Landlord & tenant guide · Sabah
Renting out property in Sabah
A good tenancy starts with the right rent, a clear agreement and proper deposits. This guide covers how renting works, the 2026 stamp duty rules and tax on rent, with recorded and asking rents for projects in Sabah.
Rent evidence
What units rent for in Sabah
One line per project on this site, as cited on each project page; recorded rents and current asking rents are marked.
| Project | Figure | Source and date |
|---|---|---|
| Aru Suites | About RM2,000 a month studio | Mudah.my listings, Oct 2026 |
| Bay 21 | RM2,400 – RM3,000 a month 2 bedrooms | Mudah.my listings, 2026 |
| Bukit Bantayan Residences | RM2,000 – RM2,300 a month (few listings) 3 bedrooms, 1,007–1,100 sq ft | PropertyGuru rental listings, Sep 2026 |
| Coral Bay @ Sutera | from RM6,500 a month whole unit | PropertyGuru listings, Oct 2026 |
| Jesselton Residences | RM3,000 – RM3,500 a month 2 bedrooms | PropertyGuru listings, Oct 2026 |
| Jesselton Twin Towers | RM2,500 – RM3,600 a month 1 and 2 bedrooms | PropertyGuru listings, Oct 2026 |
| K Avenue | RM1,650 – RM3,300 a month studio to 3 bedrooms (10 listings) | PropertyGuru listings, Aug–Sep 2026 |
| Kingfisher Putatan | RM1,600 – RM1,800 a month 3 bedrooms, whole Kingfisher (3 listings) | PropertyGuru rental listings, Sep 2026 |
| Kingfisher Sandakan | RM550 – RM1,650 monthly | Mudah listings, Oct 2026 |
| Maya Condominium | RM2,400 – RM2,800 a month mostly 3 bedrooms, about 1,100 sq ft (7 listings) | PropertyGuru listings, Aug–Oct 2026 |
| SkyMillion Residence | From RM1,600 a month; 930 sq ft 3-bedroom units at RM2,300 whole units (6 listings) | iProperty project page, Oct 2026; PropertyGuru rental listings, Sep 2026 |
| SkyVue Residence | RM2,100 – RM3,500 a month 3 bed, about 1,265–1,377 sq ft | Mudah listings, Oct 2026 |
| Sutera Avenue | RM2,000 – RM2,500 a month 2 bedrooms, 726 sq ft | PropertyGuru listings, Sep 2026 |
| The Gardens at Bundusan | RM1,800 – RM2,500 a month 3 bedrooms | iProperty listings, Sep 2026 |
Rents from EdgeProp, PropertyGuru or iProperty as cited on each project page.
For landlords
Steps to rent out a unit
- Price it right. Compare rents for similar units in the same building.
- Prepare the unit. Fix defects, clean, and list the furniture and appliances with photos.
- Screen the tenant. Identity, income and number of occupants; foreign tenants need a valid pass.
- Sign and collect deposits. Commonly two months’ rent as security deposit, half to one month as utility deposit, and the first month in advance.
- Stamp the agreement. Stamp with LHDN within 30 days of signing (rates below).
- Hand over. Keys, access cards, inventory and meter readings.
Stamp duty
Tenancy stamp duty from 2026
| Length of tenancy | Stamp duty per RM250 of annual rent |
|---|---|
| Up to 1 year | RM1 |
| More than 1 year, up to 3 years | RM3 |
| More than 3 years, up to 5 years | RM5 |
| More than 5 years | RM7 |
From 1 January 2026 the earlier exemption on the first RM2,400 of annual rent no longer applies. Example: two years at RM2,000 a month = RM24,000 a year = 96 × RM3 = RM288.
Tax on rent. Rental income is taxable. Malaysian residents add it to their other income; non-residents are generally taxed at a flat 30%. Quit rent, assessment, maintenance fees, loan interest and repairs can usually be deducted.
Commercial units. Renting out a shop, office or factory is a taxable service once the landlord’s commercial rental turnover exceeds RM1 million in 12 months; residential rentals are outside the scope. See the commercial property guide.
Straight answers
Frequently asked questions
How much deposit do landlords in Sabah ask for?
Commonly two months’ rent as security deposit, half to one month as utility deposit, and the first month’s rent in advance. It is negotiable and should be written into the agreement.
How much is stamp duty on a tenancy agreement in 2026?
RM1 per RM250 of annual rent for up to one year, RM3 for over one and up to three years, RM5 for over three and up to five years, and RM7 for longer. The RM2,400 exemption no longer applies from 2026.
Can a foreigner rent a home in Sabah?
Yes. Foreign tenants need a valid pass for the length of the tenancy; landlords should keep a copy with the agreement.
Can Jason find a tenant or a unit for me?
Yes. Landlords send the project and unit size for a rental estimate; tenants send budget, area and move-in date.
General information by a registered agent, not legal or tax advice. Rates as published for 2026; your lawyer and LHDN have the final figure. Checked October 2026.
Renting out or looking to rent in Sabah?
Landlords: send your project and unit size. Tenants: send budget, area and move-in date. I reply on WhatsApp.