Kobusak, Penampang · Completed · Subsale
SkyVue Residence
200 condominiums of 1,265 to 3,254 sq ft in Kobusak, Penampang, with 3- to 4+2-bedroom layouts and a rooftop sky garden, about 5 minutes’ drive from the edge of Kota Kinabalu city centre.
Replies on WhatsApp from Jason himself · No obligation
Answer block
SkyVue Residence 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
SkyVue Residence
By North Borneo Land Avenue Sdn. Bhd. (NBLand Group), marketed with Eng Han Property
Address
Jalan Pintas Penampang, Kobusak
88200 Penampang per PropertyGuru; the developer gives 88300 Kota Kinabalu
Tenure
Leasehold (records differ)
IQI shows leasehold; PropertyGuru and Mudah show freehold. Check the title
Completion
Dec 2019 (developer’s record)
PropertyGuru gives 2019; some listings give 2020
Units
200
One 22-storey block over 4 storeys of elevated parking (developer site)
Layouts
1,265–3,254 sq ft
Six types, A to F, on the developer site; 3, 4+1 and 4+2 bedrooms; 2 to 5 bathrooms
List price
RM694,400 – RM2,443,700
Developer list price on IQI
Foreign buyers
Possible, with state approval
All list prices are above the RM600,000 Sabah minimum for high-rise homes
Why this address
Four things buyers weigh at SkyVue Residence
Large condominium homes on the city fringe. Here is the case, and what to weigh.
Large layouts
Units run from 1,265 to 3,254 sq ft, with up to 4+2 bedrooms and 5 bathrooms, sized for families who want landed-house space in a condominium.
A rooftop sky garden
The developer describes a rooftop garden with views over the city centre, the South China Sea and Mount Kinabalu, plus a facility deck with pools and a jacuzzi.
Gated and guarded
24-hour guards, CCTV, intercom and a multi-tier security system are listed.
What to weigh: price, running costs and title
Asking prices run from about RM720,000 to RM2.4 million, and larger units carry higher maintenance charges. Tenure records differ (leasehold on IQI, freehold on the portals), so check the title. Only 200 units means few comparable sales.
The development
SkyVue Residence, decoded
200 condominium units with a rooftop sky garden and a facility deck, on the Penampang side of Kota Kinabalu.
Facilities
As listed by the developer on the IQI project listing.
Water
Pools
- Swimming pool
- Wading pool
- Jacuzzi
- Fish pond
Sky and deck
Outdoor spaces
- Covered sky lounge
- Landscaped garden
- Jogging track
- Reflexology path
- Barbecue area
- Children’s playground
Residents
Shared rooms
- Fitness centre
- Function room
- Meeting room
- Mailbox room
- 24-hour guards, CCTV and intercom
Design
From the developer site
- 6,000 sq ft rooftop sky garden
- Four storeys of elevated parking
- Earthquake-resistant design
- Fibre broadband
Where the project is now
Layouts
All 6 SkyVue Residence layouts
6 layout types. 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 SkyVue Residence
Asking prices and rents seen on 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 |
|---|---|---|---|---|
| – | about 1,300–1,400 sq ft | – | RM2,400–3,500/mo | 5 |
| – | about 1,500–1,600 sq ft | RM950,000 | – | 1 |
| – | about 2,600–2,700 sq ft | – | RM6,200/mo | 3 |
Gallery
SkyVue Residence in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where SkyVue Residence sits
Jalan Pintas Penampang, Kobusak, Penampang, Sabah (PropertyGuru gives 88200 Penampang; the developer gives 88300 Kota Kinabalu).
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 for sale | RM720,000 – RM2,400,000 (3-bed mostly RM850,000–950,000) | Mudah listings, Oct 2026 |
| Asking per square foot | about RM606–642 psf | PropertyGuru project page, Oct 2026 |
| Asking rent 3 bed, about 1,265–1,377 sq ft | RM2,100 – RM3,500 a month | Mudah listings, Oct 2026 |
| Asking rent penthouse, 2,656–3,254 sq ft | RM5,400 – RM6,200 a month | Mudah listings, Oct 2026 |
| Developer list price (launch) from, on the developer site | RM619,800 | Eng Han Property website, Oct 2026 |
| Developer list price (launch) on the IQI listing | RM694,400 – RM2,443,700 | IQI Project Centre, 2026 |
Sale and rent rows are asking prices from about 19 sale and 28 rental listings seen in October 2026, not recorded sales; no transacted median was found. Furnished 3-bedroom units were most often listed at about RM3,500 a month. The developer rows show launch list prices. Ask Jason for recorded sale prices before you offer.
Track record
About North Borneo Land Avenue Sdn. Bhd.
SkyVue Residence is developed by North Borneo Land Avenue Sdn. Bhd. in Kobusak, Penampang, reached via Jalan Pintas Penampang.
The developer lists 200 units with a rooftop sky garden, a facility deck and high-speed broadband infrastructure.
Around the building
What is near SkyVue Residence
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Tanjung Aru~2.6 km
- Sembulan~3.2 km
🛍️ Malls
- Emart~900 m
- ITCC Shopping Mall~2.8 km
- City Mall~3.9 km
🎓 Schools
- GiatMara~800 m
- SMK Bahang~1.4 km
- SMJK Tinggi Kota Kinabalu 亚庇中学~1.7 km
- Kota Kinabalu High School~1.7 km
🏛️ Colleges and universities
- Sekolah Perubatan UMS~2.6 km
- Management & Science University~2.8 km
- Sabah College~2.9 km
🏥 Hospitals
- Klinik Kissey~500 m
- Klinik & Surgeri Dr. Goh~500 m
- Klinik & Surgeri Noosob~500 m
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
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 RM850,000, 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 | RM850,000 | RM850,000 |
| Down payment | RM85,000 | RM255,000 |
| Loan amount | RM765,000 | RM595,000 |
| Stamp duty on transfer (MOT) | RM19,500 | RM68,000 |
| Stamp duty on loan (0.5%) | RM3,825 | RM2,975 |
| Lawyer, sale agreement (incl. 8% SST) | RM10,530 | RM10,530 |
| Lawyer, loan agreement (incl. 8% SST) | RM9,612 | RM7,776 |
| Cash needed before keys | RM128,467 | RM344,281 |
| 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 and layouts are there?
There are 200 units from 1,265 to 3,254 sq ft in six types (A to F), with 3, 4+1 or 4+2 bedrooms and 2 to 5 bathrooms.
Is SkyVue Residence freehold?
Records differ. The developer’s record on IQI shows leasehold, while PropertyGuru and resale listings describe it as freehold. Ask your lawyer to check the title before you offer.
Can a foreigner buy at SkyVue Residence?
In Sabah a foreigner generally needs a high-rise home priced at RM600,000 or more, with state approval. The developer’s list prices run from RM694,400 to RM2,443,700, all above that line, so units can qualify subject to approval.
What rent can a unit at SkyVue Residence fetch?
Rental listings in October 2026 asked about RM2,100 to RM3,500 a month for 3-bedroom units, with furnished units often at RM3,500, and RM5,400 to RM6,200 for penthouses (Mudah). PropertyGuru shows rents from RM2,400. These are asking rents.
Di manakah SkyVue Residence?
SkyVue Residence terletak di Kobusak, Penampang, kira-kira 3 km dari pusat bandar Kota Kinabalu dan boleh dihubungi melalui Jalan Pintas Penampang. Sewa yang diminta pada Oktober 2026 ialah sekitar RM2,100 hingga RM3,500 sebulan untuk unit 3 bilik (Mudah).
SkyVue Residence 外国人可以买吗？
沙巴规定外国人购买高楼住宅须达到60万令吉或以上，并获得州政府批准。这里的发展商标价从69万4,400令吉起，因此原则上符合门槛。
Which schools are near SkyVue Residence?
On map data, the nearest schools are GiatMara (~800 m), SMK Bahang (~1.4 km), SMJK Tinggi Kota Kinabalu 亚庇中学 (~1.7 km). Distances are straight-line from the building.
Is there a train or bus station near SkyVue Residence?
The nearest stations on map data are Tanjung Aru (~2.6 km), Sembulan (~3.2 km).
What is the nearest hospital and mall to SkyVue Residence?
The nearest hospital on map data is Klinik Kissey (~500 m), and the nearest mall is Emart (~900 m).
How much cash do I need to buy at SkyVue Residence?
For a unit at RM850,000,, a Malaysian buyer with a 90% loan needs about RM7,776 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM128,467, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
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View project →Get the current price list and units available at SkyVue Residence
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.