Royal Garden at Waikiki

All available MLS property records (21/21) agree on 1977 as the construction year, and no remarks indicate a different build year or complete rebuild. This provides strong, consistent evidence that the building was built in 1977.

Multiple listings reference high-floor units and property data shows units as high as the 24th floor, with no evidence of higher stories. In the absence of 'top floor' or total-story remarks, we infer the building has 24 floors based on the highest observed unit floor.

Remarks describe Wyndham owning two thirds of the units but never state a total unit count. With no numeric references in any listing, the total number of units in the building cannot be reliably determined.

The remarks repeatedly report that two thirds of the building units are owned by Wyndham Vacations. This supports the current owner-occupancy value of approximately 66%, with no explicit contradictory percentage found.

The remarks were searched for elevator information, including phrases such as "4 elevators," "four elevators," and "multiple elevators," but none were found. The number of elevators is therefore unknown and cannot be inferred from the building context.

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.

Remarks consistently describe 'split AC' or 'split air conditioning' within individual units rather than a building-wide central AC system. With no MLS entries for central AC being included in fees, it is very likely that central AC is not a fee-included building utility.

Cable inclusion is strongly supported by the MLS history, with CABTV appearing in 18 of 20 listings. Multiple remarks use phrases such as "Maintenance fees include cable TV," "HOA fees include ... cable TV," and "cable/wifi included," confirming this across listings.

Common area electricity is supported primarily by the current MLS inclusion code, which appears in 10 of 20 listings. No public remarks explicitly say "common area electricity" or "common electric," so the evidence is less direct and may partly reflect copied MLS data.

Listings repeatedly state 'Fee Simple' and never mention cooperative or co-op taxes. With no MLS indication of COOTAX, cooperative taxes are almost certainly not part of the maintenance fee.

Remarks from multiple agents clearly say electricity is included in the HOA fees. Together with the ELECTR checkbox in several MLS entries and the condo-hotel operating model, this strongly supports electricity being included in the maintenance fee.

Listings refer to kitchenettes and appliances without mentioning gas, and there is no MLS indication that gas is included in the fees. Given the building’s condotel setup and electric-style amenities, it is very unlikely that gas service is an HOA-included utility.

Hot water inclusion is strongly supported by MLS history: HOTWAT appears in 17 of 20 listings and WTRHTR appears in none. One remark directly states, "Maintenance fees include ... hot water," confirming the building-level feature.

Internet inclusion is consistently supported, with INTSER in 18 of 20 listings. Several remarks explicitly say "Maintenance fees include ... internet," "HOA fees include electricity, internet service, and cable TV," or "cable/wifi included," indicating repeated confirmation rather than a single isolated claim.

Listings speak of Ala Wai Canal, ocean, and city views but never mention a marina, boat slips, or marina-related amenities. With no MLS indication of MARINA, there is no evidence that marina fees or access are included in the association fees.

Sewer inclusion is strongly supported by the current MLS data, appearing in 18 of 20 listings. A direct remark states, "Maintenance fees include cable TV, internet, water, sewer, and hot water," confirming the inclusion.

Water inclusion is clearly supported by MLS history, with WATER appearing in 18 of 20 listings. The same direct remark lists "water" among the maintenance-fee inclusions, providing explicit confirmation.

BBQ facilities are clearly confirmed: 17/20 current MLS listings include BBQ, and numerous remarks mention an "outdoor BBQ area," "BBQ areas," "BBQ's," and a "barbecue area in a garden setting." The consistent references across many listings establish this as a building-level amenity.

0 of 20 listings reference bike storage, bicycle rooms, or bike racks, and the bike storage-related MLS amenity is never selected. The remarks focus on pool, gym, BBQ, valet, and laundry but are silent on any bicycle facilities, indicating the building does not offer dedicated bike storage.

Views of the canal and ocean are marketed, but there is no indication of dock access or mooring facilities. With MARINA absent in MLS and no textual evidence, the building does not appear to have a boat dock or marina.

Parking and valet services are described in detail, but there is no reference to any car wash facilities. With CRWSH unchecked across all MLS entries, the building likely does not offer a car wash amenity.

While there are lounges and common areas, no listing calls out a dedicated 'clubhouse' or 'community center'. With just a single MLS entry marking CLUHOU and no corroborating remarks, this appears to be an agent checkbox error rather than a real clubhouse.

Concierge service is explicitly mentioned in at least 3 current listings, including "concierge service" and descriptions of an "on-site manager" and helpful building staff. This supports the historical MLS data showing CONCIE in 6 of 20 listings, despite the feature appearing only in some remarks.

In a building where amenities are heavily marketed, a dog park or dog run would normally be highlighted but is never mentioned. The complete absence of DGPRK in MLS further supports that there is no dedicated dog park.

Marketing language focuses on security staff, valet, and concierge/front desk services rather than a dedicated doorman or lobby attendant. With just a single MLS listing indicating a doorman against this remark pattern, it is very likely the building does not offer a formal doorman service.

Exercise facilities are strongly supported across the building: 18/20 current MLS listings include EXEROO, while remarks repeatedly cite a "gym," "fitness center," "exercise room," "fitness room," and "work out gym." The repeated descriptions across many listings and agents confirm this is a shared building amenity rather than an isolated or copied unit feature.

The building offers 'daily valet service' and '24-hour security' but no indication of limo or house-car service. The absence of LIMSER in MLS and in remarks supports that no limousine/car service amenity is provided.

Meeting-room-type space is implied more than directly named. The public remarks repeatedly mention a 'business/media lounge,' 'owners lounge,' and 'tech room,' and the current MLS data has a strong majority checked. This looks like a shared community/lounge space that likely functions as a meeting area.

At least 13 of 20 listings have patio/deck-related MLS amenities, and numerous independent remarks explicitly mention lanais or balconies. The repeated lanai references across many listings strongly confirm that the building offers patio/deck-type outdoor spaces, although some wording appears reused.

There is no meaningful remark evidence for an on-site jogging or walking path. Listings repeatedly describe pool, sauna, BBQ, gym, recreation room, and garden/common areas, but never a jogging/walking path, and the MLS checkbox appears on only 1/20 records. That pattern strongly suggests the path feature is not actually part of the building amenity package.

Listings emphasize amenities for adults (pool, sauna, gym, rec room, BBQ, gardens) but say nothing about a children's playground. Combined with 0/20 MLS entries, this indicates there is no playground amenity.

Several listings mention private or secluded outdoor areas, including "very private green spaces," "spacious green yard," and a private-owner "zen garden." The evidence is less uniform than for patios or valet and some descriptions are duplicated, but the current MLS PRIYAR entries and repeated remarks support including the feature.

A putting green is a notable luxury feature and would almost certainly be advertised if present, yet it is never mentioned. With PUTGRE absent from all MLS records, the building is very unlikely to have a putting green.

Recreation facilities are supported by 10/20 current MLS listings and repeated remarks describing a "large grassy recreation area," "recreation room," "rec and game room," and "recreation/game room." Although less consistently checked than the other amenities, the explicit descriptions from multiple listings confirm that the building offers shared recreation space.

Recreation room is supported by several public remarks, including 'game room,' 'rec and game room,' and direct 'recreation room' wording. The evidence is less universal than the gym/sauna, but it is repeated enough across multiple listings to treat as a true building amenity.

Agents repeatedly say the property is near or walking distance to many restaurants, but none indicate a restaurant or café inside the building itself. The single RESTAU check is likely a mistake, so an in-building restaurant is not considered present.

Agents repeatedly list pools, saunas, BBQ, gym, gardens, and lounges but never mention rooftop amenities or a roof deck. With ROOFDCK unchecked across all MLS entries, it is very likely there is no shared rooftop facility.

Sauna is one of the strongest confirmed amenities: 18/20 current MLS listings include SAUNA, and remarks repeatedly state "saunas," "pool sauna," or simply "sauna." The consistency across numerous listings and agents strongly confirms an existing shared building amenity.

0 of 20 listings mention building storage units or lockers, and MLS amenities for storage are unchecked across all of them. Remarks only reference in-unit closet storage, with no indication of dedicated building storage rooms or lockers, so this appears to be a building without separate storage units.

The remarks reference many amenities (pool, sauna, BBQ, gym/fitness center, laundry, valet, business/media lounge, zen garden, recreation/game room) but do not mention any surfboard or board storage. Searched for terms like 'surfboard storage', 'board storage', 'surf storage', and similar phrases and found no references, so this feature is assumed not present based on available information.

Agents prominently market the building’s amenities but never mention a tennis court, which would normally be a key selling point. With 0/20 MLS entries indicating a tennis court, it is very likely this amenity is not present.

Trash chute is supported mainly by the current MLS checkbox pattern rather than the public remarks. Because 15 of 20 listings currently show it checked, it is likely a real building amenity, but there is no direct phrase in the remarks to confirm it.

At least 13 of 20 listings contain the VALET amenity, while many remarks explicitly confirm valet service with prices and availability, such as "$50/day," "$45/day for owners," and "24-hour valet parking." This is strong, consistent building-level evidence across multiple listings.

Listings describe pools, green yards, zen gardens, and an urban Waikiki setting without any reference to being gated or fenced. Combined with 0/20 MLS indications for gated/walled amenities, this strongly suggests the property is not enclosed by a wall or fence as a security feature.

Listings that carefully list amenities never mention a hot tub or spa, even when detailing the pool and saunas. With just a single WHIRLP checkbox and no textual support, it is more likely there is no dedicated whirlpool/hot tub.

The building's pool is strongly confirmed across all 20 listings and multiple agents, with repeated references to a shared or resort-style pool. Key phrases include "outdoor pool," "swimming pool," and "community pool," so this is not dependent on a single potentially copied remark.

Heating is supported by 9 of 20 current MLS amenity records and several explicit remarks from separate listing descriptions. Key phrases include "There is a heated pool" and "outdoor amenities including a heated pool," making heated status stronger than checkbox data alone.

All remarks were checked for any indication that the pool is salt water (terms like 'salt water pool', 'saltwater', 'saline', or 'salt pool') and none were found. The presence of a pool is clear, but its type is never specified, so it is assumed not to be a documented saltwater pool.

At least one listing clearly notes 'Washer and Dryer in the unit,' indicating that some units in Royal Garden at Waikiki offer in‑unit laundry. Although only 1/20 MLS listings check washer/dryer, this explicit remark provides strong evidence that buyers can find units with in‑unit laundry in this building.

Community laundry is overwhelmingly supported: at least 17 of the 25 provided remark blocks explicitly mention shared laundry, including "community laundry," "on-site laundry," "free laundry," and "laundry room." The evidence is consistent across many listings and agents, and it directly confirms building-level shared facilities rather than in-unit laundry.

The laundry facilities are repeatedly described as free, sometimes accessed via a pass or card key, and never as coin- or fee-operated. I searched for terms such as coin-op, paid laundry, or card-operated machines and found none, so the community laundry is most likely not paid.

Multiple listings describe a central laundry facility on the 4th floor or a shared on-site/community laundry room, with no mention of laundry on every floor. I specifically looked for phrases like "laundry on each floor" or "laundry on every floor" and found none. This strongly suggests laundry is centralized rather than floor-by-floor.

Parking is strongly supported across many listings and is explicitly described in multiple ways. At least 10+ remarks mention valet parking, parking garage access, or monthly/daily parking options, which outweighs the recent MLS checkbox inconsistency showing many 'NONE' entries. The evidence appears to be consistent across different agents rather than a single copy-paste error.

Across all the provided remarks, parking is always described as valet or pay-per-use (e.g., “Daily valet service $50/day for non-owners/$45/day for owners”) rather than assigned or deeded stalls. With no MLS indication of ASSIGN and no textual evidence of reserved spaces, it is very likely the building does not offer assigned parking to unit owners.

At least two listings explicitly mention a "parking garage," including one stating it offers monthly and daily parking and another describing garage parking for residents and visitors. Numerous additional listings mention valet parking, so the evidence is consistent across multiple agents and confirms covered/structured parking at the building.

Parking is consistently presented as a paid or separately available service, including valet parking and monthly/daily garage options. No remarks state that parking is deeded or owned with the unit, so there is no evidence supporting deeded parking.

Agents repeatedly list amenities like pool, sauna, BBQ, gym, valet, and laundry but never mention EV charging or Tesla/EV stations. Given the breadth of marketing language and the complete absence of EV references in remarks and MLS checkboxes, it is very likely the building does not currently offer EV charging.

Paid parking is explicitly mentioned, but the stated amounts are daily or overnight valet rates rather than a monthly charge. Monthly parking is said to be available in the garage, but no monthly amount is provided.

Several listings explicitly confirm guest or visitor parking, including "parking garage offers both monthly & daily parking options for residents and guests" and "parking ... for residents and visitors." Other listings state that valet service is available to all guests or non-owners, providing strong multi-agent confirmation rather than a single copied checkbox.

Listings note that security staff register guests and issue passes and that there is “24 hour security” alongside valet parking. While not explicitly stating a gate or card reader for the garage, the combination of staffed valet-only parking and continuous security strongly implies that parking access is secured and controlled.

None of the many remarks mention tandem, back-to-back, or shared stall configurations—only valet and general garage parking are described. With no MLS or textual evidence of tandem spaces, it is very likely the building does not offer tandem parking as a defined feature for owners.

At least 10 listings across different agents and wordings highlight valet parking (e.g., “Daily valet service,” “valet parking available for $50/day,” “Parking is also available over night in the building via valet service”). The consistency and detail of these references confirm that valet parking is a major, established feature of this building.

The remarks mention valet parking, street parking, and monthly or daily garage parking for residents and guests. They do not describe any parking waitlist system, so this feature remains false with low-to-medium confidence.

Listings emphasize lobby quality, security staff, and other amenities but never mention secure or keyed elevators. Together with the complete absence of this amenity in the MLS checkboxes, this indicates the elevators are not keyed/fob-access controlled as a building feature.

I searched for terms like key card access, fob access, card reader, and keycard entry tied to building entry or security. The only card reference is for laundry usage, and keypad/keyless entry is described at the unit level, so there is no clear evidence of a building-wide security card/fob system.

Security service is strongly confirmed across multiple agents and listings, with at least 7 remarks explicitly mentioning 24-hour security, security registration, or a secured building. This corroborates the historical MLS data showing SECGUA in 17 of 20 listings and is not limited to a single apparent copy-paste source.

I looked for phrases such as security patrol, roving security, and patrol service. While security staff and 24-hour security are noted, there is no explicit indication of an active patrol service in the building.

Across many listings, security is consistently described in terms of staffed 24‑hour security without any reference to cameras or video monitoring. Combined with 0/20 MLS checks for a security system amenity, this strongly suggests there is no distinct video-surveillance feature being offered or marketed.

No listing remarks describe central air or a building-wide HVAC system, despite detailed amenity descriptions being frequently copy-pasted. Only 1 of 20 MLS records checks a central AC-related field, suggesting that was likely an agent error rather than a true building-wide feature. The repeated emphasis on in-unit split AC upgrades instead of central systems supports treating central AC as absent at the building level.

Split AC is explicitly mentioned in many current remarks for Royal Garden at Waikiki, including phrases like "split air conditioning," "split AC," and "split a/c." Combined with prior MLS data showing ACSPL in 16/20 listings, the evidence is very strong and consistent across multiple listings rather than a one-off copy-paste error.

Five of 20 current listings include the ACWIUN/window A/C checkbox, supporting limited building-level availability. No listings explicitly mention window AC or related phrases, while several describe “split air conditioning” or “split AC,” so the evidence is moderate and the checkbox data may include some agent copy/paste inaccuracies.

Concrete construction is strongly supported by the MLS pattern: 20 of 20 listings identify CONCRE in construction materials. Although the remarks focus on the building's marble lobby and luxury finishes rather than explicitly saying "concrete construction," the unanimous MLS data across many listings provides strong building-level confirmation.

Nearly half of the listings (9 of 20) tag double wall, and none explicitly deny it in remarks. Given the building’s vintage and typical construction practices, it is reasonable to include double-wall construction with moderate confidence.

No listings (0 of 20) report hollow tile construction and remarks provide no hints of it. The absence across all agents plus the typical concrete high-rise form makes hollow tile construction very unlikely.

Some listings (5 of 20) explicitly classify the building as masonry/stucco, while others simply leave the field unchecked. With no conflicting remarks and a building type that commonly uses stucco over masonry or concrete, this feature is included with moderate confidence.

A small minority of listings (3 of 20) check steel frame, but there is no supporting language in remarks and every listing confirms concrete construction. This pattern indicates the building is not properly described as steel-frame.

There is no MLS or remarks evidence that agents consider this a ‘slab’ construction in the MLS sense. Given 0 of 20 listings select SLAB and the building’s high-rise form, slab construction is treated as not applicable here.

No analysis available

Zero of 20 listings indicate wood frame construction and no remarks hint at any wood-frame structural elements. Given the high-rise concrete tower form, it is very unlikely this building is wood frame.

No listing explicitly mentions above-ground construction or above-ground materials. Only 3 of 20 current listings contain the ABOGRO checkbox, while the prior high-confidence assessment found the feature unsupported; the sparse checkbox pattern appears more likely to reflect inconsistent or copied MLS data.

A few listings (3 of 20) flag brick construction, but listing remarks are completely silent about brick and the building type is inconsistent with brick structural construction. This strongly suggests the building is not constructed with brick.

There is zero MLS or remarks support for single-wall construction, and the building is a multi-story condotel where this method is not used. This strongly supports that single-wall construction is not a feature of this building.

Short-term rental permission is repeatedly and explicitly confirmed across the listings. The remarks also reference active Airbnb/VRBO use and legal vacation-rental operation.

The building is repeatedly characterized as a Wyndham-affiliated condotel with hotel operations and vacation-rental infrastructure. Although the exact phrase "hotel rental pool" is not consistently used, the Wyndham hotel affiliation and operational descriptions support participation in a hotel rental program.

The listings explicitly describe flexible owner use, including living in the unit, private enjoyment, and self-management. These statements contradict mandatory participation in a hotel rental pool.

At least 4 of the ~20 listings explicitly state their tenure as 'Fee Simple' (e.g., 'Own 100% Fee Simple', 'Fee Simple Unit in a Legal Daily Short Term rental building'), and none mention leasehold. This confirms that the building offers Fee Simple units; there is no evidence of any non-FS tenure in the remarks or MLS land-tenure fields.

No listing remarks reference leasehold status, lease rent, or lease expiry, while multiple listings emphasize being 'Fee Simple'. Given the consistent absence of any leasehold indicators across all observed listings, it is highly likely the building does not offer leasehold units.

The listings identify the property as fee simple rather than leasehold. Searches for lease expiration, ground lease, leasehold renewal, and specific expiry years found no applicable date, so the lease expiry year is null.

The remarks repeatedly discuss fee-simple ownership, legal short-term rentals, Wyndham amenities, and rental opportunities, but none mention VA loan approval or VA financing. With no current positive value or explicit VA reference, this feature remains false with low-to-medium confidence.

Several listings explicitly describe complete hurricane insurance and full replacement-cost coverage for the building. These repeated statements strongly support that the building is fully insured.

Fire sprinklers are strongly supported for this building. Historical MLS data shows 13 of 20 current listings include the FIRSPR amenity, and current remarks explicitly state "Fire sprinklers in place." The repeated MLS checkbox usage plus direct remark confirmation from agents makes this a high-confidence building feature.

The remarks were searched for phrases such as "fire life safety evaluation passed," "FLSE passed," "fire safety certified," "life safety compliant," and "passed fire inspection." None appeared; the mention of "fire sprinklers in place" does not establish that an FLSE was passed.

Flood zone determined from official FEMA Digital Flood Insurance Rate Map (DFIRM) data using building coordinates, not from agent-reported listing data.

No analysis available

Ocean views are strongly supported across the building: 12 of 20 current listings mention OCEAN, including phrases such as "ocean, mountain, Ala Wai Canal & city views," "peak a boo ocean," and "partial ocean view." Multiple listings from different marketing descriptions confirm that at least some units offer ocean views.

Mountain views are consistently documented, appearing in 18 of 20 current MLS records. Remarks repeatedly state "mountain views" or combine them with ocean, city, canal, and golf-course views, demonstrating strong support across the listing set.

One high-floor unit specifically highlights 'Diamond Head' along with ocean, mountain, canal, and golf course views. MLS data shows 3 of 20 listings checked for Diamond Head view and none flagged with no view. This combination indicates that some units in the building enjoy Diamond Head vistas.

City views are well supported, with CITY appearing in 15 of 20 current listings. Examples include "sweeping city, mountain, peak a boo ocean, and sunset views," "stunning, city views," and "mountains and city lights views," indicating the building offers city-view units.

Agents frequently describe ocean and canal views, and MLS view coding adds 3 of 20 listings with a specific coastline view designation. Given the building’s Waikiki location and high floors, this supports that some units see an extended shoreline, not just a water slice. Evidence is MLS-driven rather than remark-driven but still persuasive for inclusion.

Although only 1/20 current MLS entries list GARDEN, many public remarks reference 'garden setting', 'zen garden', 'lush greenery', and 'very private green spaces', indicating the building has landscaped/common garden areas. Evidence is moderate and appears across several agent remarks rather than solely checkbox data.

Golf-course views are less common but clearly available, with 3 of 20 current MLS listings mentioning GOLCOU. Explicit remarks include "golf course from this roomy wrap around lanai" and "beautiful ocean, mountain, Diamond Head, Ala Wai canal, and golf course views," confirming this is a legitimate building-level offering for some units.

Marina/canal views are among the most consistently documented features, appearing in 18 of 20 listings. Remarks repeatedly mention "Ala Wai Canal," "canal views," and views of the canal from private lanais, confirming that buyers can find canal-view units in the building.

No provided remarks explicitly mention sunrise, morning sun, or eastern exposure, so direct textual evidence is limited. However, 1/20 current MLS entries are coded for SUNRIS and prior data also had some sunrise coding, implying a subset of units face an easterly direction. Given this MLS pattern and the building’s demonstrated range of view orientations, it is likely that some units offer sunrise views even though agents rarely highlight it in remarks.

Sunset views are supported by 13 of 20 current MLS records and explicit listing language. Several remarks refer to "sunset views" or spectacular evening vistas, so this feature should be included even though it may depend on unit orientation and floor.

Across all compiled listings, cemetery views are never mentioned, whereas many other view types are repeatedly highlighted. MLS data likewise shows zero listings coded with cemetery view. Given the urban Waikiki location and absence of any supporting evidence, it is highly likely that no units in this building have cemetery views.

Multiple units are described with various view types, yet none reference the Hilton Hawaiian Village Friday night fireworks or any fireworks viewing from the property. In the absence of explicit fireworks-view language, it is unlikely this feature is a notable selling point based on current remarks.

Listing remarks extensively market short-term rental, resort-style amenities, and building benefits but never reference being pet-friendly or allowing dogs/cats. Given the building’s hotel/condotel operation shared with Club Wyndham and typical policies in such properties, the evidence points to pets generally not being allowed. Buyers specifically needing a pet-friendly building should assume this property is not suitable.

At least 3 listings explicitly mention an "on-site manager" or "on-site management," including remarks describing the building as offering an "on-site manager, concierge service" and another citing "on-site management." Combined with RESMAN appearing in 7/20 current MLS listings and the prior high-confidence finding, the evidence strongly supports this building feature.

Many listings clearly state that units are in a condotel, emphasizing legal daily short-term rentals, hotel-quality finishes, and management shared with Club Wyndham. References to hotel operations, Wyndham amenities, and a resort-style lobby confirm condo-hotel use. Investors specifically searching for condotel properties will find this building fits that profile perfectly.

Remarks consistently refer to units as 'Fee Simple' and describe conventional condominium/condotel ownership rather than share-based cooperative ownership. There are no textual or MLS-code indicators of a co-op structure. Buyers requiring or avoiding co-op ownership can safely treat this as a non-cooperative, fee-simple condo/condotel building.