Kota Kinabalu city centre · Completed · Subsale
Jesselton Residences
Three 28-storey blocks on the Kota Kinabalu waterfront, next to Suria Sabah and above Jesselton Mall, with large 2- and 3-bedroom homes from 965 sq ft and duplex penthouses of up to 6,443 sq ft.
Replies on WhatsApp from Jason himself · No obligation
Answer block
Jesselton Residences 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
Jesselton Residences
Developed by Palikota Sdn Bhd, a Jesselton Waterfront Holdings company
Address
Jalan Haji Saman
88000 Kota Kinabalu, on the waterfront next to Suria Sabah
Tenure
Leasehold
Confirm the expiry on the title
Completed
2015–2017
Records differ; the occupation certificate is recorded in early 2017
Building
3 blocks, 28 storeys
Above Jesselton Mall
Units
333
2- and 3-bedroom homes and penthouses
Layouts
965–2,266 sq ft
Penthouses 1,931 sq ft, and duplexes of 4,395 and 6,443 sq ft
Foreign buyers
RM600,000 and above
Sabah minimum for high-rise homes; most units list above it
Why this address
Four things buyers weigh at Jesselton Residences
This is the city-centre waterfront address in Kota Kinabalu. Here is what it offers, and what to check.
On the city waterfront
The blocks sit between the old Customs House and the police jetty, next to Suria Sabah, with an infinity pool that looks out to sea.
A mall downstairs
Jesselton Mall, with about 123 shops, is part of the same development, so daily errands start in the lift.
Room to live
Two-bedroom units start at 965 sq ft and the main 3-bedroom layout is 2,266 sq ft, much larger than most new launches.
What to weigh: rules and records
Management does not allow units to be used as hostels, offices or Airbnb lets without written consent. Records also differ on the completion year, so check the title and the strata documents.
The development
Jesselton Residences, decoded
Three 28-storey blocks above Jesselton Mall on the Kota Kinabalu waterfront.
The towers
Facilities
As listed by the developer. Floor levels are not published.
Water
Pools
- Infinity pool
- Children’s pool
- Jacuzzi
- Sauna
Active
Fitness and play
- Gymnasium
- Table tennis room
- Children’s playground
- Children’s nursery
Residents
Shared spaces
- Viewing deck
- Party pavilion
- Multi-purpose room
- Meeting room
- Library
- Lounge
Where the project is now
Layouts
All 6 Jesselton Residences layouts
6 layout types, from 965 to 6,443 sq ft. Sizes from the developer’s published plans, checked October 2026. Tap any layout and the drawing comes to your WhatsApp.
Price and rent by layout
What each layout is asking at Jesselton Residences
Asking prices and rents seen on iProperty and PropertyGuru in October 2026, matched to each layout by size. Asking prices are not sale prices; compare them with the recorded transactions above.
| Layout | Size | Asking price | Asking rent | Listings |
|---|---|---|---|---|
| Type C | 965 sq ft | RM750,000–1.28m | RM3,000–3,500/mo | 12 |
| Type B | 1,669 sq ft | RM1.15m–1.5m | RM5,000–6,000/mo | 8 |
| Type A | 2,266 sq ft | RM1.35m–3m | RM7,000–7,800/mo | 23 |
| Type D | 4,395 sq ft | – | RM25,000/mo | 1 |
| – | about 2,400–2,500 sq ft | RM1.26m | – | 1 |
Gallery
Jesselton Residences in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Jesselton Residences sits
Jalan Haji Saman, 88000 Kota Kinabalu, on the waterfront next to Suria Sabah.
The recorded numbers
The price numbers
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 |
|---|---|---|
| Transacted price median, last 48 months | RM860 psf · range RM662–912 psf | EdgeProp, viewed Oct 2026 |
| Asking price for sale | RM750,000 – RM2.1m · about RM525–953 psf | PropertyGuru listings, Oct 2026 |
| Asking rent 2 bedrooms | RM3,000 – RM3,500 a month | PropertyGuru listings, Oct 2026 |
| Asking rent 3 bedrooms | RM5,000 – RM7,800 a month | PropertyGuru listings, Oct 2026 |
Transacted prices are recorded sales; listing prices are asking prices. EdgeProp estimates the gross yield at about 4.6%. Ask Jason for the unit-by-unit record for your floor and layout.
Track record
About Palikota Sdn Bhd
Jesselton Residences was developed by Palikota Sdn Bhd, a subsidiary of Jesselton Waterfront Holdings, with the main construction contract awarded to Vinci Grand Projects in 2014. The project is now shown on the Jesselton International group website.
The same Jesselton group later built Jesselton Twin Towers in Luyang. For a building of this age, the management’s accounts and house rules matter more than the developer’s brand.
Around the building
What is near Jesselton Residences
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- West (inc Brunei & Sarawak)~1.1 km
- Minivan to Ranau & Kinabalu NP (25RM)~1.1 km
- Padang Merdeka Station: Ranau, Tambunan, Keningau, Kota, Kota Belud, Kota Marudu~1.1 km
🛍️ Malls
- Jesselton Mall~200 m
- Suria Sabah~300 m
- Kota Kinabalu Plaza~1.0 km
🎓 Schools
- SM Teknik Likas~2.1 km
- Kian Kok Middle School~2.1 km
- SMK Likas~2.2 km
- SMK Perempuan Likas~2.2 km
🏛️ Colleges and universities
- Asian Tourism International College~800 m
- Twintech International University College of Technology~2.1 km
- Aseana International College~3.4 km
🏥 Hospitals
- Damai Specialist Centre~2.6 km
- Gleneagles Kota Kinabalu~2.9 km
- Jabatan Kecemasan QEH~3.7 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 965 to 6,443 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 RM2,100,000, 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 | RM2,100,000 | RM2,100,000 |
| Down payment | RM210,000 | RM630,000 |
| Loan amount | RM1,890,000 | RM1,470,000 |
| Stamp duty on transfer (MOT) | RM68,000 | RM168,000 |
| Stamp duty on loan (0.5%) | RM9,450 | RM7,350 |
| Lawyer, sale agreement (incl. 8% SST) | RM24,030 | RM24,030 |
| Lawyer, loan agreement (incl. 8% SST) | RM21,762 | RM17,226 |
| Cash needed before keys | RM333,242 | RM846,606 |
| 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
Where is Jesselton Residences?
On Jalan Haji Saman on the Kota Kinabalu waterfront, next to Suria Sabah, with Jesselton Mall in the same development.
What are the unit sizes?
The main layouts run from 965 sq ft (2 bedrooms) to 2,266 sq ft (3 bedrooms). Penthouses start at 1,931 sq ft and the duplexes are 4,395 and 6,443 sq ft.
Can a foreigner buy here?
In Sabah a foreigner can generally buy a high-rise home priced at RM600,000 or more, with state approval. Most listings here are above that. Stamp duty on the transfer of a home is 8% for foreign buyers from 1 January 2026.
Berapa harga Jesselton Residences?
Harga jualan yang direkodkan EdgeProp bagi 48 bulan lepas ialah median RM860 sekaki persegi. Harga tawaran semasa sekitar RM750,000 hingga RM2.1 juta.
Jesselton Residences 租金多少？
根据PropertyGuru挂牌，两房单位月租约RM3,000至RM3,500，三房单位约RM5,000至RM7,800。
Which schools are near Jesselton Residences?
On map data, the nearest schools are SM Teknik Likas (~2.1 km), Kian Kok Middle School (~2.1 km), SMK Likas (~2.2 km). Distances are straight-line from the building.
Is there a train or bus station near Jesselton Residences?
The nearest stations on map data are West (inc Brunei & Sarawak) (~1.1 km), Minivan to Ranau & Kinabalu NP (25RM) (~1.1 km), Padang Merdeka Station: Ranau, Tambunan, Keningau, Kota, Kota Belud, Kota Marudu (~1.1 km).
What is the nearest hospital and mall to Jesselton Residences?
The nearest hospital on map data is Damai Specialist Centre (~2.6 km), and the nearest mall is Jesselton Mall (~200 m).
How much cash do I need to buy at Jesselton Residences?
For a unit at RM2,100,000,, a Malaysian buyer with a 90% loan needs about RM17,226 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM333,242, before the state consent fee. The full table is in "What buying here costs in 2026".
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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.