS entries mark GARDEN, and a few remarks mention park/green space or landscaped surroundings, but explicit “garden view” language is rare. This looks like a feature available in some units, but not a strongly advertised building-wide standard.
No analysis available
Marina/harbor views are supported by multiple explicit remarks, though fewer than ocean or city. Phrases like 'ocean views overlooking Kewalo Basin Boat Harbor,' 'Kewalo boat harbor,' and 'Boat Harbor views' show that some units in the building do offer this outlook. The evidence is not universal, but it is strong enough to confirm availability for some units.
Several listings explicitly call out sunrise or east/Diamond Head-facing orientation (phrases like "golden sunrises", "Diamond Head/East facing", and "enjoy the sunrise"). The repeated, explicit mentions across multiple agent remarks indicate the building offers units with sunrise/eastern exposure.
Several current listings explicitly mention sunset views, including "expansive ocean, sunset and city views," "city-to-ocean sunset views," "beautiful ocean and sunset views," and "private sunset lanai." Other remarks reference the "sunset side of the building" and a "sunset sky lounge," providing strong evidence that the building offers sunset-view residences.
No analysis available
The remarks describe ocean, city, mountain, sunset, park, and harbor views from units or amenity areas. They do not state that Friday night fireworks can be viewed from units or the building.
No analysis available
No analysis available
At least 15 of 20 listings include RESMAN, and multiple independent remarks describe on-site building personnel, including "24hr on site management and security," "24 hour front desk service," "24 hour staff," and "24hr concierge." The evidence is strong across numerous listings and confirms resident management/front-desk staffing rather than relying solely on a copied checkbox.
No analysis available
No analysis available
Confidence levels are based on MLS checkbox data and AI analysis of listing remarks. High = strong evidence, Medium = some evidence, Low = limited or conflicting evidence. Buyers should always verify critical details independently.