Sabah · Completed projects · Foreign-buyer rules
Sabah property
Six completed condominium projects in Kota Kinabalu and Penampang, from the city waterfront to Likas Bay, Tanjung Aru and Bundusan. Sabah runs its own land law and its own foreign-buyer rules, so the minimum price and approval steps differ from Johor and Kuala Lumpur. Every project here already has keys handed over, so you are buying a finished home on the subsale market.
Jason Lim · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6. My registration covers the whole of Malaysia.
Area guides
Completed projects
Sabah projects worth knowing
Completed buildings only, so you can view the actual unit before you pay. New launches are added once they hold an advertising permit and developer licence.
📷 5Kampung Gambalon, Putatan
Alam Pesona @ Putatan
Phase 1 of Alam Pesona: 400 compact 2- and 3-bedroom condominiums in Putatan, listed by the developer at RM264,943–469,888.
An entry price point · Close to the airport
Completed
Facts and buying guide →
📷 6Kota Kinabalu
Aman Pesona Beachside Villas
Beachside holiday villas by the Sabandar river with 3 or 4 bedrooms of 2,050 to 2,970 sq ft, listed at RM2.4–4.1 million.
Beach and river setting · Managed like a resort
Completed8.9 km to Tuaran town
Facts and buying guide →
Tanjung Aru
Aru Suites
A small 129-unit serviced suite block with a hotel in Tanjung Aru, completed 2020. Studios from 543 sq ft.
A Tanjung Aru address · A hotel in the building
Completed
Facts and buying guide →
📷 8Inanam, Kota Kinabalu
Bukit Bantayan Residences
Gamuda Land’s 912 hilltop condos in Inanam, three towers, two parking bays each. Asking RM447k–731k; rents about RM2,000–2,300.
Hilltop views · Two parking bays each
Completed
Facts and buying guide →
📷 6Sutera Harbour, Kota Kinabalu
Coral Bay @ Sutera
460 leasehold seafront homes in eight 12-storey blocks inside Sutera Harbour Resort; asking from RM3 million, rents from RM6,500 in Oct 2026.
On the seafront · Inside Sutera Harbour Resort
Completed
Facts and buying guide →
📷 5City centre
Jesselton Residences
333 homes in three 28-storey blocks on the city waterfront, above Jesselton Mall. 965 sq ft to 2,266 sq ft, plus penthouses.
On the city waterfront · A mall downstairs
RM860 psf median recorded saleCompleted
Facts and buying guide →
📷 5Luyang and Damai
Jesselton Twin Towers
Two 56-storey towers, the tallest buildings in Borneo, with homes from 649 sq ft. Occupation certificate March 2024.
The tallest homes in Borneo · A 999-year lease
Completed
Facts and buying guide →
📷 5Jalan Cyber City, Kota Kinabalu
K Avenue
630 serviced apartments near KK airport, from studios to triple-key units. Asking RM250,000–790,000; rents RM1,650–3,300 (2026).
Airport on the doorstep · Flexible unit types
Completed2.5 km to KKIA
Facts and buying guide →
📷 6Inanam, Kota Kinabalu
Kingfisher Inanam
739 condominiums in three 27-floor towers in Inanam by Hap Seng, with a Level 5 skypark. Asking RM300k–602k; rents RM1,500–1,850.
A big skypark · An established neighbourhood
Completed15 min to KK city
Facts and buying guide →
📷 6Putatan
Kingfisher Putatan
408 three-bedroom condos in three blocks by Hap Seng Land in Putatan, 7 km from KKIA. Rents about RM1,600–1,800 (Sep 2026).
Family-sized homes · Airport and roads
Completed7 km to KKIA
Facts and buying guide →
📷 6Sandakan
Kingfisher Sandakan
792 condominiums in four towers on 15.3 acres in Sandakan by Hap Seng Land; asking RM260k–495k and rents of RM550–1,650 in Oct 2026.
Sea or hill views · Close to town
Completed5 min to town centre
Facts and buying guide →
📷 4Likas, Kota Kinabalu
Maya Condominium
483 condominiums in three blocks in Likas. Asking about RM668,000–980,000; 3-bedroom rents about RM2,400–2,800 (2026).
Schools close by · Hospitals and sport
Completed10 min to KK city
Facts and buying guide →
📷 4Damai, Kota Kinabalu
Meridian Garden
A small enclave of three-storey semi-detached and detached houses in Damai, near City Mall and QE2 Hospital, from RM2.6 million.
Hospitals and malls next door · Large family houses
Completed
Facts and buying guide →
📷 6Nosoob, Penampang
SkyMillion Residence
A 23-storey block of 254 condos in Nosoob, Penampang, completed 2024, with dual-key layouts. Asking from RM400k; rents from RM1,600.
Close to the city · Dual-key option
Completed
Facts and buying guide →
📷 7Kobusak, Penampang
SkyVue Residence
200 large condominiums in a 22-storey block in Kobusak, Penampang; asking RM720k–2.4m, 3-bed rents RM2,100–3,500 in Oct 2026.
Large layouts · A rooftop sky garden
Completed3 km to KK city centre
Facts and buying guide →
Bundusan, Penampang
The Gardens at Bundusan
Two 29-storey towers of 500 three-bedroom homes in Bundusan. Asking RM405,000–550,000, a family price point.
A family price point · Facilities on a large site
Completed
Facts and buying guide →
Api-Api Centre, Kota Kinabalu
Marina Court Resort Condominium
Leasehold city-centre waterfront condominium, completed 2006 per portals. Three-bedroom units listed from about RM490,000.
In the city centre · Waterfront setting
RM490k 3-bed asking fromCompleted
Facts and buying guide →
Signal Hill, Kota Kinabalu
The Peak Vista
Leasehold, two hillside towers on Signal Hill with sea views, completed 2011. Recorded median about RM735 psf.
Sea and city views · Close to town
Completed
Facts and buying guide →Likas
Bay 21
A 286-unit green-rated condominium on Likas Bay, opened 2015. Large 2- to 4-bedroom homes, most listed above RM900,000.
Built to a green standard · Likas Bay views
Completed
Facts and buying guide →Sembulan
Sutera Avenue
Mah Sing’s three-tower serviced apartment block on the Coastal Highway, completed 2017. 320 units, 726–1,220 sq ft.
Close to the airport and the city · A street mall downstairs
Completed3.9 km to KK airport
Facts and buying guide →Jalan Sulaman, Kota Kinabalu
1Borneo Condominium
Leasehold, 1,008 units in four towers above the 1Borneo Hypermall, completed 2008. Recent median about RM400 psf for 2-bed units.
A mall downstairs · Next to UMS
Completed~1 km to UMS
Facts and buying guide →Sembulan, Kota Kinabalu
Riverson SOHO
Leasehold, 152 SOHO suites in the Riverson development by Gleneagles Hospital, completed 2014. Asking about RM742–996 psf in October 2026.
A hospital and mall next door · City-centre location
Completed
Facts and buying guide →KK Times Square, Kota Kinabalu
The Loft @ KK Times Square
Leasehold, 631 serviced residences above Imago Shopping Mall, completed 2014. Asking about RM748–1,088 psf in October 2026.
A mall downstairs · A city-centre address
Completed
Facts and buying guide →Likas, Kota Kinabalu
Jade Residence
135 large units in one 15-storey block in Likas, completed 2014. Asking about RM795,000–1.39 million.
Large homes, few neighbours · Dual-key options
RM795k–1.39m asking, Aug–Sep 2026Completed
Facts and buying guide →Where to look
Sabah by area
| Area | What it is known for |
|---|---|
| City centre | The Jesselton waterfront, Suria Sabah and Jesselton Mall; the address for large high-floor homes. |
| Luyang and Damai | The “Golden Triangle” between the city, Likas and Penampang, home to Jesselton Twin Towers. |
| Likas | Likas Bay, PacifiCity and 1Likas; family condominiums with sea views. |
| Sembulan | The Coastal Highway entrance to the city, with Sutera Avenue’s cafés and quick airport access. |
| Tanjung Aru | The beach suburb next to the airport, with smaller serviced suites and holiday lets. |
| Bundusan, Penampang and Kepayan | Suburban family condominiums at lower prices, a short drive from the city. |
Listings
Units for sale and rent in Sabah, by budget
Current listings shared by IQI agents, refreshed regularly. Pick a budget to see what is on the market now, then WhatsApp me to arrange viewings.
Foreign buyers
The rules for foreigners buying in Sabah
Sabah has its own rules, set by the state. Confirm the current position with a lawyer in Sabah before you pay a booking fee.
| Rule | What it means |
|---|---|
| Minimum price for foreigners: RM600,000 for high-rise homes | Since January 2022 the Sabah government has allowed foreigners to buy high-rise homes (apartments, condominiums and high-rise suites in mixed developments) priced at RM600,000 or more, down from RM1 million. Sources: Daily Express, 13 Jan 2022; Azmi & Associates, May 2024; iProperty and PropertyGuru guides, 2026. |
| RM1 million for landed homes | Portal guides list RM1,000,000 as the Sabah minimum for landed property. Some law-firm guides still give RM1 million for all property types, so records differ; confirm with a Sabah lawyer. Sources: iProperty (Feb 2026); PropertyGuru (May 2026); Low & Partners. |
| RM500,000 for some foreign residents | Under the 2022 Sabah guidelines, certain foreign interests (such as permanent residents and foreign officers earning RM8,000 a month or more) may buy one residential unit from RM500,000. Source: Azmi & Associates (May 2024). |
| State approval is needed | A foreign purchase needs approval from the Sabah State Authority before the transfer is registered; guides put it at two months or more. The exact fee is not published by the state; one portal estimates RM15,000–25,000, which we could not verify. Sources: PropertyGuru (May 2026); Low & Partners; propcashflow.my (Mar 2026). |
| Sabah Land Ordinance, not the National Land Code | Land in Sabah is governed by the Sabah Land Ordinance (Cap. 68), not the National Land Code 1965 used in Peninsular Malaysia. Strata titles are issued under Sabah’s own subsidiary title law, updated by the Land (Subsidiary Title) Enactment 2026. Sources: Azmi & Associates; Sabah Guide; The Star/Yahoo News (30 Apr 2026). |
| Native Title land is off limits | Section 17 of the Land Ordinance forbids dealings in land between natives and non-natives without the Minister’s written permission. Foreigners (and non-native Malaysians) buy on Country Lease or Town Lease titles, not Native Title. Sources: Azmi & Associates (May 2024); Sabah Guide (Sep 2026). |
| Low-cost and Bumiputera units are excluded | As in other states, foreigners generally cannot buy low-cost or low-medium-cost homes or Bumiputera-allocated units. Source: Low & Partners. |
| 8% stamp duty for foreign home buyers from 1 January 2026 | Stamp duty is federal, so it applies in Sabah too: transfers of residential property to non-citizens (not permanent residents) and foreign companies pay a flat 8%, up from 4%. Sources: KPMG Budget 2026 tax letter; iProperty (Feb 2026). |
Compare
Sabah or Johor Bahru?
| Sabah | Johor Bahru | |
|---|---|---|
| Minimum price for foreigners | RM600,000 for high-rise homes; RM1 million for landed | Generally RM1 million |
| Land law | Sabah Land Ordinance (Cap. 68) | National Land Code 1965 |
| Land a foreigner cannot buy | Native Title land | Malay Reserve land |
| Stamp duty on transfer to a foreign buyer | 8% from 1 Jan 2026 | 8% from 1 Jan 2026 |
A summary, not a forecast. See Johor Bahru projects and Kuala Lumpur projects.
Buying, selling or renting
The steps and costs
Stamp duty, legal fees and RPGT are federal and work the same in Sabah as elsewhere in Malaysia. Read buying a subsale property, selling your property and renting out a property, and use the buying costs calculator for your own numbers. Foreign-buyer rules are the part that differs by state, so they are set out above.
Straight answers
Sabah property: frequently asked questions
What is the minimum price for a foreigner to buy a condominium in Sabah?
RM600,000 for a high-rise home such as a condominium or apartment, since the Sabah government lowered it from RM1 million in January 2022. Landed homes are listed at RM1 million. State approval is still needed.
Is Sabah land law different from Johor?
Yes. Sabah uses the Sabah Land Ordinance (Cap. 68) rather than the National Land Code, and Native Title land cannot be sold to non-natives without the Minister’s permission.
Berapa harga minimum untuk warga asing membeli kondominium di Sabah?
RM600,000 bagi rumah bertingkat seperti kondominium dan apartmen, sejak Januari 2022. Rumah bertanah disenaraikan pada RM1 juta, dan kelulusan Pihak Berkuasa Negeri diperlukan.
外国人在沙巴买公寓的最低价格是多少？
自2022年1月起，高楼住宅（公寓、共管公寓）的最低价格为RM60万；有地房产为RM100万，并须获得州政府批准。自2026年1月1日起，外国买家的住宅产业转让印花税为8%。
Looking at Sabah? Get a shortlist that fits your goal.
Tell me your budget, whether you will live in the unit or rent it out, and the area you prefer. I will reply on WhatsApp with suitable projects, recent recorded prices and the full cost.