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 owner-occupancy figures like "80% owner occupied" or descriptive phrases such as "majority owner occupied." The remarks only reference individual owner-occupied units and investor suitability, which is not enough to infer a building-wide percentage. Keeping the current value of 10.0 with low confidence because no percentage is confirmed in the remarks.
I searched the remarks for explicit elevator-count language such as "3 elevators," "4 elevators," or "multiple elevators" tied to the whole building. The listings only reference special elevator access for penthouse or upper floors, which supports that elevators exist but does not confirm the total count. Keeping the current value of 3 with low confidence because there is no direct remark stating a different building-wide 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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Cable inclusion is strongly supported at the building level. Historical MLS data shows CABTV in 19 of 20 listings, and current remarks explicitly confirm it in phrases like "the fee includes water, hot water, internet, sewer, and cable" and "cable internet in the maintenance fee."
Evidence for common-area electricity is moderate, not definitive. The MLS data shows 8 of 20 listings with OTCOEX, but public remarks are inconsistent and usually do not explicitly say common-area power is included. This appears more like partial/agent-entered checkbox data than a universally confirmed amenity.
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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.
Internet inclusion is supported by both the MLS and repeated public remarks. Listings explicitly state that monthly fees include "internet" and one even notes "a FREE Wi-Fi," showing consistent building-level evidence rather than a one-off agent entry.
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Sewer inclusion is effectively confirmed building-wide. The MLS shows sewer in all 20 of 20 listings, and remarks repeatedly say "water & sewer" or list sewer alongside other included utilities, making this a very strong building-level feature.
Water inclusion is confirmed across the building. The MLS shows water in all 20 of 20 listings, and multiple remarks explicitly state that the maintenance fee includes water, matching the high-confidence building-level pattern.
BBQ facilities are repeatedly referenced in the public remarks, including 'BBQ area,' 'BBQ grills,' 'barbecue areas,' and 'BBQ and picnic area.' The current MLS data also supports this with 17/20 listings showing BBQ in amenities. Evidence is strong and consistent across many listings.
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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Exercise amenities are strongly supported across the listings. Multiple remarks explicitly mention 'fitness center,' 'gym,' 'exercise room,' and 'exercise gym,' and the current MLS data shows 19/20 listings include EXEROO. This looks consistent across many agents rather than a one-off copy/paste error.
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A subset of listings explicitly references a 'meeting room,' along with related community-style amenity spaces. Evidence is not as widespread as the core amenities, but it is directly stated in current remarks and supported by the MLS history.
The building clearly offers shared patio/deck-style amenities. Multiple current remarks mention "patio deck," "sun deck," "recreation deck," and a "7th-floor deck," with several listings repeating similar amenity language, indicating this is a real building feature rather than a one-off agent copy/paste error. Buyers looking for outdoor common space should include this building.
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Several listings directly mention a putting green, sometimes with location detail such as 'on the 7th floor deck.' The repeated explicit references, combined with the historical MLS data, make this a strong confirmed building amenity.
Several remarks describe shared amenities such as "recreation deck," "recreation area," and "recreation room," often alongside pool, BBQ, and gym references. Combined with the current MLS data showing RECARE in 10/20 listings, the evidence supports a true building-level recreation amenity.
Recreation-space amenities appear in multiple listings, with remarks using 'recreation room,' 'recreation area,' 'recreation deck,' 'game room,' and similar phrasing. The MLS data also shows 9/20 listings with RECROO, which aligns with the remarks. This suggests a real shared building amenity rather than a checkbox mistake.
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Sauna appears in many listings, often alongside the pool and exercise room. The wording is explicit and repeated across multiple remarks, consistent with the existing high-confidence MLS evidence.
Storage/locker availability is strongly supported across the remarks. Multiple listings explicitly mention "storage locker," "same-floor storage," "external storage," "extra storage space," and even "4-storage lockers," indicating this is a real building feature rather than a copy-paste checkbox error. Evidence appears consistently across many agents and unit types, including unit-level storage and common storage areas.
I looked for surfboard storage, board storage, surf lockers, and similar terms. Multiple listings directly confirm dedicated surfboard storage or lockers, so this feature is present.
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 is explicitly confirmed in the remarks, including phrases like 'Trash chute' and 'each floor has trash chute.' The current MLS data also supports the feature with 17/20 listings showing TRACHU. This is strong, repeated evidence that the building has a 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.
Pool is strongly supported across the listings, with dozens of remarks explicitly mentioning it. Phrases include 'swimming pool,' 'newly renovated pool,' 'resort-style amenities including swimming pool,' and 'pool on property,' appearing consistently across multiple agents and unit types rather than a one-off copy-paste error.
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I searched for explicit salt-water pool language such as saltwater pool, saline pool, or salt pool. The remarks mention a pool and renovated pool area, but nothing indicates the pool is salt water.
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 strongly supported across the listing corpus and appears in many independent remarks. Multiple listings explicitly mention it on the 7th floor or as a coin-operated/community laundry room, which is consistent with the MLS COMLAU flag and not just a one-off agent copy-paste. The evidence is overwhelming and consistent across many listings.
I searched for coin-op, quarters, card-operated, paid laundry, and laundry fee language. The remarks directly confirm coin-operated laundry, so this feature is present.
I looked for language like laundry on each floor, every floor laundry, or floor-by-floor laundry. The public remarks consistently point to a shared laundry facility on the 7th floor, so there is no evidence of laundry on every 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.
Evidence is overwhelming that Royal Kuhio offers assigned/reserved parking. Across the remarks, dozens of listings explicitly say things like 'one assigned parking stall,' 'assigned parking included,' 'deeded parking,' and 'reserved parking,' often repeated by different agents. This looks consistent across the building rather than a one-off copy-paste issue.
The building clearly offers covered parking. Many listings explicitly mention 'assigned covered parking stall,' 'one covered parking,' 'secured covered parking,' and 'covered garage parking,' providing strong repeated confirmation from multiple remarks. The evidence is consistent and not limited to checkbox data alone.
Several listings directly state that parking is deeded, including phrases like "1 parking stall deeded to the unit" and "Deeded parking." This indicates the parking is owned with the unit rather than merely assigned or rented.
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I searched for mentions of a parking fee, monthly parking charge, additional parking cost, or parking rental and found none. The listings mention assigned, deeded, covered, and secured parking, but do not state any separate parking cost.
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There is strong evidence that parking has secured access at Royal Kuhio. Several listings state 'secured entry and parking,' 'one assigned covered parking stall in a secured garage,' or 'secured covered parking,' and other remarks reference 24/7 security and secure access. While fewer listings mention the secured aspect than assignment/coverage, the repeated explicit references support it well.
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I looked for language such as "parking waitlist," "waiting list for parking," or instructions to join a parking waitlist and found nothing. The remarks instead describe parking as assigned, deeded, or included.
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I looked for card/fob access terms, especially around secured entry and building access. The remarks mention secured entry, security guards, and secure elevators, but do not explicitly confirm a card-based access system.
Security guard service is strongly supported for Royal Kuhio. Across many current listings, the feature is explicitly mentioned dozens of times with consistent wording such as "24-hour security," "24/7 security," "security guard," and "on-site security," indicating this is a real building-wide amenity rather than a copy-paste anomaly. The evidence is broad across multiple agents and unit types, and it aligns with the prior high-confidence MLS data.
I searched for patrol-related wording such as security patrol, roving security, or patrolled building. The public remarks reference security staff and 24-hour security, but not an actual patrol service.
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.
Window AC is strongly supported for Royal Kuhio. Multiple current listings explicitly say "window air conditioner" or note an "AC unit," and this aligns with the prior MLS pattern where ACWIUN appeared in most listings. The evidence is consistent across many remarks and agents, so this feature should be included with very high confidence.
Evidence strongly supports concrete construction for Royal Kuhio. Current remarks across dozens of listings consistently describe the building as a high-rise condominium with no conflicting material references, while the MLS history shows 17/20 listings marked CONCRE. This looks like stable building-level information rather than copy-paste noise.
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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.
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The remarks repeatedly indicate short-term or transient rental activity is allowed in some form, especially through 30-day minimum rental language and explicit vacation-rental/NUC references. This is strong evidence that STR is allowed in the building.
I searched for hotel pool references such as hotel rental pool, hotel-managed operations, branded pool participation, or similar wording and found none. Since STR is allowed but no hotel-pool program is mentioned, this remains false.
I looked for language indicating required participation in a rental pool or hotel program and found none. The listings instead describe flexible use, including owner-occupancy, long-term rental, and 30-day minimum rental activity, which points away from mandatory pool participation.
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The lease expiry year is repeatedly identified as 2041 across multiple listings. That consistency is strong direct evidence, so the building’s leasehold expiry is set to 2041.
I searched the remarks for VA-specific language such as "VA approved," "VA financing," and "VA loans accepted" and found none. Because this feature is determined only from public remarks, I cannot infer VA eligibility from other financing notes.
I looked for insurance-related wording that would indicate HOA full coverage or walls-in insurance. The remarks do not mention insurance status at all, so there is no basis to mark the building as fully insured from public remarks.
0 of the provided public remarks explicitly mention fire sprinklers or sprinkler systems. While 2/20 MLS records currently have FIRSPR checked, the listing remarks repeatedly describe amenities like pool, sauna, gym, security, and laundry without any fire-suppression reference, which suggests the checkbox is not reliable enough to confirm this building feature.
I searched for public-remark language indicating a passed fire/life safety evaluation, including FLSE-related phrases and inspection-pass wording. Nothing in the listings directly confirms that the building has passed such an evaluation, so this remains unverified from 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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Multiple listing remarks frequently advertise ocean views—phrases include "ocean views", "oceanfront views", "partial ocean view", and "Million-Dollar Oceanviews" appearing across numerous unit descriptions and high-floor/penthouse listings. Evidence is strong and consistent across many agents and units (dozens of remark segments reference ocean), supporting inclusion of building-level ocean views for buyers.
Multiple listings explicitly advertise mountain-related views, including phrases like "mountain/city views," "lush mountain views," "Koolau mountain views," "mauka side," and "views of the mountains." The evidence is consistent across many agents and unit types, so this building clearly offers mountain-view units.
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.
City views are strongly supported for Royal Kuhio across many listings and appear consistently across multiple agents. At least many of the current remarks explicitly mention "city views," "city skyline," "Honolulu City Light," or city-plus-mountain/ocean combinations, reinforcing the existing high-confidence MLS signal rather than a copy-paste error.
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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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.
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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I looked for direct viewing language from the building or unit, not just proximity to fireworks. The remarks clearly confirm fireworks are visible from units/lanai, so this feature is present.
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Resident manager is strongly supported for this building. Across many current listings, the feature is explicitly mentioned multiple times, including phrases such as "resident manager on site," "resident manager onsite," and "residential manager office on lobby." The evidence is consistent across multiple agents and aligns with the already high historical MLS confidence, suggesting this is not a copy-paste error.
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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.