Kampung Gambalon, Putatan · Phase 1 completed · Subsale
Alam Pesona @ Putatan
Emerald Tower, the first phase of Alam Pesona in Putatan, has 400 condominium units of 540 to 868 sq ft, with a three-storey clubhouse and developer list prices from RM264,943.
Replies on WhatsApp from Jason himself · No obligation
Answer block
Alam Pesona @ Putatan at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
Alam Pesona @ Putatan
Phase 1: Emerald Tower and clubhouse
Address
Jalan Ketiau Tombovo
Kampung Gambalon, 89500 Putatan
Tenure
Leasehold
Records differ: PropertyGuru lists it as freehold. Confirm the tenure and expiry on the title
Completion
Sep 2023 (developer’s IQI record)
Records differ: PropertyGuru shows 2024 as the expected completion. Ask for the occupation certificate date
Units
400
Of about 1,200 planned across the whole scheme
Layouts
540–868 sq ft
2 to 3 bedrooms, 1 to 2 bathrooms
Foreign buyers
Generally not eligible
List prices sit below the RM600,000 Sabah minimum for high-rise homes
Why this address
Four things buyers weigh at Alam Pesona
An entry-priced condominium on the edge of Putatan town. Here is the case, and what to check.
An entry price point
The developer’s list prices run from about RM265,000 to RM470,000, for 2- and 3-bedroom units of 540 to 868 sq ft.
Close to the airport
The listing puts Kota Kinabalu International Airport about 8.2 km away, or around 16 minutes, and One Place Mall within 4 km.
A full clubhouse
A three-storey clubhouse with a pool, gym, yoga studio, movie room, karaoke room and tennis and basketball courts, behind a guardhouse with three-tier security.
What to weigh: a phased scheme and thin data
This is Phase 1 of a plan for about 1,200 units, and a second tower, Sapphire Tower (Phase 2), is being marketed as a new launch, so expect building work nearby. Records differ on tenure and completion, and very few units were listed in October 2026, so recorded sales are the safer guide to value.
The development
Alam Pesona @ Putatan, decoded
Phase 1 covers the 400-unit Emerald Tower, a three-storey clubhouse and the infrastructure for the whole development.
Facilities
As listed by the developer on the IQI project listing.
Recreation
Pool and courts
- Swimming pool
- Tennis court
- Basketball court
- Adult fitness areas
- Children’s playground
Clubhouse
Indoor rooms
- Fitness gym
- Yoga studio
- Movie theatre
- Karaoke room
- Function hall
- Performance platform
Residents
Shared spaces
- BBQ pits
- Car park podium with eco deck
- Guardhouse with three-tier security
Where the project is now
Layouts
All 5 Alam Pesona @ Putatan layouts
5 layout types, from 449 to 868 sq ft. Sizes from the developer’s published plans, checked October 2026. Other layouts may exist; ask for the full list. Tap any layout and the drawing comes to your WhatsApp.
Type D1/D2 (Sapphire Tower, Phase 2) — 449 sq ft
1 bed 1 bath · 449 sq ft · with balcony
Get this floor planAsk price & availability →
Type A (Phase 1) / Type C (Sapphire Tower) — 540 sq ft
2 bed 1 bath · 540 sq ft · smallest Phase 1 type
Get this floor planAsk price & availability →
Type A1 (corner) — 868 sq ft
3 bed 2 bath · 868 sq ft · corner unit with balcony
Get this floor planAsk price & availability →Gallery
Alam Pesona @ Putatan in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Alam Pesona @ Putatan sits
Jalan Ketiau Tombovo, Kampung Gambalon, 89500 Putatan, Sabah.
The recorded numbers
What units here sell and rent for
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Asking price for sale (1 listing) | RM307,000 | iProperty listing, Oct 2026 |
| Developer list price (launch) on the IQI listing | RM264,943 – RM469,888 | IQI Project Centre, 2026 |
Only one unit was listed for sale on iProperty when checked in October 2026, and it quoted 450 sq ft, smaller than any layout on the developer’s record, so treat it with care. No units were listed for rent on iProperty or PropertyGuru, and no transacted figures were found. The launch row is the developer’s list price on IQI. Ask Jason for recorded sales before you offer.
Track record
About WK Consortium Sdn Bhd
Alam Pesona is developed by WK Consortium Sdn Bhd on land in Kampung Gambalon, about a minute’s drive from Putatan town.
The full plan covers about 1,200 condominium units, a three-storey car park, two storeys of retail lots and a clubhouse. Phase 1 is the 400-unit Emerald Tower. Phase 2, Sapphire Tower, is being marketed as a new launch and is not yet completed.
Around the area
What is near Alam Pesona @ Putatan
Places around Putatan on the map, measured in a straight line from the centre of Putatan. Your unit may be nearer or further.
🚉 Getting around
- Putatan~2.3 km
🛍️ Malls
- ITCC Shopping Mall~4.3 km
- Emart~5.6 km
🎓 Schools
- Tadika Hwa Shiong~2.4 km
- SJK (C) Hwa Shiong~2.5 km
- SMK Putatan~2.8 km
- SK PEKAN PUTATAN~3.0 km
🏛️ Colleges and universities
- Inti College~2.4 km
🏥 Hospitals
- Klinik Bumiputera~2.4 km
- Klinik Kesihatan Putatan~2.8 km
- Klinik Kissey~5.3 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Layouts here run from about 449 to 868 sq ft. Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ Leasehold title. Check how many years remain on the lease; banks lend less, and buyers pay less, as the lease gets shorter.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM310,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM310,000 | RM310,000 |
| Down payment | RM31,000 | RM93,000 |
| Loan amount | RM279,000 | RM217,000 |
| Stamp duty on transfer (MOT) | RM5,200 | RM24,800 |
| Stamp duty on loan (0.5%) | RM1,395 | RM1,085 |
| Lawyer, sale agreement (incl. 8% SST) | RM4,185 | RM4,185 |
| Lawyer, loan agreement (incl. 8% SST) | RM3,767 | RM2,930 |
| Cash needed before keys | RM45,547 | RM126,000 |
| State consent fee for foreigners | – | Set by each state; ask me for the figure |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
How many units and what sizes are there?
Phase 1, Emerald Tower, has 400 units from 540 to 868 sq ft, with 2 or 3 bedrooms and 1 or 2 bathrooms. About 1,200 units are planned across the whole development.
Is Alam Pesona freehold?
The developer’s IQI record says leasehold, but PropertyGuru lists it as freehold. Ask your lawyer to confirm the tenure and any remaining lease on the title.
Can a foreigner buy at Alam Pesona?
In Sabah a foreigner generally needs a high-rise home priced at RM600,000 or more, with state approval. The developer’s list prices here run from RM264,943 to RM469,888, so units are generally not open to foreign buyers.
Berapa harga Alam Pesona @ Putatan?
Harga senarai pemaju di IQI ialah RM264,943 hingga RM469,888 untuk unit 2 dan 3 bilik tidur. Ini harga senarai pemaju, bukan harga transaksi. Tanya Jason untuk harga subsale terkini.
Alam Pesona 离机场多远？
根据发展商资料，距离亚庇国际机场约8.2公里，车程约16分钟；距离 One Place Mall 约4公里。
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Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.