Punahou Cliffs
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.
Punahou Cliffs
Building Overview
Punahou Cliffs in Makiki-Tantalus (1984) — concrete building with Diamond Head views and on-site pool and BBQ area.
About Punahou Cliffs
Punahou Cliffs is a concrete residential building located in the Makiki-Tantalus neighborhood, built in 1984. Size information is not provided in the MLS data. Based on MLS data, the building offers Diamond Head views from some units.
According to available records, on-site amenities include a pool and a BBQ area. The building has central air conditioning and is constructed of concrete.
Additional details from MLS: covered parking is available, pets are not allowed, and short-term rentals are not allowed. Management company information is listed as unknown in the MLS. This description is based on MLS data; buyers should verify all details, fees, and rules with official sources and the managing entity before making decisions.
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 discuss amenities, location, storage, and parking, but do not mention how many units are owner-occupied versus rented. Phrases like 'high owner occupancy', specific percentages, or 'mostly owner-occupied building' are absent. Therefore, the owner-occupancy rate cannot be determined from the available remarks.
The listings confirm that the building has elevators, including mention of a keyed elevator and koa wood accents in the elevators, but never state how many. Because no remark gives a specific number, the exact elevator count remains unknown. Searched for phrases like '2 elevators', 'three elevators', or similar and found none.
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.
Several remarks explicitly note that units have central AC, and 7 of 16 listings mark central AC as included in the association fees. While no agent states 'AC included in maintenance' verbatim, the combination of a central system and repeated fee checkboxes points to central AC being covered by the maintenance fee for this building.
Across 16 recent listings for Punahou Cliffs, 13 explicitly include cable TV (CABTV) in the association fee section, suggesting a consistent building policy rather than agent error. Public remarks focus on amenities (pool, spa, wine cellar, security) and never state that cable is separate, supporting that cable is included in maintenance fees.
Most listings (13 of 16) indicate common area electricity is included in HOA fees, and the building has numerous powered common areas (elevators, lobby, pool, wine room) described in remarks. This pattern strongly supports that common-area electric is a standard inclusion in the maintenance fee.
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The MLS shows HOTWAT checked on most listings, but at least one unit specifically includes a water heater (WTRHTR), which usually means hot water is generated in-unit rather than supplied by the building. Given the instruction that WTRHTR strongly points to hot water not being HOA-included, we consider hot water as not included in the maintenance fee despite the HOTWAT checkboxes.
About half of the listings (7 of 16) show internet service (INTSER) included in association fees, and none of the public remarks contradict this or draw attention to separate internet billing. This pattern suggests that at least some building internet service is included in the maintenance fees.
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Nearly all listings (14 of 16) explicitly include sewer in the HOA fee section, indicating a consistent building policy. Remarks describe the property as a well-managed, resort-like condo but never mention separate sewer charges, reinforcing that sewer is covered by the maintenance fees.
Water appears in the association-fee-includes section in 14 of 16 listings, strongly suggesting it is a standard inclusion. Public remarks do not flag water as an extra cost, supporting the conclusion that water is included in the maintenance fee for this building.
Several listings explicitly mention BBQ amenities, including phrases like 'resort-like amenities that include a pool, spa, waterfall & BBQ areas', 'heated pool, waterfall features & private BBQ areas', and 'Amenities include a Pool, hot tub, waterfall and BBQ areas.' With 15 of 16 current MLS listings checking BBQ, and consistent references across different agents, the evidence strongly supports a common BBQ facility in the building.
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Several listings for Punahou Cliffs specifically mention lanais and outdoor living spaces, including one unit with "two private lanais totaling 135 square feet" and another with a "large lanai FACING EAST for entertainment." Combined with 10 of 16 MLS records checking patio/deck amenities, this provides strong evidence that many units in the building offer lanai/patio-style outdoor space. The consistency across multiple agents and listings supports treating patio/deck as a building-level feature.
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One listing notes 'BBQ rec area and more,' suggesting a defined recreation area associated with the building’s amenities. Combined with 12 of 16 current MLS listings marking RECARE, this points to a shared recreation/amenity area available to residents.
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Multiple independent listings (well over 10) describe assigned storage rooms, closets, or units, such as “private storage closet,” “spacious storage room,” and “huge storage room unit in the garage,” often located by the parking stalls. Another listing markets a separate “parking stall and storage unit” with detailed measurements, showing formal, deedable storage units in the building. Combined with MLS checkboxes on most listings, this provides very strong evidence that Punahou Cliffs offers storage units/lockers to its owners.
The public remarks were checked for terms like 'surfboard storage', 'board storage', 'surf storage', or 'bike and surfboard storage' and none were found. In the absence of any explicit reference to such a facility, it is likely the building does not offer dedicated surfboard storage, but this cannot be confirmed with high certainty.
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Although no public remarks explicitly mention a trash chute, 9 of 16 MLS entries list TRACHU as an amenity, which is typical for this type of condominium. Given the majority checkbox indication and building class, it is likely that a common trash chute system exists.
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Across these remarks, at least 11 separate listings explicitly reference a building pool, often with detail such as a "lagoon-style pool and spa," "heated pool" with waterfalls, or an "oversize lagoon style pool." Combined with 15 of 16 MLS records checking pool-related amenities, this provides strong multi-agent evidence that Punahou Cliffs has a shared swimming pool. Descriptions are specific and varied, indicating genuine on-site observation rather than simple checkbox copy-paste.
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I searched the public remarks for indications that the pool is salt water, including phrases like 'salt water pool', 'saltwater pool', 'salt pool', or 'saline pool'. None of the many pool descriptions specified salt water, so there is no evidence to classify the pool as salt water. Based on this absence, the pool is assumed not to be salt water, but with only medium confidence.
Evidence strongly supports in-unit laundry as a building offering: 14/16 listings include washer/dryer in inclusions, and several remarks explicitly describe in-unit washers and dryers within the units. Phrases like 'full sized washer & dryer', 'full-sized washer & dryer', and 'space for a full Washer/dryer' across multiple listings show that at least some (and likely most) units have in-unit laundry, not just a copy-pasted checkbox.
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There are no references to coin-op, card-operated, paid, or shared laundry in any of the remarks. I looked for terms such as 'coin laundry', 'laundry fee', 'card operated', and 'coin-op' and found nothing, so paid community laundry is likely not provided.
No listing remarks reference any shared laundry rooms or laundry facilities on each floor; instead they consistently highlight space or hook-ups for full-sized in-unit washer/dryers. I searched for phrases like 'laundry on each floor', 'community laundry', 'laundry room on every floor', but found none, so it is likely this feature does not exist.
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Remarks across several listings describe a 'secure garage,' 'gated, covered garage,' and units with 'two covered parking spaces.' With 16/16 MLS records indicating covered/garage parking and consistent phrasing from multiple agents, covered parking is clearly a standard feature of this building.
Multiple listings tie specific stalls directly to the units and also advertise a separately purchasable stall and storage for existing owners. This pattern strongly suggests that parking stalls are deeded/owned with the condos rather than leased monthly from the association.
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Listings consistently present parking stalls as included with the units or sold as separate owned stalls, without quoting any monthly parking fee. With no explicit dollar amount or fee language, a specific parking fee cannot be determined.
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Several listings specifically advertise tandem parking, using phrases like 'two tandem parking stalls in a secure garage,' '2 tandem parking,' and '2 parking (tandem).' Combined with 13/16 MLS entries checking the tandem box, there is strong evidence that tandem parking is a common, recognized option in this building.
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Searched for 'parking waitlist', 'waiting list for parking', or similar indicators and found none across detailed parking descriptions. Given how parking is described (owned stalls and separate stall sales), a waitlist system is unlikely and is treated as not present.
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No listing remarks explicitly describe card or fob-based access (e.g., key card entry, fob access, electronic/card readers). References to 'keyed elevator' and 'secured parking' suggest controlled access but not specifically a card/fob system, so card access is assumed not present.
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The listings refer broadly to 'security', 'secured parking', and good building management but never to any roving or patrol-style security service. In the absence of explicit mentions of patrols, a security patrol is assumed not to be provided.
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Multiple listings explicitly mention central air, including phrases like "Enjoy the comfort of central AC," "with central AC," and "The unit has central AC," across at least four different units (including a remodeled 5th-floor unit, a penthouse, and other 2-bedroom units). Combined with the fact that most MLS entries have central AC checked, this strongly supports that Punahou Cliffs has a building-wide central air conditioning system. This evidence appears consistent across multiple agents and listings rather than being a one-off or copy-paste error.
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MLS construction data is unanimous: 16 out of 16 current listings for this building specify concrete (CONCRE) in construction materials. While the public remarks do not explicitly mention ‘concrete’ or ‘reinforced concrete,’ the consistent MLS data and the building’s high-rise condo form strongly support that it is a concrete structure.
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Checked for terms like 'short-term rental', 'vacation rental', 'NUC', 'TVU', or '30-day minimum' and found none. The building is portrayed as a conventional residential condominium, so short-term rentals are assumed not to be allowed based on available remarks.
Looked for phrases such as hotel rental pool, hotel program, managed by hotel brand, or participation in a hotel operation and found no references. Combined with the lack of STR indications, this strongly suggests there is no hotel rental pool program in this building.
Searched for terms like mandatory hotel pool, required rental program, or must participate in hotel operations and found none. Listings emphasize owner use, private storage, and personal amenities, which is inconsistent with a mandatory hotel rental pool requirement.
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Looked for phrases like 'lease expires', 'leasehold to', 'ground lease ends', or a lease expiration year and found no references. Without any explicit lease term, the lease expiry year is unknown.
Searched all remarks for VA-specific terms such as 'VA approved', 'VA financing', and 'VA loans accepted' and found none. In the absence of any indication that VA loans are accepted, the building is treated as not VA-approved.
The phrase 'It's also 100% insured!' strongly indicates that the HOA carries comprehensive building insurance. While walls-in coverage is not spelled out verbatim, this language closely matches how full building insurance is usually described in listings.
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While several listings note that the building has fire sprinklers and is '100% insured', none state that a formal fire/life safety evaluation has been completed or passed. Searched for terms such as 'fire life safety evaluation passed', 'FLSE', 'life safety compliant', and 'passed fire inspection' without results. In the absence of explicit confirmation, FLSE pass status is assumed not verified/passed in the remarks dataset.
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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At least two listings clearly reference Diamond Head views, including 'even a peekaboo view of Diamond Head' and a unit described as the 'model unit preferred for its floor plan & Diamond Head facing location' with views from Manoa Valley to the coastline. This shows that certain exposures in Punahou Cliffs offer Diamond Head vistas. Even though DIAHEA is not checked in the current MLS data, detailed agent remarks provide strong evidence that the building offers Diamond Head view units.
The MLS view field indicates CITY views in 7 of 16 listings, suggesting a consistent pattern rather than a one-off error. Remarks for a high-floor unit describe 'peaceful panoramic views of Manoa Valley to the City Coastline,' confirming that the building offers city/urban outlooks from at least some residences.
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The remarks were reviewed for statements about seeing Friday night fireworks or watching fireworks from the unit or lanai. Since no such views were described, a fireworks view is not indicated in the available information.
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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.