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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I searched for owner-occupancy indicators such as '80% owner occupied', 'majority owner occupied', or similar language. No such references appear in the public remarks, so the owner-occupancy percentage cannot be determined from this data.
I searched the public remarks for references to 'elevator', 'elevators', 'lift', or any explicit elevator count and found none. Since this is a numeric field and there is no stated value in the remarks, the elevator count 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.
8 of 13 listings currently carry OTCOEX, suggesting common-area electricity is part of the maintenance package. No remarks explicitly say 'common area electricity,' so this appears to be an MLS-driven inference rather than repeated agent wording.
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There are explicit remarks mentioning hot water in the fee, but they are outnumbered by MLS records showing 0/13 HOTWAT and several units with WTRHTR, which often means individual unit water heaters rather than building-supplied hot water. This looks like a mixed-data case, possibly from copy/paste MLS remarks versus checkbox data.
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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Sewer inclusion is consistent across the board: 13 of 13 MLS records include SEWER. Remarks repeatedly confirm this with phrases like 'Water/Sewer ... included' and 'including ... sewer,' making this a very high-confidence building feature.
Water inclusion is confirmed across all current MLS records, with 13 of 13 listings showing WATER. Multiple remarks also state it directly, so this appears to be a stable building-level feature rather than a one-off agent note.
No listing remarks reference BBQ or grilling facilities. Historical MLS data was not confirming this feature, and the current remarks continue to describe other amenities without any BBQ-related language.
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There are no mentions of car wash facilities in the provided remarks. The evidence remains absent across multiple listings, so this feature does not appear to be supported by the text data.
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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 listings confirm recreation amenities, including phrases like 'A small workout room/rec room/ meeting room,' 'Amenities include a pool, fitness center, and recreation area,' and 'swimming pool and recreation center.' The repeated references across different remarks make this a strong building-level feature, not just a copy-paste checkbox.
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Storage is clearly supported across multiple recent listings, with at least 4 remarks referencing it directly. Phrases include 'assigned storage space,' 'Extra storage in the lobby,' and 'a storage locker for this unit located downstairs,' indicating both building-level and unit-associated storage options. The repeated mentions across different listings suggest this is a real building feature rather than a copy-paste checkbox error.
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 is mentioned directly in at least two listings, including 'Maintenance Fee includes water, sewer, and trash chute' and 'including cable, internet, water, hot water, sewer, and trash chute.' The repeated explicit wording across listings strongly supports that the building has a trash chute system.
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The building clearly has a shared swimming pool. Current remarks mention it in multiple separate listings from different agents, including phrases like 'Wonderful heated pool amongst the greenery,' 'Maintenance Fee includes ... swimming pool,' and 'Building offers a swimming pool.' This is strong cross-agent confirmation and aligns with the existing high-confidence MLS amenity data.
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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 mention in-unit laundry, not just MLS checkbox data. At least 7 remarks reference it directly, including 'washer/dryer,' 'full size stackable washer dryer,' 'in-unit washer and dryer,' 'washer/dryer in unit,' and 'a separate laundry room is in the unit.' The consistency across different listings and wording suggests this is a real building feature, not copy-paste noise.
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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.
Covered parking is strongly supported across multiple listings, with repeated agent remarks describing the building as having a covered parking garage or covered/secured stalls. This aligns with the historical MLS pattern of 13/13 listings showing covered parking features, so the evidence is consistent and strong.
The remarks explicitly mention deeded parking, including a listing that says "1 deeded, secured covered parking." Other listings also reference included and assigned stalls, reinforcing that parking is deeded/owned with the unit.
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I looked for any reference to a parking fee, parking rental, or additional monthly charge, but the remarks only describe included or assigned stalls. No separate parking cost was stated.
Guest parking appears to be a real building amenity, not just a checkbox artifact. One listing specifically says 'over 10 guest parking,' and another says the building includes 'guest parking,' which reinforces the historical MLS data showing guest parking in many listings.
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I searched for phrases like parking waitlist or join the waitlist for parking and found none. Because there is no evidence of a waitlist in the remarks, this is marked false with low-to-moderate confidence.
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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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At least one recent listing explicitly says a 'Window AC will be installed in primary bedroom prior to closing,' confirming window A/C availability in the building. The rest of the remarks focus on breezes and other upgrades, but this direct mention is enough to keep the feature marked true with very high confidence.
Concrete construction is strongly supported by the MLS record: 13 of 13 current listings show CONCRE. No public remarks suggest any different construction type, so this appears to be a stable building-level fact rather than copy-paste noise.
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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Masonry/stucco appears in a small minority of current listings (2 of 13), but public remarks do not explicitly confirm or refute it. Because the evidence is sparse and may reflect inconsistent MLS entry, this is only moderate-to-low confidence rather than a strong building-wide confirmation.
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I searched for STR-related terms such as short-term rental allowed, legal vacation rental, NUC, and TVU, but found no evidence. The listings read as standard residential condo sales, so STR allowed is not supported by the remarks.
I looked for references to a hotel pool, hotel rental program, or hotel-managed operations and found none. Since there is no evidence that STR is allowed, this must also be false.
I searched for language like mandatory hotel pool, required rental program, or cannot opt out, and found nothing. With no STR/hotel pool evidence in the remarks, mandatory participation is not supported.
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I searched the remarks for leasehold language such as lease expiry, ground lease, or renewal dates and found nothing. Since no specific lease year is mentioned, the value remains unknown.
Multiple listings directly state that the building is VA approved, which indicates VA financing is allowed. This is explicit, repeated evidence from the public remarks.
The remarks repeatedly and independently state that the building is fully insured, including wording about 100% hurricane coverage. This is strong direct evidence for walls-in/comprehensive building insurance.
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I looked for phrases such as 'fire life safety evaluation passed', 'FLSE passed', 'fire safety certified', 'life safety compliant', and 'passed fire inspection'. The remarks only mention an upgraded fire alarm system, which is improvement-related but not evidence of a passed 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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Ocean views are strongly supported across several listings and appear to be a recurring building-level selling point. Remarks repeatedly use phrases like 'breathtaking ocean and city views' and 'panoramic views of the city, ocean, and mountains,' which is consistent with the MLS data showing ocean in 8 of 13 listings.
Mountain views are extremely well supported and appear to be a core feature of the building. Multiple listings independently mention them with language like 'mountain views from almost every room' and 'Panoramic view of ... Mountain from every room,' matching the strong MLS pattern.
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City views are consistently described across multiple listings and are clearly part of the building's appeal. The remarks repeatedly cite 'city views,' 'city skyline,' and 'panoramic views of the city,' which aligns with the strong historical MLS evidence.
Coastline views are not directly evidenced in the remarks. The listings repeatedly mention ocean and panoramic views but never clearly describe a coastline or shoreline perspective, so this feature remains unconfirmed despite some MLS checkbox activity.
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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.
Sunset views are not supported by the current remarks. While the MLS data shows sunset in 6 of 13 listings, the remarks focus on ocean, city, mountain, and even 'sunrise' rather than sunset, so this feature should not be treated as confirmed.
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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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Resident manager is strongly supported for this building. Multiple listings explicitly mention a "residential manager" / "residential manager" and the historical MLS data also shows RESMAN in 11 of 13 listings. The evidence appears consistent across different remarks rather than a single copied note, so this feature should be included.
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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.