Sembulan, Kota Kinabalu · Completed 2017 · Subsale
Sutera Avenue
Mah Sing’s mixed development at the southern entrance to the city centre on the Coastal Highway: 320 serviced apartments over a street mall of cafés and shops, about 3.9 km from the airport.
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Answer block
Sutera Avenue 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
The Residences, Sutera Avenue
By Mah Sing, through Capitol Avenue Development Sdn Bhd
Address
Off Jalan Coastal
Kampung Sembulan, 88100 Kota Kinabalu
Tenure
Leasehold
Launch coverage said freehold; check the title
Completed
2017
Launch target was early 2016
Towers
3
Tower 3 has 11 storeys and 100 units
Units
320
Serviced apartments, above shops and offices
Layouts
726–1,220 sq ft
2 and 3 bedrooms in listings
Foreign buyers
RM600,000 and above
Only the larger units list above the Sabah minimum
Why this address
Four things buyers weigh at Sutera Avenue
A listed developer, a busy street mall and a short run to the airport. Here is the case, and the catch.
Close to the airport and the city
The site sits at the southern entrance to the city centre on the Coastal Highway, about 3.9 km from Kota Kinabalu International Airport.
A street mall downstairs
Sutera Avenue’s shop offices and street mall are known for cafés and restaurants, so the block is lively at street level.
A Bursa-listed developer
Mah Sing Group built it, with an infinity pool, sky garden, rooftop playground and two sky bars on the residential towers.
What to weigh: price drift and tenure
The few sales EdgeProp recorded in 2021–2022 were near RM900 psf, but most listings now ask RM600–800 psf. Records also differ on tenure, so read the title.
The development
Sutera Avenue, decoded
A 4.26-acre mixed development of shop offices, a street mall, a boutique hotel block and three serviced apartment towers.
Facilities
As listed on PropertyGuru and iProperty building records.
Rooftop
Pool deck
- Infinity pool
- Two sky bars
- Rooftop playground
Active
Fitness and leisure
- Gymnasium
- Sky garden
- BBQ area
- Tennis court
Security
Access and parking
- 24-hour security and CCTV
- Card access to lifts and car park
- Covered parking
Where the project is now
Layouts
All 6 Sutera Avenue layouts
6 layout types, from 726 to 1,220 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.
Larger suite (largest) — 1,220 sq ft
3 bed · 1,220 sq ft
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Sutera Avenue
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 |
|---|---|---|---|---|
| Smaller suite | 726 sq ft | – | RM2,500/mo | 1 |
Location & connectivity
Where Sutera Avenue sits
Off Jalan Coastal, Kampung Sembulan, 88100 Kota Kinabalu, 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 EdgeProp record, 2021–2022 | RM888–942 psf (two sales of 726–743 sq ft) | EdgeProp, viewed Oct 2026 |
| Asking price for sale | RM440,000 – RM950,000 · about RM600–790 psf | Mudah.my listings, Sep 2026 |
| Asking rent 2 bedrooms, 726 sq ft | RM2,000 – RM2,500 a month | PropertyGuru listings, Sep 2026 |
Only two recorded sales are shown on EdgeProp, so treat them as a reference point, not a market price. Listing prices are asking prices.
Track record
About Mah Sing Group Berhad
Mah Sing Group Berhad is a Bursa Malaysia-listed developer. It built Sutera Avenue through its subsidiary Capitol Avenue Development Sdn Bhd, with a gross development value of about RM295 million at launch.
The development mixes shop offices, a street mall, a boutique hotel block and the serviced apartment towers known as The Residences.
Around the building
What is near Sutera Avenue
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- KK Central~1.2 km
- Sembulan~1.3 km
- aisa City pickup and drop of points~1.7 km
🛍️ Malls
- KK Times Square~700 m
- Imago~900 m
- Kompleks Asia City~1.8 km
🎓 Schools
- Sekolah Kebangsaan Sembulan~700 m
- Sekolah Menengah Kebangsaan Sanzac~900 m
- SRK Sacred Heart~1.4 km
- Sekolah Kebangsaan Stella Maris~1.5 km
🏛️ Colleges and universities
- Aseana International College~600 m
- Sabah Institute of Art~1.0 km
- Yayasan Sabah College of Technology~1.1 km
🏥 Hospitals
- Gleneagles Kota Kinabalu~600 m
- Jabatan Kecemasan QEH~1.7 km
- Queen Elizabeth Hospital~1.9 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 726 to 1,220 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.
- ⚠️ A newer project, so many owners are renting out at the same time. Expect competition for tenants for the first few years.
- ⚠️ Leasehold title. Check how many years remain on the lease; banks lend less, and buyers pay less, as the lease gets shorter.
- ⚠️ Serviced apartments usually sit on commercial land. Utility tariffs and some loan terms can be less favourable than for a residential title.
- ⚠️ 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 RM950,000, 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 | RM950,000 | RM950,000 |
| Down payment | RM95,000 | RM285,000 |
| Loan amount | RM855,000 | RM665,000 |
| Stamp duty on transfer (MOT) | RM22,500 | RM76,000 |
| Stamp duty on loan (0.5%) | RM4,275 | RM3,325 |
| Lawyer, sale agreement (incl. 8% SST) | RM11,610 | RM11,610 |
| Lawyer, loan agreement (incl. 8% SST) | RM10,584 | RM8,532 |
| Cash needed before keys | RM143,969 | RM384,467 |
| 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
Who developed Sutera Avenue?
Mah Sing Group Berhad, through its subsidiary Capitol Avenue Development Sdn Bhd. The residences were completed in 2017.
Is Sutera Avenue freehold or leasehold?
Records differ. Launch coverage described the land as freehold, while PropertyGuru and iProperty list the residences as leasehold. Check the title before you buy.
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. Only the larger units here list above that. Stamp duty on the transfer of a home is 8% for foreign buyers from 1 January 2026.
Berapa sewa di Sutera Avenue?
Unit 2 bilik seluas 726 kaki persegi diiklankan pada RM2,000 hingga RM2,500 sebulan (PropertyGuru, September 2026).
Sutera Avenue 离机场多远？
项目位于沿海大道（Jalan Coastal），距离亚庇国际机场约3.9公里。
Which schools are near Sutera Avenue?
On map data, the nearest schools are Sekolah Kebangsaan Sembulan (~700 m), Sekolah Menengah Kebangsaan Sanzac (~900 m), SRK Sacred Heart (~1.4 km). Distances are straight-line from the building.
Is there a train or bus station near Sutera Avenue?
The nearest stations on map data are KK Central (~1.2 km), Sembulan (~1.3 km), aisa City pickup and drop of points (~1.7 km).
What is the nearest hospital and mall to Sutera Avenue?
The nearest hospital on map data is Gleneagles Kota Kinabalu (~600 m), and the nearest mall is KK Times Square (~700 m).
How much cash do I need to buy at Sutera Avenue?
For a unit at RM950,000,, a Malaysian buyer with a 90% loan needs about RM8,532 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM143,969, before the state consent fee. The full table is in "What buying here costs in 2026".
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View project →Get the current price list and units available at Sutera Avenue
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.