Royal Kuhio
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 Kuhio
Building Overview
Royal Kuhio in Waikiki — 38-floor concrete/steel building (1976) with pool and ocean/mountain views.
About Royal Kuhio
Royal Kuhio is a high-rise condominium located in the Central Waikiki neighborhood. Built in 1976, the building has 38 floors, 385 total units and is constructed of concrete with a steel frame.
The property offers on-site amenities including a pool, fitness center and BBQ area, and provides building security with a resident manager and security guard. Units report ocean and mountain views and multiple air conditioning options (central, split, and window). Pets and short-term rentals are listed as allowed.
Additional building details include three elevators and parking that is available, covered, assigned, with guest parking. The building is managed by Hawaiiana Management Company, Ltd. Based on MLS data, this summary reflects available records; buyers should verify specific unit features, rules, fees and policies with the management or listing agent before making decisions.
Building Features & Data Confidence
All features from MLS data with AI-assisted confidence analysis. Click each category to expand and see details.
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I searched for explicit numeric owner-occupancy statements (e.g., "80% owner occupied"). Several remarks refer to owner-occupants or owner-occupied units, but none provide a percentage. Per rules, I retain the current numeric value (10.00) with low confidence and note there is no numeric confirmation in the remarks.
I searched the public remarks for explicit elevator counts. Multiple remarks reference private/upgraded/penthouse-level elevators and a separate elevator bank, but none state the building's total number of elevators. Per rules, I retain the current value of 3 with low confidence because there is no explicit total in the remarks to confirm or change it.
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.
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Very strong building-level evidence: 19 of 20 current MLS records show CABTV checked and several agent remarks explicitly state phrases like 'cable internet in the maintenance fee' and 'Monthly fees include... cable'. Evidence appears consistent across multiple listings/agents and aligns with the MLS checkbox data.
Moderate/uncertain evidence: 8 of 20 current MLS records list common-area electricity (OTCOEX). Remarks are mixed—several listings state electricity is sub-metered or billed separately (e.g., 'Electricity is sub-metered through the building' and 'All utilities are included except electric'), indicating inconsistency or unit-level variation. Because data is mixed and likely copy/paste in some listings, confidence is moderate.
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At least two separate listings explicitly exclude electricity from the included utilities, noting that it is sub-metered and billed in addition to maintenance fees. Combined with the minority of MLS checkboxes and prior high confidence that electricity is separate, the evidence strongly supports that HOA fees do not include electricity.
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Strong building-level evidence: multiple listings explicitly state 'hot water' or 'hot water in the maintenance fee' (e.g., 'Water & sewer, hot water, cable internet in the maintenance fee' and 'Monthly fees include ... hot water'). Current MLS shows HOTWAT checked in several unit records and there is no indication of unit water heaters, so inclusion is well-supported.
Good building-level evidence: 14 of 20 current MLS records include INTSER and numerous remarks include 'internet' or 'internet included', including clear phrases like 'Monthly fees include internet, cable, water/sewer and hot water.' The evidence is consistent across listings and matches MLS checkbox data.
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Overwhelming building-level evidence: all 20 current MLS records show SEWER included and multiple agent remarks explicitly state 'water & sewer' or 'water/sewer' are included in the maintenance fee. Strong, concordant evidence across listings and agents.
Overwhelming building-level evidence: all 20 current MLS records list WATER included and multiple public remarks explicitly state 'water & sewer' or 'water' are included in the maintenance fee (e.g., 'Monthly fees include internet, cable, water/sewer and hot water'). Evidence is consistent across multiple listings and agents.
Well supported: MLS shows BBQ in 14 of 20 listings and many remarks mention 'BBQ area', 'BBQ grills' or 'BBQ station' (e.g., 'host friends at the BBQ area', 'multiple barbecue stations'). Evidence is consistent across multiple agents and appears to be a shared amenity.
Confidence 98%: Listings describe "bike and surfboard storage on the first floor" and "surfboard and bike racks," indicating specific bike storage amenities.
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Limited evidence: clubhouse is mentioned directly in one listing ('clubhouse'), and MLS shows CLUHOU in 1/20 entries. The mention appears in agent remarks but is not repeated widely, so inclusion is warranted but with moderate/low confidence pending stronger corroboration.
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Very strong evidence: 20/20 MLS entries list exercise/fitness amenities and many public remarks explicitly mention 'fitness center', 'exercise room' or 'gym' (e.g., 'Fitness center', 'exercise gym'). The references are consistent across multiple agents and listings, indicating a building-level fitness facility.
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Supported: MLS checkbox is present in many entries (13/20) and remarks explicitly mention 'meeting room' or similar community rooms (e.g., 'Meeting Room', 'clubhouse'). Multiple listings reference community/meeting spaces, indicating a building-level meeting/conference area.
Strong evidence the building offers a shared patio/deck: at least 10+ listings explicitly mention a patio/deck or "7th-floor deck" (quotes: "patio deck", "resort-style amenities on the 7th-floor deck"). Mentions appear across many agent remarks (not isolated), though some phrasing repeats and may be copy-pasted; overall consistency across listings supports inclusion.
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Present but limited: multiple listing remarks explicitly note a putting green (e.g., 'putting green', 'putting green on the 7th floor deck'), so the building offers a putting green though it may not be checked in every MLS entry.
Moderately strong evidence: about 10 listings and many remarks mention a recreation area/room or recreation deck (e.g., 'recreation deck with ping pong and pool tables', 'recreation room'), suggesting a shared building recreation area on the 7th-floor amenity deck.
Supported: MLS lists recreation amenities in 8 of 20 entries and many public remarks reference 'recreation room', 'recreation deck', 'recreation area' or 'game room' (e.g., 'recreation deck with ping pong and pool tables'). The amenity is commonly described across listings and agent remarks.
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Strong evidence: MLS shows sauna in 9 of 20 listings and agent remarks frequently mention 'sauna' (e.g., 'pool, sauna, fitness center'; 'sauna on property'). The sauna is repeatedly referenced across multiple listings and agents.
Strong evidence that the building offers storage units/lockers: numerous listings mention dedicated storage or lockers (examples: 'a large storage unit on the 32nd floor', 'storage locker on the 20th floor', 'storage on the same floor'). Historical MLS checkbox data also previously indicated storage across multiple listings, and current remarks confirm the amenity across multiple units/agents rather than appearing to be a one-off or copy-paste error.
Multiple listings explicitly state the building provides surfboard storage or surfboard/bike racks (quotes above), confirming surfboard storage is available.
Moderately strong evidence from remarks: although MLS checkbox is low (2/20), numerous agent remarks explicitly state 'tennis court' or 'tennis courts' (e.g., 'tennis court', 'tennis court currently undergoing rejuvenation'), appearing across multiple listings. Multiple independent remarks support including this building-level amenity.
Very strong evidence: MLS lists trash chute in 17 of 20 entries and several remarks explicitly state 'trash chute' or 'each floor has trash chute'. The feature is consistently described across listings and appears to be a building-wide amenity.
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No supporting evidence in remarks: despite a small number of MLS listings checking whirlpool, zero of the public remarks mention a whirlpool/hot tub/jacuzzi/spa in detailed amenity lists. This indicates the whirlpool feature is likely not an established building amenity or is being inconsistently reported.
Strong, consistent evidence that the building has a pool: 20 of 20 listings include the POOL checkbox historically and multiple public remarks explicitly state "pool" or "swimming pool" (examples: "Residents enjoy... a pool," "newly renovated pool," "relax by the newly renovated pool"). Mentions appear across many agents and listings (7th-floor deck/pool references are common), indicating the pool is a genuine shared amenity rather than a single-agent copy/paste error.
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The remarks reference a renovated/new pool multiple times but contain no explicit wording indicating a salt water pool. I searched for 'salt water', 'saltwater', 'salt pool', and 'saline' with no matches.
Several listings explicitly advertise in-unit laundry — phrases include "washer in unit" and "unit has its own laundry center in unit". Historical MLS inclusions also show roughly 6 of 20 listings listing WASHER/DRYER. While not every unit has it, enough listings reference in-unit laundry that buyers searching for it should find this building relevant.
Community/shared laundry is repeatedly documented across the corpus — numerous remarks state "community laundry", "laundry located on the 7th floor", or "coin-operated laundry room" (appearing in well over a dozen listings). This consistent, multi-listing evidence from different agents indicates a robust building-level shared laundry facility.
Multiple public remarks explicitly identify the community laundry as coin-operated/paid (quote above). This indicates payment is required for the community laundry facilities.
Listings consistently reference community laundry on the 7th floor (e.g., "community laundry is located on the 7th floor"). There is no mention of laundry rooms on every floor in the public remarks, so 'every floor' is not supported.
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High confidence the building offers assigned parking: historical MLS data lists 18/20 listings with assigned parking and the public remarks repeatedly state phrases like '1 assigned parking stall', 'deeded with an assigned secured parking stall', 'two dedicated parking spaces', and 'assigned parking' across many unit listings (multiple agents/remarks). Evidence is consistent across listings and corroborates the historical MLS checkbox data.
There is solid evidence the building offers covered parking: about a dozen MLS listings historically referenced covered/garage parking (12/20) and many public remarks explicitly say 'covered parking stall', 'secured covered parking', 'garage', or 'covered, secured parking' across multiple listings, indicating covered parking is commonly available to units.
Many public remarks repeatedly describe parking as deeded/assigned/included with the unit (e.g., '1 parking stall deeded to the unit', 'deeded parking and very secure building'), supporting that parking is deeded for many units in this building.
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I searched for terms like 'parking fee', 'monthly parking', '$/month parking', and any dollar amounts tied to parking and found none. There is no evidence in the public remarks to determine a recurring parking fee.
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Evidence supports that parking/entry at Royal Kuhio includes secured access: while fewer MLS checkbox entries historically included SECENT, multiple current remarks explicitly mention 'secured covered parking', 'assigned secured parking stall', 'secured garage', and 'secured entry and parking', and the building repeatedly advertises '24-hour security' and 'secured lobby/elevators'. At least ~6–8 listing remarks reference secured parking or secured entry (examples: 'deeded with an assigned secured parking stall on the 2nd floor', 'secured covered parking stall included'). The repeated agent statements across listings indicate secured entry/parking is a building feature available to many units.
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I searched for phrases indicating a waitlist (e.g., 'parking waitlist', 'waiting list') and found none. Absence of mention suggests there is no advertised waitlist system in the public remarks.
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Public remarks show the building is secure with secured entry and private/penthouse elevators, but there's no explicit mention of card/fob/keycard access. I searched for 'key card', 'fob', 'card reader', and 'keycard' and found no matches.
Multiple listings (MLS shows 12 of 20) explicitly mention on-site security: phrases include '24-hour security', '24/7 security', 'security guard', and 'security guards'. The references appear across many different listings/agents rather than a single outlier, providing consistent, strong confirmation that the building maintains security guard service.
Listings consistently describe an active security presence (24/7 security guards and on-site resident manager). This supports that the building has security patrol/guard services.
Confidence 98%: One listing explicitly states, "There are permanently resident manager, security guard and security cameras."
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At least one listing’s remarks specifically mention a "split A/C system," clearly indicating a ductless mini-split installation in that unit. This is supported by current MLS data where 3 of 20 listings have ACSPL checked, suggesting some agents are correctly noting split systems. Because any-unit presence is enough to count for the building, Royal Kuhio is considered to offer split A/C in at least some units.
MLS inclusion data indicates 14 of 20 listings had ACWIUN checked. Public remarks explicitly reference window/window air conditioners in several listings (eg. "unit features upgraded bathroom... window air conditioner, ceiling fan", "separate bedroom with an AC unit", and other mentions), while a few listings note split or central A/C for specific units. Evidence is consistent across multiple agent remarks and the strong historical checkbox prevalence supports marking window_ac = true.
Historic MLS sources strongly identified Royal Kuhio as a concrete (reinforced concrete) building (previous HIGH confidence). In the current dataset 14 of 20 listings list 'CONCRE' in construction_materials; none of the public remarks explicitly mention 'concrete' or 'reinforced concrete'. The weight of historical documentation plus a majority of current MLS checkbox entries indicates the building is concrete.
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Some MLS entries (7 of 20) indicate steel frame construction and historical MLS data gave medium confidence for STEFRA, but none of the public remarks mention 'steel frame' and the mentions are not widespread. This yields a moderate (implied) confidence that some listings claim steel-frame construction, though the signal is weaker and may reflect inconsistent agent checkboxing or copy/paste.
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Public remarks repeatedly reference vacation/short-term rental activity: some units have Non-Conforming Use Certificates or are described as 'approved Airbnb area', and many listings state '30-day minimum' or explicitly describe vacation rental operation. These indicate short-term rental activity is permitted for at least some units in the building.
I searched for phrases like 'hotel rental pool', 'hotel rental program', or references to being part of a hotel's rental operation and found no evidence. Given STR is allowed for some units but no hotel-pool language appears, hotel rental-pool participation is not supported by the remarks.
Multiple public remarks indicate owner self-management, optional NUCs, and explicit 30-day minimum rules for many units; none state a required/mandatory hotel rental-pool enrollment. Therefore mandatory participation is contradicted by remarks and is set to false.
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Several listings explicitly reference the leasehold term expiring in 2041 (examples: 'A long lease till 2041' and 'A long lease til 2041 allows for financing...'). Use the 4-digit year 2041 as the lease expiry.
I searched the remarks for phrases like 'VA approved', 'VA financing', and 'VA loans accepted' and found no references. With no explicit mention in the public remarks, VA approval cannot be confirmed.
I reviewed the public remarks for explicit insurance coverage language (e.g., "fully insured", "walls-in coverage") and found no references. With no explicit statements in the remarks and no existing positive flag, I set insured_fully to false with medium confidence.
No public remarks mention 'fire sprinkler', 'sprinkler system', or related terms in the available listings (0 mentions). The FIRSPR checkbox appears on only 1 of 20 current listings and there is no historical confirmation — evidence is weak-to-moderate that the building does not advertise a sprinkler system and the single MLS check appears to be an agent/data anomaly.
I searched all public remarks for explicit language indicating a passed fire/life safety evaluation (FLSE) or comparable certification and found none. Because there is no mention and no current stored true value, I set this to false with medium confidence (absence of evidence in remarks).
Flood zone determined from official FEMA Digital Flood Insurance Rate Map (DFIRM) data using building coordinates, not from agent-reported listing data.
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Dozens of remark segments across the provided listings explicitly mention ocean or oceanfront views (examples: "stunning oceanfront views", "partial ocean view", "gorgeous view of the ocean"). Evidence comes from multiple agents and many units (including high-floor and penthouse listings), so confidence is high that the building offers ocean-view units.
Numerous listings explicitly mention mountain/mauka/Koolau views and mountain-facing or mauka-side orientation (many remarks: "mountain views", "mauka side", "Koolau mountain views"). Evidence is consistent across many separate listings and agents, not limited to a single copy/paste, indicating the building offers units with mountain views.
Numerous listings explicitly advertise Diamond Head views (phrases include "Diamond Head views", "facing Diamond Head", "Ocean and Diamond Head views"), appearing across multiple units and high-floor/penthouse listings. This consistent, repeated language from several agents indicates strong building-level availability of Diamond Head-view units.
Many listings explicitly mention city or skyline views (examples: "Waikiki skyline", "city view", "Honolulu City Light"). The references appear across multiple units and floors, indicating the building offers city-view units and making the evidence strong.
Across the combined public remarks there are many mentions of ocean, partial ocean, canal, mountain and city views, but no explicit use of 'coastline', 'shoreline', or 'coastal view'. MLS checkboxes show 0/20 COASTL, so there is high-confidence evidence that 'view_coastline' is not advertised for this building.
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Several listings specifically call out "golf course" or "Ala Wai Golf Course" views (examples: "views of the Ala Wai Golf Course", "golf course, canal, and mountains"). The repeated, explicit mentions across listings suggest the building contains units with golf-course views.
Multiple listings explicitly mention views of the Ala Wai Canal/canal (phrases like "Ala Wai Canal", "canal views", "view of the Ala Wai Canal" appear across several listings). The references are repeated by different agents and units, providing moderate-to-strong evidence that some units in the building offer marina/canal views.
Several listings explicitly reference sunrise or east-facing exposure (e.g., 'sunrise views', 'East facing unit offers sunrises', 'sunrise views from your private lanai'), indicating some units provide sunrise views. The mentions come from multiple unit descriptions and agents, supporting inclusion.
Multiple listings mention sunset or evening views and related features (e.g., "stunning sunsets", "enjoy beautiful sunset views", "Friday night Fireworks"), across several high-floor and lanai-equipped units. The recurring language from different listings supports a high confidence that sunset-view units are available in the building.
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Several listings explicitly confirm Friday night fireworks are visible from the unit/lanai (quotes above). This supports a building-level fireworks view from units.
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High-confidence evidence that the building has a resident manager: historical MLS checkbox data included RESMAN on 14 of 20 recent listings and numerous current public remarks explicitly state phrases like "resident manager on site", "resident manager", or "resident manger" across multiple listings. The mention appears across different listings/agents (so not limited to a single ad), giving consistent confirmation even though some repeated language may reflect standard building descriptions.
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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.