Kamaole Beach Royale Buyer's Guide

Kamaole Beach Royale is a hotel-zoned condo development in south Kihei, located directly across the street from Kamaole I Beach. 

Built in 1974, the design is considered Mid-Century Modern with a Tropical element. The complex is a semi-high-rise, with 7 floors. Because this is zoned as a Hotel, vacation and short term rentals are permitted.

Grounds are compact, just over an acre, and most of the development is taken up by the building footprint and pool area. Upper floor units have fantastic views of the ocean, and north corner units can even see the west Maui mountains. The complex is made up on a single building, with a total of 65 units. Amenities include a pool, BBQ area, and meeting room, as well as a gorgeous roof-deck, across the street from Kam I beach.

Kamaole Beach Royale is conveniently located in South Kihei, close to shopping, dining, and a Natural Food Store, as well as activities and the Kihei Boat Ramp.

Kamaole Beach Royale, Pluses And Minuses

The property is well-managed and the location is great for many people who like living near the beach and central Kihei. But Kamaole Beach Royale not for everyone. If you are thinking about buying here, you need to be aware of a few things before you make an offer.

First, the good..

  • Hotel Zoned - Short term rentals allowed: Because the property is zoned Hotel, short term rental rentals are permitted, and are not affected by pending restrictions, Bill 9, or the Minatoya list.
  • Ocean Views From Upper Units: Kamaole Beach Royale is built directly across the street from Kamaole I Beach, and units on floors 4 and above have the best views of Lanai, Kahoʻolawe Island, and even the North Shore from the end units.
  • Location: For many, the location is perfect. Near the beach, shopping, restaurants, and a natural food store (Hawaiian Moons). You are about a two minute drive from the Kihei boat ramp which has many activities, including snorkeling, diving, and whale watching.
  • Excellent Floorplans: The design and layout of the units is highly functional, maximizing view lines, light, and living areas. Units come in one, two, and three bedroom configurations, and average 580 ft². to 1,182 ft².
  • Guest Loyalty: Kamaole Beach Royale is a guest favorite, with many visitors returning year after year. Look at AirBnB reviews and note the comments about the complex. Popular units often come with tens of thousands of dollars of pre-bookings, which become yours when you buy.

And the minuses…

  • Older Complex: Because the complex was built in 1974, there may be increased maintenance costs for roofs, common areas, and infrastructure. There are no issues currently, but if you are groing to buy here, make sure you review condo docs. If there are known assessments, make sure future work is reflected in the price, or your offer includes a stipulation that the seller pay and money is put into escrow so you don't have an unexpected bill in the future.
  • High HOA Fees: Costs are going up, and in addition to a recent increase in insurance costs, maintenance, security, landscaping, pool, BBQ, the roof deck all need upkeep. At the time of this writing, HOA fees are approximately $1,550 to $2,289 per month, depending on how big your unit is.

Should You Buy At Kamaole Beach Royale?

Kamaole Beach Royale is a classic mid-century, hotel-zoned condo complex in south Kihei. It was completed in 1974, but has been well-maintained, so the over-50 year old building still shines.

The grounds are well maintained, there are nice amenities, and vacation rentals are permitted to help defray the cost of ownership. If you like a classic Hawaiiana condo, this may be a perfect place for you. Prices are down about 10% in this complex. It is currently considered a buyer’s market.

Kamaole Beach Royale Fact Sheet

Recent Sales Price Ranges: $765k to $1.868 Million

Maintenance Fees: $1,550- $2,289 per month

  • Address: 2385 S Kihei Rd, Kihei, HI 96753
  • Zoning: H-2 (Hotel)
  • Vacation Rentals: Allowed
  • Gated Complex: No
  • Oceanfront: Across the Street
  • Nearest Beach: Kamaole I Beach
  • Amenities: Swimming pool, BBQ, Meeting Room, Roof-deck
  • Construction: Concrete and Hollow Comcrete Block
  • Year Built: 1974
  • Stories: 7
  • Units: 65
  • Buildings: 1
  • Elevator: Yes
  • Air Conditioning Allowed: Yes
  • Pets Allowed: No
  • Flood Zone: No
  • Value: B+
  • Design: A-
  • Location: A
  • Overall Grade: A-

Kamaole Beach Royale Plat Map

The Verdict...

In our opinion, Kamaole Beach Royale is an excellent choice for anyone looking for a great South Kihei community with a fantastic view. It’s near shopping, dining, activities, and of course, the beach.

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Call or Text Levi Mizel at 808-281-1928

Coldwell Banker is Hawaii’s number #1 brokerage. Levi Mizel is a long-time Maui resident with extensive knowledge of the South Maui real-estate market and a ready supply of properties.

If you are thinking of buying a property or condominium on Maui, get your free Buyers Guide with detailed listings sorted by area, complex, and price. You may be surprised what you can afford right now.

Who Is Levi Mizel?

Expert Market Knowledge

Levi has extensive knowledge of all available South Maui homes, condos, and land, including recent closings, and price reductions. Let him be your guide to buying or selling for the best price on the Island of Maui.

Long Time Maui Resident

Levi is both easy-going and professional, offering friendly, high-touch service. His connections give him access to the best deals and his association with Coldwell means the deal gets done correctly.

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A property investor since 1989, Levi knows how to leverage time and resources. And his local knowledge means he knows the best complexes and locations on the island for income and vacation use.

Is Now A Good Time To Buy?

With the market changing from a Seller to a Buyer’s market, many people are asking if it’s a good time to purchase property on Maui. To help you understand your options, ask yourself these questions:
  • Do you dream about living on Maui?
  • Are you tired of paying outrageous hotel rates?
  • Would you like an income generating investment?
  • Have you ever thought of relocating to the Islands?

If you said yes to any of those questions, click the button and find out what your choices are. You may be surprised what you can afford.