Royal Iolani

No analysis available

Five listings have floor field 40, and multiple penthouse listings are also marked floor 40, establishing the top residential floor. County records show 38 and the state shows 39, but these counts can omit or include nonresidential levels.

The state registration lists 296 total units and applies to one building record; the county's CPR count also shows 296. County reconciled and dwell figures are lower at 293 and 295, so the evidence is not fully consistent.

Owner occupancy from AOUO registration(s) 851. Refreshed by Real_Estate_Scraper/reb_registry/propagate_owner_occupancy.py, which this lock does not block.

The current value of 2 elevators is directly confirmed by an explicit listing remark stating "2 elevators per tower." Other remarks mention new or key-fob-controlled elevators but do not provide a different count.

Calculated from the lowest association fee observed across all non-penthouse unit listings for this building.

Calculated from the highest association fee observed across all non-penthouse unit listings for this building.

Calculated from association fees observed in penthouse unit listings for this building.

Central air inclusion is repeatedly documented, including "maintenance fee covers central A/C" and "Central AC is included in the Maintenance Fee!" It is supported by 17 of 20 MLS records and multiple independent-looking listing remarks.

Cable inclusion is explicitly mentioned in many listings, including "basic cable," "cable TV," and "Spectrum Cable & internet." The evidence is repeated across numerous listings and aligns with the current MLS checkbox in 18 of 20 records.

Common-area costs are supported by remarks such as "maintenance of common areas" and "HOA fees covering" building services. The current MLS includes OTCOEX in 13 of 20 listings, providing strong building-level evidence.

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 one of the most consistently documented features. Remarks repeatedly state "electricity is included," "all utilities," or that the maintenance fee covers electricity, matching 19 of 20 current MLS records.

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 identified as included, including "hot water," "water (hot)," and "all utilities include ... hot water." The feature appears in 17 of 20 current MLS records; the two WTRHTR entries do not outweigh the extensive direct confirmation.

Internet inclusion is clearly and repeatedly stated in remarks, including "internet service," "cable and internet," and "all utilities." It is present in 12 of 20 current MLS records and supported by multiple detailed listing descriptions.

No analysis available

Sewer inclusion is universally supported in the current MLS data, appearing in 20 of 20 listings. Remarks repeatedly use phrases such as "sewer & water," "water, sewer," and "all utilities," making this feature exceptionally well confirmed.

Water inclusion is repeatedly documented across the listings, including "water included," "water (hot)," and "all utilities." It appears in 19 of 20 current MLS records and is consistently supported by detailed remarks.

BBQ facilities are repeatedly confirmed across many independent remarks using phrases such as "BBQ area," "BBQ areas," "BBQ grills," and "BBQ." Universal current MLS support and repeated narrative confirmation make this highly reliable.

No analysis available

No analysis available

The feature is directly mentioned in multiple listings as a "car wash area," including repeated amenity descriptions from separate listings. Although not universal in the remarks, the moderate MLS support and explicit wording validate it as a building amenity.

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.

The remarks repeatedly confirm a building dog park with phrases such as "dedicated dog park on site," "dog park," "convenient dog park on property," and "enclosed dog area." This is sufficient evidence that the pet area is a shared building amenity.

No analysis available

The feature is strongly confirmed across many listings and agents, with repeated phrases including "fitness room," "exercise room," "workout room," "fitness center," and "gym." The consistency across current MLS data and remarks indicates a building-level amenity rather than an isolated unit claim.

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.

Patio/deck-type outdoor space is strongly established across the building. At least 12 of 20 current listings have the PATDEC/COVPAT amenity, while numerous remarks from multiple listings describe a “spacious lanai,” “large covered lanai/patio,” “331 sq. ft. covered lanai,” and “open-air” lanai, indicating this is a legitimate recurring building/unit feature rather than isolated copy-paste.

Only limited current MLS support exists, and the remarks do not clearly identify a dedicated jogging path, running trail, or building walking path. References such as "minutes away from walking paths" and strolling the property's acreage are insufficient to validate this specific 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

Sauna access is universally represented in the current MLS data and repeatedly stated in remarks from multiple agents. Explicit references include "sauna" and amenity combinations such as "fitness center, sauna" and "pool, jacuzzi, sauna."

Storage is checked in the current MLS amenities for 6 of 20 listings, with one additional listing identifying storage in the unit features. Remarks rarely mention it explicitly; one states the unit has 'ample storage space,' while another notes a penthouse with 'built in storage.' The feature is included based primarily on repeated current MLS amenity data, though confidence is moderate because explicit remarks about dedicated storage units or lockers are absent.

The listings describe parking, guest parking, EV charging, and other amenities but do not identify a designated surfboard-storage facility. No qualifying public-remark evidence was found.

Tennis courts are consistently described across multiple agents, including "tennis courts," "two tennis courts," and "tennis court." The feature is also strongly supported by the current MLS amenity data.

Trash chute support is very strong in the current MLS data, with 18 of 20 listings carrying the designation. The explicit remark listing a "trash chute," combined with the high historical confidence and broad MLS consistency, validates this building feature.

No analysis available

No analysis available

A whirlpool or equivalent spa amenity is repeatedly confirmed with phrases including "whirlpool," "jacuzzi," "hot tub," "spa," and "spa pool." The feature appears alongside the building pool in many independent amenity descriptions.

All 20 current listings include pool-related MLS amenities, and numerous listings from different apparent listing records explicitly mention a building or community pool. The repeated references across multiple agents and years strongly confirm this is a shared building amenity rather than isolated or copied unit information.

At least 10 current listings carry the HEAPOO amenity, while well over 10 public remarks explicitly describe a "heated pool" or "heated swimming pool." This consistent wording appears across many separate listings and confirms that the building offers a heated shared pool, not merely an unchecked or copied MLS attribute.

A pool is clearly present, consistent with the building context, but its water type is not specified. No qualifying public-remark evidence indicates that the pool is salt water.

In-unit laundry is overwhelmingly supported: 20/20 current listings include WASHER/DRYER, and many independent remarks explicitly mention 'in-unit washer/dryer,' 'Washer/Dryer in unit,' or 'full-size stack washer/dryer.' The repeated descriptions across multiple units and listing agents indicate this is a building-wide or commonly available feature, not an isolated claim.

No listings mention shared laundry facilities or a community laundry room; the current MLS amenity field is also unchecked in all 20 listings. Multiple remarks instead identify private laundry, including 'in-unit washer/dryer' and 'full-size washer and dryer,' so community_laundry is best excluded.

Listings primarily describe in-unit laundry and do not mention a paid community laundry facility. There is no evidence of coin-op, card-operated, or fee-based laundry in the remarks.

The remarks repeatedly describe in-unit washers and dryers, but do not identify shared laundry facilities on every floor. No qualifying public-remark evidence was found for this feature.

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 parking is supported by 17 of 20 current MLS listings and numerous independent remarks. Key phrases include 'assigned garage parking,' 'deeded parking,' 'most desirable parking space,' and parking stalls located near entrances or elevators, providing strong multi-agent confirmation.

Covered parking is overwhelmingly documented across the listings. Remarks cite '3 covered parking stalls,' '2 covered spaces,' 'covered garaged parking,' '2 side-by-side covered parking stalls,' and 'secured covered parking,' with evidence from many listings and multiple agents.

Numerous listings explicitly identify parking as deeded, including three deeded covered stalls and two deeded stalls. This repeated direct evidence strongly supports that deeded parking exists in the building, although individual units may have different parking allocations.

No analysis available

The remarks repeatedly mention covered, secured, assigned, deeded, tandem, and guest parking. They do not state a monthly parking fee or additional parking charge, so the parking fee is unknown.

Guest parking is consistently confirmed in current remarks, not merely by checkbox data. Multiple listings specifically mention ample or numerous guest stalls, including '24 guest parking stalls' and '20+ guest parking stalls,' demonstrating a building-level amenity.

Secured entry and parking are directly supported by multiple listings from different descriptions. Key phrases include 'fully secured and gated building,' 'secured covered parking,' 'covered/secured stall,' and 'key fob controlled elevators,' with additional references to 24-hour security and controlled access.

No analysis available

No analysis available

The remarks mention ample guest parking, assigned and secured stalls, covered parking, and EV charging. No listing references a parking waitlist, waiting list, or joining a queue for parking.

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

Multiple remarks directly confirm key-fob-controlled elevator access. This is strong, repeated evidence of a card or fob security system.

Security guard service is strongly supported across the listing history and current remarks. At least 13 provided remarks explicitly mention the feature, including "24-hour security," "24/7 security," "24-hour on-site security," and "security staff," across multiple units and agents. This aligns with the current MLS data showing SECGUA in 18 of 20 listings and confirms the building offers security personnel.

The building clearly has security personnel and secured access, but the requested feature requires explicit patrol evidence. No qualifying patrol terminology was found in the public remarks.

No analysis available

Central air conditioning is overwhelmingly supported across the building. Numerous listings explicitly mention "central AC" or "central A/C," often stating that it is included in the maintenance fee, including remarks for multiple unit types and towers; the evidence is consistent across many listings and agents rather than limited to a single copied remark.

No analysis available

No analysis available

Concrete construction is strongly supported by the MLS record, with 19 of 20 listings specifying CONCRE as the construction material. None of the public remarks indicate a different construction type; the repeated references to the 40-story twin-tower high-rise are consistent with a concrete building.

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 describe the property as a residential condominium and mention tenants, owner use, and standard residential amenities. No language was found indicating short-term rentals, vacation rentals, NUC, TVU, or other explicit STR permission; therefore STR permission is not supported.

The listings discuss pools as recreational building amenities, not hotel rental pools. Because no STR authorization or hotel rental program is identified, this feature is false under the prerequisite rule.

The remarks contain no statements that owners must participate in a hotel rental pool or cannot use their units themselves. Since STR permission and hotel-pool participation are not supported, mandatory hotel-pool participation is false.

No analysis available

No analysis available

The remarks indicate leasehold-related tenure because they discuss purchasing the fee to convert the unit to fee simple. However, no specific lease expiry or renewal year was mentioned, so the expiration year remains unknown.

The remarks were searched for explicit VA-related terms such as “VA approved,” “VA financing,” and “VA loans accepted.” None were found, so VA approval is not supported by the available public remarks.

The building's full insurance status is strongly and repeatedly confirmed in the public remarks. Multiple listings describe 100% hurricane or building insurance, consistent with fully insured HOA coverage.

At least 12 current remarks explicitly mention fire sprinklers or a sprinkler system, including statements that the building is “sprinklered,” that “all units have fire sprinklers,” and that sprinklers were installed in 2019. The evidence is strong across multiple listings and agrees with both the prior high-confidence assessment and current MLS data showing 14 of 20 listings with FIRSPR.

The remarks repeatedly reference fire sprinkler systems, fire sprinklers, or a sprinklered building. However, no remarks state that the FLSE passed, that the building is fire-safety certified, or that it is life-safety compliant, so passage cannot be established.

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.

Mountain-related views are supported across 10 of 20 current listings, including repeated references to unobstructed Diamond Head views and explicit wording such as “mountain views” and “Diamond Head ... and mountains.” The consistency across multiple units and agents confirms that the building offers mountain-view residences.

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.

City views are strongly confirmed in 17 of 20 current listings. Key phrases include “Honolulu skyline,” “Waikiki skyline,” “city lights,” “cityscape,” and “unobstructed views ... of the city,” appearing across numerous distinct unit descriptions.

Coastline views are less prevalent but clearly supported in 5 of 20 listings. One listing explicitly says “view of Diamond Head, the coastline and city,” while others reference panoramic Pacific Ocean, South Shore, Waikiki Beach, and coastal views from high-floor residences.

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 building-specific listings directly confirm Friday night fireworks views from residential lanais. The repeated references establish that units in the building can view the fireworks.

No analysis available

No analysis available

At least 7 current remarks explicitly identify a resident manager or on-site management, including “resident manager,” “resident manager ... on site,” and “excellent on-site management.” This is consistent with the strong historical evidence and the current MLS checkbox appearing in 18 of 20 listings, indicating a well-supported building-level feature rather than an isolated copy-paste error.

No analysis available

No analysis available