Royal Iolani

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."

No analysis available

The remarks were searched for explicit percentages such as "80% owner occupied" and descriptions such as "majority owner occupied" or "highly owner occupied." No evidence was found, so owner occupancy remains unknown rather than estimated.

Multiple listings confirm that Royal Iolani has two elevators per tower. This supports the current building value of 2 elevators.

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 conditioning is strongly confirmed by remarks including "central AC included in the Maintenance Fee," "maintenance fee covers central A/C," and "all utilities, including ... AC." This is supported across numerous listings and agents rather than by a single copied statement.

Cable inclusion is repeatedly confirmed across many listings with phrases such as "basic cable," "Cable TV," and "Spectrum Cable & internet." The evidence appears across multiple agents and listing periods and is consistent with the strong current MLS checkbox support.

Common-area inclusion is supported by remarks such as "HOA fees covering ... maintenance of common areas" and references to maintenance fees covering building amenities and common-area costs. Although fewer listings state this component explicitly than utilities, the current MLS data and historical high-confidence conclusion support inclusion.

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 consistently stated with phrases such as "electricity is included," "maintenance fees include electricity," and "all utilities." The evidence is widespread across the listing set and strongly confirms the building-level feature.

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.

Hot water is repeatedly confirmed by statements including "hot water included," "water (both hot and cold)," and "maintenance fee covers ... hot water." The two WTRHTR records are minority exceptions and do not outweigh the strong multi-listing evidence for building-supplied hot water inclusion.

Internet service is clearly included. Listings repeatedly mention “internet,” “internet service,” or “all utilities” in ways that match the MLS data. The evidence is strong and consistent across different agents.

No analysis available

Sewer inclusion is universally supported in the current MLS data and repeatedly appears in remarks such as "water, sewer," "sewer & water," and "maintenance fees include ... sewer." This is exceptionally strong and consistent building-level evidence.

Water inclusion is repeatedly described with phrases such as "water included," "maintenance fee covers ... water," and "all utilities ... water." The feature is confirmed across many listings and is consistent with the strong current MLS checkbox support.

Well over 15 listings mention "BBQ area," "BBQ areas," "BBQ grills," or simply "BBQ." The feature is consistently confirmed across numerous agents and is not dependent on a single copied description.

No analysis available

No analysis available

Car wash facilities are supported by a moderate number of listings. Several remarks explicitly reference a 'car wash area,' which suggests this amenity does exist, though it is mentioned less consistently than the core resort features.

Several listings identify a "recreation room," "recreation area," "party room," or "party areas," which are communal clubhouse-type facilities. Explicit use of the word clubhouse is less common, but the repeated descriptions support inclusion as a shared community amenity.

Concierge service is not supported by the public remarks: 0 listings explicitly mention "concierge," concierge service, or staffed front-desk service. The single CONCIE checkbox appears unsupported and may reflect agent data error, while remarks instead mention resident management and security.

Numerous listings use phrases such as "dedicated dog park on site," "dog park," "convenient dog park on property," and "enclosed dog area." The feature is repeatedly confirmed by multiple agents and is clearly a building-level amenity.

No analysis available

More than 15 listings explicitly mention phrases such as "fitness center," "exercise room," "workout room," or "gym." The evidence is repeated across many different listings and strongly corroborates the nearly universal MLS amenity designation.

No analysis available

At least several listings mention "meeting room," "party room," or "party areas," including one detailed amenity list that explicitly states "meeting room." The combination of direct remarks and the current MLS designation supports a shared meeting/party facility.

Strong, repeated evidence confirms Royal Iolani offers patio/deck-type outdoor spaces. Well over 20 remarks mention terms like "covered lanai," "open lanai," "private lanai," and "expansive lanai/patio," across multiple agents and unit types, which makes this a building-level amenity buyers can expect to find in some units.

I do not find support for an on-site jogging or walking path in the remarks. Across many detailed amenity descriptions, agents mention pool, gym, sauna, tennis, dog park, gardens, and guest parking, but not a jogging path. The small amount of MLS checkbox support appears likely to be copy-paste noise rather than a real amenity.

No analysis available

No analysis available

No analysis available

Recreation space is supported by several listings, though not as universally as pool or sauna. Remarks mention 'recreation area,' 'rec room,' 'party areas,' and related shared spaces, indicating the building offers some type of common recreation amenity.

There is moderate-to-strong evidence for a shared recreation-type room or multipurpose amenity. Remarks reference 'rec room,' 'party room,' 'meeting room,' and 'recreation area,' which supports the feature even if the exact room label varies. This appears to be a real common amenity rather than an isolated agent note.

No analysis available

No analysis available

Many listings directly state "sauna," often in amenity lists such as "pool, jacuzzi, sauna" or "fitness room, ... sauna." Universal current MLS presence and extensive remark confirmation make this feature exceptionally well supported.

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.

The remarks mention general unit and parking storage in some contexts but do not identify a building surfboard or board-storage facility. No qualifying surfboard-storage language was found.

Tennis courts are repeatedly confirmed in the current remarks. Multiple listings across different agents reference 'tennis courts' or 'two tennis courts,' supporting this as a real building amenity.

The feature has exceptionally strong MLS support, with 18 of 20 current listings carrying the trash-chute designation and historical records showing it consistently. Although remarks mention it less often than recreational amenities, the explicit current reference plus longstanding MLS evidence confirms it.

No analysis available

No analysis available

More than 10 listings mention "jacuzzi," "whirlpool," "spa," "spa pool," or "hot tub" alongside the pool. The repeated and varied terminology across listings strongly confirms this amenity.

The pool is overwhelmingly supported across the listing history and current remarks. At least 20 of 20 listings include pool-related MLS amenities, and numerous remarks from multiple listings explicitly describe a "heated pool," "heated swimming pool," or "community pool," often alongside a jacuzzi or spa.

Heated pool is explicitly supported across many current remarks, with repeated phrases such as “heated swimming pool,” “heated pool,” and “pool with jacuzzi/whirlpool.” This is consistent across multiple listings and appears to be a real building amenity rather than a copy-paste anomaly.

A pool is clearly present, but its water type is not specified. No qualifying saltwater terminology was found in the remarks.

In-unit laundry is strongly confirmed across the building: 20/20 current listings include WASHER/DRYER, and multiple remarks explicitly mention "in-unit washer/dryer," "washer/dryer in unit," or a "full-size stack washer/dryer." The evidence appears across many listings and agents, not merely as an isolated or unsupported checkbox.

No analysis available

The remarks reference in-unit laundry but do not mention coin laundry, laundry fees, quarters, card-operated machines, or other paid shared laundry facilities. Therefore, paid community laundry is not supported by the remarks.

The remarks mention in-unit washers and dryers in several listings, but do not describe community laundry facilities on every floor. No qualifying language for floor-by-floor laundry was found.

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.

Assigned or reserved parking is mentioned across numerous listings from multiple agents, with phrases such as "assigned covered parking," "deeded parking stalls," and "designated" or conveniently located stalls. The evidence is strong and consistent with the 17/20 current MLS indicator rate, not merely an isolated checkbox.

Covered parking is repeatedly documented by multiple agents, including listings specifying one, two, or three covered stalls and garage or parking-structure locations. This aligns with the very strong 18/20 current MLS support and prior High confidence.

Multiple listings explicitly identify parking as deeded, including three deeded covered stalls and two deeded stalls. This is strong, repeated evidence that deeded parking exists in the building.

No analysis available

The remarks repeatedly mention covered, secured, assigned, deeded, and guest parking. However, they do not state a monthly parking fee or separate parking charge, so the amount is unknown.

Guest parking is mentioned in well over ten listings, with recurring descriptions such as "ample guest parking," "lots of guest parking," "24 guest parking stalls," and "20+ guest parking stalls." The repetition across multiple listings and agents supports this as a genuine building amenity rather than a copied isolated entry.

Secured entry or parking is directly mentioned across multiple listings, including "fully secured and gated building," "secured covered parking," and "covered/secured stall." Although the current checkbox appears in 8/20 listings, the explicit remarks and prior High confidence establish this as a real building-level security feature.

No analysis available

No analysis available

The remarks describe ample guest parking, secured parking, covered stalls, and EV charging. No parking waitlist system is mentioned, so there is no public-remarks evidence of one.

Confidence 90%: One listing explicitly notes "key fob controlled elevators."

Multiple listings directly identify key-fob-controlled elevators, which is strong evidence of a card or fob access security system. Other remarks also describe the building as secured.

Security guard service is strongly and consistently supported across the listing history and current remarks. Numerous independent listings explicitly describe "24-hour security," "24/7 security," or "security guard," making this a high-confidence building amenity rather than an isolated or copied checkbox.

The remarks repeatedly mention 24-hour security, security guards, and secured entry, but do not specify patrol or roving patrol services. Guard presence alone does not establish security patrol.

No analysis available

Central air conditioning is overwhelmingly supported across the building: numerous listings explicitly state 'central AC,' 'central A/C,' or 'central air conditioning,' often noting it is included in the maintenance fee. The evidence is consistent across many listings and agents, and it matches the MLS data showing ACCEN/CENAC in 15/20 unit-feature records and ACCEN in 20/20 inclusions.

No analysis available

No analysis available

Concrete construction is strongly supported by the MLS record: 19 of 20 listings identify the construction material as CONCRE. None of the public remarks explicitly mention concrete construction, but the consistent historical coding across nearly all listings supports retaining this feature.

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

Some MLS listings (5 of 20) currently flag 'MASSTU' indicating masonry & stucco, but none of the public remarks mention 'masonry' or 'stucco' and many remarks appear copy/pasted across units. Given the MLS entries and prior medium confidence, the feature is included for buyers searching for masonry/stucco construction, but confidence is moderate because remarks do not corroborate and this may reflect inconsistent agent checkbox usage.

No analysis available

No analysis available

No analysis available

No analysis available

No analysis available

No analysis available

No analysis available

The remarks were searched for short-term rental and vacation-rental permissions, as well as NUC, TVU, and minimum-rental language. None was found; therefore, STR permission is not supported by the public remarks.

The listings describe residential amenities and building services but do not mention participation in a hotel rental pool or hotel-operated rental program. Because STR permission is not established, this feature is also false under the prerequisite rule.

The remarks contain no language stating that owners must participate in a hotel rental pool or cannot opt out. Since STR permission is not established, mandatory hotel-pool participation must also be false.

No analysis available

No analysis available

The remarks indicate leasehold-related fee purchase information, but no 4-digit lease-expiration year is stated. Because no specific expiry or renewal year appears, the expiration year is unknown.

The remarks were searched for explicit VA-related language, including “VA approved,” “VA financing,” and “VA loans accepted.” None was found, so there is no public-remarks evidence that the building is VA loan approved.

Multiple listings clearly and consistently describe the building as 100% or fully insured, including hurricane insurance. This strongly supports a true value.

Fire sprinklers are strongly supported across the listing set, with at least 10 listings explicitly mentioning a fire sprinkler system or sprinklers. Key remarks state that the building is “sprinklered,” that “all units have fire sprinklers,” and that sprinklers were “installed (2019),” providing confirmation from multiple listings rather than relying solely on copied MLS checkboxes.

The remarks repeatedly describe fire sprinklers or a sprinkler system, which indicates fire-safety equipment but does not establish that an FLSE was passed. No explicit FLSE-passed, fire-safety-certified, or life-safety-compliant statement was found.

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

14 of 20 current listings mention ocean views. Key phrases include “panoramic views of the Ocean,” “Pacific Ocean,” “breathtaking panoramic views of ocean,” and “views of the ocean,” with consistent confirmation across multiple listings and agents.

10 of 20 current listings mention mountain views or mountain-related views. Explicit examples include “kitchen window for ventilation and mountain views” and “panoramic views of ocean, mountain, sunset,” supported by numerous Diamond Head references.

Diamond Head views are one of the building’s most heavily advertised features, with many remarks saying "Diamond Head," "unobstructed Diamond Head," or "DH-side." The feature appears across multiple units and towers, confirming it is a real building-level view option. Evidence is strong and repeated by many agents.

17 of 20 current listings mention city views. Repeated phrases include “Honolulu skyline,” “beautiful city light views,” “Waikiki skyline,” “cityscape,” and “expansive views of Honolulu’s famous city lights,” showing strong corroboration across listings.

Coastline views are less common than ocean or city views, but they are explicitly mentioned in the remarks, including the phrase “the coastline.” This is supported by a smaller set of listings, so confidence is slightly lower than the other view features.

No analysis available

Golf course views are heavily supported across the remarks and historical MLS data. Listings frequently mention the "Ala Wai Golf Course," "golf course greens," and "fairways," often in combination with ocean, Diamond Head, and city views. This is a consistent advertised feature across multiple listings.

9 of 20 current listings mention marina-type views through references to the “Ala Wai Canal.” Examples include “panoramic views of the Ocean, Ala Wai Canal” and “sweeping views of the Ala Wai Canal,” providing sufficient building-level evidence.

Sunrise views are directly mentioned in current remarks, including explicit sunrise language and morning-coffee references. The MLS pattern (8/20 SUNRIS) suggests this is a real but less universal view feature available in some units.

9 of 20 current listings mention sunset views. Key phrases include “sunset cocktails,” “romantic sunset and city light evenings,” “beautiful sunsets,” and “watching the sail boats, sunsets and stars,” confirming the feature across multiple listings.

No analysis available

Several listings directly confirm that Friday night fireworks can be viewed from unit lanais. This is repeated, building-specific evidence of fireworks views from units.

No analysis available

No analysis available

Resident management is strongly supported, with at least 6 listings explicitly mentioning a “resident manager,” “resident manager ... on site,” “excellent on-site management,” or “attentive management.” The feature is also marked in 18/20 current MLS records, and the repeated remarks across different listings confirm it is a building-level amenity rather than an isolated or likely erroneous checkbox.

No analysis available

No analysis available