Kota Kinabalu · Completed · Subsale
Aman Pesona Beachside Villas
Leasehold beachside villas beside a preserved wetland forest and the Sabandar river, with 3 or 4 bedrooms of 2,050 to 2,970 sq ft and a clubhouse run with hotel management services.
Replies on WhatsApp from Jason himself · No obligation
Answer block
Aman Pesona Beachside Villas 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
Aman Pesona Beachside Villas
By Kinsa Resorts Sdn Bhd
Listed address
7, Jalan Penampang
88300 Kota Kinabalu; confirm the site lot
Tenure
Leasehold
Confirm the title type and expiry
Completion
Mar 2019 (developer’s record)
Setting
Beach, mangrove and Sabandar river
Existing wetland forest kept as a community park
Layouts
2,050–2,970 sq ft
3 or 4 bedrooms, 3 bathrooms
List price
RM2,407,300 – RM4,062,030
Developer list price on IQI
Foreign buyers
Possible, with state approval
Above the RM1 million Sabah minimum for landed homes; not on Native Title
Why this address
Four things buyers weigh at Aman Pesona
Holiday villas by the beach north of the city. Here is the case, and what to weigh.
Beach and river setting
The developer describes the villas between a sandy beach, mangrove forest and the Sabandar river, with the existing wetland forest kept as a community park.
Managed like a resort
The listing says property and hotel management services are provided, with a clubhouse, café, gym, game room and tennis court.
Golf and town nearby
The developer gives 8.9 km to Tuaran town, 11.8 km to Dalit Bay and its 18-hole golf course, and 12.4 km to Mengkabong.
What to weigh: location and holiday-home market
The listed postal address is on Jalan Penampang, while the description places the villas by the Sabandar river near Tuaran, so confirm the lot. Holiday villas at RM2.4–4.1 million on the list sell to a narrow market, and the unit count is not given.
The development
Aman Pesona Beachside Villas, decoded
Holiday villas in a gated resort setting, with a clubhouse and a preserved wetland and mangrove forest.
Facilities
As listed by the developer on the IQI project listing.
Clubhouse
Hotel-managed
- Clubhouse
- Café
- Gymnasium
- Game room
Outdoors
Nature and play
- Tennis court
- Children’s playground
- Wetland and forest reserves
- Garden service
Where the project is now
Layouts
All 2 Aman Pesona Beachside Villas layouts
Only the smallest and largest built-ups are given on the developer’s listing. Land sizes are not given. Tap any layout and the drawing comes to your WhatsApp.
Gallery
Aman Pesona Beachside Villas in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Aman Pesona Beachside Villas sits
7, Jalan Penampang, 88300 Kota Kinabalu, Sabah (address on the developer’s listing).
The developer’s list prices
The price numbers
These are the prices the developer listed on IQI, not recorded sales. Subsale prices today can be higher or lower.
| Measure | Figure | Source and date |
|---|---|---|
| Developer list price (launch) on the IQI listing | RM2,407,300 – RM4,062,030 | IQI Project Centre, 2026 |
These are the developer’s list prices recorded on IQI, not recent transactions. Ask Jason for recorded subsale prices and current rents before you offer.
Track record
About Kinsa Resorts Sdn Bhd
Aman Pesona is developed by Kinsa Resorts Sdn Bhd as a scheme of beachside holiday villas, with the existing wetland forest and mangrove kept as a community park.
The developer says a clubhouse with property and hotel management services serves the villas.
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 2,050 to 2,970 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.
- ⚠️ Landed homes: check the land title, the facing, and whether the house has had extensions that need approved plans.
- ⚠️ 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 RM4,060,000, 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 | RM4,060,000 | RM4,060,000 |
| Down payment | RM406,000 | RM1,218,000 |
| Loan amount | RM3,654,000 | RM2,842,000 |
| Stamp duty on transfer (MOT) | RM146,400 | RM324,800 |
| Stamp duty on loan (0.5%) | RM18,270 | RM14,210 |
| Lawyer, sale agreement (incl. 8% SST) | RM45,198 | RM45,198 |
| Lawyer, loan agreement (incl. 8% SST) | RM40,813 | RM32,044 |
| Cash needed before keys | RM656,681 | RM1,634,252 |
| 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
What sizes are the villas?
The developer lists built-ups of 2,050 to 2,970 sq ft, with 3 or 4 bedrooms and 3 bathrooms. The number of villas is not given on the listing.
Is Aman Pesona freehold?
No. It is leasehold. Ask your lawyer to confirm the title type and remaining lease.
Can a foreigner buy a villa at Aman Pesona?
Portal guides list RM1 million as the Sabah minimum for landed homes, and a foreign purchase needs state approval. The developer’s list prices are RM2,407,300 to RM4,062,030, above that line. The land must not be Native Title; confirm with a Sabah lawyer.
Adakah Aman Pesona diuruskan oleh pengurusan hotel?
Menurut pemaju, perkhidmatan pengurusan hartanah dan hotel disediakan melalui rumah kelab. Minta terma dan yuran pengurusan sebelum membuat tawaran.
Aman Pesona 离斗亚兰镇多远？
根据发展商资料，距离斗亚兰镇约8.9公里，距离达里湾高尔夫球场约11.8公里。
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View project →Get the current price list and units available at Aman Pesona Beachside Villas
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.