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
Multiple penthouse listings and well-populated MLS floor fields establish floor 38 as the top residential floor. The county and state both report 39, which is set aside as a lobby, roof, or other non-residential level.
The county assessor reports 385 reconciled residential units, and the state registration independently reports 385 units for the single building. The listings do not provide a conflicting complete unit count.
Owner occupancy from AOUO registration(s) 731. Refreshed by Real_Estate_Scraper/reb_registry/propagate_owner_occupancy.py, which this lock does not block.
The public remarks describe a separate private elevator bank serving penthouse or upper floors, not the total number of building elevators. Because there is no explicit total-count statement, the current value of 3 is retained without confirmation.
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
Cable inclusion is strongly supported across the building, with CABTV reported in 18 of 20 current listings. Multiple independent remarks explicitly mention cable or cable internet in the maintenance fee, so this does not appear to be based solely on copied checkbox data.
Common-area expense inclusion is supported primarily by current MLS data, with OTCOEX present in 8 of 20 listings. Remarks repeatedly confirm substantial shared building infrastructure and amenities, but they generally do not explicitly state that common-area electricity is included.
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
Hot water inclusion is confirmed by 10 of 20 current MLS listings and several explicit remarks from different listings. The absence of WTRHTR in all 20 listings further supports building-supplied hot water rather than unit water heaters.
Internet inclusion is strongly supported, with INTSER listed in 14 of 20 current records. Multiple listings explicitly state "cable internet in the maintenance fee," "monthly fees include internet," or that the fee includes "water, hot water, internet, sewer, and cable"; one listing also advertises free Wi-Fi.
No analysis available
Sewer inclusion is strongly established, appearing in 18 of 20 current listings. Multiple remarks explicitly cite "water & sewer" as included in the maintenance fee, confirming the feature across the building.
Water inclusion is very strongly supported, with WATER reported in 18 of 20 current listings. Independent remarks repeatedly identify water as part of the maintenance fee, including the phrase "water & sewer, hot water, cable internet in the maintenance fee."
More than 20 supplied remarks mention "BBQ area," "BBQ facilities," "BBQ grills," "multiple barbecue stations," or similar language. The feature is consistently described alongside the pool and recreation deck across multiple listings.
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
Numerous listings explicitly mention an "exercise room," "fitness center," "fitness room," "gym," or "workout room," including the 7th-floor recreation deck descriptions. Evidence appears across many distinct listing descriptions and agents, not merely a single copied remark.
No analysis available
Several listings explicitly include "Meeting Room" in their amenity lists, including descriptions that also identify a patio/deck, pool, recreation area, sauna, and trash chute. Although less frequently mentioned than fitness or BBQ amenities, the explicit repeated building-level references support inclusion.
At least 10 current listings explicitly mention shared outdoor amenities, including a “7th-floor recreation deck,” “sun deck,” “patio deck,” “recreation deck,” and “7th floor deck.” The repeated descriptions across many listings and agents strongly confirm that Royal Kuhio has a building-level patio/deck amenity rather than an isolated private feature.
No analysis available
No analysis available
No analysis available
At least 10 current remarks specifically mention a "putting green," often describing it as part of the 7th-floor recreation deck or resort-style amenities. Repeated references from multiple listing descriptions include "pool, sauna, putting green, BBQ area, exercise room" and similar combinations.
At least 15 remarks refer to a "recreation deck," "recreation area," "recreation room," "pool recreation deck," or similar common amenity. Several descriptions specifically place these facilities on the 7th floor and associate them with fitness, pool, billiards, and other shared amenities.
Multiple listings confirm shared recreation facilities, including “recreation room,” “recreation area,” “recreation deck,” “game room,” billiards, and table tennis areas. Evidence appears across numerous agents and is consistent with the 11/20 current MLS matches, strongly supporting this feature.
No analysis available
No analysis available
At least 15 remarks explicitly mention a "sauna," including descriptions of the renovated pool and 7th-floor recreation amenities. The feature is consistently repeated across numerous listings and appears to be a genuine shared building amenity rather than an isolated copy-paste error.
Storage is strongly confirmed across numerous listings from multiple agents, including explicit remarks for same-floor lockers, assigned storage units, and building storage areas. Examples include 'RK Dream Safe Surf Locker,' 'a large storage unit on the 32nd floor,' 'storage locker on the same floor,' and '4-storage lockers'; the repeated evidence is far beyond isolated copy-paste and supports availability to multiple units.
The building has dedicated surfboard storage facilities. Multiple listings describe surfboard lockers or combined bike-and-surfboard storage available to residents.
At least 10 listings explicitly mention a "tennis court," "tennis courts," or tennis court facilities. The repeated references across different listing descriptions, including "tennis court currently undergoing rejuvenation," outweigh the low MLS checkbox count and confirm the building offers this amenity.
Several listings explicitly state "trash chute," "trash chute and storage," or "each floor has trash chute," while others include trash chute in detailed amenity lists. The repeated floor-specific descriptions provide strong confirmation of a building-wide trash chute system.
No analysis available
No analysis available
No supplied listing remarks mention a whirlpool, hot tub, jacuzzi, spa, or hydrotherapy amenity. Current MLS data checks WHIRLP on only 3 of 20 listings, and the absence of any supporting description suggests those checkbox entries may be inaccurate; confidence is high but not absolute because no explicit manager or site-visit correction is provided.
The pool is explicitly mentioned in well over 20 listings, including numerous distinct descriptions from apparent multiple agents, and current MLS amenities show pool-related fields in all 20 of 20 listings. Remarks consistently describe the shared 7th-floor/recreation-deck pool, often as renovated or resort-style, providing overwhelming confirmation that Royal Kuhio offers a building pool.
No analysis available
The public remarks confirm that the building has a pool but do not indicate that it is salt water. Searches for "salt water pool," "saltwater pool," "salt pool," and "saline pool" found no qualifying mention.
At least 5 distinct remarks explicitly mention in-unit laundry, including “Washer/dryer in unit,” “washer in unit,” and “full size washer and dryer in the unit.” Although it is not universal, the repeated confirmations across multiple listings and the current MLS inclusion data support that Royal Kuhio offers in-unit laundry in some units.
Well over 15 listings reference shared laundry, including “large community laundry,” “ample number of community washers and dryers,” “community laundry facilities,” and “coin-operated laundry room.” The consistency across many agents and repeated specific descriptions of the 7th-floor laundry area provide overwhelming evidence that community laundry is a building amenity.
The community laundry is explicitly described as coin-operated, confirming that payment is required. Other listings repeatedly confirm community laundry facilities, consistent with this description.
The remarks consistently place the shared laundry facilities on the 7th-floor recreation deck rather than on every floor. No listing 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 explicitly mentioned across many listings from multiple agents, well beyond the threshold for strong confirmation. Key phrases include "assigned parking," "reserved parking," "deeded to the unit," and "dedicated parking spaces," indicating this is a recurring building feature rather than isolated copy.
Covered parking is strongly supported by both current MLS data and numerous explicit remarks across multiple listings. The repeated references to covered stalls, garage spaces, and "secured covered parking" show that the building offers covered parking to at least some units.
Deeded parking is directly confirmed in multiple listings. Other listings also describe assigned, secured, covered, or included parking stalls.
No analysis available
The remarks repeatedly describe assigned, deeded, covered, secured, or included parking but do not provide a monthly parking charge. The surf locker fee is unrelated to parking and was excluded.
Guest parking has limited current support: only 3 of 20 listings carry the GUEST code, and no provided remark clearly states "guest parking" or "visitor parking." Because historical confidence was high, this feature is retained cautiously, but the current evidence appears substantially weaker than for the other parking features.
Secure parking or entry is confirmed in multiple independent remarks, not just checkbox data. Explicit phrases such as "secured covered parking," "easy secure access," "secured garage," and "secured entry and parking" establish that the building offers secured parking/access to at least some units.
No analysis available
No analysis available
The listings discuss many assigned, reserved, deeded, covered, and secured parking stalls. They do not identify a building-wide parking waitlist system.
No analysis available
The listings document general security measures and secured areas, but they do not confirm a card- or fob-based access system. Searches for key card, fob, card reader, electronic access, and keycard entry found no qualifying evidence.
Security guard service is strongly supported across the building: at least 20 listings mention 24-hour/24-7 security, security guards, or on-site security, with examples including “24-hour security,” “security guard and resident manager on site,” and “security guards on duty.” Although some remarks appear copied or templated, the feature is also confirmed by multiple distinct listing descriptions and is consistent with the 14/20 current MLS amenity checks.
The building clearly has security personnel and frequent around-the-clock security references. However, no remarks explicitly describe security patrol, roving security, patrol service, or a patrolled building.
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 current listing remarks explicitly mention a "window air conditioner" or "window AC," including repeated descriptions of units with a window air conditioner and ceiling fan. This aligns with the historical high-confidence evidence and the strong MLS inclusion rate of 17/20 listings, indicating the feature is established across multiple listings rather than being an isolated agent error.
Current MLS data identifies CONCRE in 18 of 20 listings. Although the public remarks do not quote phrases such as “concrete construction,” the feature is consistently reported across many listings and confirms the prior high-confidence conclusion.
Only one of 20 listings identifies DOUWAL, and none of the public remarks mention double-wall construction. The feature is therefore retained as a low-confidence possibility based solely on the isolated current MLS record.
No analysis available
Only 1 of 20 listings identifies masonry/stucco in MLS data, and none of the provided remarks explicitly mention masonry or stucco. The isolated checkbox appears unsupported and is outweighed by the 18 of 20 listings reporting concrete construction.
Four of 20 current listings identify STEFRA in the construction materials. No public remarks explicitly mention “steel frame construction,” so the evidence is weaker than for concrete and remains moderate-confidence rather than definitive.
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
Short-term rental use is supported for at least some Royal Kuhio units. Many listings specify a 30-day minimum, while at least one unit is described as having legal short-term rental rights through a NUC.
The listings discuss vacation rentals, 30-day rentals, self-management, and rental income potential, but do not identify a building hotel rental pool. Because hotel-pool participation is not mentioned, it is not supported.
The remarks do not indicate that owners must participate in a hotel rental program or cannot opt out. References to owner occupancy, personal use, self-management, and varied rental arrangements provide no support for mandatory participation.
No analysis available
No analysis available
The leasehold expiry year is repeatedly identified as 2041 across the listings. No later renewal, extension, or replacement expiry year was found.
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 full HOA insurance, comprehensive building insurance, fully covered insurance, or walls-in coverage. No such statement was found, so full insurance cannot be confirmed.
None of the provided listings mention fire sprinklers or a sprinkler system in their remarks. Only 3 of 20 current MLS listings check FIRSPR, which is limited and may reflect inconsistent checkbox usage, but the prior High-confidence building record supports retaining the feature rather than correcting it to false.
The remarks were searched for explicit fire/life-safety evaluation language such as FLSE passed, fire-safety certified, life-safety compliant, or passed fire inspection. None was found, so there is no evidence to establish that the evaluation passed.
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 established across the building, with 10 of 20 current listings mentioning OCEAN. Remarks repeatedly cite phrases such as “spectacular Ocean,” “oceanfront views from every room,” “views of the Pacific Ocean,” and “ocean views from the lanai,” across high-floor, corner, and penthouse units.
Mountain views are strongly validated, with 11 of 20 current listings mentioning mountain views. Multiple remarks describe “mountain/city views,” “lush mountain views,” “Koolau mountain views,” “mountains and Ala Wai Canal,” and mountain-facing or mauka orientations.
Diamond Head views are confirmed for at least some units, particularly high-floor, corner, and penthouse residences. The feature is repeatedly stated alongside ocean views in multiple distinct listings, including "stunning ocean and Diamond Head views" and "Outstanding View of Diamond Head."
City views are exceptionally well established, appearing in 19 of 20 current MLS records. Remarks include “Waikiki City views,” “city skyline,” “open city views,” “Waikiki skyline,” and “city and ocean” views across numerous unit types and listing agents.
Coastline views are available in at least some units, with 4 of 20 current listings containing coastline-related MLS terminology. Remarks repeatedly describe views toward Waikiki Beach, the Pacific Ocean, oceanfront scenery, and panoramic vistas “from Waikiki Beach and the Pacific Ocean,” supporting the broader coastal-view feature.
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 for some units through repeated Ala Wai Canal references and the current MARCAN designation. The evidence is less explicit than for ocean or city views because listings generally say "canal" rather than "marina" or "harbor," but the feature is supported by multiple records.
Sunrise views are supported by 2 of 20 current MLS listings, with explicit references rather than generic orientation alone. Key phrases include “East facing unit offers sunrises,” “offers morning sunrises,” and “sunrises over Diamond Head,” establishing that at least some building units provide this feature.
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 directly confirm that Hilton Friday-night fireworks can be viewed from unit lanais. This meets the requirement for a from-the-unit fireworks view.
No analysis available
No analysis available
No analysis available
At least 10 current or historical remarks explicitly mention the feature, including "resident manager on site," "resident manager onsite," "residential manager office on lobby," and "on-site res mgr." The mentions appear across multiple listings and agents, alongside RESMAN being selected in 12 of 20 listings, providing strong building-level confirmation rather than a single copied remark.
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.