Selling or Buying in Ritz Carlton Residences Kapalua?
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Description
INCOME! INCOME! INCOME! Although many Ritz Carlton Residences offer identical floor plans and furnishings, the incomes of each unit vary greatly. Here’s the secret code…the income is dependent upon the ROOM CATEGORY of each bedroom, as set by Ritz Carlton. It does not matter that the entire project is considered oceanfront; it matters how Ritz Carlton places EACH BEDROOM into their reservation system. There are 5 room categories…Garden View, Resort View, Partial Ocean View, Ocean View and Ocean Front. The impact of the room categories creates dramatic income differentials, which creates significantly variant real estate values, despite physical similarities. Residence 1614/1616 has both bedrooms in the Ocean View category. The Ocean View category has provided the highest net income to the owner every year since 2008! This Seller knows, because he owns two units…one is Ocean View and one is Ocean Front…and in 12 out of 12 years, the Ocean View residence has outperformed the Ocean Front category residence in terms of net income. This Seller can provide 12 years of income history on both units! Residence 1614/1616 is perfect for a buyer who wants to spend less than 60-days per year in one of the finest 5-star beach front resort properties in the world, and receive institutional-quality income during the rest of the year. Owners are treated like royalty when “in residence”, and receive a long list of special and valuable privileges when they are on property! However, many owners own these units solely for the income. In the 12 months prior to the pandemic (February 2019 - January 2020), this residence produced $126,728 in NET operating income (after paying property taxes!). Based upon the $2,395,000 asking price, that’s an institutional quality 5.2% CAP rate, including a few weeks of owner use…and the Seller never lifted a finger to produce this income! As of December 19, 2020, this residence is the only available Ocean View category residence. Seller paid $2,430,000 for this unit in 2008! Income history available upon request. (The above information was provided by the Seller. Past financial performance is no guarantee of future financial performance.)
Built: 1992, 107 1 & 2BR Units in 6-Story Building on 54 Acres.
Amenities: 3 Pools, Hot Tubs, Spa, Fitness Center, Room Service, Concierge, Steam Rooms, Saunas, Treatment Rooms, Movement Studio, Meeting Rooms, Valet Parking.
Short-term Vacation Renting: Allowed.
Developer: Maui Land & Pineapple, Nissho Iwai and The Ritz-Carlton Hotel Company.
Although the hotel was built in 1992, the Ritz-Carlton Residences Kapalua were created through a comprehensive 2007 remodeling of... Read more
The MLS properties are based on information from the Multiple Listing Service of REALTORS® Association of Maui. Listings last updated on January 10, 2026.Information is deemed reliable but not guaranteed.
Sold 12/3/21 at $2,410,000 (List Price: $2,435,000)
Description
INCOME! INCOME! INCOME! Although many Ritz Carlton Residences offer identical floor plans and furnishings, the incomes of each unit vary greatly. Here’s the secret code…the income is dependent upon the ROOM CATEGORY of each bedroom, as set by Ritz Carlton. It does not matter that the entire project is considered oceanfront; it matters how Ritz Carlton places EACH BEDROOM into their reservation system. There are 5 room categories…Garden View, Resort View, Partial Ocean View, Ocean View and Ocean Front. The impact of the room categories creates dramatic income differentials, which creates significantly variant real estate values, despite physical similarities. Residence 1614/1616 has both bedrooms in the Ocean View category. The Ocean View category has provided the highest net income to the owner every year since 2008! This Seller knows, because he owns two units…one is Ocean View and one is Ocean Front…and in 12 out of 12 years, the Ocean View residence has outperformed the Ocean Front category residence in terms of net income. This Seller can provide 12 years of income history on both units! Residence 1614/1616 is perfect for a buyer who wants to spend less than 60-days per year in one of the finest 5-star beach front resort properties in the world, and receive institutional-quality income during the rest of the year. Owners are treated like royalty when “in residence”, and receive a long list of special and valuable privileges when they are on property! However, many owners own these units solely for the income. In the 12 months prior to the pandemic (February 2019 - January 2020), this residence produced $126,728 in NET operating income (after paying property taxes!). Based upon the $2,395,000 asking price, that’s an institutional quality 5.2% CAP rate, including a few weeks of owner use…and the Seller never lifted a finger to produce this income! As of December 19, 2020, this residence is the only available Ocean View category residence. Seller paid $2,430,000 for this unit in 2008! Income history available upon request. (The above information was provided by the Seller. Past financial performance is no guarantee of future financial performance.)
The MLS properties are based on information from the Multiple Listing Service of REALTORS® Association of Maui. Listings last updated on January 10, 2026.Information is deemed reliable but not guaranteed.
You do not own the land, but have the right to use the land until an expiration year. At expiration the ownership typically reverts back to the land owner.
Buyer and Seller have reached an agreement and are under contract. The sale may be subject to one or more contingencies.
We have handled many transactions for clients who purchase Hawaii real estate without visiting. By request, our network of agents can prepare thorough property videos to ensure you are familiar with every detail necessary. All documents can be signed remotely.
Buyer and Seller have reached an agreement and are under contract. The sale is expected to close / record soon.
We will be happy to work with you as a Buyer's agent. Call us to learn more: 808-943-9000. Note: A Seller's agent has a fiduciary responsibility towards the Seller. Working with a Buyer's agent objectives and goals are aligned, at no cost to you, the Buyer.
Other fees could be a special assessment, reserve contributions etc.
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Includes estimated monthly mortgage payment, maintenance / HOA fees & property taxes. The estimate does not include insurance premiums.
