The Ritz-Carlton Residences

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I looked for explicit owner-occupancy statements such as "80% owner occupied," "majority owner occupied," or any percentage tied to owner occupancy, but found none. One remark mentions strong historical occupancy and even reports up to 100% occupancy at times, but that refers to rental occupancy, not owner occupancy. With no direct evidence, I kept the current 5% value with low confidence.

I searched the remarks for explicit elevator references such as "5 elevators," "four elevators," or "multiple elevators," but found none. Given the current value already exists and nothing in the remarks contradicts it, I kept 5 with low confidence. The building size makes multiple elevators plausible, but the remarks do not confirm the 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.

Central A/C is not well supported for this building. Only a small minority of current MLS records mark ACCEN, and the remarks across many listings do not explicitly describe central air being included in maintenance fees.

Cable TV inclusion is strongly supported by the MLS records, with 18 of 20 listings marking CABTV. The public remarks do not contradict this, and the pattern appears consistent across multiple listings rather than a one-off agent entry.

Common-area electricity appears possible but not certain. Half of the MLS records mark OTCOEX, which is meaningful but not definitive, and the remarks do not provide explicit confirmation. This looks like a building-level item that may be inconsistently entered across listings.

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Hot water inclusion is not strongly supported. The presence of WTRHTR in the MLS records is a strong negative signal, and the public remarks do not add evidence that maintenance fees include hot water.

Internet inclusion is strongly supported by the MLS data, with 15 of 20 listings marking INTSER. The repeated hotel-resort style marketing across the remarks is consistent with this feature and does not suggest it is an agent-copy artifact.

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.

Sewer is highly supported as included in the maintenance fees. With 19 of 20 current MLS listings marking SEWER, the evidence is extremely consistent across records.

Water inclusion is highly supported by the MLS records. Nineteen of twenty listings mark WATER, making this one of the strongest building-level fee inclusions in the dataset.

BBQ is mentioned in a few listings, but the clearest references are penthouse-specific, such as a “built-in BBQ” and “built-in BBQ grill” on the private rooftop deck. Because the evidence appears concentrated in exclusive penthouse remarks rather than a shared amenity, confidence is high that BBQ exists for at least some units, but it may not be a common building-wide facility.

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Concierge service is overwhelmingly supported: 19 of 20 current MLS listings check the concierge amenity, and the remarks repeatedly mention it in plain language. Examples include "concierge," "concierge service," "concierge assistance," "dedicated concierge," and "24-hour concierge," across many different listings and agents, which makes this a strong building feature.

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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.

Exercise facilities are extremely well supported across the building. Multiple listings explicitly mention a "fitness center," "state-of-the-art fitness center," "gym," and "fitness room," with references appearing across many different remarks rather than a single repeated script. This is strong building-level evidence and aligns with the current MLS amenity data.

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.

Meeting-room evidence is moderately strong across multiple remarks. Phrases like “business-conference center,” “meeting rooms,” and “entertaining rooms” indicate that the building offers dedicated gathering/conference spaces, not just casual lounge areas.

Strong building-level evidence supports patio/deck-style outdoor space at The Ritz-Carlton Residences Waikiki. Dozens of current remarks mention outdoor areas such as "lanai," "covered lanai," "private lanai," "balcony," and even a "private rooftop deck," indicating this feature is widely marketed across listings. The evidence is consistent across multiple agents and aligns with the existing MLS amenity data showing PATDEC/COVPAT in many listings.

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.

There is no textual support in the remarks for a putting green, and the MLS checkbox appears only once. This looks like a likely checkbox anomaly rather than a confirmed amenity.

I found no explicit references to a recreation area, recreation deck, amenity deck, or similar shared space in the current remarks. The MLS checkbox trend appears stronger than the text evidence, which suggests possible copy-paste or unchecked verification issues rather than a clearly documented amenity.

There is no clear public-remarks evidence of a dedicated recreation room in the building. While some listings mention vague items like "entertaining rooms" or meeting spaces, that is not the same as a recreation room. With only 2/20 MLS checkbox hits and no explicit confirmation, this is most likely not a true shared amenity.

Restaurant/dining amenities are very strongly confirmed. Dozens of remarks reference on-site or in-building dining by name, including "Sushi Sho restaurant," "La Vie," "Quiora," and "Dean & Deluca," plus several mentions of a cafe, deli, market, or fine dining options. The consistency across listings suggests this is a real building amenity rather than copy-paste noise.

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Sauna is directly supported by multiple remarks, including listings that describe a “full spa and sauna” and another that lists “sauna” among the amenities. The evidence is not universal across all listings, but it is consistent enough to confirm availability for the building.

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I looked for surfboard storage, board storage, surf storage, or bike-and-surfboard storage amenities. The remarks discuss luxury resort amenities and storage in general, but nothing indicates surfboard storage facilities.

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Trash chute is supported mainly by MLS amenity data rather than descriptive remarks. Because it appears in a majority of listings, it is likely a real building feature, but the absence of textual confirmation keeps confidence slightly lower than the clearly described amenities.

Valet service is overwhelmingly supported across the listings. Many separate remarks explicitly say “valet parking,” “valet service,” “24-hour concierge and valet services,” and “complimentary/free valet parking for owners,” indicating a consistent building amenity rather than a one-off agent error. This matches the historical MLS record showing VALET in 19/20 listings.

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Whirlpool/spa-type features are strongly supported by both the remarks and the MLS trend. Listings repeatedly reference “whirlpool,” “Jacuzzi spa,” and similar hot-tub style amenities, making this a high-confidence building feature.

Pool access is overwhelmingly confirmed for this building. Dozens of listings mention shared amenities such as "two infinity pools," "infinity pool," "resort pools," and "2 pools," showing consistent evidence across many agents rather than a one-off copy-paste. This is a building-level amenity buyers can clearly expect.

There is moderate evidence for a heated pool, driven mainly by the MLS amenity code HEAPOO appearing in 10 of 20 listings. However, the public remarks consistently describe pools as infinity, resort-style, or adult/family pools without explicitly calling them heated, so this remains less certain than pool access.

I searched for explicit saltwater pool wording such as "salt water pool," "saltwater," or "saline pool." The listings repeatedly mention infinity pools and resort-style pools, but none identify them as saltwater.

In-unit laundry is strongly confirmed for this building. Dozens of current remarks explicitly mention washer/dryer or in-room laundry across multiple agents and unit types (studios, 1BRs, 2BRs, and penthouses), which makes this more than copy-paste noise. The current MLS data also shows 20/20 listings including washer/dryer, reinforcing very high confidence.

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I looked for references to coin-op, card-operated, quarters, laundry fee, or other paid community laundry language. The remarks only describe in-unit washer/dryer or laundry included in the residence, with no shared paid laundry facility mentioned.

I searched the public remarks for language like "laundry on every floor," "community laundry," or floor-by-floor laundry facilities and found nothing. The listings mention in-unit washer/dryer in many units, but that is not the same as shared laundry on each floor.

Parking is strongly supported across the listings. Dozens of remarks explicitly mention valet parking, complimentary valet parking, or free valet parking for owners, and several listings also describe valet service as part of the building’s amenities. This appears consistent across many agents rather than a one-off copy-paste error.

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I searched for deeded parking indicators like "deeded parking," "owned stall," or "parking included in deed" and found none. The remarks consistently mention valet parking or complimentary valet parking for owners, which is not the same as deeded parking.

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I looked for any monthly parking charge, parking rental, or additional parking cost and found no explicit fee. Several listings say parking is complimentary or free for owners, so there is no evidence of a separate monthly parking fee in the public remarks.

Across the listings, the parking-related language is overwhelmingly about valet service: "valet parking," "complimentary valet parking for owners," and "free valet parking for owners." I did not find explicit references to guest or visitor parking, so the evidence is indirect and may be partly copy-paste from the same building marketing. The building clearly offers valet access, but guest parking itself is not directly verified in the remarks.

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I searched for phrases like "parking waitlist," "parking waiting list," or instructions to join a parking waitlist and found nothing. The listings discuss valet parking only and do not describe any parking waitlist system.

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I looked for card/fob access terms like key card entry, fob access, electronic access, or card reader. The remarks emphasize concierge, valet, bell service, and full-service staffing, but do not explicitly mention card-based access control.

Security guard service is indicated in 9 of 20 current MLS listings, but the remarks themselves do not explicitly say "security guard," "24-hour security," or similar. Because the evidence is driven more by MLS amenities than by multiple agent narratives, confidence is only moderate.

I searched for security patrol, roving security, or patrolled-building language and found none. The building is described as having strong hotel-style service and a security guard in the building context, but the public remarks do not specifically mention patrol service.

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Central AC appears to be a consistent building feature for The Ritz-Carlton Residences, Waikiki Beach. The current remarks do not often mention AC explicitly, but the MLS data is overwhelmingly consistent across recent listings, with 16/20 showing ACCEN/CENAC and 19/20 including ACCEN. This looks like a stable building-wide feature rather than a copy-paste error.

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Concrete construction is strongly supported by the MLS record: all 20 of 20 listings identify the building material as CONCRE. The public remarks consistently reference the same Ritz-Carlton Residences building across many agents and unit types, with no evidence suggesting a material change or correction.

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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The remarks clearly support short-term rental eligibility, including direct statements that units are legal for short-term rentals or eligible to join the hotel rental program. This is strong evidence that STR is allowed in the building.

Multiple listings explicitly mention the hotel rental pool or on-site rental program professionally managed by Ritz-Carlton. That strongly indicates the building participates in a hotel rental pool program.

The listings directly indicate that hotel-pool participation is optional, with some units stating they are not in the hotel rental program and others describing it as an option. That is strong evidence against mandatory pool participation.

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I looked for leasehold wording such as "lease expires," "ground lease ends," "renewed through," or any 4-digit lease expiration year and found nothing. The remarks do not indicate that this building is leasehold or provide any lease expiry date.

I searched the public remarks for explicit VA language such as "VA approved," "VA financing," or "VA loans accepted" and found none. The remarks repeatedly discuss resort amenities, renovation status, and valet service, but do not mention VA eligibility.

I searched the remarks for insurance wording that would indicate full HOA insurance or walls-in coverage, but there were no such statements. Since no current positive value exists and the remarks are silent, I kept this as false with low-to-medium confidence. The listings discuss fees and renovations, but not building insurance coverage.

Fire sprinkler coverage remains supported for this building. Current MLS data shows 9/20 listings with FIRSPR, and at least one remark explicitly mentions 'in-unit sprinklers,' confirming the feature rather than just a copied checkbox. The evidence is consistent with prior high-confidence data and appears to reflect a real building feature, not a one-off agent mistake.

I looked for public-remark language indicating a passed fire/life safety evaluation or comparable fire-safety certification, but found nothing. Because there is no current true value and no evidence in the remarks, this remains unconfirmed and is treated as false with low-to-medium confidence. The listing text focuses on amenities, renovation status, and rental program details rather than safety-evaluation compliance.

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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Ocean views are overwhelmingly supported across the listing set. Dozens of remarks explicitly say "ocean view," "Pacific Ocean," "ocean-facing," and "makai" views, with some units also describing sweeping or panoramic ocean vistas. This appears to be consistent building-level marketing rather than a copy-paste anomaly.

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.

Diamond Head views are clearly supported, though less universal than ocean views. Current remarks mention "Diamond Head," "panoramic views of the ocean, Diamond Head, and the city skyline," and similar phrasing in multiple listings. The evidence suggests some units in the building offer this view, especially higher-floor/corner residences.

City views are strongly supported across the remarks and MLS history. Multiple listings explicitly mention "city view," "Honolulu skyline," "city lights," and "Waikiki city views," often alongside ocean views. This looks like a common and recurring feature for several stacks and higher floors.

Coastline views are present but less common than ocean views. The current remarks include explicit phrases such as "breathtaking coastline views," "shoreline views," and "panoramic Pacific Ocean views stretch across Honolulu's southern coastline." This is supported by multiple listings and appears to apply to select units rather than the entire building.

Garden-style views are indirectly but consistently supported through repeated references to Fort DeRussy Park, 'park views,' and 'green park vistas.' While the MLS checkbox frequency is lower than ocean or city, the remarks repeatedly confirm these park/garden-facing outlooks across multiple listings. This looks like a genuine building offering rather than copy-paste noise.

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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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Sunset views are repeatedly confirmed by the listing remarks and supported by the MLS data. Many descriptions say "watch the sunset," "sunset views," or reference evening colors and Friday night fireworks from the unit or lanai. The consistency across numerous listings indicates this is a real building-level offering for many units.

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There is repeated, direct public remark evidence that units in this building can view Friday night fireworks from the residence or lanai. This is not just proximity to fireworks; the listings clearly describe fireworks as a view amenity from the building.

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The resident manager feature is moderately supported, with 10 of 20 current MLS listings checking RESMAN. Public remarks do not plainly say 'resident manager,' but several describe a 'full-time, very attentive' staff and a 'dedicated Residence Team,' which suggests on-site management presence. The evidence looks somewhat mixed and may partly reflect copy-pasted luxury-service language rather than a clearly verified resident manager role.

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