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.
No analysis available
No analysis available
No analysis available
The listings contain general references to owner occupancy, primary residences, and owner occupants, but no numerical percentage or reliable building-wide indication. Since there is no explicit percentage to replace the current value, 10% is retained with low confidence.
The remarks describe dedicated or separate elevators serving penthouse and upper-floor units rather than the total number of building elevators. Because no explicit total contradicts the current value, the current value of 3 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.
No analysis available
At least 5 listing remarks explicitly mention cable or cable internet being included in the maintenance fee. The wording is repeated across multiple listings and aligns strongly with the current MLS checkbox data showing CABTV in 18/20 listings.
Evidence for common-area electricity is moderate, not conclusive. The current MLS data shows OTCOEX in 9 of 20 listings, but the public remarks do not repeatedly or clearly describe common electricity/building power being included, so this looks less reliable than the utility inclusions.
No analysis available
Multiple listings consistently indicate electricity is excluded from maintenance fees. At least two remarks explicitly say electric is billed separately, including phrases like "All utilities are included except electric" and "Electricity is sub-metered through the building." This appears consistent across agents and does not look like a copy-paste checkbox error.
No analysis available
At least 5 remarks explicitly state that hot water is included in the maintenance fee, commonly alongside water, sewer, cable, and internet. This supports the previously high-confidence feature and is consistent with the absence of WTRHTR in current MLS inclusions.
At least 5 listing remarks explicitly confirm that internet or cable internet is included in the maintenance fee. The repeated language across multiple listings agrees with current MLS data showing INTSER in 15/20 listings.
No analysis available
At least 5 listing remarks explicitly mention sewer being included, typically paired with water and hot water. The evidence is repeated across listings and strongly corroborates the current MLS data showing SEWER in 18/20 listings.
At least 5 remarks explicitly state that water is included in the maintenance fee, commonly together with sewer, hot water, cable, and internet. This consistent multi-listing evidence strongly supports the current MLS designation of WATER in 18/20 listings.
BBQ facilities are consistently mentioned across the remarks, including “BBQ area,” “BBQ grills,” “multiple barbecue stations,” and “BBQ and picnic areas.” The 18/20 MLS prevalence and repeated confirmation by multiple agents make this a well-established building amenity.
Confidence 98%: Listings describe "bike and surfboard storage on the first floor" and "surfboard and bike racks," indicating specific bike storage amenities.
No analysis available
No analysis available
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.
No analysis available
No analysis available
No analysis available
Exercise amenities are repeatedly described across many listings, including “fitness room,” “workout room,” “exercise room,” “fitness center,” and “gym.” The feature is confirmed by multiple agents and is also strongly supported by the 17/20 current MLS amenity entries.
No analysis available
Meeting room is explicitly named in the amenities list in current remarks, alongside other shared facilities. While not as frequently mentioned as BBQ or sauna, the repeated amenity-style wording and the MLS prevalence support inclusion.
At least 10 listings explicitly mention a shared patio/deck amenity, with key phrases including “7th-floor recreation deck,” “sun deck,” “patio deck,” “recreation deck,” and “7F floor, common space outdoor lounge.” The references appear across multiple listing descriptions and agents, and align with the prior high-confidence determination and current MLS amenity data.
No analysis available
No analysis available
No analysis available
Several listings directly identify a “putting green,” “golf” practice amenity, or “putting green” on the 7th-floor recreation deck. The amenity is consistently described by multiple agents and is supported by both current MLS data and historical high confidence.
At least 15 listings mention a recreation-related amenity, including "recreation area," "recreation deck," "recreation room," and "pool recreation deck." These references appear across multiple listing styles and consistently describe shared building facilities, supporting inclusion.
Multiple listings confirm shared recreational spaces, using phrases such as “recreation room,” “recreation area,” “recreation deck,” “billiard room,” “game room,” and “clubhouse.” Although not present in every listing, the 12/20 MLS entries and repeated detailed remarks support the feature.
No analysis available
No analysis available
Sauna access is repeatedly confirmed with phrases such as “sauna,” “newly renovated pool, sauna,” and amenities including “pool, sauna, gym.” The 12/20 MLS prevalence and extensive independent remarks provide strong building-level evidence.
Storage is strongly confirmed across numerous listings and appears to be available to multiple units, not just a single penthouse. Repeated remarks describe same-floor lockers, exterior storage, floor-specific storage units, bike/surfboard storage, and assigned storage, including “storage locker included” and “one storage locker,” corroborating the MLS amenity and unit-feature data across multiple agents.
The building has dedicated surfboard storage facilities. The remarks describe surfboard lockers or combined bike-and-surfboard storage available to residents.
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.
Trash chute service is directly mentioned in several listings, including “Trash chute and storage,” “each floor has trash chute,” and amenity lists naming “trash chute.” The feature is also present in 16/20 current MLS records, providing strong corroboration across sources.
No analysis available
No analysis available
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.
The pool is strongly validated across numerous independent listings, with well over 20 remarks explicitly mentioning a pool or swimming pool. Key descriptions include a 'newly renovated pool,' 'pool' on the '7th-floor recreation deck,' and 'resort-style amenities including swimming pool'; the consistency across many agents and historical high confidence indicates this is a genuine shared building amenity rather than an unchecked or copied MLS feature.
No analysis available
The building pool is confirmed, but the remarks provide no evidence that it is salt water. Under the available evidence, this feature is treated as false with low confidence.
At least 3 current listing remarks explicitly mention in-unit laundry, including "full size washer and dryer in the unit," "washer in unit," and "its own laundry center in unit." Although many other listings reference community laundry on the 7th floor, the repeated explicit remarks and 7/20 current MLS inclusions confirm that some Royal Kuhio units offer in-unit washer/dryers.
Community laundry is repeatedly documented across many listings, with phrases including “community laundry facilities,” “community washers and dryers,” “coin-operated laundry room,” and “laundry facility located on the 7th floor.” The evidence is strong across multiple listing descriptions and is consistent with the 17/20 current MLS amenity records, although some repeated wording appears copy-pasted.
The community laundry is explicitly coin-operated, confirming that payment is required. Multiple remarks also confirm the presence of community laundry facilities.
The listings consistently identify shared laundry on the 7th floor rather than laundry facilities on every floor. No remark states that laundry rooms are available floor-by-floor.
All 20 current MLS records include parking_features (e.g., OPEN/CO/GARAGE/ASSIGN). Multiple listing remarks explicitly mention assigned or covered parking stalls — examples: "assigned parking included", "1 assigned covered parking stall", "2 dedicated parking spaces", and "3-covd secured parking" — showing consistent confirmation across many agents rather than isolated copy/paste. Evidence is strong and consistent that the building provides parking.
Assigned parking is repeatedly confirmed across many listings from multiple agents, with well over 15 remarks using phrases such as "assigned parking," "assigned covered parking stall," "deeded parking," and "dedicated parking." The consistency across listings and the current MLS data strongly supports that assigned parking is a building offering.
Covered parking is strongly confirmed across many independent listings, including repeated phrases such as "assigned covered parking stall," "secured covered parking," "one covered parking stall," and "secured garage." The breadth of explicit references, together with 17/20 current MLS records containing covered/garage codes, establishes that the building offers covered parking.
The remarks repeatedly identify deeded parking for Royal Kuhio units. Although some listings use terms such as assigned or included parking, the explicit deeded-parking statements strongly support this feature.
No analysis available
The remarks were searched for parking fee and monthly parking-cost language. No parking fee was found; the $10 monthly or $100 annual charge applies to a surf locker, not parking.
Only 1 of 20 listings currently includes the GUEST parking code, and none of the provided remarks explicitly describe guest or visitor parking. The lack of corroboration across many detailed parking descriptions supports correcting this feature to false, although the evidence is based primarily on absence rather than an explicit statement that guest parking does not exist.
Secure access is confirmed in multiple remarks, including “secured covered parking stall,” “assigned secured parking stall,” “secured garage,” “secured entry and parking,” and “easy secure access.” The repeated references across different units, combined with previously high confidence, strongly support this as a building-level feature.
No analysis available
No analysis available
The listings repeatedly describe assigned, reserved, secured, or deeded parking but do not mention a parking waitlist system. Based on the available public remarks, a waitlist is not indicated.
No analysis available
General building security is well documented, but no card- or fob-based access system is confirmed. Generic references to secured entry are insufficient to establish this specific feature.
At least 20 listings mention security service, including repeated explicit descriptions of “24-hour security,” “24/7 security,” “security guard,” and “security guards on duty.” The evidence comes from numerous listings and agents, with some repeated copy suggesting template language, but independent remarks also identify security guards, on-site security, and a resident manager, strongly confirming the building-level feature.
The building clearly has security personnel, consistent with the building context. However, the remarks do not specifically confirm a patrol service, so security patrol is treated as false with low confidence.
Confidence 98%: One listing explicitly states, "There are permanently resident manager, security guard and security cameras."
At least 1 listing explicitly confirms central A/C service billed through the building, while 2/20 current MLS inclusions contain ACCEN despite no unit-feature markings. The explicit statement is specific and distinguishes central service from the numerous listings describing window or split AC, supporting inclusion with high confidence.
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.
At least 3 listing remarks explicitly mention a "window air conditioner," including repeated remarks describing a unit with a "window air conditioner, ceiling fan," and another says the bedroom has "an AC unit." The exact wording appears copy-pasted across some listings, but it is supported by high historical confidence and current MLS inclusion in 15/20 listings, making the feature strongly validated.
Concrete construction is supported by current MLS data in 18 of 20 listings. No public remarks explicitly use phrases such as “concrete construction” or “reinforced concrete,” but the consistent MLS designation across many listings strongly indicates Royal Kuhio is a concrete building.
No analysis available
No analysis available
No analysis available
Steel frame construction appears in a minority of current MLS entries (6 of 20), which suggests the building is likely steel frame but not consistently or explicitly described in public remarks. None of the supplied remarks directly say “steel frame” or “steel frame construction,” so this looks like MLS checkbox evidence rather than repeated agent description.
The listings do not provide remark-level support for a slab foundation at Royal Kuhio. Because only 1/20 records show the slab code and none of the remarks explicitly mention a concrete slab or foundation change, this feature should be treated as unverified and likely incorrect in the MLS data.
No analysis available
No analysis available
There is no remark-based evidence that Royal Kuhio is an 'above ground' construction building. With only 1/20 listings showing the code and no supporting descriptions from agents, this looks like an inconsistent MLS entry and should not be treated as verified.
No analysis available
No analysis available
Multiple listings provide direct evidence that short-term rentals are legally allowed for at least some Royal Kuhio units. Other listings limit rentals to 30 days and note no NUC, indicating unit-specific restrictions, but they do not outweigh the explicit evidence of legal STR use in the building.
The remarks were searched for hotel-pool and hotel-operations language. None was found; listings instead describe self-managed, owner-managed, vacation-rental, or general investment use.
No mandatory rental-pool language was found in the public remarks. Because hotel-pool participation itself is not evidenced, mandatory participation is also not supported.
No analysis available
No analysis available
The lease expiry year is repeatedly identified as 2041 across the remarks. The 2027 reference is described as a lease renegotiation date, not a later lease expiration.
The remarks were searched for VA-specific financing language, including “VA approved,” “VA financing,” and “VA loans accepted.” No such language was found, so VA approval cannot be confirmed.
The remarks were searched for full HOA insurance, fully insured, comprehensive building insurance, and walls-in coverage. No explicit confirmation or denial of full insurance coverage was found, so this remains false with medium-low confidence based on the absence of a mention.
None of the provided public remarks mention fire sprinklers, sprinkler systems, or fire suppression. Only 3 of 20 MLS listings currently check FIRSPR, with no corroboration across the many repeated agent remarks, so the feature is omitted as likely unverified MLS checkbox data.
The remarks were searched for explicit fire/life safety evaluation language, including FLSE passed, fire-safety certification, life-safety compliance, and passed fire inspection. None of those statements were found, so there is no public-remarks evidence that the building has passed an FLSE.
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 strongly supported by 8 of 20 current MLS records and numerous detailed remarks from multiple listings. Examples include "spectacular and incredible ocean views," "views of the Pacific Ocean," "partial ocean views," and "Million-Dollar Oceanviews," demonstrating that ocean-view units are available in the building.
Mountain views are strongly validated by 13 of 20 current MLS records and extensive remarks from multiple listings. Key phrases include "Mountain & City Views," "unobstructed mountain/city views," "tranquil Koolau mountain views," and "positioned on the preferred cooler mountain side."
Diamond Head views are confirmed by multiple listings, including corner units, high-floor units, and penthouses. The repeated explicit wording demonstrates that the building offers units with Diamond Head views rather than relying solely on generic checkbox data.
City views are strongly supported by 15 of 20 current MLS listings and numerous explicit remarks from different listings. Examples include "open city views," "city skyline and lush mountain views," "stunning Waikiki skyline," and "beautiful City Light View," confirming that city-view units are offered.
Coastline views are less frequently labeled explicitly than ocean views, but current data identifies 2 listings with coastline-related descriptions and numerous remarks describe expansive Waikiki Beach and ocean panoramas. Because the historical assessment was high and the current listings support broad coastal outlooks, this feature is retained.
No analysis available
Multiple remarks explicitly call out golf course views, such as "views of the Ala Wai Golf Course," "mountain/golf course view," and "golf course / canal views." The repetition across different listings supports that golf course views are a real feature available from some units in the building.
Marina-related views are supported by 4 of 20 current MLS records and multiple explicit remarks, particularly for higher-floor and penthouse units. Key phrases include "Ala Wai Canal," "ocean, mountain, and Ala Wai canal," "stunning views of the golf course, canal, and mountains," and "ocean, canal and sunset view."
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.
Sunset views are confirmed in several listings, particularly higher-floor and ocean-facing units. The explicit references to year-round sunsets and viewing Hilton fireworks provide strong evidence of western or sunset-facing views available in the building.
No analysis available
Multiple listings confirm that Hilton Friday-night fireworks can be viewed from unit lanais. This is qualifying from-the-building viewing evidence rather than merely proximity to the fireworks.
No analysis available
No analysis available
No analysis available
Resident manager is confirmed across multiple listings, with at least 10 explicit mentions and varied wording from different agents, including “resident manager on site,” “resident manager onsite,” and “on-site res mgr.” The current remarks align with the historical high-confidence MLS data and show strong building-level evidence rather than a one-off checkbox or apparent copy-paste error.
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.