Jalan Sulaman, Kota Kinabalu · Completed 2008 · Subsale
1Borneo Condominium
Four leasehold condominium towers above the 1Borneo Hypermall on Jalan Sulaman, with 1,008 homes of 880–1,000 sq ft and Universiti Malaysia Sabah next door.
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Answer block
1Borneo Condominium 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
1Borneo Condominium
Portals name Warisan Harta Sabah Sdn Bhd, Sagajuta Sdn Bhd and the United Sabah Islamic Association
Address
Jalan Sulaman
88400 Kota Kinabalu, at the 1Borneo Hypermall
Tenure
Leasehold
Lease expiry not published; check the title
Completion
2008
Per PropertyGuru and iProperty; the mall opened on 31 May 2008
Towers
4 towers
Two of 25 storeys, one of 28 and one of 12 (iProperty)
Units
1,008
Prince Tower, a separate block of 109 larger units, is listed apart
Layouts
880–1,000 sq ft
2 bedrooms at 880 and 920 sq ft; 3 bedrooms at 1,000 sq ft
Foreign buyers
Generally not eligible
Tower A–D prices sit well below the RM600,000 Sabah minimum
Why this address
Four things buyers weigh at 1Borneo Condominium
Homes above East Malaysia’s largest mall, next to the state university. Here is the case, and the catch.
A mall downstairs
The towers sit on the 1Borneo Hypermall, which Wikipedia describes as the largest shopping mall in East Malaysia, with over 300 shops, a cinema and bowling.
Next to UMS
Universiti Malaysia Sabah is about 1 km away, which supports student and staff rental demand.
A low entry price
Two-bedroom units are listed from about RM290,000, and irumah.co gives a recent median of about RM400 psf for the 900 sq ft layout.
What to weigh: distance and supply
The site is about 7 km from the city centre and 13 km from the airport, and with 1,008 units plus nearby condominium supply, expect competition when you resell or let.
The development
1Borneo Condominium, decoded
Two 25-storey towers, one 28-storey tower and one 12-storey block on the 23.3-acre 1Borneo site. Prince Tower, a lower-density block of 1,900–2,130 sq ft units, is recorded separately.
The towers
Facilities
As listed by PropertyGuru, iProperty and Mudah.my; floor levels are not published.
Water
Pools
- Swimming pool
- Jacuzzi
- Sauna
Active
Sports and fitness
- Gymnasium
- Tennis courts
- Squash court
- Jogging track
Residents
Shared spaces
- Children’s playground
- Multi-purpose hall
- BBQ area
- Car park
- 24-hour security
Where the project is now
Layouts
All 3 1Borneo Condominium layouts
3 layout types, from 880 to 1,000 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.
Price and rent by layout
What each layout is asking at 1Borneo Condominium
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 |
|---|---|---|---|---|
| 3 bedrooms | 1,000 sq ft | – | RM2,000–2,200/mo | 4 |
| – | about 880–920 sq ft (2-bedroom, Type A or B) | RM300,000 | – | 1 |
| – | about 800 sq ft | – | RM1,800/mo | 1 |
Location & connectivity
Where 1Borneo Condominium sits
Jalan Sulaman, 88400 Kota Kinabalu, Sabah, at the 1Borneo Hypermall.
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 2 bed, 900 sq ft | Recent median about RM400 psf · 880 sq ft unit sold for RM320,000 (Jul 2026) | irumah.co transaction records, viewed Oct 2026 |
| Asking price 2 bed, about 900 sq ft | RM290,000–380,000 | Mudah.my listings, Sep–Oct 2026 |
| Asking price all condominium units | RM320,000–350,000 · about RM350–364 psf | PropertyGuru, Oct 2026 |
| Asking rent 2 and 3 bedrooms | About RM1,800–2,200 a month | PropertyGuru listings, Jul–Aug 2026 |
The transacted row is from irumah.co’s records; the rest are asking prices. irumah.co gives a gross rental yield of about 6.5% for 2025. Prince Tower and duplex units (1,900 sq ft and up, asking RM780,000–1.77m on Mudah.my) are excluded from these ranges.
Track record
About Sagajuta Sdn Bhd
Wikipedia and irumah.co name Sagajuta Sdn Bhd as developer of 1Borneo. PropertyGuru and iProperty list Warisan Harta Sabah Sdn Bhd, Sagajuta Sdn Bhd and the United Sabah Islamic Association as the developers.
Management of the 1Borneo Hypermall passed to United 1Borneo Hypermall Sdn Bhd in January 2019.
Around the building
What is near 1Borneo Condominium
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
None found nearby on the map
🛍️ Malls
- 1Borneo~0 m
- Giant Kolombong~5.1 km
🎓 Schools
- Sekolah Perhutanan Tropika Antarabangsa~400 m
- Mariano I. Loza~800 m
- Sekolah Kebangsaan Rampayan Menggatal~1.8 km
- SRS Datuk Simon Fung~2.0 km
🏛️ Colleges and universities
- Tunku Abdul Rahman University of Management and Technology, Sabah Branch (TAR UMT)~800 m
- Sabah University of Malaysia~1.0 km
- Strategy College~2.3 km
🏥 Hospitals
- Hospital Universiti Malaysia Sabah~1.5 km
- Hospital Wanita dan Kanak-Kanak Sabah~2.7 km
- Hospital Angkatan Tentera Wilayah Kota Kinabalu (HATWKK)~6.6 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 880 to 1,000 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.
- ⚠️ More than ten years old. Ask for the last AGM minutes and how much maintenance owners still owe; arrears show up as poor upkeep later.
- ⚠️ 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 RM350,000, 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 | RM350,000 | RM350,000 |
| Down payment | RM35,000 | RM105,000 |
| Loan amount | RM315,000 | RM245,000 |
| Stamp duty on transfer (MOT) | RM6,000 | RM28,000 |
| Stamp duty on loan (0.5%) | RM1,575 | RM1,225 |
| Lawyer, sale agreement (incl. 8% SST) | RM4,725 | RM4,725 |
| Lawyer, loan agreement (incl. 8% SST) | RM4,253 | RM3,308 |
| Cash needed before keys | RM51,553 | RM142,258 |
| 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
How many units are there and what sizes?
Portals record 1,008 homes in four towers: 2-bedroom units of 880 and 920 sq ft and 3-bedroom units of 1,000 sq ft. Prince Tower, with 109 larger units of 1,900–2,130 sq ft, is recorded separately.
Is 1Borneo Condominium freehold?
No. PropertyGuru, iProperty and irumah.co all give leasehold tenure.
Can a foreigner buy here?
In Sabah a foreigner can generally buy a high-rise home priced at RM600,000 or more, with approval from the Sabah State Authority (guides put it at two months or more). Title must be Country Lease or Town Lease, not Native Title, and low-cost or Bumiputera-allocated units are excluded. Stamp duty on the transfer of a home is a flat 8% for foreign buyers from 1 January 2026. Units in Towers A to D are listed at about RM290,000–380,000, so they are generally not open to foreign buyers. Some Prince Tower and duplex units are listed above RM600,000.
How much does it rent for?
Two- and three-bedroom units are listed at about RM1,800 to RM2,200 a month (PropertyGuru, July to August 2026).
Berapa harga 1Borneo Condominium?
Unit 2 bilik tidur sekitar 900 kaki persegi ditawarkan pada RM290,000 hingga RM380,000 (Mudah.my, Oktober 2026). Median transaksi terkini sekitar RM400 sekaki persegi (irumah.co). Hartanah ini pajakan dan siap pada 2008.
1Borneo 公寓价格多少？租金多少？
约900平方尺的两房单位挂牌价约RM29万至RM38万（Mudah.my，2026年10月）；irumah.co显示近期成交中位价约每平方尺RM400。两房及三房月租约RM1,800至RM2,200。租约地契，2008年完工。
Which schools are near 1Borneo Condominium?
On map data, the nearest schools are Sekolah Perhutanan Tropika Antarabangsa (~400 m), Mariano I. Loza (~800 m), Sekolah Kebangsaan Rampayan Menggatal (~1.8 km). Distances are straight-line from the building.
Is there a train or bus station near 1Borneo Condominium?
Map data shows no train or bus station within about 4 km, so most residents drive or use e-hailing.
What is the nearest hospital and mall to 1Borneo Condominium?
The nearest hospital on map data is Hospital Universiti Malaysia Sabah (~1.5 km), and the nearest mall is 1Borneo (~0 m).
How much cash do I need to buy at 1Borneo Condominium?
For a unit at RM350,000,, a Malaysian buyer with a 90% loan needs about RM3,308 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM51,553, 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 1Borneo Condominium
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.