The Ritz-Carlton Residences Tower 2

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No analysis available

No analysis available

I looked for explicit owner-occupancy language such as '80% owner occupied,' 'majority owner occupied,' or similar building-level statements, but found none. The current building context lists 5.00%, and there is no remark evidence to override it.

I searched the remarks for building-wide elevator references such as '4 elevators,' 'five elevators,' or similar wording, but found none. Given the current building context already lists 5 elevators, I am keeping that value because there is no contradictory evidence 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.

Central air inclusion has moderate MLS support but is not directly discussed in the remarks. With 8 of 20 recent listings marking ACCEN, it appears possible that some or all fees include central AC, but the evidence is weaker than the other fee features.

Cable TV inclusion is strongly supported at the building level. Recent MLS history shows 19 of 20 listings with CABTV included in association fees, making this a very high-confidence feature even though the remarks do not discuss it explicitly.

Common-area electricity is well supported by recent MLS history. Fifteen of 20 listings include OTCOEX in association fees, suggesting this is a real building-level inclusion rather than a one-off listing error.

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Only 1 of 20 current MLS listings marks general electricity (ELECTR) as included and none of the public remarks state 'electricity included.' The near-unanimous absence across listings and remarks indicates electricity-for-unit billing is not an association-wide included fee.

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Hot water inclusion is supported by a majority of recent listings. Fourteen of 20 listings mark HOTWAT included, while only one includes WTRHTR, so the building appears to generally provide hot water through the maintenance fee.

Internet service is strongly supported as included in the association fee. 18 of 20 recent listings mark INTSER, which is a strong cross-listing pattern and likely reflects a real building-level benefit. Public remarks rarely spell out 'internet included,' but there is no contradictory evidence.

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Sewer inclusion is one of the most reliable building features in the MLS data. All 20 recent listings mark sewer as included, making this effectively certain.

Water inclusion is extremely well supported at the building level. All 20 recent listings include WATER in the association fees, so this feature should be treated as confirmed.

Although a small number of MLS entries check BBQ (2/20), all textual evidence points to private penthouse rooftop grills/kitchenettes (Wolf grill) rather than a shared building BBQ area. No remarks describe a communal grilling facility accessible to general residents.

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Concierge service is clearly present at the building. Across the provided remarks, dozens of listings explicitly mention concierge, including phrases like "concierge services," "signature concierge services," "24/7 security & front desk," and "branded residence concierge." The evidence is highly consistent across multiple agents and aligns with the MLS historical data showing concierge in all listings.

No analysis available

Doorman/lobby-attendant service is implied by repeated mentions of "24-hour front desk service," "front desk," "bell service," and porte cochere. The evidence is not always explicit with the word doorman, but it appears in multiple listings and aligns with the building’s branded hotel-style service model. This is stronger than a single-agent copy/paste claim.

Exercise amenities are strongly and repeatedly supported across the listings. Current remarks mention 'fitness center,' 'fitness room,' 'gym,' and even a 'yoga studio,' matching the historical MLS pattern of 19/20 listings checked for exercise space. This appears to be consistent building-level amenity data rather than a one-off agent claim.

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Meeting/conference space is supported by the MLS pattern and by explicit remark language. One current description directly references 'meeting rooms,' while the rest of the evidence is mostly amenity-driven and consistent with a shared building feature. Overall confidence is high, though less universal than the fitness or dining amenities.

Strong, consistent evidence across the listings supports patio/deck amenities. Roughly 15+ remarks explicitly mention a "private lanai," "covered lanai," "large usable lanai," "exclusive rooftop oasis," or "rooftop deck," indicating this is a recurring building feature available to buyers. The evidence appears widespread across multiple agents and unit types, not just isolated phrasing.

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Only a few MLS entries ever marked PRIYAR historically, and across extensive remarks there is no mention of any yard or fenced private ground‑level outdoor space; the property is a high‑rise tower.

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Evidence supports a shared recreation area amenity in the building. One remark explicitly lists "recreation area" alongside pool, patio/deck, and restaurant, and the historical MLS data shows RECARE in 5 of 20 listings. The feature appears credible and building-wide rather than a one-off unit attribute.

Limited evidence: RECROO appears on 4/20 MLS entries and a few public remarks include phrases like 'recreation area' or 'recreation area and restaurant.' The evidence is sparse and likely reflects a shared small rec area in some parts of the property rather than a prominent, repeatedly advertised amenity.

On-site dining is one of the most consistently documented building features. Multiple remarks mention 'on-site restaurants,' 'in-building dining,' and specific venues like Dean & DeLuca, Sushi Sho, Quiora, and La Vie, confirming the MLS amenity data. This is clearly a shared building amenity, not copy-paste noise.

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Sauna is less consistently documented than the major resort amenities, but it is explicitly confirmed in current remarks. At least one listing states 'full spa with a sauna,' and other spa-focused descriptions support that this is part of the building’s amenity set. Confidence is high enough to include it as a building feature.

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I searched for dedicated surfboard storage references such as "surfboard storage," "board storage," or "bike and surfboard storage." The public remarks do not mention any such facility, so there is no evidence supporting it.

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Trash chute appears to be a standard building feature based primarily on the MLS pattern. Public remarks do not usually call it out, but the checkbox is present in 19/20 listings, which is strong evidence of a shared system rather than a mistaken agent entry. Confidence is high despite limited narrative confirmation.

Valet service is strongly confirmed across the building. Multiple current remarks explicitly mention "valet parking," "valet service," "valet services," and even "free valet parking for owners," across many different listings and unit types. This is consistent with the historical MLS record showing valet in 20/20 listings, so the evidence is strong and not just a one-off agent copy-paste.

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Whirlpool/spa access is well supported across the listings. Several remarks explicitly refer to 'jacuzzi,' 'whirlpool spa,' or similar spa-style soaking amenities, aligning with the MLS pattern of 15/20 listings. The evidence suggests a real shared amenity, though it is not mentioned in every listing.

Pool is overwhelmingly confirmed across the listing set. Multiple listings from different agents describe shared building amenities such as "infinity pools," "two pools," and "2 pools," while several penthouse remarks also mention a private plunge pool/rooftop pool. The evidence is strong and consistent, and reads like repeated but credible amenity descriptions rather than a one-off copy-paste error.

Heated pool has mixed support: the MLS data includes a heated-pool amenity flag in 9 of 20 listings, but the public remarks only say "infinity pools," "two pools," or "pool" and never explicitly mention heating. The evidence is suggestive rather than explicit, so this should be treated as probable but not firmly verified from remarks alone.

I searched for explicit saltwater pool wording such as "salt water pool," "saltwater pool," or "saline pool." The remarks mention infinity pools, plunge pools, and whirlpools, but nothing indicates the pool is salt water.

In-unit laundry is overwhelmingly supported across the current remarks and matches the prior MLS data. Well over 20 listings explicitly mention it, using phrases such as "in-unit washer/dryer," "washer and dryer in unit," "washer/dryer," and "in-room laundry." This appears to be consistent building-level information, not a one-off agent claim.

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I looked for terms such as coin laundry, quarters, card-operated machines, laundry fee, or coin-op laundry. The remarks consistently describe in-unit washer/dryer or laundry in the residence, not paid shared laundry facilities.

I searched the public remarks for phrases like "laundry on each floor," "laundry room on every floor," and similar floor-specific shared laundry references. The listings only mention in-unit washer/dryer or in-room laundry, so there is no public evidence supporting community laundry on every floor.

Parking is strongly supported across the listing remarks. Dozens of entries explicitly mention valet parking or valet services, and the pattern is consistent across multiple agents rather than a one-off copy-paste. This aligns with the current MLS data showing multiple parking features present, so parking should be treated as available for the building.

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There is no explicit mention of covered parking in the public remarks. While the building clearly offers valet parking, that does not by itself confirm covered stalls/garage access for this feature, so I am not treating it as verified.

I searched for explicit deeded parking language such as deeded parking, owned stall, or parking included with the unit. The remarks repeatedly mention valet parking instead, which supports access to parking but not deeded ownership.

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I looked for parking fee, monthly parking charge, parking rental, or valet pricing, but found no amount. The listings mention valet parking as an amenity, but do not provide a separate parking cost.

I found no public-remarks evidence for guest parking. The listings repeatedly discuss valet service and building amenities, but none explicitly mention guest or visitor parking, so this feature is not supported by the remarks.

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I searched for parking waitlist, parking waiting list, and join waitlist for parking, but found no references. There is no public-remark evidence that parking is managed through a waitlist system.

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I looked for public-remark references to card/fob access systems such as keycard entry or electronic access. The remarks mention concierge, valet, front desk, and 24/7 security, but not card-based building access.

Security guard/service is supported by both the historical MLS pattern and several current public remarks. At least 2 listings explicitly mention security-related wording such as "24/7 security" and "security of a hotel condominium," and the broader hotel-residence language appears repeatedly across listings. This looks consistent rather than copy-paste error.

The remarks clearly describe a building with continuous security staffing, including 24-hour or 24/7 security and front desk service. While the exact phrase "security patrol" is not used, the consistent staffing descriptions support a true value for patrol/service.

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Strong building-level evidence supports central air conditioning. The MLS history shows 20 of 20 listings marked ACCEN/CENAC, with 20 of 20 also listing ACCEN in inclusions, suggesting this is consistent rather than a one-off copy-paste error. Public remarks do not explicitly describe the HVAC system, but the MLS data is unanimous and highly reliable.

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Concrete construction is strongly supported by the MLS data (20/20 listings) and remains consistent across the public remarks. The listings describe a substantial multi-story tower with no contrary evidence, so this appears to be a reliable building-level feature.

Double-wall construction is not corroborated by the public remarks. Only 4 of 20 MLS records show DOUWAL, and none of the remarks explicitly describe double-wall or two-wall construction, so this feature does not appear to be reliably supported for the building.

Hollow tile is not supported by the remarks and appears only once in current MLS data. Across the large set of remarks for this building, there are no references to hollow tile construction or any similar language, so this feature does not look reliable for the building.

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2 of 20 current listings include 'STEFRA' in construction_materials and prior data indicated medium confidence for steel-frame/steel-reinforced structure. Public remarks are silent on steel framing, so evidence is moderate and implied (few MLS entries and building type suggest possibility) rather than explicit.

Concrete slab foundation is not explicitly supported by the remarks and appears only once in the current MLS data. Because there is no repeated mention across listings, this feature should be treated as unconfirmed for the building.

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Some evidence that the building is above-ground: 3 of 20 current MLS listings are marked ABOGRO and the public remarks repeatedly reference 'Tower', 'high-floor', and multiple floors/lanai/penthouse features consistent with an above-grade high-rise. The evidence is moderate and appears implied by unit descriptions rather than explicit construction statements.

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The remarks clearly indicate short-term or hotel-style rental participation is allowed in the building. Multiple listings reference the hotel rental program/pool, optional participation, and rental income potential.

The building is publicly described as participating in a hotel rental pool/program. These references appear multiple times across the listings and directly support hotel-pool participation.

The remarks strongly contradict mandatory participation. Listings explicitly say owners can choose to use the unit privately or join the hotel rental program, so the pool is not mandatory for all units.

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No analysis available

I looked for ground lease language such as lease expires, leasehold, ground lease ends, renewed through, or a 4-digit expiry year, but found nothing. Since no lease-expiry year is stated in the remarks, this remains unknown.

I searched the public remarks for phrases like VA approved, VA financing, and VA loans accepted, but found none. With no public-remark evidence, I cannot confirm VA eligibility for this building.

I searched for HOA or building insurance language indicating walls-in coverage or full building insurance, but found nothing in the remarks. Since there is no explicit confirmation, I cannot mark the building as fully insured from these listings.

Fire sprinklers appear to be a building-wide feature with very strong support from the MLS data: 17 of 20 current listings have the FIRSPR checkbox checked. The public remarks reviewed here do not explicitly mention sprinklers, but they also do not conflict with the historical High-confidence indication that the building is sprinklered.

I looked for any public statement that the building passed a fire/life safety evaluation or similar compliance language, but the remarks do not mention it. With no current verified positive value provided, this is best treated as not evidenced in the listings.

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 strongly and consistently supported across the remarks, with well over 20 listings explicitly referencing 'ocean view,' 'Pacific Ocean,' or 'water/ocean views.' The evidence comes from many different listing descriptions and appears consistent rather than copy-paste error, matching the high-confidence MLS data.

Multiple listings (20+ remarks) explicitly state mountain/Ko'olau views (e.g., "Ko'olau Mountains", "mountain vistas", "lanai facing the mountains"), with consistency across listings and agents. This corroborates historical data and indicates the building offers mountain-view units.

Strong, consistent evidence in the remarks: 20+ listings explicitly reference Diamond Head (phrases like "partial Diamond Head", "Diamond Head-facing corner unit", "views of Diamond Head Crater"). These repeated agent remarks align with historical confidence and show the building offers Diamond Head-view units.

City views are supported in many listings, though not as universally as ocean views. Multiple remarks explicitly mention 'city view,' 'Waikiki skyline,' 'city lights,' and 'city and ocean views,' which aligns with the strong MLS support and indicates this is a real building-level offering.

Coastline/shoreline views are well-supported (9 of 20 listings include COASTL). Remarks repeatedly reference "Waikiki Beach shoreline", "coastline views" and similar phrases across several listings, indicating that some units offer direct coastline/shoreline vistas.

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No analysis available

Marina/harbor-type views are minimally supported: 1 of 20 listings references the Ala Wai Canal (phrase: "Ala Wai Canal"). This indicates some units may have canal/harbor views, but mentions are rare and likely apply to only a few stacks/units.

Some listings explicitly mention 'morning sunrises with views of paradise' and 'Sunrise/Sunset views', indicating certain units have good sunrise exposure.

Sunset views appear repeatedly across the listings, with multiple explicit phrases like 'sunset views,' 'stunning sunsets,' 'magical sunsets,' and 'sunset vistas.' The evidence is broad enough to support a true building-level sunset-view feature, especially since several remarks connect the views to west-facing or ocean-facing lanai exposures.

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There are multiple direct references to viewing Friday-night fireworks from the building and from specific units or lanais. This is repeated across listings and is strong evidence that fireworks views are available from some residences.

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7 of 20 MLS entries include the RESMAN checkbox and several remarks state phrases like "A residential team is at your service," "branded residence concierge," and references to on-site concierge/housekeeping/management. These multiple agent remarks imply an on-site management team (supporting inclusion for buyer searches), but none explicitly say 'resident manager' or 'live-in manager,' so confidence is moderate and the evidence may be partially copy‑pasted.

No analysis available

No analysis available