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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Several remarks reference owner-occupants or describe units as owner-occupied, but none provide an explicit percentage (e.g., "80% owner occupied"). Per rules, keep the existing numeric value when no explicit numeric mention appears; retained with low confidence and noted lack of numeric evidence.
Multiple listings mention upgraded elevators, separate/secured elevator banks for upper floors, and private/penthouse elevators, but no remark gives an explicit total elevator count for the building. Per rules, cannot change the numeric field without an explicit number; therefore the current value is retained with low 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.
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Strong building-level evidence: 20 of 20 MLS listings historically had CABTV checked and several agent remarks explicitly state 'cable' or 'cable internet' is included in the maintenance fee (quotes: 'cable internet in the maintenance fee', 'cable internet'). This appears consistent across multiple agents and listings, supporting high confidence that cable is included in the HOA fees.
While remarks do not use the exact phrase 'common area electricity,' the combination of OTCOEX being checked in many listings and notes that all utilities except in-unit electric are included strongly implies building/common electric is paid via the HOA. Given the building’s extensive common amenities and consistent historical data, it is very likely that common area electricity is included in the maintenance fees. No evidence suggests this has changed.
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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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Several remarks state 'Water & sewer, hot water, cable internet in the maintenance fee' and others note 'Monthly fees include internet, cable, water/sewer and hot water' and 'The fee for this unit includes water, hot water, internet, sewer, and cable.' With repeated, explicit references across multiple units and strong MLS support, building-supplied hot water being included in fees is very well established.
Good building-level evidence: 15 of 20 MLS listings historically had internet checked and several agent remarks explicitly state 'internet' or 'internet included' in the maintenance fee (quotes: 'internet, cable, water/sewer', 'monthly fees include internet'). The consistency of remarks across listings supports high confidence that internet is included in the HOA fees.
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Strong building-level evidence: 20 of 20 MLS listings historically had SEWER checked and multiple agent remarks explicitly state 'water & sewer' or 'water/sewer' are part of the maintenance fee (quotes: 'Water & sewer, hot water', 'Water & sewer...in the maintenance fee'). This consistent confirmation across listings supports high confidence that sewer is included.
Strong building-level evidence: 20 of 20 MLS listings historically had WATER checked and numerous agent remarks explicitly list 'water' or 'water & sewer' as included in the maintenance fee (quotes: 'water & sewer', 'water/sewer in the maintenance fee'). The consistency across multiple listings and agents supports high confidence that water is included.
Well-supported: 14 of 20 MLS entries list BBQ and many public remarks mention 'BBQ area', 'BBQ grills', or 'BBQ station' (e.g., 'residents enjoy resort-style amenities on the 7th-floor deck, including... BBQ grills'). Evidence appears across multiple agent remarks and is consistent with historical data.
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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Strong evidence: 19 of 20 MLS entries include the exercise/fitness amenity and numerous remarks state 'Fitness center', 'fitness room', 'gym' or 'exercise room' (e.g., 'Fitness center', 'exercise room located on the 7th floor'). Multiple agents across listings consistently mention this shared amenity, indicating a robust building feature.
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Supported: ~11 of 20 MLS entries list a meeting/conference room and a number of remarks explicitly list 'Meeting Room' or other community rooms (e.g., 'Meeting Room' in amenity lists). Evidence is present across different listings though mentioned less frequently than some other amenities.
Many listings describe a shared outdoor recreation/patio deck, often specifying: 'Pool, patio deck, exercise room and community laundry is located on the 7th floor' and 'resort-style amenities on the 7th-floor deck.' Additional remarks mention a 'pool recreation deck' and outdoor lounge areas, confirming an extensive common patio/deck amenity that is still in use and has been recently renovated in parts.
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At least 8 distinct listings describe a building putting green, often on or near the 7th‑floor recreation deck, using phrases like 'putting green' and 'pool, sauna, putting green, BBQ area, exercise room'. This repeated, detailed mention across multiple agents provides strong evidence that the building has a shared putting green despite fewer MLS checkboxes.
Agents repeatedly reference building amenities such as a 'Recreation room', 'recreation area', and 'recreation deck', often paired with activities like table tennis, billiards, and putting green. With 11/20 MLS entries checking recreation_area and consistent wording across multiple listings, the building clearly offers common recreation areas for residents.
Moderately strong: 9 of 20 MLS entries include a recreation room and many remarks reference 'recreation room', 'recreation deck', 'game room', 'table tennis' or 'billiards' (e.g., 'recreation deck with ping pong and pool tables'). Mentions are repeated across listings and align with historical data.
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Strong evidence: 9 of 20 MLS entries include sauna and many remarks explicitly mention 'sauna' as part of the pool/gym/BBQ package (e.g., 'pool, sauna, BBQ, exercise room'). Multiple agent descriptions across listings confirm this building amenity.
Multiple recent listings explicitly reference dedicated storage, including phrases like 'a large storage unit on the 32nd floor,' 'storage locker on the same floor,' 'locker type storage on the same floor,' and 'locker room is reserved for owners on each floor.' Additional listings note 'storage space,' 'exterior storage,' and 'bike & surfboard storage/lockers,' indicating a consistent building feature rather than a one-off unit perk. Combined with MLS data (storage checked in both amenities and unit features for many listings), this strongly supports that the building offers storage units/lockers to residents.
Multiple listings explicitly describe dedicated surfboard storage or racks (often combined with bike storage) on the first floor. I searched for 'surfboard storage', 'board storage', and 'surf storage' and found clear mentions confirming this amenity.
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Well-supported: 17 of 20 MLS entries list a trash chute and several remarks explicitly state 'trash chute' or 'each floor has trash chute' (e.g., 'each floor has trash chute', 'Trash chute and storage'). Evidence is consistent and appears across many listings.
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Zero listings in the provided remarks mention any whirlpool, hot tub, jacuzzi, or spa, even when giving long, itemized amenity lists that include pool and sauna. Combined with only 2/20 MLS entries checking WHIRLP and prior high‑confidence assessment that this feature is absent, the evidence strongly supports that the building does not offer a shared whirlpool/hot tub amenity.
High-confidence evidence that Royal Kuhio has a building pool: MLS amenities show pool checked on 20/20 listings, and many public remarks explicitly state amenities such as 'pool', 'swimming pool', 'newly renovated pool', and 'resort-style amenities including pool'. Mentions appear consistently across multiple agents and listings (e.g., 'resort-style amenities including pool', 'Swimming pool, Sun deck', 'newly renovated pool'), indicating strong, corroborated presence of a communal pool.
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The building's pool is frequently referenced and described as renovated, but there is no public-remarks evidence that it is a salt-water pool. Absent explicit mention, the pool_salt flag is set to false with medium confidence.
Multiple listings specifically describe in-unit laundry, including a 'fully furnished condo with washer in unit' and a penthouse with 'its own laundry center in unit.' Along with MLS inclusions on several units, this indicates that while not all units have it, the building does offer units with in‑unit laundry, which is important for buyers seeking this feature.
Strong, consistent evidence that the building has shared laundry facilities: about 16 listings reference community/shared laundry (phrases include "community laundry," "coin-operated laundry room," and "laundry located on the 7th floor"). Mentions appear across multiple agents and listing remarks rather than isolated copy-paste errors, supporting high confidence that the building offers community laundry.
Multiple listings explicitly describe the community laundry as coin-operated/paid (quote: "coin-operated laundry room on the mountain side of the 7th floor"). I searched for terms like 'coin laundry', 'paid laundry', and 'card operated' and found explicit coin-op language.
Public remarks consistently locate community laundry on the 7th floor and describe a single shared laundry area there. I searched for phrases like 'laundry on each floor', 'laundry room on every floor', and 'floor-by-floor laundry' and found none. Therefore 'every floor' is contradicted by the remarks.
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Strong evidence that units in Royal Kuhio have assigned parking: roughly 17 of 20 MLS listings historically indicated assigned parking and numerous current remarks explicitly state 'assigned parking', 'deeded parking', 'dedicated parking space' or 'one assigned parking stall'. Mentions appear across multiple agent listings (e.g., '1 assigned parking stall', '3 assigned parking stalls', 'two dedicated parking spaces'), indicating this is a building-level feature rather than isolated copy/paste.
Moderately strong evidence the building offers covered parking: about a dozen listings historically referenced covered/garage parking and many remarks explicitly say 'covered parking stall', 'assigned covered parking stall', 'secured garage' or 'secured covered parking'. These mentions appear across multiple listings and agents (e.g., 'one assigned covered parking stall', '3-covd secured parking', 'deeded with an assigned secured parking stall'), supporting inclusion of covered parking as a building feature.
Public remarks repeatedly describe parking as deeded/assigned/covered or 'deeded to the unit' across many listings, supporting that parking is deeded for many units in the building.
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I searched for terms like 'parking fee', 'monthly parking', 'monthly parking charge', dollar amounts for parking, or 'parking rental' and found none. Many remarks instead note assigned/deeded/covered parking stalls are included with units (examples: 'Secured covered parking stall included', '1 assigned covered parking stall'), so there is no explicit published monthly parking fee to extract from the public remarks.
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Several listings describe the parking as secured or within a secured garage (e.g., 'assigned secured parking stall on the 2nd floor', 'one assigned covered parking stall in a secured garage', '1 secured, covered parking'). This language, echoed across multiple units and agents, supports that the building’s parking is accessed through a secure, controlled-entry garage. Buyers searching for secured or gated parking should consider this building as offering that feature.
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I searched the public remarks for language such as 'parking waitlist', 'waiting list', or instructions to 'join waitlist for parking' and found no references. Because no listings mention a waitlist system, we report parking_waitlist as not indicated with medium confidence (absence of mention suggests one is unlikely or not advertised).
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Listings repeatedly state the building is secured with guards, a resident manager, secured entry/parking, and 24-hour security, but none explicitly mention card- or fob-based access. Per the feature definition (which requires explicit mention), security_card is set to false with medium confidence.
Multiple current listings for Royal Kuhio repeatedly describe the building as having staffed security, using phrases like “24-hour security,” “24/7 security,” “24hr security,” and “security guard and resident manager on site.” These references appear across many different units and agents, reinforcing that the building provides continuous on-site security guard service as a core amenity.
Public remarks repeatedly describe 24-hour security and on-site security guards (e.g., '24-hour security', 'security guards on duty'), which implies an active security/patrol service. I searched for 'security patrol', 'roving security', and similar and found consistent mentions of guards and 24/7 coverage.
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.
Historical MLS data flagged ACWIUN in 14/20 listings. Current remarks across multiple listings (at least four) explicitly reference "window air conditioner" or an "AC unit" (examples: "window air conditioner, ceiling fan"; "separate bedroom with an AC unit"), while others reference split or central A/C — indicating a mix of unit-level A/C solutions. Evidence is strong and consistent across different listings/agents, so the building should be recorded as offering window AC in some units.
Historic MLS data strongly identified the Royal Kuhio as a concrete building (previously high confidence). Among the current set, 14 out of 20 listings still list 'CONCRE' in construction materials and none of the public remarks mention any change (no statements like 'converted' or 'rebuilt'), so multiple agents independently continue to indicate concrete construction.
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Across historical and current MLS data for Royal Kuhio, multiple agents have repeatedly selected STEFRA (steel frame) in the construction_materials field, including 6 of 20 recent listings. Public remarks for dozens of listings never contradict this and instead focus on amenities and views, suggesting the building remains steel frame even if some agents now leave that checkbox blank. Given the consistency over time and the nature of structural features, steel frame construction is included with implied but not explicit textual support.
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Public remarks indicate the building contains both legal short-term-rental (NUC/approved Airbnb area) units and units limited to 30-day minimums. This demonstrates that short-term rentals are allowed for some units in the building.
Searched for 'hotel rental pool', 'hotel program', or branded hotel management references and found none. Building STR activity appears owner-managed or non-hotel, so hotel rental pool participation is false.
There is explicit language indicating optional/individual STR activity and no mention of a required/mandatory hotel rental pool. Therefore mandatory pool participation is false with high confidence.
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Several listings explicitly reference the leasehold expiring in 2041 (phrases such as 'long lease till 2041' and 'waiting on leasehold disclosure'). Using 2041 as the lease expiry year with high confidence.
I searched the public remarks for explicit phrases like 'VA approved', 'VA financing', or 'VA loans accepted' and found no references. Because there is no explicit mention in any listing, we mark VA financing as not indicated with medium confidence (absence-of-mention = likely not advertised).
I searched the remarks for explicit insurance coverage language (e.g., "fully insured", "walls-in coverage", "building insurance"). None of the listings include such statements, so there is no evidence that the HOA provides full (walls-in) insurance coverage.
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I searched the public remarks for explicit language indicating a passed fire/life safety evaluation (e.g., "FLSE passed", "fire safety certified", "passed fire inspection"). Nothing was found in any listing remarks, so there is no evidence to mark this as passed.
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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Multiple listings clearly state ocean or partial ocean views, including phrases like 'gorgeous view of the ocean, Waikiki, and Diamond Head', 'ocean and Diamond Head views', 'Beautiful outstanding Ocean and Waikiki View from Lanai', 'Rarely available Fee Simple 1 bedroom at Royal Kuhio with Million-Dollar Oceanviews', and 'Stunning ocean views from stylish 36th floor "executive-chic" condo'. These mentions span different stacks, corners, and penthouse units, showing that at least some units in this building offer ocean views, so buyers seeking ocean-view options should consider this building.
Strong evidence that the building offers mountain (mauka/Koolau) views: numerous listings explicitly state 'mountain', 'mauka', or 'Koolau' views (many high-floor and corner-unit remarks reference 'mountain views' or 'mauka side'). Evidence appears across multiple agents and listings and confirms the historical high-confidence assessment.
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City views are repeatedly advertised across many listings, with agents using phrases like 'city or mountain views (depending on unit),' 'Mountain & City Views,' 'serene city and mountain views,' and 'breathtaking city views.' These remarks come from multiple different units and agents, confirming that the building offers units with city/urban and Waikiki skyline views despite the absence of 'CITY' in the current MLS view_description field.
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Moderate evidence that some units have golf-course views: several listings explicitly state 'golf course' or 'golf course views' (including penthouse and high-floor descriptions). Mentions appear in multiple remarks, consistent with the prior medium-confidence assessment.
Moderate evidence that some units offer marina/canal views: multiple listings mention 'Ala Wai canal', 'canal', or 'Ala Wai Canal' (several high-floor and lanai descriptions reference canal/Ala Wai views). The mentions are consistent across different listings, suggesting some units face the canal/marina area.
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Multiple public remarks explicitly say residents can watch the Hilton Friday-night fireworks from their lanais or units. I searched for phrases like 'fireworks from lanai' and found clear, repeated statements confirming the view from the building.
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Multiple listings (at least 13) explicitly reference a resident manager or on-site/resident manager (phrases include "resident manager on site", "resident manager onsite", and "resident manager"). This is consistent across different agents and listings rather than a single copy/paste instance, and aligns with the prior MLS checkbox data indicating the building maintains an on-site resident manager.
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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.