Royal Iolani
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.
Royal Iolani
Building Overview
Royal Iolani in McCully-Moiliili — 1978 concrete high-rise with ocean views and on-site pool and fitness center.
About Royal Iolani
Based on MLS data, Royal Iolani is a 40-story high-rise in the McCully-Moiliili neighborhood built in 1978 with concrete construction. The building offers multiple ocean, mountain, Diamond Head and sunset views and is served by two elevators.
According to available records, on-site amenities include a pool, fitness center, BBQ area, a resident manager and a security guard. The building has central air conditioning and provides covered, assigned parking with guest parking available.
MLS data also indicates that pets and short-term rentals are not allowed. The management company is listed as unknown in available records. Buyers should verify all details, fees and current policies with the seller or managing agent prior to purchase.
Building Features & Data Confidence
All features from MLS data with AI-assisted confidence analysis. Click each category to expand and see details.
No analysis available
Confidence 90%: A building description states, "The Royal Iolani condo is a complex of two towers... At 40 floors each, this is one of the taller condominiums around."
I searched all public remarks for explicit owner-occupancy language or numerical percentages and found none. There is no current owner_occupancy value to retain, and without explicit remarks we cannot infer or guess a percentage, so the value is unknown (null) with low confidence.
Remarks explicitly reference two elevators in the building (e.g., '2 elevators per tower'). Given multiple listings repeating this numeric statement and building context (40 floors), this numeric value is supported with high 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.
Numerous listings state 'central A/C' or 'AC' is part of the maintenance fee (e.g., 'maintenance fee covers ALL utilities and central A/C'; 'All utilities include central A/C'). Multiple agents across listings confirm this consistently.
Multiple listings explicitly state 'cable' or 'Cable TV' is included in the maintenance fee (e.g., 'All utilities, including cable... are covered'; 'Maintenance fee includes... Cable TV'). Evidence is consistent across many agent remarks and aligns with prior MLS checkbox data (majority of listings).
Several listings refer to 'all utilities' being covered and at least one explicitly lists 'common area maintenance' among HOA-covered items; combined with historical MLS prevalence (13/20) this implies common area electricity is included though direct phrasing is less ubiquitous than other utilities.
Confidence 90%: Only 1/19 MLS listings shows COOTAX, no remarks mention co-op taxes, and the property is described as a standard condominium (not a co-op), making that single checkbox likely an agent error.
Electricity inclusion is repeatedly and explicitly stated across many listings (e.g., 'All utilities, including ... electricity, are covered'; 'maintenance fee includes electricity'), consistent across agents and MLS checkbox data.
Confidence 90%: No remarks mention gas being included in the fees, and whenever 'all utilities' are itemized they list electricity, water, sewer, cable, internet, and central A/C but never gas; only 1/20 MLS entries have GAS checked.
Many listings explicitly state 'hot water' or 'hot water included' (e.g., 'maintenance fee includes ... hot water'; 'Water (hot)') and this aligns with prior MLS checkbox prevalence, providing strong, consistent evidence that hot water is included.
Numerous agent remarks explicitly list 'internet' or 'internet service' among included utilities (e.g., 'All utilities, including ... internet, are covered'; 'maintenance fee includes ... Internet Service'). Evidence is consistent and widespread.
No analysis available
Multiple listings explicitly state 'sewer' or 'sewer is included' (e.g., 'maintenance fee includes ... sewer'), matching historical MLS checkbox prevalence and agent remarks across the dataset.
Many listings state 'water' or 'water included' (e.g., 'maintenance fee includes water' and 'All utilities include ... water'), consistent across agents and matching strong historical MLS data.
Strong evidence: 20+ remarks explicitly reference 'BBQ', 'BBQ area', or 'BBQ grills' as shared building amenities. Multiple agents describe BBQ facilities consistently, supporting high confidence that BBQ amenities exist building-wide.
No analysis available
No analysis available
Several amenity lists explicitly include 'car wash area', usually alongside pool, whirlpool, sauna, exercise room, tennis courts, BBQ area, and dog park. The combination of direct textual mentions and majority MLS checkbox usage confirms an on-site car wash facility is available to residents.
Several remarks highlight a 'party room' or 'party rooms' as part of the amenity package, which functions as a community gathering/clubhouse-type space. Together with a subset of MLS entries marking CLUHOU, this supports the existence of a shared clubhouse/community room, though it is usually labeled as a party/recreation room rather than 'clubhouse' in remarks.
No analysis available
High-confidence evidence: 10+ remarks explicitly mention 'dog park', 'dog run', or 'enclosed dog area' and the amenity appears repeatedly across listings, indicating a dedicated pet exercise area on the property.
No analysis available
High-confidence evidence: 20+ public remarks repeatedly advertise a fitness center / exercise room (phrases include 'fitness center', 'gym', 'exercise room', 'workout room'). The feature is presented as a core, building-wide amenity across multiple agents, indicating broad consensus rather than isolated copy/paste.
No analysis available
Moderate evidence: Multiple listings (several mentions) describe 'party room' or 'party areas' that can serve as meeting/conference spaces. The language suggests a community room is available, though explicit 'meeting room' or 'conference room' phrasing is less frequent, so confidence is moderate.
Well over 20 of the provided listings explicitly reference lanais or covered lanais, often with exact sizes like 227, 293, 318, and 331 sq. ft., and descriptions such as "extra large 331 sqft covered lanai," "LARGE 293 sqft enclosed lanai," and "spacious private lanai." These lanais are repeatedly marketed as key indoor-outdoor living and entertaining spaces. Combined with 13/20 current MLS records checking patio/covered patio amenities and prior high-confidence data, this strongly confirms that patio/deck (lanai) amenities are a defining feature of Royal Iolani.
Despite exhaustive amenity descriptions across dozens of listings (pool, gym, dog park, tennis, gardens, lawn, etc.), no remark ever cites an on-site jogging or walking path. Given the single inconsistent MLS checkbox and consistent silence in remarks, it is very likely the building does not offer a dedicated jogging path as a common amenity.
No analysis available
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Strong evidence: Multiple listings (10+) describe community recreation/party areas with phrases like 'recreation area', 'rec room', and 'party room/party areas', showing the building offers shared recreation/entertainment spaces used by residents.
At least one listing explicitly mentions a 'rec room', while others refer to a 'recreation area' or 'party room/party areas' alongside pool, gym, sauna, and BBQ. These repeated references indicate the building provides a shared recreation/entertainment room or multi-purpose recreation space.
No analysis available
No analysis available
High-confidence evidence: Dozens of remarks explicitly mention 'sauna' (often listed with pool, spa, and fitness center), demonstrating consistent and repeated reporting of a building sauna across listings.
No public remarks across the 20 provided listings explicitly state 'storage locker', 'storage unit', or 'additional storage', though MLS checkboxes still indicate storage in 7 of 20 amenities and 1 of 20 unit_features. The evidence for storage is primarily from MLS checkbox data (possibly copy/paste) rather than agent remarks; given prior high confidence in the database but absence of confirming remarks, the feature is retained with moderate confidence.
I searched for terms like 'surfboard storage', 'board storage', and combined storage references (bike and surfboard storage) and found none. There is no evidence in the remarks that dedicated surfboard storage is available.
High-confidence evidence: Over a dozen listings explicitly mention 'tennis courts' (including references to 'two tennis courts' in some remarks). The amenity is consistently listed across multiple agents and listings, indicating it is a building-wide feature.
Strong evidence: MLS checkbox history is unanimous (20/20) and many listings state maintenance covers garbage/trash service. Although few remarks use the exact phrase 'trash chute', the consistent high-rise amenity reporting and unanimous MLS checkbox indicate a building-level trash/garbage chute/system exists.
No analysis available
No analysis available
Strong evidence: Numerous listings (10+) explicitly mention 'jacuzzi', 'whirlpool', 'hot tub', or 'spa pool' alongside the pool, indicating a shared whirlpool/hot tub amenity in the building.
Strong evidence the building has a pool: virtually every listing's remarks reference a pool or swimming pool (numerous remarks list "pool," "swimming pool," or "pool with jacuzzi"). Mentions appear across multiple agent listings and descriptions (resort-style amenities, pool, jacuzzi/whirlpool), consistent with prior high-confidence MLS data.
Multiple current listings explicitly call out a heated pool (phrases include "heated pool," "heated swimming pool," and "heated pool with whirlpool"). This appears across several agent remarks (at least ~10 listings reference a heated pool or heated swimming pool), providing solid evidence the building's pool is heated.
I searched the remarks for terms like 'salt water pool', 'saltwater pool', 'salt pool', or 'saline' and found none; listings only mention heated pool/jacuzzi. Absence of saltwater language means no evidence the pool is saltwater.
Strong, consistent evidence that some units have in-unit laundry: 20 of 20 recent listings list washer/dryer in the inclusions and multiple remarks explicitly state phrases like "in-unit washer/dryer", "full-size stack washer/dryer", and "washer & dryer". The mentions appear across many agent remarks and are corroborated by the MLS inclusions, so confidence is high that the building offers units with in-unit laundry.
No analysis available
I searched the remarks for indicators of paid community laundry (coin laundry, coin-op, card operated, quarters, laundry fee) and found none. Multiple listings mention in-unit washer/dryer, further suggesting paid community laundry is not described.
I searched the remarks for phrases like 'laundry on each floor', 'laundry room on every floor', and 'floor-by-floor laundry' and found no references. Many listings instead reference in-unit washers/dryers, so there is no evidence of community laundry on every floor.
All MLS records indicate some form of parking, and many remarks mention included stalls (e.g., 'TWO PARKING STALLS', 'secured parking', 'parking stall in the secured parking garage'). Evidence is consistent across numerous agents and listings, indicating the building clearly provides parking for residents.
Strong evidence across listings: 16 of 20 MLS records show assigned parking and many remarks explicitly state "assigned" or "deeded" parking (e.g., "2 assigned garage parking stalls", "3 DEEDED, COVERED PARKING STALLS"). Multiple agents independently mention assigned/deeded stalls rather than a single copy/paste, supporting high confidence that the building offers assigned parking for units.
Very strong corroboration: 18 of 20 MLS records flag covered parking and numerous remarks explicitly mention "covered parking stall", "covered parking", "garage", and "2 Side-By-Side Covered Parking Stalls", indicating building-wide availability of covered/enclosed parking rather than isolated instances.
Several public remarks explicitly describe parking stalls as deeded/assigned across multiple listings, confirming that parking can be owned with the unit in this building.
No analysis available
Searched for 'parking fee', 'monthly parking', and explicit parking rental charges. Listings instead reference deeded/assigned parking or covered/secured stalls included with units; no separate monthly parking charge was specified.
Consistent evidence: 12 of 20 MLS records include guest parking and numerous public remarks state "ample guest parking", "20+ guest parking stalls", or "guest parking", indicating that guest parking is a building amenity frequently promoted across listings.
Multiple listings (10 of 20 flagged in MLS) and many remarks explicitly reference secured/gated access and secured covered parking (e.g., "fully secured and gated building", "secured covered parking", "covered/secured stall"), indicating building-level secured parking/secured entry is offered and regularly advertised.
No analysis available
No analysis available
Searched for 'waitlist', 'waiting list', or phrasing about joining a waitlist for parking and found none. Listings consistently reference assigned/deeded parking or ample guest parking rather than a waitlist system.
Confidence 90%: One listing explicitly notes "key fob controlled elevators."
Multiple listings explicitly reference key fob/card-controlled access and secured entry, indicating a card/fob electronic access system is in place. This explicit language gives high confidence.
All current MLS listings (20/20) include the SECGUA amenity and many remarks explicitly state building security: quotes include "24/ 7 security", "24-hour security", "security staff", and "secured and gated building". This feature is consistently referenced across many agent remarks (not limited to a single listing), indicating strong, building-level staffed/on-site security coverage.
Several listings state 24-hour security and on-site security staff, which supports that the building provides security patrol/coverage. These explicit statements yield high confidence.
No analysis available
High-confidence evidence that the building has central air conditioning: 20/20 current MLS inclusions list ACCEN and 16/20 unit_features historically flagged ACCEN/CENAC. Multiple listing remarks explicitly state "central A/C" or "Maintenance fee covers central A/C," e.g., "Maintenance fee covers all utilities, including central A/C," showing consistent, building-wide reporting rather than isolated copy/paste.
No analysis available
No analysis available
All 20 MLS listings for Royal Iolani flag construction_materials=CONCRE (20/20). While public remarks rarely mention construction details explicitly, the uniform checkbox across all listings and prior high-confidence analysis provide strong, building-level evidence that the building is concrete-constructed.
Despite a handful of current MLS entries (4/20) showing DOUWAL, no public remarks across many listings mention double-wall construction, and this style is not used for 40-story concrete towers like Royal Iolani. Historical data already indicated high confidence that the building is not double-wall, and the sporadic checkbox use with no narrative support strongly suggests agent input error rather than a real feature. The building should be treated as not having double-wall construction.
No analysis available
Among roughly 20 listings, masonry/stucco is rarely selected (2/20) and is never mentioned in remarks, while concrete is consistently marked and described. The building is a tall, reinforced-concrete style tower, making primary masonry/stucco construction very unlikely. The few MASSTU entries appear to be copy-paste or input mistakes, so masonry/stucco construction is not treated as a building feature here.
No analysis available
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Reviewed remarks for explicit STR permission language and found none. Several listings reference long-term rental advertising or building features but do not indicate legal short-term rental allowance.
Searched for 'hotel rental pool', 'hotel rental program', or hotel-brand-managed rental language and found no references. Because STR is not indicated, hotel rental pool participation is not present.
Looked for phrases like 'mandatory hotel pool', 'required to participate', or 'must be in rental program' and found none. Given no STR/hotel pool evidence, mandatory pool participation is not indicated.
No analysis available
No analysis available
Looked for explicit lease expiry years (e.g., 'lease expires 2050') and renewal language. Found a line offering the ability to 'purchase the fee - turn into a fee simple condo' ("to purchase the fee $309K"), which implies a leasehold/fee conversion option but no lease expiration year is provided.
Searched the entire public remarks for phrases like 'VA approved', 'VA financing', or 'VA loans accepted' and found no references. No evidence in the remarks to indicate VA loan approval.
Several listings explicitly state the HOA/building is fully insured (100% insured / full insurance coverage). Because this language appears repeatedly and even references a date, the boolean is true with high confidence.
Fire sprinklers are strongly confirmed building-wide. At least 7 separate listings explicitly state the presence of a fire sprinkler system, including phrases like “Original construction included fire sprinklers,” “This building…does have fire sprinklers,” and “each unit in the building is equipped with a sprinkler system.” Combined with 13/20 current MLS entries checking the FIRSPR amenity and notes of a 2019 sprinkler installation, the evidence across many agents and years is consistent and robust.
I searched all public remarks for explicit FLSE wording such as 'FLSE passed', 'fire life safety evaluation passed', or 'passed fire inspection' and found none. Several listings reference fire sprinklers, but there is no explicit statement that the building has passed a fire/life safety evaluation, so this is reported as false with medium confidence.
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
Numerous listings (20+ remarks in the provided dataset) explicitly describe ocean or Pacific views—phrases include "ocean", "Pacific Ocean framing the Waikiki Skyline", and "peek-a-boo ocean views". Evidence is consistent across multiple agents and unit types (high-floor, penthouse, 01/08 stacks), indicating the building offers ocean-view units.
Multiple public remarks mention mountain views and broader panoramas including mountains (examples: "mountains!", "panoramic views from Ewa to Diamond Head"). While less frequent than ocean/Diamond Head mentions, the recurring language across different listings supports that some units have mountain/mauka views.
Diamond Head is repeatedly called out across the dataset (20+ remarks) with phrases like "breathtaking views of Diamond Head", "unobstructed Diamond Head views", and "180° panoramic views to Diamond Head". The ubiquity and consistency across many agent remarks indicate high confidence that the building offers Diamond Head view units.
Many listings explicitly promote city or skyline vistas (phrases include "Waikiki skyline", "Honolulu city lights", "cityscape") and often pair city views with Diamond Head and ocean. The consistent multi-listing references indicate building-level availability of city-view units.
Several listings explicitly mention coastline or shoreline views (quoting "view of Diamond Head, the coastline and city" and similar language). Coupled with frequent ocean/Diamond Head references, the remarks show that some units provide coastline/shoreline vistas.
No analysis available
Numerous listings (20+ remarks) explicitly advertise views of the Ala Wai Golf Course—phrases include "Ala Wai Golf Course", "golf course views from every room" and are consistently used across tower listings. Strong multi-listing corroboration supports that the building offers golf-course view units.
Several listings specifically call out the Ala Wai Canal/canal/harbor (examples: "Ala Wai Canal", "Ala Wai Canal, Waikiki Beach") along with ocean and Waikiki views. These explicit canal/harbor mentions across multiple ads support inclusion of a marina/canal view attribute for the building.
Several listings explicitly mention sunrise or morning exposure (quotes: "Capture the beautiful sunrise", "spectacular view from sunrise to sunset"). Repeated references across multiple unit ads indicate that some units in the building provide sunrise/eastern exposure views.
Numerous remarks tout sunset and evening views (examples: "beautiful sunsets", "enjoying sunsets and Friday night fireworks"). The consistent presence of sunset language across many listings supports that the building offers sunset/west-facing view units.
No analysis available
Several listings explicitly state that Friday night fireworks can be viewed from the lanai/units, providing strong evidence the building affords fireworks views from residences. Phrases include 'Friday night fireworks right from the comfort of home's expansive lanai!' and 'lanai is the perfect location to watch the fireworks.'
No analysis available
No analysis available
High prior confidence (15/20 MLS listings listed RESMAN) and numerous current remarks explicitly reference a resident manager — examples include phrases like "Resident manager," "resident manager and 24 hour security on site," and "attentive management." At least several separate agent remarks (multiple listings/tours) mention the on-site resident manager, indicating consistent confirmation rather than isolated copy/paste.
No analysis available
No analysis available
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.