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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The listings contain references to owner occupancy and primary-home use, but no numerical percentage or reliable building-wide indication. Because no explicit percentage was provided, the current verified value of 10.00 is retained with low confidence; no evidence in remarks confirms or denies that exact figure.
The remarks describe dedicated or separate elevators serving penthouse and upper-floor units rather than the total number of building elevators. No explicit total count contradicts the current value of 3, so it is retained with low confidence. No evidence in remarks to confirm or deny the total count.
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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At least 6 public-remark entries explicitly mention cable being included in the maintenance fee. The repeated wording appears across multiple listings and aligns with the strong 18/20 current MLS checkbox support, so cable inclusion is highly reliable.
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.
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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.
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Hot water inclusion is well supported by both MLS data and public remarks. Several listings explicitly say the maintenance fee includes "hot water," including one that lists "water, hot water, internet, sewer, and cable" together, which is consistent across multiple agents.
At least 6 public-remark entries explicitly identify internet or cable internet as included in the maintenance fee. This recurring wording from multiple listings, together with 14/20 current MLS records, strongly supports internet inclusion at the building level.
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At least 6 public-remark entries explicitly mention sewer being included in the maintenance fee, often paired with water. The evidence is consistent across listings and matches the near-unanimous 19/20 current MLS support.
At least 6 listing remarks explicitly confirm that water is included in the maintenance fee, commonly together with sewer and hot water. The evidence is consistent with the historical high-confidence determination and the current MLS checkbox, which lists water for 17 of 20 listings; repeated wording appears in some entries, but independent remarks also confirm the feature.
BBQ is mentioned in well over 20 listings, including phrases such as "BBQ area," "BBQ grills," "multiple barbecue stations," and "BBQ and picnic areas." The evidence is strong across many listings and agents, not merely a single copied description, and confirms a building-level 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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More than 20 current remarks mention an exercise amenity, including "fitness center," "exercise room," "gym," "fitness room," and "workout room." The references appear across many distinct listing descriptions and agents, with amenities located on the 7th-floor recreation deck, so the evidence strongly confirms this shared building feature.
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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 of 20 listings explicitly mention a shared patio/deck-style amenity, including "patio deck," "sun deck," "recreation deck," and a "7th-floor deck." Although some wording is repeated or appears copy/pasted, the feature is also described across varied listings and is consistent with the building's established shared recreation-deck amenities.
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At least 10 current remarks explicitly mention a "putting green," including "putting green," "golf putting"-related amenity descriptions, and references to the 7th-floor recreation deck. The repeated detailed references across different listings confirm this as a shared building amenity rather than a unit-specific claim.
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.
At least 15 current remarks directly mention a recreation room or equivalent shared space, including "recreation room," "game room," "billiard room," and "clubhouse." The feature is also described as part of the 7th-floor recreation deck and is confirmed across multiple agents, not just a single copied phrase.
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More than 20 listings directly mention a "sauna," often alongside the pool, fitness center, or recreation deck. The repeated explicit references across numerous agents strongly confirm a shared building sauna rather than an isolated or copied unit feature.
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.
Multiple listings directly confirm dedicated surfboard storage facilities. The storage includes surfboard lockers and 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.
At least 7 listings explicitly mention a "trash chute," including the specific statement "each floor has trash chute" and several independent amenity lists. Combined with the 17/20 current MLS checkbox rate and high historical confidence, this strongly supports a building-wide trash chute system.
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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.
More than 20 listings explicitly mention a pool or swimming pool, often identifying it as a shared 7th-floor or recreation-deck amenity. The evidence is strong across numerous listings and agents, with repeated references to a newly or recently renovated pool, confirming that Royal Kuhio offers a building pool.
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The building pool is confirmed, but the remarks provide no evidence that it is salt water. Under the available evidence, the feature is treated as false.
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.
More than 20 listing remarks explicitly mention community laundry, laundry facilities, or a laundry room on the 7th floor. The repeated descriptions across multiple listings and agents, together with COMLAU appearing in 18/20 current MLS records, provide strong building-level confirmation rather than a single copy-pasted checkbox.
The community laundry is explicitly described as coin-operated, confirming that payment is required. Multiple other remarks confirm the presence of community laundry.
The remarks 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, including phrases such as “assigned covered parking stall,” “1 parking stall deeded to the unit,” and “dedicated parking space.” The consistency across numerous agents and unit types indicates this is a reliable building-level offering rather than isolated checkbox copying.
Covered parking is confirmed across many independent listing remarks, including repeated phrases such as “assigned covered parking stall,” “secured covered parking,” “one covered parking stall,” and “covered garage parking.” The current MLS data supports the remarks, with 17 of 20 listings containing covered-parking designations, indicating a strong building-level feature rather than an isolated or copied claim.
Public remarks repeatedly identify deeded parking for multiple Royal Kuhio units. Other listings describe assigned or included parking, further supporting that deeded parking exists in the building, although parking characteristics may vary by unit.
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The remarks were searched for parking fee, monthly parking charge, parking rental, and additional parking cost language. No parking fee was found, so the monthly amount is unknown.
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.
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The public remarks repeatedly describe assigned, reserved, secured, or deeded parking but do not mention a waitlist system. Based on the absence of waitlist language, no parking waitlist is indicated.
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General building security is well documented, but no card- or fob-based access system is identified. Generic references to secured entry are insufficient to establish this feature.
Security service is strongly supported across the building: at least 12 of 20 current listings carry the SECGUA amenity, and numerous remarks from multiple listings and agents explicitly describe 24-hour security or security guards. The repeated detailed references, including “Security guard” and “security guards on duty,” confirm this is a building-wide amenity rather than an isolated or copied unit feature.
The building clearly has security personnel, consistent with the building context. However, the remarks do not specifically confirm a patrol service, so this feature is treated as false.
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 three listings explicitly mention a "window air conditioner," and another states the bedroom has "an AC unit"; a separate listing mentions a split A/C system. Combined with ACWIUN appearing in 14/20 current MLS listings and previously high-confidence evidence, support is strong across multiple listings rather than relying on a single copied remark.
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 broad agreement across listings and previously high-confidence historical evidence make this a strong building-level feature rather than an isolated agent entry.
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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.
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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.
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Multiple listings provide direct evidence that short-term rentals are legally allowed for at least some Royal Kuhio units. Other listings specify 30-day minimum rentals or no NUC, indicating that STR permissions vary by unit, but the building has documented STR-eligible units.
The remarks were searched for hotel-pool and hotel-operations language. None was found, and the listings describe owner-managed or general rental opportunities rather than participation in a hotel rental pool.
The remarks were searched for mandatory hotel-pool participation, required rental-program enrollment, and inability to opt out. No such language was found, so mandatory participation is not indicated.
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The lease expiry year is repeatedly identified as 2041 in the remarks. The 2027 reference concerns lease renegotiation and is not a later expiration date; no extension beyond 2041 is mentioned.
The remarks were searched for VA-specific financing language, including “VA approved,” “VA financing,” and “VA loans accepted.” None was found, so VA approval cannot be confirmed from the public remarks.
The remarks were searched for statements about HOA insurance coverage, full building insurance, and walls-in coverage. No explicit confirmation or denial was found, so the feature remains false with low-to-moderate confidence.
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 and inspection language, including FLSE and fire-safety certification references. Nothing relevant was found, so the feature remains false with low-to-moderate confidence based on absence of evidence.
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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Ocean views are strongly supported across multiple independent listings and unit orientations, including high-floor and penthouse residences. Key phrases include "breathtaking 180 degree views...to the Pacific Ocean," "spectacular ocean views," and "Million-Dollar Oceanviews."
Mountain views are strongly supported by 13 of 20 current listings and by numerous explicit remarks from varied listings, including "Mauka side," "Koolau mountain views," and "stunning mountain views." The evidence spans standard units, corner units, high floors, and penthouses, indicating a legitimate building-level offering rather than a single copied description.
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 across the building: 14 of 20 current listings identify CITY in the view descriptions, and numerous remarks explicitly mention "city views," "city skyline," "Waikiki skyline," or city views from a lanai. The evidence appears across many distinct listings and view orientations, not merely a single copied description, confirming that the building offers city-view units.
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.
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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.
Several listings mention "canal," "Ala Wai Canal," or related canal views, including phrases like "ocean, mountain, and Ala Wai canal" and "view of the mountain and the Ala Wai Canal." While not the majority of units, the repeated explicit references are strong evidence that some units in Royal Kuhio offer marina/canal-type 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.
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.
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Multiple listings confirm that Friday-night Hilton fireworks can be viewed from unit lanais. This is qualifying from-the-building viewing evidence, not merely proximity to the fireworks.
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Resident manager is strongly supported across multiple listings, with at least 10 explicit mentions using phrases such as “resident manager on site,” “resident manager onsite,” “on-site res mgr,” and “permanently resident manager.” The evidence appears across different remark styles and agents, and aligns with current MLS data showing RESMAN in 16 of 20 listings; this is not merely an isolated checkbox or copy-paste artifact.
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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.