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."

I searched for explicit percentages like "80% owner occupied" and qualitative phrases such as "majority owner occupied" or "highly owner occupied," but found no mentions. Because the remarks do not provide a usable occupancy figure, this remains unknown.

The remarks directly support the building's elevator count. Several listings state there are "2 elevators per tower," which matches the current building context and is consistent across the remarks.

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 AC is one of the clearest confirmed inclusions for Royal Iolani. Many listings explicitly mention "central AC included," "Maintenance fee covers central A/C," or similar wording, and the references are repeated across numerous remarks. This is strong building-level evidence, not just copy-paste noise.

Cable inclusion is strongly confirmed across the remarks. Multiple listings explicitly state "basic cable," "Cable TV," or list cable among the utilities covered by HOA/maintenance fees, suggesting this is a building-level inclusion rather than a one-off agent error. Evidence is consistent across many listings and agents.

Common area costs are supported, though less explicitly than the utilities. The current remarks often bundle this with “maintenance” or “common area maintenance,” which aligns with the MLS inclusion data. Evidence is solid but somewhat more implied than direct utility mentions.

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 is consistently described as included in the maintenance fee. Multiple listings say "electricity is included," "all utilities," or list electricity among the covered items, providing strong support across the dataset. The consistency across listings makes this highly reliable.

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 inclusion is strongly supported across the listings. Several remarks explicitly list “hot water” with other covered utilities, and the current MLS pattern is highly consistent. There is no strong evidence suggesting this changed or was incorrectly entered.

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 repeatedly confirmed in the public remarks. Many listings state that maintenance fees cover sewer, often alongside water, electricity, cable, and internet, indicating a consistent building-level benefit. The evidence is broad and highly consistent.

Water inclusion is strongly and consistently supported across the listings. Remarks repeatedly list water among the utilities covered by maintenance fees, often in the same sentence as electricity, cable, central AC, and sewer. This appears to be a stable building feature rather than an isolated agent entry.

BBQ/grilling amenities are consistently and repeatedly confirmed throughout the current remarks. Multiple listings mention 'BBQ area,' 'BBQ grills,' 'BBQ spaces,' and similar wording, showing broad agreement across agents. This is very strong evidence that the building offers shared BBQ facilities.

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.

A formal 'clubhouse' is not always named explicitly, but the building is repeatedly described as having a clubhouse-type communal space. Listings mention 'party room,' 'party areas,' 'meeting room,' and similar shared facilities, suggesting this amenity exists even if agents label it differently. The evidence is moderate and somewhat terminology-dependent.

No analysis available

The dog park/pet area is strongly corroborated in the listings. Multiple agents explicitly mention a 'dog park' or 'dog area on property,' so this is a well-supported shared amenity.

No analysis available

Exercise facilities are strongly confirmed across the building. Current remarks mention it in many listings using phrases like 'fitness center,' 'gym,' 'fitness room,' 'workout room,' and 'exercise room,' indicating this is a shared amenity rather than a one-off unit feature. The consistency across multiple agents supports a very high-confidence true value.

No analysis available

Moderate evidence: roughly 10 of 20 listings historically list meeting/party/community rooms and current remarks include 'party room', 'meeting room', and 'party areas' across multiple agents, indicating a communal meeting/party space in the building.

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

Sauna is one of the most consistently confirmed amenities in the building. Many current listings explicitly include 'sauna' alongside pool, tennis, gym, and BBQ amenities, which strongly supports its presence as a building-level feature. The repeated mentions across multiple remarks make this a very high-confidence true value.

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 looked for surfboard storage or related storage amenities such as board storage or surf storage. None of the public remarks mention a dedicated surfboard storage facility.

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.

Trash chute support is exceptionally strong in the MLS record. Historical data shows it in every listing, and current remarks do not contradict that, so this is a very reliable building amenity.

No analysis available

No analysis available

Whirlpool/spa amenities are repeatedly confirmed in the remarks. Listings variously describe a 'whirlpool,' 'jacuzzi,' 'spa pool,' or 'hot tub,' making this a well-supported shared feature.

The pool is strongly supported and consistent across the listing history. Current remarks mention it in dozens of listings with phrases like "heated pool," "community pool," "resort-style amenities include... pool," and "heated swimming pool," suggesting this is a shared building amenity rather than copy-paste error. Confidence is very high that Royal Iolani has a pool.

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.

I looked for direct references to a salt water pool, saltwater pool, or similar wording. The amenities repeatedly mention a heated pool and jacuzzi/spa, but nothing indicates the pool is salt water.

In-unit laundry is strongly confirmed across the building. Multiple current listings explicitly mention it, including phrases such as "in-unit washer/dryer," "Washer/Dryer in unit," "full-size washer and dryer," and "full-size stack washer/dryer." The evidence is consistent across many listings and agents, so this appears to be a reliable building feature rather than a copy-paste anomaly.

No analysis available

I looked for wording such as 'coin laundry,' 'paid laundry,' 'quarters,' 'coin-op,' or card-operated laundry. The remarks do not mention any shared laundry amenity at all, so there is no evidence that community laundry is paid.

I searched the public remarks for language like 'laundry on every floor,' 'laundry room on each floor,' and similar floor-by-floor community laundry references. The listings only mention in-unit washer/dryer in several units, not shared laundry facilities for each 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.

Assigned/reserved parking is very strongly supported at the building level. Across many listings, agents repeatedly describe stalls as 'assigned,' 'deeded,' 'reserved,' or 'designated,' which is consistent with the current MLS pattern showing ASSIGN in most listings. This appears to be a real building feature, not a one-off agent description.

Covered parking is clearly a building-level feature at Royal Iolani. Numerous recent remarks explicitly mention covered stalls or garage parking—e.g., "1 covered parking stall," "2 assigned covered parking," "3 covered parking stalls," and "covered garaged parking"—across many different listings and agents. This is consistent with the current MLS data and does not appear to be a copy-paste anomaly.

The remarks clearly describe deeded parking multiple times, including "3 DEEDED, COVERED PARKING STALLS" and "2 deeded parking stalls." This is strong public-remarks evidence that parking is owned with the unit in at least some listings.

No analysis available

I searched for parking fee language such as monthly parking charges, stall rental costs, or additional parking costs and found none. The remarks only describe parking as covered, secured, deeded, or included.

Guest parking is well supported at the building level. Numerous listings explicitly mention guest parking with details like 'ample guest parking,' 'lots of guest parking,' '24 guest parking stalls,' and 'over 20 guest stalls.' The repeated mentions across many listings make this a reliable shared amenity.

Secured parking/building access appears to be a real building-level feature. Multiple remarks directly state "secured and gated building," "secured parking," or "secured covered parking," and several also mention 24-hour security or controlled-access elevators. The evidence is consistent across several listings, not just copy-pasted MLS boilerplate.

No analysis available

No analysis available

I looked for phrases like "parking waitlist," "waiting list," or instructions to join a parking queue and found nothing. The listings instead emphasize ample guest parking and assigned stalls.

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

The remarks strongly support card/fob-style security access. Multiple listings reference key fob-controlled elevators, secured entry, and gated access, which is consistent with a card/fob access system.

Security guard service is strongly supported across the building’s listing history and current remarks. Multiple listings explicitly mention "24-hour security," "24/7 security," "security staff," and "resident manager and 24 hour security on site," indicating this is a consistent building feature rather than a copy-paste error. The evidence appears broad across many agents and unit types.

I searched for wording like 'security patrol,' 'roving security,' and 'patrolled building.' The remarks do mention 24-hour security and security staff/guards, but they do not explicitly say the building has patrol service.

No analysis available

Central air conditioning is strongly supported for Royal Iolani. Dozens of current remarks explicitly say "central AC," "central air," or "central air conditioning," and several note that maintenance fees include central AC as a building utility. The evidence is consistent across many different listings and agents, so this appears to be a real building feature rather than copy-paste noise.

No analysis available

No analysis available

Concrete construction is strongly supported by the MLS record: 19 of 20 listings are coded CONCRE. None of the public remarks explicitly mention a different construction type or suggest a recent change, so this appears to be stable building data rather than a copy-paste anomaly.

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

I searched for explicit short-term rental indicators such as STR permitted, NUC, TVU, vacation rental allowed, or hotel-style legal rental language and found none. There is also no counter-evidence suggesting STR is allowed, so this remains false based on the public remarks.

I looked for references to a hotel rental pool or hotel-managed rental program such as Hilton, Trump, or Ritz-style pool participation and found nothing. Since STR is not evidenced as allowed in the remarks, this is also false.

I searched for wording like mandatory pool participation, required rental program, cannot opt out, or other compulsory hotel-rental language and found none. With no evidence of an STR/hotel program in the remarks, mandatory participation is not supported.

No analysis available

No analysis available

I looked for any mention of leasehold status, ground lease, lease expiry year, or renewal/extension language and found nothing. The remarks read like a standard fee-simple condo marketing description and do not provide a lease expiration date.

I searched the public remarks for explicit language such as "VA approved," "VA financing," or "VA loans accepted" and found none. The listings focus on amenities, views, parking, and maintenance details rather than loan eligibility.

The remarks repeatedly and explicitly describe the building as fully insured. Multiple listings state 100% insurance coverage or 100% hurricane insurance, which strongly supports this feature.

Fire sprinklers are strongly supported across the listing set. Multiple listings explicitly mention the building as "sprinklered" or state that "fire sprinklers" / a "fire sprinkler system" are in place, and several remarks appear to be consistent copy-paste building descriptions rather than isolated agent notes. The evidence is strong and consistent enough to treat this as a confirmed building feature.

I searched the remarks for direct evidence of a passed fire/life safety evaluation, fire inspection clearance, or life-safety certification and found none. The listings do mention fire sprinklers and sprinklered building status, but that does not confirm FLSE/pass status.

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 consistently confirmed across the remarks, with many listings explicitly stating "ocean," "Pacific Ocean," "coastline," or "ocean vistas." Multiple agents describe the same feature from different stacks/floors, so this does not look like a one-off copy-paste error. The building clearly offers ocean-view units.

Mountain views are supported by the historical MLS data and confirmed in at least one current remark that lists “mountains” among the views. While fewer listings mention mountains than ocean or Diamond Head, the feature still appears to be genuinely available in the building.

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 well supported by the remarks, including phrases like "city light views," "Honolulu skyline," "city lights," and "cityscape." Several listings specifically pair city views with Diamond Head or ocean views, indicating this is a common and real view type in the building. The evidence is broad enough to treat city views as a confirmed offering.

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.

Marina-type views are supported by direct references to the “Ala Wai Canal” in the remarks, which falls within the canal/harbor-style view definition. The feature appears across multiple listings, though less frequently than ocean or city views.

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.

Sunset views are well supported by several listings, including direct phrases like “sunset and city light evenings,” “beautiful sunsets,” and “watch the sunsets.” The evidence is repeated enough across agents to treat this as a real feature.

No analysis available

Multiple listings directly confirm fireworks views from the unit/lanai, not just proximity to fireworks. The remarks repeatedly say residents can watch Friday night fireworks from the lanai, which is strong evidence this feature exists.

No analysis available

No analysis available

Resident manager is strongly supported across the listing set. Multiple remarks explicitly say “resident manager,” “on-site management,” or “excellent on-site management,” and this appears consistent rather than a one-off agent copy-paste. The MLS history also shows 17/20 listings with RESMAN in amenities, reinforcing that the building has a resident manager on site.

No analysis available

No analysis available