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 numerical owner-occupancy statements like "80% owner occupied" or terms such as "majority owner occupied." The remarks contain only isolated references to individual owner-occupied units or suitability for owner-occupants, not a building-wide percentage. Keeping the current 10% value because there is no direct evidence to change it.
I searched the remarks for direct elevator counts like "3 elevators" or "multiple elevators" tied to the building total, but found no explicit building-wide count. The only elevator language refers to penthouse/private access and upgraded elevator systems, which does not confirm the total number. Keeping the current value of 3 since there is no direct contradiction in the remarks.
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. The current MLS pattern is nearly universal (19 of 20 listings), and several public remarks explicitly mention cable being included in the fees. This looks consistent across multiple agents rather than copy-paste noise.
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 mention hot water in the maintenance fee, and there is no conflicting WTRHTR evidence. While not every listing flags it, the repeated wording supports a building-level inclusion.
Internet inclusion is supported by a majority of MLS records and reinforced by direct remark language. Multiple listings mention internet or Wi-Fi being included, making this a strong building-level feature. The evidence appears consistent across different agents.
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Sewer inclusion is effectively confirmed building-wide. All current MLS records include sewer, and public remarks repeatedly state 'water & sewer' is included in the maintenance fee. This is extremely strong evidence.
Water inclusion is confirmed across the building. Every current MLS record includes WATER, and several remarks explicitly restate that water is part of the fees. This is strong, consistent, building-level evidence.
BBQ facilities are mentioned in many remarks, often alongside other shared amenities like the pool and gym. Phrases such as 'BBQ area,' 'BBQ grills,' and 'barbecue areas' appear repeatedly across listings, matching the strong MLS history.
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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Multiple listings explicitly mention an exercise room/fitness center/gym, including 'exercise room,' 'fitness center,' and 'gym.' The amenity appears consistently across many remarks and is supported by the existing high-confidence MLS data, so this is strong building-level evidence.
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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.
This feature is supported by several remarks describing a 'recreation area,' 'recreation room,' or 'recreation deck.' The amenity shows up in multiple listings from different agents, which aligns with the historical MLS pattern.
Supported: several listings explicitly mention 'recreation room', 'recreation deck', 'recreation area' and game-room amenities (e.g., 'recreation deck with ping pong and pool tables', 'recreation room'). MLS data lists recreation amenities in ~8/20 entries and multiple remarks corroborate shared recreation facilities.
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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, with many listings mentioning phrases like 'storage locker,' 'extra storage space,' 'storage on the same floor,' and 'a large storage unit on the 32nd floor.' One listing even describes '4-storage lockers,' while others note exterior storage and bike/surfboard storage, showing this is a recurring building amenity rather than an isolated unit-only note. The evidence is broad across multiple agents/listings and aligns with the existing MLS data.
I looked for surfboard storage, board storage, surf racks, and surf lockers. Multiple listings directly confirm dedicated surfboard storage, so this feature is well supported.
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 referenced in current remarks, including 'each floor has trash chute' and amenity lists that include 'trash chute.' The feature is strongly supported by both historical MLS data and multiple listing descriptions.
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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 by both historical MLS data and current public remarks. Dozens of listings mention it, often in amenity lists such as "swimming pool," "newly renovated pool," and "pool on the 7th floor," which appears consistent across multiple agents rather than a one-off copy-paste error. This is clear building-level evidence that Royal Kuhio has a pool.
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I searched specifically for salt-water pool wording and did not find it. The pool is clearly mentioned many times, but nothing in the remarks identifies it as a salt pool.
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 very well supported across the listing corpus. Multiple remarks from different agents explicitly mention "community laundry," "coin-operated laundry room," "laundry facility located on the 7th floor," and "on-site laundry facilities," which matches the MLS amenity data and appears to be consistent copy/paste across many listings rather than a one-off note.
I looked for coin-op, paid laundry, quarters, card-operated, and similar wording. The public remarks explicitly confirm a coin-operated/community laundry setup, so this feature is supported.
I searched for language like 'laundry on each floor,' 'laundry room on every floor,' and 'floor-by-floor laundry.' The remarks consistently point to a centralized laundry area, especially on the 7th floor, rather than laundry facilities 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. Multiple current remarks explicitly mention '1 assigned parking stall,' 'deeded parking,' 'reserved parking,' and 'designated' style language, and this is consistent across many agents rather than a one-off copy-paste. Historical MLS data is also highly consistent at 18/20 listings with ASSIGN in parking_features.
Evidence is strong that the building provides covered parking. Numerous listings explicitly mention 'covered parking stall,' 'secured covered parking,' 'garage parking,' or 'covered garage,' and the remarks appear across many separate listings and agents. Historical MLS data also supports this, with 12/20 entries flagged for covered/garage parking.
Several remarks directly say the parking is deeded or deeded to the unit, which indicates ownership tied to the condo. I also found multiple references to assigned/secured covered parking, supporting the deeded-parking interpretation.
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I searched for parking fee language such as monthly parking charges or rental fees, but none were mentioned in the remarks. The listings talk about assigned, covered, and deeded stalls, but not about any separate monthly parking cost.
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Evidence supports that parking/entry at Royal Kuhio includes secured access: while fewer MLS checkbox entries historically included SECENT, multiple current remarks explicitly mention 'secured covered parking', 'assigned secured parking stall', 'secured garage', and 'secured entry and parking', and the building repeatedly advertises '24-hour security' and 'secured lobby/elevators'. At least ~6–8 listing remarks reference secured parking or secured entry (examples: 'deeded with an assigned secured parking stall on the 2nd floor', 'secured covered parking stall included'). The repeated agent statements across listings indicate secured entry/parking is a building feature available to many units.
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I looked for phrases like "parking waitlist," "waiting list for parking," and similar wording, but found nothing. The remarks describe parking as assigned, deeded, or included, with no evidence of a waitlist process.
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I looked for key card, fob access, card reader, and electronic access language. The building is described as secure, but I found no direct mention of a card/fob security system in the public remarks.
Security guard service is strongly supported for Royal Kuhio. Multiple listings explicitly mention "24-hour security," "24/7 security," "security guard," and "on-site security," and the wording appears across many different agent remarks rather than a single copy-paste source. This matches the prior high-confidence MLS signal (12 of 20 listings with SECGUA) and should remain included.
I searched for patrol, roving security, and patrolled building wording. While the exact phrase 'security patrol' is not used, the repeated references to 24-hour guards and on-site security strongly support this feature.
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. Historical MLS data showed ACWIUN in about 15 of 20 listings, and current remarks explicitly say "window air conditioner" and "separate bedroom with an AC unit." The evidence appears consistent across multiple listings and agents, not just one isolated mention.
Evidence is very strong that Royal Kuhio is concrete construction. The current MLS data shows 15/20 listings with CONCRE in construction_materials, and the building’s historical record was already high confidence for reinforced concrete. Current remarks focus on views, amenities, and unit features, with no contrary evidence or indication of a construction change.
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Some MLS entries (7 of 20) indicate steel frame construction and historical MLS data gave medium confidence for STEFRA, but none of the public remarks mention 'steel frame' and the mentions are not widespread. This yields a moderate (implied) confidence that some listings claim steel-frame construction, though the signal is weaker and may reflect inconsistent agent checkboxing or copy/paste.
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The listings provide direct evidence that short-term rental activity is allowed in some form at this building, including NUC references and explicit short-term rental language. There are also remarks about vacation rental use and approved Airbnb status, which strongly support STR allowance.
I searched for hotel-pool style arrangements such as hotel rental pool, hotel program, Hilton/Trump/Ritz pool, or management by a hotel, and found none. While STR appears allowed, there is no public-remarks evidence that this building participates in a hotel rental pool program.
I looked for any language suggesting mandatory participation in a rental pool, such as "required to participate," "must be in rental program," or "cannot opt out." The remarks instead point to owner control and flexible use, including self-managed rentals and owner-occupied or vacation-home usage, so mandatory pool participation is not supported.
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The lease expiry year is consistently identified as 2041 across multiple listings. This is strong, repeated evidence and aligns with the building context showing leasehold references.
I searched the listings for VA-related financing language and found none. Since this feature is only determined from public remarks, there is not enough evidence to mark the building as VA-approved.
I searched the listings for HOA insurance language, including "fully insured," "walls-in coverage," and similar coverage descriptions. There were no such mentions in the remarks. Because insurance status is only determined from public remarks here, it remains unconfirmed and is set to false.
No public remarks mention 'fire sprinkler', 'sprinkler system', or related terms in the available listings (0 mentions). The FIRSPR checkbox appears on only 1 of 20 current listings and there is no historical confirmation — evidence is weak-to-moderate that the building does not advertise a sprinkler system and the single MLS check appears to be an agent/data anomaly.
I looked for any public-remark language indicating fire/life safety approval, such as FLSE passed, fire safety certified, or life-safety compliant. None was found in the provided remarks. Without explicit evidence, this remains unconfirmed and is treated as false.
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.
A large number of remarks mention city-facing views, including "city views," "city skyline," "Honolulu City Light," "Waikiki skyline," and "ocean, city and Diamond Head views." This is broad, repeated evidence across listings and appears to reflect a real building-level offering rather than copy-paste noise.
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 searched for direct viewing language from the unit or lanai, not just proximity to fireworks. Several listings explicitly state fireworks are visible from the unit/lanai, which strongly confirms this feature.
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Resident manager is strongly supported for this building. Historical MLS data already showed RESMAN in 14 of 20 recent listings, and current remarks repeatedly confirm it across many agents with phrases like 'resident manager on site,' 'resident manager onsite,' and 'Residential manager office on lobby.' The evidence appears consistent and building-level rather than a one-off copy-paste note.
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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.