Should You Buy A Condo At the Royal Mauian In South Maui?
The Royal Mauian is a beautiful oceanfront Kihei complex at the south end of the famous Kamaole I Beach Park.
Built in 1971, the design of the building is elegant, with direct oceanfront access that’s less than 50 feet from the sand. This complex is known for it’s views because every unit faces the ocean.
The Royal Mauian, Pluses And Minuses
The 2.2 acre property is made up of a semi-circular six-story building that wraps around the ocean side of property (see plat map below). There are a total of 107 separate residences. Amenities include elevators, BBQ, an oceanfront swimming pool, outdoor picnic areas, and a roof-deck.
The Royal Mauian is conveniently located on Kamaole I Beach, right across the street from Rainbow Mall and Hawaiian Moons, a natural food grocer. It’s less than a 2 minute walk to restaurants, shopping and activities.
The property is considered to be well-managed and there are a number of full time residents who say they love living there, which is pretty rare for a Hotel zoned complex. The location is perfect for people who like the south Maui vibe. But Royal Mauian is not perfect. If you are thinking about buying here, you need to be aware of a few things before you pull the trigger.
First, the good..
- Amazing Views: Because of how it was designed, every single unit in Royal Mauian has an ocean view. Of course some are better than others based on which floor you are on, and the direction you face, but no matter where you are, you really won't be disappointed.
- Hotel Zoned: Because it was originally built in a Hotel zone, the Royal Mauian has been, and will continue to be, a legal vacation rental. If Maui county does crack down on short-term occupancy, this property could actually benefit since there will be fewer legal options for visitors, and they will need to stay somewhere with Hotel zoning or in an actual hotel.
- Guest Loyalty: The Royal Mauian is a guest favorite, with many visitors returning year after year. Look at AirBnB reviews and note the comments about the complex. It's not uncommon for families to rent multiple units for a month or more, year after year. Popular units often come with tens of thousands of dollars of pre-bookings, which become yours when you buy.
- Direct Oceanfront Location: This is one of only five oceanfront complexes in South Maui and one of less than 12 that are hotel-zoned.
Now, for the not so good..
- HOA Fees: Well managed properties take money to keep up, budget for shortfalls, and cover reserves. HOA fees include maintenance, security, landscaping, pool, BBQ, as well as water, sewage, cable, Internet, and trash pickup. At the time of this writing, HOA fees are approximately $972 to $1,377 per month, depending on how big your unit is.
- Not All Units Have Air Conditioning: Because it's on the ocean and there's often a cross-breeze, many owners do not bother to install air conditioning. While you don't always need it, there are definitely days you'll wish you had it. If AC is something that's important to you, make sure the unit you are looking at has it installed, or budget $15k to $20k to have it done after you close.
Should You Buy At The Royal Mauian?
The Royal Mauian is a centrally located Kihei complex that’s a visitor favorite. It’s hotel zoned and units are generally easy to rent, with many vacationers coming back year after year.
The grounds are well managed, and there’s a front desk along with full time security and dedicated parking. If you are looking for a place you will be able to legally short-term rent, both today and tomorrow, this is a great option. Prices are down approximately 10% in the past year, mainly due to the Lahaina fires and Covid.
The Royal Mauian Fact Sheet
Recent Price Ranges: $1.75MM to $2.05MM
Maintenance Fees: $980 – $1,254/month
- Address: 2430 South Kihei Road, Kihei, HI 96753
- Zoning: HOTEL
- Vacation Rentals: Allowed (5 day minimum)
- Oceanfront: Yes
- Nearest Beach: Kamaole I Beach Park
- Amenities: Pool, BBQ, roof-deck, recreation area
- Front Desk: Yes
- Construction: Concrete
- Year Built: 1973
- Stories: 6
- Units: 107
- Buildings: 1
- Elevator: Yes
- Air Conditioning Allowed: Yes
- Pets Allowed: No
- Flood Zone: No
- Value: B+
- Design: A-
- Location: A-
- Overall Grade: A-
Royal Mauian Plat Map
The Verdict...
The Royal Mauian is not cheap, but we think it’s oceanfront location, proximity to dining and shopping, and amazing views are worth it. If you want a gorgeous vacation condo steps from the beach, Royal Mauian is an excellent choice.
To see all available Royal Mauian units, click the button…
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.
Call or Text Levi Mizel at 808-281-1928
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.
23 Year 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.
Long Time Investor
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?
- 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.