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."
Searched all remarks for numeric owner-occupancy (e.g., '80% owner occupied') and descriptive phrases ('majority owner occupied', 'owner occupied', 'highly owner occupied') and found none. No numeric/current value available to retain, so owner_occupancy remains unknown.
Multiple public remarks explicitly state there are 2 elevators (e.g., "2 elevators per tower") and several listings reference elevator modernization/new elevators. Per rules, use explicit numeric mention and keep/update to 2 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.
Strong evidence: 17/20 MLS checkboxes and multiple agent remarks explicitly state 'central A/C' or 'AC included in the maintenance fee' (e.g., 'All utilities include central A/C' and 'Central AC is included in the Maintenance Fee!'). Consistent across listings.
Strong evidence: 16/20 MLS entries list CABTV and numerous agent remarks state 'cable' or 'basic cable' is included (e.g., 'basic cable, internet service, hot water, and sewer & water' and 'maintenance fee covers ... cable'). Evidence is consistent across many listings and appears to be building-wide.
Moderately strong evidence: 13/20 MLS entries include OTCOEX and some remarks explicitly reference common area maintenance or common-area services being covered (e.g., 'HOA fees covering ... common area maintenance'). Multiple listings corroborate this, though slightly fewer mentions 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.
Strong evidence: 17/20 MLS checkboxes and many agent remarks state electricity is included (e.g., 'All utilities, including ... electricity, are covered' and 'Maintenance fees include electricity'). This is consistently reported across listings.
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.
Strong evidence: 17/20 MLS entries include HOTWAT and many remarks explicitly list 'hot water' among included utilities (e.g., 'hot water' and 'Water (hot)' in HOA inclusions). Multiple listings consistently report hot water being covered.
Strong evidence: 14/20 MLS checkboxes and numerous agent remarks explicitly state 'internet' or 'internet service' is included (e.g., 'basic cable, internet service' and 'maintenance fee covers ... internet'). Consistent across many listings.
No analysis available
Very strong evidence: 18/20 MLS entries and many agent remarks state 'sewer' is included (e.g., 'sewer & water' and 'maintenance fee includes ... sewer'). Widely and consistently reported.
Very strong evidence: 18/20 MLS checkboxes and numerous remarks explicitly list water as included (e.g., 'water, hot water, electricity, cable' and 'All utilities include ... water'). Evidence is consistent across the building's listings.
Very strong evidence: about 19 of 20 listings mention BBQ facilities. Multiple remarks state 'BBQ area', 'BBQs', or 'BBQ grills' across different listings, showing a consistent shared outdoor grilling amenity.
No analysis available
No analysis available
Moderate evidence: roughly 11 of 20 listings mention a 'car wash area' or 'car wash station'. Several agent remarks call out a building car wash, indicating a shared car-wash facility is offered.
Moderate evidence: about 6 of 20 listings mention 'party room', 'party areas', or 'rec room' functioning as a clubhouse-type space. Multiple agents describe party/meeting areas, indicating a communal gathering facility is available.
No analysis available
High-confidence evidence: about 16 of 20 listings explicitly mention a 'dog park', 'dog run', or enclosed pet area. Multiple agent remarks consistently reference this amenity, confirming a designated dog area on the property.
No analysis available
Strong evidence across listings: roughly 17 of 20 listings (and many agent remarks) mention 'fitness center', 'gym', or 'exercise room' as a building amenity. Phrases include 'fitness center', 'gym', and 'exercise room' repeated by different agents, indicating a consistent, building-level shared facility.
No analysis available
Moderate evidence: roughly 9 of 20 listings mention 'meeting room', 'party room', or similar conference/meeting spaces. The language appears across multiple agents, indicating meeting/party rooms are part of the amenity package.
Over 20 of the provided listings explicitly mention lanais or covered lanais, frequently with sizes such as "331 sqft covered lanai", "293 sq. ft. covered lanai", "318 sq. ft. lanai", and "227 sq ft private lanai." Remarks consistently advertise indoor/outdoor living, covered lanais, and multiple covered lanais per unit in several listings, indicating strong, building-wide presence rather than isolated or erroneous checkbox entries.
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
No analysis available
No analysis available
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.
Moderate evidence: about 9 of 20 listings explicitly reference a recreation or party room (phrases like 'recreation areas', 'rec room', 'party room'), often listed together with other shared amenities. The mentions are less ubiquitous than gym/sauna but occur across several agent remarks.
No analysis available
No analysis available
Very strong evidence: roughly 19 of 20 listings mention 'sauna', often listed together with the pool and fitness center. The sauna is consistently referenced across many agent remarks.
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.
Searched the public remarks for 'surfboard storage', 'board storage', 'surf storage', and related phrases. None of the listings reference dedicated surfboard storage facilities.
Clear building amenity: roughly 16 of 20 listings reference 'tennis courts' or 'tennis court', with repeated agent language across listings confirming tennis facilities on the property.
Very high confidence: all 20 current MLS listings show trash/chute and many remarks explicitly note garbage/trash service included in maintenance fees. This consistent language across listings confirms a building trash chute/refuse system.
No analysis available
No analysis available
Strong evidence: about 10 of 20 listings explicitly mention 'jacuzzi', 'whirlpool', 'hot tub', or 'spa pool'. Multiple agents describe a spa/whirlpool in addition to the pool, consistent across listings.
Very strong evidence that the building has a pool: 20 of 20 recent listings include pool amenity checks and the public remarks repeatedly mention 'heated pool', 'heated swimming pool', 'pool, jacuzzi', and similar phrases across different agent listings. Mentions are consistent across multiple agents and listing variations, supporting high confidence that the building offers a shared swimming pool (including heated options in some remarks).
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.
Searched for terms indicating a saltwater pool (e.g., 'salt water pool', 'saltwater pool', 'salt pool'). Listings describe a heated pool and jacuzzi but contain no indication the pool is saltwater.
All 20 current MLS listings list washer/dryer in the inclusions and multiple remarks explicitly mention 'in-unit washer/dryer', 'full-size washer and dryer', or 'washer & dryer'. This feature is consistently reported across many listings and agents, indicating strong building-level availability of in-unit laundry for some or many units.
No analysis available
I searched for terms such as 'coin laundry', 'coin-op', 'quarters', 'card operated', and 'paid laundry'. Remarks reference in-unit laundry and building amenities but contain no indication that community laundry (if present) is paid.
Searched the public remarks for phrases like 'laundry on each floor', 'laundry room on every floor', and 'floor-by-floor laundry'. Multiple listings reference in-unit washers/dryers, but there is no statement indicating community laundry facilities 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 building-level evidence that parking is assigned: 16 of 20 historical MLS records flagged assigned parking and many current remarks explicitly state 'assigned' or 'deeded' stalls such as '2 assigned garage parking stalls' and '2 deeded parking stalls.' Evidence is consistent across multiple listings and agents, indicating this is a building feature rather than isolated unit-level copy/paste.
Clear and consistent evidence that the building offers covered parking: 18 of 20 historical MLS records and numerous remarks mention 'covered parking', 'garage', or 'covered parking stall(s).' Multiple listings reference parking in a main garage or basement and covered stalls, confirming this as a building-level amenity.
Numerous public remarks explicitly reference deeded/assigned parking stalls and 'deeded' language (examples include '3 DEEDED, COVERED PARKING STALLS', '2 deeded parking stalls', '2 deeded parking stalls'). Strong evidence that parking is deeded.
No analysis available
Searched remarks for 'parking fee', 'monthly parking charge', and parking rental language. Most remarks state included/covered/assigned parking or that maintenance covers utilities; no explicit monthly parking fee amount or rental was found.
Consistent evidence that guest parking is available: 11 of 20 historical MLS records and numerous remarks across listings state 'ample guest parking', '20+ guest parking stalls', or 'lots of guest parking.' Multiple agents mention guest stalls repeatedly, supporting inclusion of this feature.
Evidence indicates secured parking/entry is a building feature: historical MLS flags plus several remarks explicitly state 'fully secured and gated building', 'secured parking', and 'secured covered parking.' Repeated mentions across listings (including 'key fob controlled elevators' and 24-hour security) corroborate that parking access is secured.
No analysis available
No analysis available
Searched for 'parking waitlist', 'waiting list', and similar phrases. Remarks describe assigned/deeded stalls and ample guest parking but do not reference a waitlist system.
Confidence 90%: One listing explicitly notes "key fob controlled elevators."
Multiple listings explicitly reference key fob controlled elevators and secured entry, indicating the building uses electronic card/fob access systems.
High-confidence evidence that the building provides security guard service: 19/20 current MLS listings include the SECGUA amenity and numerous remarks explicitly state "24-hour security", "24/7 security", or reference "security staff". The security mention appears consistently across multiple agents' remarks and aligns with the historical MLS checkbox.
Public remarks frequently reference 24-hour security and on-site security staff/management, supporting that the building has security patrol/staff presence.
No analysis available
High-confidence evidence that the building has central air: 20/20 MLS inclusions list ACCEN and at least a majority of the listings' remarks explicitly state "central AC" or "central air" (examples: "Maintenance fee covers... central A/C", "All utilities include central A/C"). The statements are consistent across many agent listings (appearing to be building-wide disclosures rather than isolated copy/paste errors), supporting inclusion of central_ac = true.
No analysis available
No analysis available
Strong evidence that Royal Iolani is a concrete building: historically 20/20 MLS listings flagged CONCRE and 19/20 current listings still do. None of the public remarks explicitly contradict or describe a different primary construction method; mentions of building upgrades/painting/plumbing do not imply a change in structural material. Evidence is consistent across multiple agent listings and remains highly reliable.
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
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Reviewed remarks for STR language and minimum stay rules. There is no explicit language permitting short-term or vacation rentals; therefore STR is marked as not allowed based on available public remarks.
Searched for 'hotel rental pool', 'hotel rental program', and brand-managed rental references. No evidence of hotel pool participation was found; since STR is not indicated, hotel pool is set to false.
Looked for wording such as 'must be in rental program' or 'required to participate' and found none. Because there is no evidence of STR allowance or a hotel pool, mandatory participation is false.
No analysis available
No analysis available
Searched for explicit lease/ground lease expiry or renewal years (e.g., 'lease expires 2050', 'renewed through 2075'). Although a remark references 'Available to purchase the fee - turn into a fee simple condo' (fee purchase offered), there is no explicit lease expiry year. Returning null.
Searched all public remarks for phrases like 'VA approved', 'VA financing', or 'VA loans accepted' and found no matches. No evidence in the remarks to indicate VA loan approval.
Several public remarks explicitly state the HOA/building is fully insured (including hurricane insurance) and even reference full insurance coverage dates. Per rules, explicit mentions support setting insured_fully = true with high confidence.
Strong building-wide evidence: MLS data indicates 12 of 20 listings list FIRSPR, and numerous public remarks explicitly state the presence of sprinklers (phrases include 'All units have fire sprinklers', 'fire sprinkler system is in place', and 'sprinklers installed (2019)'). Mentions appear across multiple agents/listings and align with prior high-confidence conclusions that the building is sprinklered.
I searched the remarks for explicit FLSE language such as 'FLSE passed', 'fire life safety evaluation passed', or 'passed fire inspection' and found none. Many listings mention fire sprinklers ("fire sprinkler system is in place"), but there is no explicit statement that a fire/life safety evaluation was passed, so cannot mark FLSE as 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
Strong evidence across the listing remarks: 20+ listing remarks reference ocean or Pacific views (quotes include 'sweeping views of the ocean', 'peek-a-boo ocean views', 'Pacific Ocean framing the Waikiki Skyline'). Mentions appear in multiple agent write-ups across many units rather than a single copy/paste, supporting building-level availability of ocean-view units.
Multiple listings (20+ remarks) explicitly reference Diamond Head and mountain/landmark vistas (examples: 'Diamond Head views', 'panoramic views of Diamond Head'), with consistent mentions across different agent postings indicating building-level mountain/Diamond Head views are available.
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.
Very strong, building-level evidence: 20+ listing remarks note city/skyline views (quotes: 'Honolulu city skyline', 'Waikiki skyline', 'city lights'). The references span many different listings and agents, indicating city-view units are commonly available in the building.
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.
Multiple listings (several agent remarks across the dataset) call out views of the Ala Wai Canal/Ala Wai Golf Course or harbor-area vistas (quotes: 'Ala Wai Canal', 'Ala Wai Golf Course'), suggesting marina/canal-facing units exist in the building and are advertised by different agents.
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.
Strong evidence: 20+ listing remarks mention sunsets or evening views (examples: 'beautiful sunsets', 'enjoying sunsets and Friday night fireworks', 'sunset views'), and these references appear in multiple distinct listings, indicating sunset-view units are available in the building.
No analysis available
Several listings explicitly describe being able to view Friday night fireworks from the lanai/units, providing strong direct evidence that the building offers fireworks views from residences.
No analysis available
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Clear evidence of on-site/resident management: MLS data shows 15 of 20 listings include RESMAN, and many public remarks explicitly reference a 'Resident manager' or strong on-site management ('Resident manager', 'excellent on-site management', 'attentive management'). These consistent mentions across listings support a high-confidence conclusion that the building has a resident/on-site manager.
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.