Lakeview Royal
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.
Lakeview Royal
Building Overview
Lakeview Royal in Aliamanu-Salt Lake — concrete building (1973) with mountain views and on-site pool.
About Lakeview Royal
Based on MLS data, Lakeview Royal is located in the Aliamanu–Salt Lake neighborhood and was built in 1973. The building is constructed of concrete. Unit sizes and total number of units are not specified in the available MLS records.
According to available records, building amenities include an on-site pool and a resident manager. Units have window air conditioning and offer mountain views. No short-term rentals are allowed according to the MLS data, and pets are not permitted.
Parking is available with assigned stalls and guest parking. The management company is listed as unknown in the MLS data. Buyers should verify all building details, fees, and policies with the listing agent or management, as this summary is based solely on the MLS information provided.
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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I searched for explicit percentages and descriptive phrases about the owner-vs-renter mix and found none in the public remarks. Because there is no numeric or clear textual evidence and no user-provided verification, the owner_occupancy percentage is unknown (null) with low confidence.
Multiple public remarks explicitly state the building has elevator service (mentions such as 'elevators' and 'elevator'), so elevator presence is confirmed. However, no listing gives a numeric count (e.g., '4 elevators'), and per rules we will not guess a number without explicit evidence. Kept as unknown (null) due to lack of a stated count.
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.
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One listing explicitly notes that the low maintenance fees 'Includes sewer, water, cable and common elements,' and another says 'The utilities are included in the monthly maintenance fee.' Combined with 13/15 current MLS records checking sewer as included, this strongly indicates that sewer service is covered by the building’s maintenance fees. The explicit phrasing appears in a detailed, non-boilerplate description, suggesting it is accurate rather than a copied checkbox.
A listing explicitly specifies that the maintenance fees 'Includes sewer, water, cable and common elements,' and another notes that 'The utilities are included in the monthly maintenance fee,' implying multiple utilities are bundled. Along with 13/15 MLS entries indicating water is included, this provides strong multi-listing evidence that water is covered by the HOA. The explicit mention comes from a full-feature description that does not read like a generic copy-paste checkbox line.
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Remarks discuss storage on the lanai and assigned parking but include no references to surfboard or board storage. I searched for 'surfboard', 'board storage', and 'surf storage' and found no evidence.
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Six of fifteen listings explicitly mention a building pool, using phrases like 'gated swimming pool', 'gated pool area', 'secured pool area', and 'associate pool'. All 15 current MLS entries also have a pool-related amenity checked, suggesting consistent agent acknowledgement rather than an error. This strongly supports that Lakeview Royal offers a shared swimming pool for residents.
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The building has a pool noted in multiple remarks, but I searched for 'salt water', 'saltwater', 'salt pool', and 'saline' and found no mention. In absence of evidence, set to false with low confidence.
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Multiple independent listings describe shared laundry, using phrases like 'community laundry', 'coin washers and dryers', and 'Washer/dryer facilities downstairs'. At least 6 of the provided remarks explicitly confirm building-level laundry facilities, and COMLAU is checked on 15/15 current MLS entries. Evidence is strong and consistent across different agents and timeframes, indicating the building offers community laundry amenities.
Several listings explicitly advertise 'coin washers and dryers' and 'washer/dryer facilities downstairs,' indicating the community laundry requires payment (coin-op). I searched for 'coin', 'quarters', 'card operated', and found explicit coin-op language.
Multiple remarks reference community laundry and coin-operated machines and explicitly say facilities are 'downstairs' or 'washer/dryer facilities downstairs'. I searched for phrases like 'laundry on each floor', 'laundry room on every floor', and 'floor-by-floor laundry' and found none, so every-floor laundry is not supported by remarks.
Multiple listings describe units with '1 assigned parking stall', '2-car parking', '2 prkg stalls', and 'two parking spaces', and MLS parking_features show parking in 14/15 listings. These references appear across different units and agents, indicating building-wide availability of parking rather than a one-off feature.
Remarks for several units specify '1 assigned parking stall', 'The unit comes with one assigned parking stall', and '2 assigned tandem parking', indicating that stalls are designated rather than first-come-first-served. With 11/15 MLS entries coded as ASSIGN plus multiple explicit text references, assigned parking is a reliable building feature.
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The listings reference assigned and tandem parking stalls and that the unit 'comes with one assigned parking stall' or '2 assigned tandem parking', but there is no explicit statement that stalls are deeded/owned with the unit. Therefore deeded parking is not confirmed.
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Searched for 'monthly parking fee', 'parking rent', or specific amounts. Remarks indicate additional stalls may be rent-able but provide no fee amounts or monthly charge details.
Several listings note 'Guest parking is also available', 'the amenities include...guest parking', 'the building features a few guest parking stalls', and 'guest parkings'. These consistent mentions across different listings and agents, supported by MLS GUEST flags, confirm that the building provides guest/visitor parking.
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Searched for 'parking waitlist', 'waiting list', or similar language; none were found. Absence of mention does not prove there is none, but no evidence was provided.
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'Secured entry' appears throughout the listings, but there is no explicit reference to card/fob access. I searched for keycard/fob-related terms and found none, so card-based access is not supported by the remarks.
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Listings reference a resident manager and secured entry but do not mention any security patrol service. I searched for 'patrol', 'security patrol', and 'roving security' and found no matches.
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All 15 of 15 current MLS listings flag concrete in the construction materials, suggesting a reinforced concrete building typical for this type of Honolulu condo. No public remarks mention any alternative primary structure, and no listing conflicts with the concrete designation.
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Just 1 of 15 MLS records indicates brick construction while all others omit it, and no remarks reference brick or brick-and-mortar construction. Given the consistent concrete designation and absence of brick references, the building is very likely not constructed of brick.
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I searched the remarks for explicit STR language or minimum-stay rules; none appear. With no supporting remarks indicating STR permissibility, STRs are not confirmed and default to false with moderate confidence.
Because remarks contain no references to hotel rental pools or hotel-managed rental programs and STR is not indicated, hotel pool participation is marked false with high confidence.
No listing language suggests a required/mandatory hotel or rental pool. As STR participation is not indicated, mandatory pool participation is false with high confidence.
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Searched remarks for phrases like 'lease expires', 'land lease', 'leasehold', or a four-digit expiry year. No leasehold or lease expiry information appears in the public remarks.
Multiple remarks explicitly state the building is VA approved ("is VA approved!"). This indicates VA financing is accepted for units in the building.
I searched remarks for explicit language indicating the HOA provides full/walls‑in building insurance (phrases like 'fully insured', 'walls-in coverage', 'full insurance') and did not find any. The marketing phrase 'ADEQUATE INSURANCE' appears but does not meet the explicit criteria, so the field is set to false with medium confidence.
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I searched all public remarks for phrases indicating a passed fire/life safety evaluation (e.g., 'FLSE passed', 'passed fire inspection', 'life safety compliant') and found none. Because there is no explicit mention and no user verification, the field is set to false with medium confidence (absence of evidence in remarks).
Flood zone determined from official FEMA Digital Flood Insurance Rate Map (DFIRM) data using building coordinates, not from agent-reported listing data.
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Several listings describe clear mountain views, including phrases like "serene mountain view" and "beautiful mountain and city views," coming from different units/agents. Combined with MLS data showing 6 of 15 listings flagged for mountain views, the evidence strongly supports that this building offers units with mountain views even though some individual units do not have them.
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Listings repeatedly describe mountain and city views and a private lanai, but I searched for terms like 'fireworks', 'watch fireworks from', and 'see fireworks' and found no references indicating a fireworks view from the building.
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At least 4–5 listings explicitly state that the building has an on-site or resident manager, using phrases like 'on-site resident manager' and 'Resident manager helps take care of the building.' In addition, the current MLS data shows 15 of 15 listings with the resident manager amenity checked. Evidence is strong and consistent across multiple agents and time periods, so the building clearly offers an on-site resident manager.
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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.