Royal Vista
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 Vista
Building Overview
Royal Vista in Makiki-Tantalus; 1969 concrete building with pool and fitness center.
About Royal Vista
Royal Vista is a residential building located in the Makiki-Tantalus neighborhood. The building was constructed in 1969 and is of concrete construction. Size details (unit count, floor count, or square footage) are not provided in the available MLS data.
Key on-site amenities include a swimming pool, a fitness center, and a resident manager. Units are described as having window air conditioning, and the property offers ocean and mountain views according to the listing information.
Parking is available with covered, assigned stalls and guest parking. Pets and short-term rentals are not allowed. The management company is listed as unknown in the MLS data. Based on MLS data, buyers should verify all building details, fees, and policies with the listing agent or managing entity prior to purchase.
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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Checked all listings for statements like '80% owner occupied', 'highly owner occupied', or 'majority owner occupants' and found no such language. In the absence of explicit data, the owner-occupancy percentage cannot be determined.
Reviewed all remarks for references to 'elevator', 'elevators', 'lift', 'multiple elevators', or specific elevator counts and found none. With no explicit statements and no reliable prior value, the number of elevators remains unknown.
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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Multiple listings note cable is included in the building fees, e.g., 'Water/Sewer, Cable TV and High Speed internet included' and 'Maintenance Fee includes ... high-speed fiber optic internet and advanced cable package.' Another listing states, 'Maintenance is $0.87/ sf including cable, internet, water, hot water, sewer, and trash chute.' Combined with 11/12 MLS checkboxes, this strongly supports cable being included in the maintenance fee.
No remarks explicitly mention 'common area electricity', but 7 of 11 listings include OTCOEX in the association_fee_includes, which typically covers shared building power for hallways, elevators, and amenities. With majority MLS checkbox support and no conflicting comments, this is treated as an implied building-wide feature likely copied across multiple listings.
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Only one listing’s remarks claim the maintenance fee includes 'water, hot water, sewer,' but no MLS records check HOTWAT and multiple listings instead advertise individual water heaters (WTRHTR). Given the system guidance that WTRHTR strongly signals no building-supplied hot water, the weight of evidence indicates hot water is not an HOA-included utility despite that isolated remark.
Several listings explicitly state internet is included, such as 'Water/Sewer, Cable TV and High Speed internet included' and 'Maintenance Fee includes ... high-speed fiber optic internet.' Another listing confirms: 'Maintenance is $0.87/ sf including cable, internet, water, hot water, sewer, and trash chute.' This, plus 9/12 MLS checkboxes, strongly indicates internet service is part of the maintenance fee.
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Remarks clearly state sewer is included, for example: 'Water/Sewer, Cable TV and High Speed internet included' and 'Maintenance Fee includes water, sewer, and trash chute.' Another listing notes 'Maintenance is $0.87/ sf including cable, internet, water, hot water, sewer, and trash chute.' With explicit mentions across multiple listings and 12/12 MLS checkboxes, sewer being in the maintenance fee is very well supported.
Listings repeatedly mention water being included, such as 'Water/Sewer, Cable TV and High Speed internet included' and 'Maintenance Fee includes water, sewer, and trash chute.' Another listing confirms: 'Maintenance is $0.87/ sf including cable, internet, water, hot water, sewer, and trash chute.' Together with universal MLS indication, this provides very strong evidence that water is covered by the maintenance fee.
None of the provided remarks mention a BBQ, grill, or outdoor cooking area, even when describing building amenities in detail. With only 4/11 MLS records checking BBQ and no textual support, evidence favors that the building does not have BBQ facilities and that a few agents likely marked the box in error.
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No listing remarks reference a car wash or vehicle wash area, despite thorough amenity descriptions in multiple units. With just 3/11 MLS records showing CRWSH and zero textual support, the evidence strongly suggests the building does not have a car wash facility.
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One listing clearly advertises “a small workout room/rec room/ meeting room” as part of the building amenities. Additional listings describe a recreation center or recreation area, and 8/12 MLS entries check the meeting-room amenity box, indicating the building offers a shared community/meeting room accessible to residents.
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Multiple remarks confirm a shared recreation facility, including phrases like "recreation center" and "Amenities include a ... recreation area." Combined with 4/11 MLS entries checking RECARE, this provides strong, multi-agent evidence that the building offers a common recreation area for residents.
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Multiple recent listings explicitly mention building storage, including phrases like 'assigned storage space,' 'There is Extra storage in the lobby to keep Christmas stuff,' and 'There is a storage locker for this unit located downstairs as well.' MLS amenities also show storage/extra storage checked in 10 of 12 listings, indicating this is a standard building feature rather than an agent error. Together with prior high-confidence data, this strongly supports that Royal Vista offers storage lockers/extra storage for units.
Public remarks reference general storage (e.g., storage lockers, extra storage in the lobby, storage closets) but do not specify any surfboard-related storage facilities. I searched for terms like 'surfboard storage', 'board storage', 'surf storage', and 'bike and surfboard storage' and found no matches. In the absence of explicit mention, surfboard storage is assumed not to be a provided building feature.
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Trash chute service is mentioned by name in at least two separate listings’ fee descriptions, e.g., "Maintenance Fee includes ... trash chute." Combined with 8/11 MLS entries indicating TRACHU, this gives very strong evidence that the building has a trash chute system.
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The building clearly has a shared swimming pool. At least five separate listings from different agents explicitly reference it, using language such as 'Wonderful heated pool amongst the greenery' and 'Building offers a swimming pool', and other remarks note the pool as part of the complex amenities and included in the maintenance fee. Combined with 12/12 current MLS entries checking pool-related fields and prior high-confidence data, this amenity is strongly confirmed as a stable building feature.
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Remarks were searched for 'salt water pool', 'saltwater pool', 'salt pool', and 'saline pool'. Only generic references to a swimming pool were found, so there is no evidence that it is a saltwater pool.
Multiple listings explicitly state in-unit laundry with phrases like 'full size stackable washer dryer', 'washer/dryer in unit', and 'in-unit washer and dryer', and one notes 'A separate laundry room is in the unit.' Current MLS data (11/12 listings including washer/dryer) and consistent remarks across different units and agents strongly confirm that units in this building commonly have in‑unit laundry. Buyers seeking in‑unit washer/dryer should consider this building as offering that feature in at least some units.
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None of the listings reference coin-op, card-op, or pay-per-use laundry, and there is no mention of shared laundry machines at all. I specifically looked for terms like 'coin laundry,' 'paid laundry,' 'card operated,' and 'laundry fee' and did not find them. Given the exclusive emphasis on in-unit laundry, it is unlikely there is a paid community laundry area.
The remarks repeatedly highlight in-unit washer/dryer and a separate laundry room within some units, but never mention shared laundry facilities or laundry rooms on each floor. I searched for phrases like 'laundry on each floor,' 'community laundry room,' and 'laundry room on every floor' and found none. In the absence of any explicit reference, it's likely there is no community laundry on every floor.
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Several listings explicitly note deeded or assigned stalls, including phrases like '1 deeded, secured covered parking,' 'two assigned parking stalls with gated entry,' and numbered stalls ('#807 & #72'). Other units consistently mention 'two separate' or 'two full-size, separate parking stalls,' reinforcing that parking is assigned rather than first-come. Combined with 9/12 MLS ASSIGN checkboxes, this strongly supports assigned parking as a building feature.
Multiple agents describe the building’s parking as covered, including 'two parking spaces in the covered parking garage' and '2 covered and secured parking stalls.' References to a multi-level parking structure ('both on 3rd parking level') and secured/gated entry further support a covered garage setup. With 12/12 MLS entries also showing covered/garage, covered parking is a well-established building feature.
The remarks clearly mention at least one unit with "deeded" parking and consistently describe specific assigned stalls included with the condos. This strongly suggests that parking is generally deeded or owned with the units in this building.
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Looked for terms like 'monthly parking fee', 'parking rental', or 'additional parking cost'. Remarks only describe included, deeded, or assigned stalls, so no explicit information about a separate parking fee is available.
One listing specifies 'over 10 guest parking' along with a '1 deeded, secured covered parking' stall, clearly distinguishing guest spaces from owner stalls. Other listings state that the building 'includes...guest parking' or that it 'offers...guest parking,' showing this is a consistent, shared amenity. Together with 9/12 MLS guest checkboxes, the evidence strongly confirms on-site guest parking.
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Checked for 'parking waitlist', 'waiting list for parking', or similar language. The consistent mention of included stalls without any waitlist references suggests there is no formal parking waitlist.
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Multiple listings describe secured or gated parking but do not specify any card or fob-based access system. Searched for terms like key card, keycard entry, fob access, and electronic access but found no mentions, so a card access system is unlikely based on available remarks.
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Across all provided remarks, there are no references to a security patrol or roving guards. Searched for phrases such as security patrol, roving security, and patrol service and found no evidence that such a service is provided.
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One listing’s remarks clearly state that a window A/C unit will be installed in the primary bedroom before closing, directly confirming the presence of window air conditioning in at least one unit. This aligns with the MLS checkbox data, where 7 of 11 current listings mark window A/C as included, suggesting it is a common and allowed feature in the building rather than a one-off error.
All 12 of 12 current MLS listings for Royal Vista indicate concrete construction (CONCRE) in the construction_materials field, matching earlier building-level data. No remarks contradict this, and nothing suggests a structural change away from concrete, so the evidence supports treating the building as concrete-constructed with high confidence.
Nine of twelve recent MLS listings check DOUWAL (double wall) for construction_materials, and none of the remarks indicate single-wall or other conflicting construction types. Because this pattern appears across many units and agents, it likely reflects true building construction rather than a one-off data error, so double-wall construction is included with moderate confidence.
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Just 1 of 11 current listings marks masonry/stucco (MASSTU), with 10 listings omitting it and no public remarks referencing masonry or stucco construction. Given the lack of descriptive support and the overwhelming MLS pattern against MASSTU, this appears to be a one-off input error rather than a true building characteristic.
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Searched for 'short-term rental', 'vacation rental', 'NUC', 'TVU', or minimum-day language; none were present. The purely residential positioning and lack of STR-related wording indicate short-term rentals are likely not allowed.
Listings present the building as a standalone residential condo with amenities like pool, fitness center, and guest parking, but never mention a hotel program or brand affiliation. Given the lack of any hotel or rental program language and the inferred lack of STR, a hotel pool program is very unlikely.
I specifically looked for phrases like 'mandatory hotel pool', 'required rental program', or similar and found none. Since there is no evidence of any hotel pool at all and STR appears not to be allowed, mandatory hotel pool participation can be ruled out.
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Searched for phrases like 'leasehold', 'lease expires', 'ground lease ends', and specific years tied to lease terms. None of the listings reference lease tenure or an expiration date, so the lease expiry year is unknown.
Multiple remarks clearly identify the building as VA approved, indicating that VA financing is allowed. This is direct, recent evidence from different unit listings, so VA approval is very likely current.
Several independent remarks explicitly say the building is 'fully insured' and specify 100% hurricane coverage, indicating comprehensive HOA building insurance. The consistency and clarity of these statements support a high-confidence conclusion that the building is fully insured.
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Searched for phrases like 'fire life safety evaluation passed', 'FLSE passed', 'fire safety certified', 'life safety compliant', or 'passed fire inspection' and none appeared. An upgraded fire alarm system alone does not confirm a passed FLSE, so the building is treated as not confirmed to have passed this evaluation.
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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At least five sets of public remarks reference ocean views (e.g., 'breathtaking ocean and city views,' 'panoramic views of the city, ocean, and mountains,' 'breathtaking panoramic views of Diamond Head, the ocean, and the city'). MLS data further supports this with 3 of 11 listings including OCEAN in their view descriptions. This is strong, multi-agent evidence that Royal Vista offers ocean-view units.
Multiple listings emphasize mountain views, with phrases like 'mountain views from almost every room,' 'embraces the cool fresh valley breezes and mountain views,' and 'panoramic views of the city, ocean, and mountains.' Current MLS view data (MOUNTA in 4/12 listings, none marked NONE) and repeated remarks across different agents strongly support building-wide availability of mountain-view units.
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Listings repeatedly highlight city views with phrases such as 'breathtaking ocean and city views,' 'city skyline,' and 'panoramic views of the city, ocean, and mountains.' Combined with MLS CITY view flags and no listings marked as having no view, there is strong evidence that many units in this building enjoy city views.
Marketing remarks describe 'panoramic views' of the ocean and city but never specify a coastline or shoreline perspective, which agents typically highlight when present. Given the hillside Punchbowl location and the absence of any 'coastline' language across numerous view-focused listings, the evidence suggests coastline views are not a defining or reliable feature of Royal Vista.
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At least one unit is described as offering 'mountain views, city skyline, and sunrise from the cool side of the building,' explicitly confirming sunrise views. With MLS also flagging SUNRIS for a listing and no units marked as having no view, there is solid evidence that some units in the building offer sunrise views.
One listing explicitly notes enjoying 'sunrise from the cool side of the building,' consistent with an east-facing orientation that typically avoids direct sunset views. Despite extensive marketing of views in multiple listings, none mention sunsets or evening sun, while only one MLS checkbox entry shows SUNSET, indicating sunset views are not a reliable or characteristic feature of this building.
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I searched for any mention of fireworks views, such as watching Friday night fireworks from the lanai or unit, and found none. Given the detailed view descriptions that omit fireworks, it is likely there is no notable fireworks view from this building.
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Multiple listings explicitly mention a residential manager, with phrases like "This VA approved Building offers residential manager" and "The building...includes a residential manager." Combined with 10 of 11 current MLS entries marking RESMAN, this strongly supports that Royal Vista has an on-site resident/ building manager. The evidence appears consistent across different agents and is unlikely to be a copy-paste mistake.
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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.