The Ritz-Carlton Residences
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.
The Ritz-Carlton Residences
Building Overview
The Ritz-Carlton Residences, Waikiki — 2014 concrete high-rise with ocean and Diamond Head views and on-site pool and concierge.
About The Ritz-Carlton Residences
The Ritz-Carlton Residences is a 38-floor concrete high-rise in Central Waikiki built in 2014 comprising 308 units. The building is located in the Waikiki neighborhood and was constructed with concrete; elevators: 5.
According to available records, on-site amenities include a pool, fitness center, BBQ area, resident manager, concierge, and security guard. Units have central and split air conditioning and offer views that may include ocean, Diamond Head, and sunsets.
Additional details from MLS data indicate covered parking is available along with guest parking. Pets are not allowed; short-term rentals are allowed. The property is managed by The Ritz-Carlton Hotel Company, L.L.C. Based on MLS data — buyers should verify all information, fees, and policies with listing agents 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 building context reports owner_occupancy = 5.00. I searched the remarks for explicit phrases like '80% owner occupied', 'majority owner occupied', or any percentage statements and found none. Per rules, when a current numeric value exists but remarks provide no evidence, the current value is retained with low confidence.
The building context lists 5 elevators. I searched the remarks for phrases like '4 elevators', 'five elevators', 'multiple elevators' or similar and found no explicit references. Per rules, when a current numeric value exists but remarks provide no evidence, the current value is retained with low confidence.
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.
A minority of current MLS records (5 of 20) have 'ACCEN' (central A/C included) checked, but public remarks across listings do not reference 'central AC included' or 'AC in HOA'. This suggests central AC-in-fees may apply to some units or was inconsistently reported by agents; included with moderate confidence for buyers searching for units where it might apply.
MLS checkbox data is strong: 19 of 20 listings include CABTV. None of the public remarks explicitly mention 'cable' or 'cable included,' so the evidence comes mainly from consistent MLS entries across multiple agents and may reflect agent checkbox practices rather than prominent marketing language.
14 of 20 MLS listings indicate common area electricity is included in association fees. Public remarks do not mention 'common area electricity' or similar language; the MLS checkbox prevalence is moderate and suggests many units list it, but the evidence is less direct and may reflect agent checkbox habits.
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A minority of MLS records (7/20) indicate hot water included, while at least one listing lists WTRHTR (in-unit water heater). No public remarks explicitly state 'hot water included.' Because some MLS entries report HOTWAT, the feature is included but with modest confidence and mixed evidence.
Nearly all MLS records (19 of 20) indicate internet service is included in association fees. Public remarks across listings do not explicitly mention internet/wifi included, so the conclusion relies on consistent MLS entries that may reflect agent-entered checkbox data.
Only 1 of 20 MLS entries lists MARINA, and none of the extensive public remarks mention marina access, boat slips, or related services. The scarcity of checklist entries combined with no textual confirmation across many agent remarks makes it highly likely that marina fees/access are not an included building feature.
A strong majority of MLS records (18 of 20) show sewer included in association fees. No public remarks explicitly reference sewer being included, indicating the evidence is driven by consistent MLS checkbox usage across listings rather than agent narrative.
Most MLS entries (18 of 20) indicate water is included in association fees. Public remarks do not explicitly state water is included, so the assertion relies on frequent MLS checkbox data which may reflect consistent agent input rather than repeated remark confirmation.
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All 20 listings include concierge in the MLS amenities and the public remarks repeatedly reference concierge service (examples: 'a very devoted concierge service', '24-hour concierge and valet services', 'concierge services'). The consistency across many agents and listings—rather than isolated mentions—indicates a genuine building-level staffed concierge service.
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4 of 20 MLS listings currently have the 'doorman' amenity checked, but none of the public remarks use terms like 'doorman', 'door attendant', or 'lobby attendant' (remarks instead mention 'bell service', 'valet', and concierge). Given the low checkbox prevalence and no supporting remarks, doorman is included only with low confidence — possibly an agent checkbox inconsistency.
Strong, consistent evidence across listings: MLS amenities show EXEROO in 20/20 listings and multiple agent remarks state 'fitness center', 'gym', or 'yoga studio' (e.g., 'state-of-the-art fitness center', 'fitness center, yoga studio'). Evidence is broad across many listings and agents, indicating a building-level fitness facility.
Listings consistently advertise valet parking/valet service but none of the public remarks describe a limo/house car or chauffeur service; the single MLS checkbox appears unsupported by the remarks and likely reflects checkbox inconsistency.
Moderate-to-strong evidence: several listings mention "meeting rooms", "business-conference center" or "business center" across agent remarks, and 11/20 MLS checkboxes include the amenity, indicating the building offers meeting/conference facilities.
Strong evidence the building offers patios/decks: 15 of 20 current MLS listings include PATDEC/COVPAT and the remarks frequently reference "lanai", "covered lanai/balcony", and even a "private rooftop deck" for the penthouse. Mentions appear across many listings and agents rather than being isolated, indicating this is a building-level amenity available in multiple units.
Little-to-no evidence: only 2 of 20 MLS listings mark a jogging/walking path and none of the public remarks mention "jogging path" or "walking path." With no remark confirmation, the feature is unlikely to exist as a building amenity.
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No support in remarks for private yard: despite 2/20 MLS checkbox entries for PRIYAR, zero public remarks reference private or fenced yard space. Given absence of any descriptive mentions across listings and the likelihood of copy/paste checkbox errors, private yard should be omitted.
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Limited evidence: while 7 of 20 MLS listings check the recreation-area box, none of the public remarks explicitly state "recreation area" or similar phrases. Given lack of remark support and mixed MLS usage, this appears unlikely to be a distinct advertised amenity.
Very limited MLS checkbox presence (1/20) and no explicit mentions in listing remarks of a dedicated "recreation room," "game room," or similar. Likely a low-confidence/agent checkbox artifact; insufficient evidence to include this amenity.
Very strong evidence: MLS shows restaurant amenity in 18/20 listings and numerous remarks explicitly mention on-site dining options and name restaurants ('Sushi Sho', 'La Vie', 'Quiora', 'Dean & Deluca'), confirming the building offers multiple resident-accessible dining venues.
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Moderate evidence: while only a subset of MLS listings check the sauna box, multiple public remarks reference a spa with "sauna" or list sauna among spa amenities, indicating the building offers a sauna facility.
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I searched the public remarks for surfboard-related storage phrases (e.g., 'surfboard storage', 'board storage', 'bike and surfboard storage'). The listings describe many resort amenities but contain no explicit reference to surfboard storage.
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Mixed evidence: 14/20 MLS listings have the trash chute amenity box checked, but none of the public remarks mention 'trash chute', 'garbage chute', or 'refuse chute'. The feature is included based on majority checkbox presence but lacks supporting agent/remark confirmation, so confidence is moderate.
Very strong evidence for valet service: all 20 current MLS listings list VALET and the remarks repeatedly mention "valet parking", "complimentary valet parking for owners", and "valet service" across many listings. The feature is described consistently by multiple agents and appears to be a standard building amenity.
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Strong evidence across listings: MLS shows whirlpool amenity in 15/20 listings and numerous remarks explicitly mention 'whirlpool'/'Jacuzzi' (examples include 'Jacuzzi spa', 'two whirlpools'), indicating the property provides whirlpool/Jacuzzi spa facilities.
Evidence is very strong and consistent: dozens of listing remarks (across ~50+ agent write-ups provided) mention pools—common phrases include "two infinity-edge pools", "twin infinity pools with private cabanas", "adult only infinity-pool" and "family pool". Mentions appear in listings from multiple agents and repeatedly describe two separate pool areas and associated amenities (cabanas, whirlpool), indicating this is a real, building-level amenity rather than a copy-paste error.
Mixed evidence: 9 of 20 MLS records include a HEAPOO flag suggesting some pools may be heated, but none of the public remarks explicitly use the word "heated"—they describe "infinity pools", "private cabanas", "adult pool" and "family pool" without noting heating. Given moderate MLS checkbox presence but lack of explicit remarks, include pool_heated with moderate (implied) confidence.
I searched for 'salt water', 'saltwater', 'salt pool', and similar terms. Although multiple pools are mentioned, none of the public remarks identify them as saltwater.
All 20 current listings reference in-unit laundry (e.g., “in-unit washer/dryer”, “washer & dryer in the unit”, “W/D”). Phrases such as “washer & dryer”, “in-unit washer and dryer”, and “washer/dryer” appear repeatedly across multiple agent listings—while some language appears copy-pasted, the consistency across all listings provides strong evidence that some or many units have in-unit laundry.
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I searched the remarks for 'coin laundry', 'coin-op', 'paid laundry', 'card operated', and similar terms. The listings focus on in-unit washers/dryers and make no mention of paid community laundry.
I searched the public remarks for phrases like 'laundry on each floor', 'laundry room on every floor', and 'floor-by-floor laundry'. Multiple listings emphasize in-unit washer/dryers but there is no reference to community laundry on every floor.
Strong evidence across listings that the building provides parking via valet: dozens of listing remarks explicitly state 'valet parking', 'complimentary valet parking for owners', or 'valet service' (examples: 'complimentary valet parking service for owners', 'valet parking for owners', 'free valet parking for owners'). While many MLS checkbox fields show NONE, the consistent, repeated remarks across many agents and prior high-confidence history indicate the building offers valet parking to owners.
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I searched for terms like 'deeded parking', 'owned parking', or 'parking included in deed' and found none. Instead, listings repeatedly reference valet parking (including complimentary valet for owners and '0-parking (Valet service available)'), which indicates parking is not described as deeded in the public remarks.
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I searched the remarks for 'parking fee', 'monthly parking', or a dollar amount and found no explicit monthly charge. Several listings mention complimentary valet for owners, but no stated monthly parking fee amount is provided in the remarks.
Multiple listings highlight full-service 'valet parking' in a five-star hotel operation, and some specifically distinguish owner perks (e.g., 'complimentary valet parking for owners'), indicating a broader valet system that serves non-owner visitors too. Coupled with some MLS entries marking GUEST parking, this supports that guest parking is available via the building’s valet program.
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I searched for phrases like 'parking waitlist' or 'waiting list' and found no references. Absence of mention suggests no public-remarks-listed waitlist, but this is not definitive.
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I searched for 'key card access', 'fob', 'card reader', and similar terms. The remarks highlight staffed security/concierge services but do not state an electronic card/fob access system.
11 of 20 current MLS listings include the 'security guard' amenity checkbox, but none of the public remarks explicitly state 'security guard', '24-hour security', or similar. Evidence is mixed (partial MLS checkbox presence) and the remarks do not confirm the feature, so inclusion is possible but with modest confidence; agents may have copy/pasted the checkbox.
I searched for 'security patrol', 'roving security', and 'patrol service'. While on-site staff/concierge/security-related services are referenced, there is no explicit mention of a patrol service in the public remarks.
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MLS inclusion data strongly indicates building central air: 20 of 20 listings include ACCEN in the inclusions and 15 of 20 list ACCEN/CENAC in unit_features. None of the public remarks explicitly mention or deny central air (remarks focus on appliances, pools, valet, renovations), but the uniform MLS inclusion across all listings provides strong evidence that the building offers central air.
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All 20 current MLS listings mark the building construction as 'CONCRE' (previously 19/20), indicating strong and consistent agent-reported evidence the building is concrete. Public remarks do not explicitly state construction material but also do not contradict it; the uniform checkbox across many listings (multiple agents) supports high confidence this is a reinforced concrete building.
Little-to-no evidence for double-wall construction: only 3 of 20 current listings check 'DOUWAL' and none of the many public remarks mention 'double wall' or similar. This pattern suggests agent checkbox inconsistencies or errors rather than a building-wide double-wall construction feature; therefore the feature is omitted.
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Only 1 of 20 current MLS listings marks construction_materials='MASSTU' and none of the public remarks mention masonry or stucco. With no historical support and overwhelming absence in remarks and checkboxes, the single occurrence appears to be an outlier (likely copy/paste), so masonry/stucco is omitted for the building.
Limited evidence for steel-frame: 5/20 listings flag 'STEFRA' but none of the public remarks mention 'steel frame' or provide construction details. The majority of MLS entries point to concrete; absent explicit remarks, steel-frame is not supported by the listing text and appears to be minority/possibly checkbox noise.
Insufficient evidence for a slab foundation: only 3/20 listings mark 'SLAB' and none of the public remarks reference 'concrete slab' or similar. Given the lack of corroborating remarks and minimal MLS checkbox presence, slab foundation is not confirmed by the public text.
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Many listings explicitly state units are 'part of the hotel rental pool', 'eligible for the hotel rental pool', or reference on-site rental programs and short-term rental options. Although some individual listings note particular units are not in the hotel pool, the public remarks overall confirm STR (hotel rental) is permitted/available.
Public remarks repeatedly mention the Ritz-Carlton hotel rental pool/program and units participating or eligible, indicating the building operates a hotel rental pool. This is clearly stated in multiple listings.
Listings include explicit statements that some units 'are not in the hotel rental pool', 'unit is not eligible for the hotel rental program', or that participation is optional. Because multiple remarks state program participation is optional and some units are excluded, hotel-pool participation is not mandatory for all units.
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I looked for phrases like 'lease expires 2050', 'land lease to 2065', 'leasehold expiring in', or any four-digit lease expiry year and found none. No evidence in the remarks to indicate the property is leasehold or to extract an expiry year.
I searched the remarks for explicit phrases such as 'VA approved', 'VA financing', or 'VA loans accepted' and found none. Therefore we do not have evidence the building is VA-approved from these public remarks.
I searched the remarks for 'fully insured', 'full insurance', 'walls-in coverage', 'comprehensive building insurance' and similar terms; none were found. Because there is no explicit mention that the HOA carries walls-in/full building insurance, this is recorded as false with medium confidence.
Current MLS checkbox data lists FIRSPR on 11 of ~20 recent listings and historical data showed high confidence for sprinklers. Multiple agent remarks reference sprinklers, including an explicit line: "in-unit sprinklers." Evidence is strong across several listings (not just a single outlier), supporting that the building does have a fire sprinkler system.
I searched the remarks for 'fire life safety evaluation passed', 'FLSE passed', 'fire safety certified', 'passed fire inspection', and similar phrases; none were present. Although some unit listings mention in-unit sprinklers, there is no public-remarks evidence that the building has passed a formal FLSE, so this is set to false with medium confidence (absence = likely not stated).
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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Numerous listings' remarks reference ocean/Pacific/Makai views (e.g., "Wake up to breathtaking ocean views", "sweeping views over Fort DeRussy and the Pacific Ocean", "ocean-view lanai"). Evidence is strong and consistent across many agent listings and confirms the building offers ocean-view units.
Several listings mention mountain/mauka or Diamond Head views (examples: "majestic mountain (Mauka)", "sweeping panoramic views of the ocean, Diamond Head, and the city skyline"). The evidence is moderately strong across multiple listings, indicating the building offers mountain-facing units.
Multiple listings (dozens) explicitly reference Diamond Head views with phrases like “Diamond Head views,” “panoramic views of ... Diamond Head,” and “framing Diamond Head,” showing consistent confirmation across different unit listings and agents. The evidence strongly supports that the building offers units with Diamond Head views.
Many listings explicitly mention city-type views (phrases like "city lights", "city skyline", "Waikiki city views", "park and city views"). The consistency of these remarks across multiple agent listings provides strong evidence the building offers city-view units.
Multiple listings explicitly reference coastline/shoreline views — e.g., 'panoramic Pacific Ocean views stretch across Honolulu's southern coastline' and 'shoreline views'. These repeated remarks across listings provide strong evidence the building offers coastline-view units.
Numerous remarks refer to views of Fort DeRussy Park, park or tree-top vistas — e.g., “overlooking Fort DeRussy Park,” “park & ocean view,” and “green park vistas.” These repeated, explicit references across listings indicate the building offers garden/park-facing units.
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No supporting evidence: none of the listing remarks mention 'marina', 'harbor', 'yacht harbor', or similar terms, and MLS checkbox data shows 0/20 with MARCAN. Given lack of historical support and no remarks, high-confidence correction sets view_marina = false.
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Numerous listings mention sunset or evening viewing — key phrases include 'watch the sunset', 'sunsets', 'evening colors', and 'Friday night fireworks'. This consistent language across many listings indicates the building offers units with sunset/western-exposure views.
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Several listings explicitly advertise views of Friday night fireworks from units or lanais (including a direct reference to viewing Hilton Hawaiian Village fireworks). This provides strong evidence the building offers fireworks views from residences.
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9 of 20 current listings have the RESMAN amenity checked. While no remarks explicitly say "resident manager" or "live-in manager," multiple listings reference a "dedicated Residence Team," "residences staff," or "dedicated concierge exclusively for residence owners," suggesting on-site management services are offered. Evidence is consistent across several agents and MLS checkboxes but lacks explicit phrasing, so confidence is moderate (implied rather than explicit).
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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.