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 looked for explicit percentages (e.g., '80% owner occupied') and descriptive phrases about owner versus renter mix but found none. Some remarks mention investment potential, but they do not quantify or clearly describe the owner-occupancy rate, so this value remains unknown.
Multiple listings state that the building has elevators, so elevator service is clearly present. However, no remark provides an explicit count (e.g., '2 elevators'), so the exact number remains unknown. Per rules, a numeric value cannot be guessed without a specific figure in the remarks.
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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I searched for 'surfboard storage', 'board storage', and similar terms and found no matches. Storage described is unit-related, with no indication of dedicated surfboard storage amenities.
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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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Saltwater pools are typically advertised using terms such as 'saltwater' or 'saline', which are absent here. Given only generic pool descriptions, the pool is likely not specifically a saltwater pool.
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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.
The presence of 'coin washers and dryers' shows that residents must pay to use the shared laundry facilities. This language is explicit and repeated across several remarks, supporting a high-confidence true value.
Listings consistently describe community/coin laundry and washer/dryer facilities located downstairs. Because laundry is identified as being downstairs rather than on each floor, the building does not appear to have community laundry on every floor.
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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Parking is clearly included and assigned with many units, but the language used matches typical assigned or limited common element stalls rather than deeded ownership. Since no remarks mention 'deeded' or 'owned' parking, this is treated as not deeded.
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The text was checked for explicit monthly parking charges or rental amounts but none were found. Any cost for additional or rented stalls is not specified in these remarks.
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 for parking', or similar terms and found no references. In the absence of any mention, a formal parking waitlist system is unlikely.
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I searched for 'key card', 'keycard', 'fob', and similar access-control terms and found none. Security is marketed generally as secured entry without evidence of a card/fob system.
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I looked for phrases like 'security patrol', 'roving security', and 'patrolled' and found none. Security appears to rely on secured entry and management rather than an active patrol service.
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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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The remarks were checked for terms like 'short-term rental', 'vacation rental', 'NUC', 'TVU', or explicit minimum-stay rules, and none appear. With no evidence of legalized STR operations, short-term rentals are assumed not allowed.
Listings do not reference hotel operations, a rental pool, or management by a hotel brand. Given the residential positioning and that STRs are not indicated as allowed, participation in a hotel rental pool is effectively ruled out.
Searched for language indicating required participation in a rental or hotel program (e.g., 'mandatory pool', 'must be in rental program') and found none. Multiple listings emphasize owner use and flexibility, which is incompatible with a mandatory hotel pool.
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Remarks describe condition, amenities, and location but never reference leasehold status or a ground lease end date. Searched for phrases like 'lease expires', 'land lease to', 'leasehold expiring', and no relevant information was found.
The remarks clearly indicate that the building is VA approved. This strongly supports that VA loans are accepted for this property. No conflicting information was found.
Marketing emphasis on 'adequate insurance' suggests the HOA maintains sufficient building insurance, which in this context is typically used to reassure buyers and lenders about coverage. While the exact scope (e.g., walls-in) is not spelled out, this phrasing provides some evidence that the building is fully insured, so it is marked true but with only moderate confidence.
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I searched the remarks for any indication that the building passed a fire/life safety evaluation or similar inspection and found none. Under the rules, absence of any such language leads to marking this as not documented/presumed false, though this does not prove the building has failed—only that no passing status is advertised.
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 describe mountain and city views but never reference fireworks views. I specifically searched for 'fireworks' and related phrases and found none, so a fireworks view is unlikely to be a marketed feature.
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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.