Inanam, Kota Kinabalu · Completed · Subsale
Bukit Bantayan Residences
Three towers of 912 serviced apartments on an 18-acre hilltop in Inanam, with units of 904 to 1,100 sq ft, two parking bays each and a 2.5-acre central podium.
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Answer block
Bukit Bantayan Residences 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
Bukit Bantayan Residences
By Gamuda Land, through Dinamik Atlantik Sdn Bhd
Address
Jalan Bantayan Minintod, Bukit Bantayan
88450 Kota Kinabalu
Tenure
Leasehold (999 years per Gamuda Land)
Gamuda Land’s page gives a 999-year lease; confirm on the title
Completion
2019–2020
Gamuda reports an occupation certificate on 18 Dec 2019; Dec 2020 on the IQI record
Towers
Ebena, Cemara, Dilenia
25, 25 and 27 storeys; 12 units a floor
Units
912
296 + 296 + 320
Layouts
904–1,100 sq ft
Type letters differ between sources; Gamuda Land calls the 904 and 1,007 sq ft units Type A (dual key, 2+1 bed, 2 bath). Two parking bays per unit
Foreign buyers
Upper units only
Sabah minimum for high-rise homes is RM600,000, with state approval
Why this address
Four things buyers weigh at Bukit Bantayan Residences
A hilltop serviced-apartment development above Inanam. Here is the case, and what to weigh.
Hilltop views
The 18-acre site sits above Inanam, with views out to the city and sea on one side and the hills on the other.
Two parking bays each
The developer says every unit comes with two car park bays, which matters on a hill site away from the city.
A 2.5-acre podium
A 50-metre infinity pool, community hall with basketball and badminton, gym, sauna, yoga deck and a residents-only hiking trail.
What to weigh: distance and size
The developer gives about 12 km to Kota Kinabalu city, so you will drive most trips. With 912 units, and the developer still selling remaining units in 2026, there is plenty of competition when you sell or rent.
The development
Bukit Bantayan Residences, decoded
Three towers, Ebena and Cemara at 25 storeys with 296 units each and Dilenia at 27 storeys with 320 units, around a 2.5-acre central podium. The developer says the structure is designed for seismic loads.
The towers
Facilities
As listed by the developer on the IQI project listing.
Water
Pools
- 50 m infinity pool
- Wading pool
- Floating lounger
- Sun deck
- Sauna and changing rooms
Active
Sports and wellness
- Gymnasium and pool lounge
- Community hall with basketball and badminton
- Yoga deck
- Reflexology path
- Residents-only hiking trail
Residents
Shared spaces
- Courtyard garden
- Green canopy walk
- Gazebo
- BBQ area
- Children’s playground
- Retail shops
- Management office
Where the project is now
Layouts
All 5 Bukit Bantayan Residences layouts
5 layout types, from 904 to 1,100 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.
Type D — 904 sq ft
2 bed 2 bath · 904 sq ft · 2 bed + study · Dual Key · 2 bath – type letters differ by tower
Get this floor planAsk price & availability →
Type C — 1,007 sq ft
2 bed 2 bath · 1,007 sq ft · 2 bed + study · Dual Key
Get this floor planAsk price & availability →
Type A — 1,100 sq ft
2 bath · 1,100 sq ft · with study · sea and city view side
Get this floor planAsk price & availability →
Type B — 1,100 sq ft
2 bed 2 bath · 1,100 sq ft · 2 bed + study · mountain and facilities view side
Get this floor planAsk price & availability →
Type E — 1,100 sq ft
2 bed 2 bath · 1,100 sq ft · 2 bed + study · sea and city view side
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Bukit Bantayan Residences
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 |
|---|---|---|---|---|
| Type D | 904 sq ft | RM480,301–590,000 | – | 3 |
| Type C | 1,007 sq ft | RM447,000–600,000 | RM2,000/mo | 13 |
| Type A / Type B / Type E | 1,100 sq ft | RM490,000–600,000 | RM2,300/mo | 6 |
Gallery
Bukit Bantayan Residences in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Bukit Bantayan Residences sits
Jalan Bantayan Minintod, Bukit Bantayan, Inanam, 88450 Kota Kinabalu, Sabah.
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 price for sale (21 listings) | RM447,000 – RM730,800 · about RM444–653 psf | PropertyGuru project page, Oct 2026 |
| Asking rent 3 bedrooms, 1,007–1,100 sq ft | RM2,000 – RM2,300 a month (few listings) | PropertyGuru rental listings, Sep 2026 |
| Developer price remaining units, by tower | From RM515,660 to RM552,710 by tower; Dilenia and Ebena figures shown at the Bumiputera price | Gamuda Land website, Oct 2026 |
| Developer list price (launch) on the IQI listing | RM403,560 – RM730,800 | IQI Project Centre, 2026 |
The sale and rent rows are asking figures from PropertyGuru seen in September and October 2026; only a handful of whole units were listed for rent, so treat the rent as a rough guide. No data site published a transacted median we could use. Gamuda Land was still advertising remaining units from its own website in October 2026, with two towers’ starting prices shown at the Bumiputera price. The launch list price is the figure on IQI.
Track record
About Dinamik Atlantik Sdn Bhd
Bukit Bantayan Residences is a Gamuda Land project, developed through Dinamik Atlantik Sdn Bhd, on an 18-acre hilltop at Inanam. EdgeProp reported a gross development value of about RM996 million for phase 1 in 2018.
The developer lists 912 units in three towers, with 12 units a floor, two parking bays per unit and a 2.5-acre central podium. It says the structure is designed to withstand an earthquake of up to magnitude 7.0 with its epicentre at Ranau.
Around the building
What is near Bukit Bantayan Residences
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Minivans to Kiansom~2.2 km
- City Bus Terminal North~2.6 km
- Terminal Bas Kg Likas~4.0 km
🛍️ Malls
- Giant Kolombong~2.4 km
- City Mall~4.5 km
- Likas Square~5.2 km
🎓 Schools
- SK Kolombong~1.1 km
- SMK Kolombong~1.1 km
- Driving School~1.2 km
- SK Bantayan~2.0 km
🏛️ Colleges and universities
- Cosmopoint College~3.4 km
- Cyberjaya College Kota Kinabalu~3.5 km
- Lands and Surveys Training School~3.6 km
🏥 Hospitals
- Damai Specialist Centre~4.8 km
- KK Specialist Centre~4.9 km
- Hospital Wanita dan Kanak-Kanak Sabah~5.0 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 904 to 1,100 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.
- ⚠️ 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 RM550,000, 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 | RM550,000 | RM550,000 |
| Down payment | RM55,000 | RM165,000 |
| Loan amount | RM495,000 | RM385,000 |
| Stamp duty on transfer (MOT) | RM10,500 | RM44,000 |
| Stamp duty on loan (0.5%) | RM2,475 | RM1,925 |
| Lawyer, sale agreement (incl. 8% SST) | RM7,290 | RM7,290 |
| Lawyer, loan agreement (incl. 8% SST) | RM6,683 | RM5,198 |
| Cash needed before keys | RM81,948 | RM223,413 |
| 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?
There are 912 units in three towers, Ebena, Cemara and Dilenia, from 904 to 1,100 sq ft. Each unit comes with two parking bays. Gamuda Land markets the 904 and 1,007 sq ft units as dual-key layouts with 2+1 bedrooms and 2 bathrooms.
Is Bukit Bantayan Residences freehold?
No. It is leasehold; Gamuda Land’s project page gives the lease as 999 years. Ask your lawyer to confirm the term on the title.
Can a foreigner buy at Bukit Bantayan Residences?
In Sabah a foreigner generally needs a high-rise home priced at RM600,000 or more, with state approval. Sub-sale asking prices in October 2026 ran from about RM447,000 to RM730,800, so only the larger or better-placed units could qualify.
What does a unit at Bukit Bantayan Residences rent for?
Asking rents on PropertyGuru in September 2026 were about RM2,000 to RM2,300 a month for units of 1,007 to 1,100 sq ft, though only a few whole units were listed. These are asking rents.
Berapa jauh Bukit Bantayan Residences dari bandar Kota Kinabalu?
Menurut pemaju, kira-kira 12 km dari bandar Kota Kinabalu, dan 2.5 km ke Pasar Tamu Inanam. Pada Oktober 2026, harga tawaran di PropertyGuru sekitar RM447,000 hingga RM730,800, dan sewa unit 3 bilik sekitar RM2,000 hingga RM2,300 sebulan.
Bukit Bantayan Residences 每个单位有几个停车位？
根据发展商资料，每个单位配有两个停车位。
Which schools are near Bukit Bantayan Residences?
On map data, the nearest schools are SK Kolombong (~1.1 km), SMK Kolombong (~1.1 km), Driving School (~1.2 km). Distances are straight-line from the building.
Is there a train or bus station near Bukit Bantayan Residences?
The nearest stations on map data are Minivans to Kiansom (~2.2 km), City Bus Terminal North (~2.6 km), Terminal Bas Kg Likas (~4.0 km).
What is the nearest hospital and mall to Bukit Bantayan Residences?
The nearest hospital on map data is Damai Specialist Centre (~4.8 km), and the nearest mall is Giant Kolombong (~2.4 km).
How much cash do I need to buy at Bukit Bantayan Residences?
For a unit at RM550,000,, a Malaysian buyer with a 90% loan needs about RM5,198 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM81,948, 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 Bukit Bantayan Residences
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.