Likas, Kota Kinabalu · Completed 2015 · Subsale
Bay 21
A 286-unit condominium off Jalan Teluk Likas, between PacifiCity and 1Likas, and the first building in Sabah with a Silver GreenRE rating.
Replies on WhatsApp from Jason himself · No obligation
Answer block
Bay 21 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
Bay 21 Condominium
By Remajaya Sdn Bhd
Address
Jalan Istiadat, off Jalan Teluk Likas
88400 Kota Kinabalu
Tenure
Leasehold
Confirm the expiry on the title
Completed
2015
Soft opening 12 June 2015; one record says 2016
Building
1 tower
Records differ on the storey count (26 or 30)
Units
286
All sold in the first phase
Layouts
About 1,088–2,336 sq ft
2, 3 and 4 bedrooms in listings
Foreign buyers
RM600,000 and above
Sabah minimum for high-rise homes; every listing is above it
Why this address
Four things buyers weigh at Bay 21
A Likas Bay address built with green features. Here is the case, and what to check.
Built to a green standard
It was the first building in Sabah to earn a Silver GreenRE rating, and won the ISM Contribution to Sustainability Award in 2015, with double-glazed windows and solar film.
Likas Bay views
Sea-view units look over Likas Bay, with PacifiCity, 1Likas and the Sabah Trade Centre area close by.
Family-sized homes
Listings run from 2-bedroom units of about 1,088 sq ft to 4-bedroom units of about 2,336 sq ft.
What to weigh: few recorded sales
EdgeProp shows no transactions in the last four years, so asking prices are your only guide. Get the bank’s valuation before you commit.
The development
Bay 21, decoded
One condominium tower in Likas. A separate serviced-suite tower, Bay Suites, was built later by the same developer next door.
Facilities
As listed on PropertyGuru and Mudah.my. Floor levels are not published.
Water
Pools and spa
- Swimming pool
- Wading pool
- Jacuzzi
- Sauna
Active
Sport and fitness
- Gymnasium
- Jogging track
- Squash court
- Playground
Residents
Shared spaces
- Clubhouse
- Multi-purpose hall
- BBQ area
- 24-hour security
Where the project is now
Layouts
All 5 Bay 21 layouts
5 layout types, from 1,088 to 2,300 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.
2 bedrooms (larger) — 1,118 sq ft
2 bed · 1,118 sq ft · not re-verified this round
Get this floor planAsk price & availability →4 bedrooms — 2,300 sq ft
4 bed · 2,300 sq ft · not re-verified this round
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Bay 21
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 |
|---|---|---|---|---|
| 2 bedrooms | 1,088 sq ft | – | RM2,500/mo | 1 |
| 3 bedrooms | 1,309 sq ft | – | RM2,700–3,000/mo | 3 |
| 3 bedrooms (large) | 1,854 sq ft | RM1.17m–1.35m | RM4,000/mo | 5 |
| 4 bedrooms | 2,300 sq ft | RM2.21m | – | 1 |
| – | about 1,900–2,000 sq ft | – | RM4,000/mo | 1 |
Location & connectivity
Where Bay 21 sits
Jalan Istiadat, off Jalan Teluk Likas, 88400 Kota Kinabalu, between PacifiCity and 1Likas.
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 last 48 months | No sales recorded | EdgeProp, viewed Oct 2026 |
| Asking price for sale | RM900,000 – RM2.3m · about RM630–950 psf | Mudah.my and PropertyGuru listings, Oct 2026 |
| Asking rent 2 bedrooms | RM2,400 – RM3,000 a month | Mudah.my listings, 2026 |
| Asking rent 3 and 4 bedrooms | RM3,000 – RM6,000 a month | Mudah.my listings, 2026 |
With no recorded sales on EdgeProp, every figure here is an asking price. Ask Jason for a valuation check before you offer.
Track record
About Remajaya Sdn Bhd
Remajaya Sdn Bhd is led by Datuk Sr Chua Soon Ping, who has served as president of the Sabah Housing and Real Estate Developers Association (SHAREDA).
The company used aluminium formwork, coiled plumbing and double glazing at Bay 21, and later built Bay Suites next door.
Around the building
What is near Bay 21
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Minivan to Ranau & Kinabalu NP (25RM)~2.2 km
- Padang Merdeka Station: Ranau, Tambunan, Keningau, Kota, Kota Belud, Kota Marudu~2.2 km
- West (inc Brunei & Sarawak)~2.3 km
🛍️ Malls
- Likas Square~300 m
- Jesselton Mall~1.6 km
- Suria Sabah~1.8 km
🎓 Schools
- S.M.K Lok Yuk~1.0 km
- SRK Lok Yuk~1.0 km
- SM Teknik Likas~1.0 km
- SRJK (C) Lok Yuk~1.1 km
🏛️ Colleges and universities
- Asian Tourism International College~2.0 km
- Cyberjaya College Kota Kinabalu~2.1 km
- Lands and Surveys Training School~2.9 km
🏥 Hospitals
- Damai Specialist Centre~2.5 km
- Hospital Wanita dan Kanak-Kanak Sabah~3.8 km
- Gleneagles Kota Kinabalu~4.1 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 1,088 to 2,300 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 RM2,300,000, 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 | RM2,300,000 | RM2,300,000 |
| Down payment | RM230,000 | RM690,000 |
| Loan amount | RM2,070,000 | RM1,610,000 |
| Stamp duty on transfer (MOT) | RM76,000 | RM184,000 |
| Stamp duty on loan (0.5%) | RM10,350 | RM8,050 |
| Lawyer, sale agreement (incl. 8% SST) | RM26,190 | RM26,190 |
| Lawyer, loan agreement (incl. 8% SST) | RM23,706 | RM18,738 |
| Cash needed before keys | RM366,246 | RM926,978 |
| 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
When was Bay 21 completed?
The building had its soft opening on 12 June 2015. Portals list completion in 2015; one record says 2016.
Why is Bay 21 called a green building?
It was the first building in Sabah to receive a Silver GreenRE rating, and won the ISM Contribution to Sustainability Award in 2015.
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. Every current listing is above that. Stamp duty on the transfer of a home is 8% for foreign buyers from 1 January 2026.
Di mana lokasi Bay 21?
Di Jalan Istiadat, berhampiran Jalan Teluk Likas, Kota Kinabalu, di antara PacifiCity dan 1Likas.
Bay 21 售价多少？
根据Mudah.my和PropertyGuru挂牌，开价约RM90万至RM230万。这些是开价，EdgeProp过去四年没有成交记录。
Which schools are near Bay 21?
On map data, the nearest schools are S.M.K Lok Yuk (~1.0 km), SRK Lok Yuk (~1.0 km), SM Teknik Likas (~1.0 km). Distances are straight-line from the building.
Is there a train or bus station near Bay 21?
The nearest stations on map data are Minivan to Ranau & Kinabalu NP (25RM) (~2.2 km), Padang Merdeka Station: Ranau, Tambunan, Keningau, Kota, Kota Belud, Kota Marudu (~2.2 km), West (inc Brunei & Sarawak) (~2.3 km).
What is the nearest hospital and mall to Bay 21?
The nearest hospital on map data is Damai Specialist Centre (~2.5 km), and the nearest mall is Likas Square (~300 m).
How much cash do I need to buy at Bay 21?
For a unit at RM2,300,000,, a Malaysian buyer with a 90% loan needs about RM18,738 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM366,246, before the state consent fee. The full table is in "What buying here costs in 2026".
Compare
Worth putting beside this one
Same area first, then a similar budget. Chosen so you can compare the numbers yourself, not for which one pays the agent more.
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Aru Suites
A small 129-unit serviced suite block with a hotel in Tanjung Aru, completed 2020. Studios from 543 sq ft.
View project →Get the current price list and units available at Bay 21
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.