Sandakan · Completed · Subsale
Kingfisher Sandakan
Four towers of 792 condominiums on 15.3 acres of elevated ground in Sandakan, with 2- and 3-bedroom units of 988 to 1,229 sq ft and a choice of sea or hill views.
Replies on WhatsApp from Jason himself · No obligation
Answer block
Kingfisher Sandakan 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
Kingfisher Sandakan
By Hap Seng Land Development Sdn Bhd
Address
Lorong Astana Heights, 13, Jalan Lalang
90000 Sandakan
Tenure
Leasehold (records differ)
IQI shows leasehold; PropertyGuru and Mudah show freehold. Check the title
Completion
Dec 2021 (developer’s record)
Towers
4
On 15.3 acres
Units
792
Seven layouts
Layouts
752–1,229 sq ft
2 to 4 bedrooms on resale listings; IQI gives 988–1,229 sq ft
Foreign buyers
Generally not eligible
List prices sit below the RM600,000 Sabah minimum for high-rise homes
Why this address
Four things buyers weigh at Kingfisher Sandakan
A large condominium close to Sandakan town. Here is the case, and what to weigh.
Sea or hill views
The towers sit on elevated ground and buyers can choose a sea-facing or hill-facing unit.
Close to town
The developer gives about 5 minutes to the town centre, 10 minutes to Mile 4 and 15 minutes to the airport, with schools, a market, hospital and supermarkets nearby.
Over 32,000 sq ft of facilities
An infinity pool, wading pool, sundeck, submerged sun lounge, basketball and sepak takraw courts and a children’s playground.
What to weigh: a big scheme in a smaller market
792 units is a lot of supply for Sandakan: about 20 units were listed for rent and nine for sale in October 2026. Tenure records differ (leasehold on IQI, freehold on the portals), so check the title.
The development
Kingfisher Sandakan, decoded
Four main towers on 15.3 acres of elevated ground, tucked off Jalan Utara.
Facilities
As listed by the developer on the IQI project listing.
Water
Pools
- Infinity pool
- Wading pool
- Submerged sun lounge
- Sunken pod
- Sundeck
- Slide with seating
Active
Sports and play
- Basketball court
- Sepak takraw court
- Children’s playground
Grounds
Landscape
- Trellis
- Pedestrian walkway
- Planted slopes
Where the project is now
Layouts
All 3 Kingfisher Sandakan layouts
3 layout types, from 752 to 1,229 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.
Smallest layout (2-bedroom) — 752 sq ft
2 bed 2 bath · 752 sq ft · smallest of the seven layouts
Get this floor planAsk price & availability →Largest layout — 1,229 sq ft
2 bath · 1,229 sq ft · largest of the seven layouts
Get this floor planAsk price & availability →Gallery
Kingfisher Sandakan in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Location & connectivity
Where Kingfisher Sandakan sits
Lorong Astana Heights, 13, Jalan Lalang, 90000 Sandakan, 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 for sale, 2 to 4 bed | RM260,000 – RM495,000 | Mudah listings, Oct 2026 |
| Asking per square foot | about RM439 psf | PropertyGuru project page, Oct 2026 |
| Asking rent monthly | RM550 – RM1,650 | Mudah listings, Oct 2026 |
| Developer list price (launch) on the IQI listing | RM284,000 – RM566,000 | IQI Project Centre, 2026 |
All sale and rent figures are asking prices from listings seen in October 2026, not recorded sales; no transacted median was found. About nine units were listed for sale and 20 for rent on Mudah. Check whether a low-priced rental is a whole unit or a room. Ask Jason for recorded sale prices before you offer.
Track record
About Hap Seng Land Development Sdn Bhd
Kingfisher Sandakan is developed by Hap Seng Land Development Sdn Bhd on 15.3 acres in an established neighbourhood off Jalan Utara.
The developer lists 792 units in four main towers, in seven layouts, with three-tier security.
Around the building
What is near Kingfisher Sandakan
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Terminal Bus Bandar Sandakan~1.3 km
- Mini Bus Station~1.4 km
- Sandakan Central~3.2 km
🛍️ Malls
- Harbour Mall Sandakan~1.2 km
- Kedai Menara M.P.S.~1.3 km
🎓 Schools
- Sekolah Kebangsaan Sri Tanjung Rapat~900 m
- Sung Siew Secondary School~1.2 km
- St. Micahael’s Secondary School~1.3 km
- SRJK (C) Chi Hwa~1.4 km
🏛️ Colleges and universities
- Kolej Vokasional Sandakan~1.8 km
- Open University Sandakan Campus~4.3 km
🏥 Hospitals
- Hospital Duchess of Kent~2.1 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 752 to 1,229 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.
- ⚠️ 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 RM570,000, 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 | RM570,000 | RM570,000 |
| Down payment | RM57,000 | RM171,000 |
| Loan amount | RM513,000 | RM399,000 |
| Stamp duty on transfer (MOT) | RM11,100 | RM45,600 |
| Stamp duty on loan (0.5%) | RM2,565 | RM1,995 |
| Lawyer, sale agreement (incl. 8% SST) | RM7,506 | RM7,506 |
| Lawyer, loan agreement (incl. 8% SST) | RM6,890 | RM5,387 |
| Cash needed before keys | RM85,061 | RM231,488 |
| 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 792 units in four towers, from 988 to 1,229 sq ft on the developer’s listing, with 2 or 3 bedrooms and 2 bathrooms.
Is Kingfisher Sandakan freehold?
Records differ. The developer’s record on IQI shows leasehold, while PropertyGuru and resale listings describe it as freehold. Ask your lawyer to check the title before you offer.
Can a foreigner buy at Kingfisher Sandakan?
In Sabah a foreigner generally needs a high-rise home priced at RM600,000 or more, with state approval. The developer’s list prices run from RM284,000 to RM566,000, so units are generally not open to foreign buyers.
What rent can a unit at Kingfisher Sandakan fetch?
Rental listings in October 2026 asked about RM550 to RM1,650 a month (Mudah). These are asking rents; check whether a low figure is for a whole unit or a room.
Berapa jauh Kingfisher Sandakan dari pusat bandar?
Menurut pemaju, kira-kira 5 minit ke pusat bandar Sandakan, 10 minit ke Batu 4 dan 15 minit ke lapangan terbang. Sewa yang diminta pada Oktober 2026 ialah sekitar RM550 hingga RM1,650 sebulan (Mudah).
Kingfisher Sandakan 有多少个单位？
共有四栋792个单位，面积从988到1,229平方尺，二房或三房。
Which schools are near Kingfisher Sandakan?
On map data, the nearest schools are Sekolah Kebangsaan Sri Tanjung Rapat (~900 m), Sung Siew Secondary School (~1.2 km), St. Micahael’s Secondary School (~1.3 km). Distances are straight-line from the building.
Is there a train or bus station near Kingfisher Sandakan?
The nearest stations on map data are Terminal Bus Bandar Sandakan (~1.3 km), Mini Bus Station (~1.4 km), Sandakan Central (~3.2 km).
What is the nearest hospital and mall to Kingfisher Sandakan?
The nearest hospital on map data is Hospital Duchess of Kent (~2.1 km), and the nearest mall is Harbour Mall Sandakan (~1.2 km).
How much cash do I need to buy at Kingfisher Sandakan?
For a unit at RM570,000,, a Malaysian buyer with a 90% loan needs about RM5,387 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM85,061, 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 Kingfisher Sandakan
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.