Sabah · Area guide
Kota Kinabalu & Penampang property
Sabah’s capital and its suburbs: city-centre and waterfront condominiums, Tanjung Aru and Sutera Harbour by the sea, and Likas, Luyang, Penampang and Putatan further out.
23 projects on this site
Projects in Kota Kinabalu & Penampang
Each has its own page with layouts, facilities, recorded prices and rents, and the rules for foreign buyers.
LEASEHOLD📷 5Kampung Gambalon, Putatan
Alam Pesona @ Putatan
Leasehold · 540–868 sq ft · 2–3 bed · Putatan
An entry price point · Close to the airport
Completed
View project →
LEASEHOLD📷 6Kota Kinabalu
Aman Pesona Beachside Villas
Leasehold · beachside villas · 3–4 bed
Beach and river setting · Managed like a resort
Completed8.9 km to Tuaran town
View project →
LEASEHOLDTanjung Aru
Aru Suites
Leasehold · 543–1,344 sq ft · Tanjung Aru
A Tanjung Aru address · A hotel in the building
Completed
View project →
LEASEHOLD📷 8Inanam, Kota Kinabalu
Bukit Bantayan Residences
Leasehold · 904–1,100 sq ft · hilltop · 2 parking bays
Hilltop views · Two parking bays each
Completed
View project →
LEASEHOLD📷 6Sutera Harbour, Kota Kinabalu
Coral Bay @ Sutera
Leasehold · seafront · 1,541–9,283 sq ft · 2–6 bed
On the seafront · Inside Sutera Harbour Resort
Completed
View project →
LEASEHOLD📷 5City centre
Jesselton Residences
Leasehold · 965–6,443 sq ft · city waterfront
On the city waterfront · A mall downstairs
RM860 psf median recorded saleCompleted
View project →
LEASEHOLD📷 5Luyang and Damai
Jesselton Twin Towers
999-year lease · 649–2,041 sq ft · tallest in Borneo
The tallest homes in Borneo · A 999-year lease
Completed
View project →
LEASEHOLD📷 5Jalan Cyber City, Kota Kinabalu
K Avenue
Leasehold · commercial title · 283–1,250 sq ft
Airport on the doorstep · Flexible unit types
Completed2.5 km to KKIA
View project →
LEASEHOLD📷 6Inanam, Kota Kinabalu
Kingfisher Inanam
Leasehold · 865–1,160 sq ft · asking ~RM399 psf
A big skypark · An established neighbourhood
Completed15 min to KK city
View project →
LEASEHOLD📷 6Putatan
Kingfisher Putatan
Leasehold · 1,009–1,065 sq ft · 3 bed
Family-sized homes · Airport and roads
Completed7 km to KKIA
View project →
LEASEHOLD📷 4Likas, Kota Kinabalu
Maya Condominium
Leasehold · 910–1,562 sq ft · 2–3 bed · Likas
Schools close by · Hospitals and sport
Completed10 min to KK city
View project →
LEASEHOLD📷 4Damai, Kota Kinabalu
Meridian Garden
Leasehold · 3-storey semi-D and detached · 4+1 bed
Hospitals and malls next door · Large family houses
Completed
View project →
LEASEHOLD📷 6Nosoob, Penampang
SkyMillion Residence
Leasehold · 930–1,860 sq ft · 2–4 bed · dual-key
Close to the city · Dual-key option
Completed
View project →
LEASEHOLD (RECORDS DIFFER)📷 7Kobusak, Penampang
SkyVue Residence
200 units · 22 storeys · 1,265–3,254 sq ft · 3 to 4+2 bed
Large layouts · A rooftop sky garden
Completed3 km to KK city centre
View project →
LEASEHOLDBundusan, Penampang
The Gardens at Bundusan
Leasehold · 848 and 982 sq ft · 3 bed family homes
A family price point · Facilities on a large site
Completed
View project →
LEASEHOLDApi-Api Centre, Kota Kinabalu
Marina Court Resort Condominium
Leasehold · about 1,200–2,400 sq ft · Jalan Tun Fuad Stephens
In the city centre · Waterfront setting
RM490k 3-bed asking fromCompleted
View project →
LEASEHOLDSignal Hill, Kota Kinabalu
The Peak Vista
Leasehold · 1,288–2,428 sq ft · Signal Hill
Sea and city views · Close to town
Completed
View project →Jalan Sulaman, Kota Kinabalu
1Borneo Condominium
Leasehold · 880–1,000 sq ft · Jalan Sulaman
A mall downstairs · Next to UMS
Completed~1 km to UMS
View project →Likas
Bay 21
Leasehold · about 1,088–2,336 sq ft · Likas Bay
Built to a green standard · Likas Bay views
Completed
View project →Likas, Kota Kinabalu
Jade Residence
Records differ on tenure · 1,484–2,834 sq ft · Likas
Large homes, few neighbours · Dual-key options
RM795k–1.39m asking, Aug–Sep 2026Completed
View project →Sembulan, Kota Kinabalu
Riverson SOHO
Leasehold · 152 SOHO suites · Sembulan
A hospital and mall next door · City-centre location
Completed
View project →Sembulan
Sutera Avenue
Leasehold (records differ) · 726–1,220 sq ft · 3.9 km to airport
Close to the airport and the city · A street mall downstairs
Completed3.9 km to KK airport
View project →KK Times Square, Kota Kinabalu
The Loft @ KK Times Square
Leasehold · 631 units · above Imago mall
A mall downstairs · A city-centre address
Completed
View project →The numbers
Prices and rents in Kota Kinabalu & Penampang
One line per project, as cited on its page: recorded transactions where published, otherwise asking prices, with the source and date.
| Project | Tenure | Completed | Price | Rent |
|---|---|---|---|---|
| 1Borneo Condominium | Leasehold | 2008 | Recent median about RM400 psf · 880 sq ft unit sold for RM320,000 (Jul 2026) irumah.co transaction records, viewed Oct 2026 | About RM1,800–2,200 a month PropertyGuru listings, Jul–Aug 2026 |
| Alam Pesona @ Putatan | Leasehold | 2023–2024 | RM307,000 iProperty listing, Oct 2026 | — |
| Aman Pesona Beachside Villas | Leasehold | 2019 | — | — |
| Aru Suites | Leasehold | 2020 | No sales recorded EdgeProp, viewed Oct 2026 | About RM2,000 a month Mudah.my listings, Oct 2026 |
| Bay 21 | Leasehold | 2015 | No sales recorded EdgeProp, viewed Oct 2026 | RM2,400 – RM3,000 a month Mudah.my listings, 2026 |
| Bukit Bantayan Residences | Leasehold | 2019–2020 | RM447,000 – RM730,800 · about RM444–653 psf PropertyGuru project page, Oct 2026 | RM2,000 – RM2,300 a month (few listings) PropertyGuru rental listings, Sep 2026 |
| Coral Bay @ Sutera | Leasehold | 2022–2023 | from RM3,000,000 · about RM1,058–1,795 psf PropertyGuru listings, Oct 2026 | from RM6,500 a month PropertyGuru listings, Oct 2026 |
| Jade Residence | Records differ | 2014 | RM795,000–1.39m · about RM423–619 psf PropertyGuru listings, Aug–Sep 2026 | From about RM1,800 a month; 1,830 sq ft unit RM3,400 iProperty and PropertyGuru listings, Sep–Oct 2026 |
| Jesselton Residences | Leasehold | — | RM860 psf · range RM662–912 psf EdgeProp, viewed Oct 2026 | RM3,000 – RM3,500 a month PropertyGuru listings, Oct 2026 |
| Jesselton Twin Towers | Leasehold | 2024 | Too few recorded sales for a median EdgeProp, viewed Oct 2026 | RM2,500 – RM3,600 a month PropertyGuru listings, Oct 2026 |
| K Avenue | Leasehold | 2022 | RM250,000 – RM790,000 · about RM504–980 psf iProperty listings, Aug–Sep 2026 | RM1,650 – RM3,300 a month PropertyGuru listings, Aug–Sep 2026 |
| Kingfisher Inanam | Leasehold | 2019–2020 | RM300,000 – RM602,000 · average about RM399 psf PropertyGuru listings, Aug–Sep 2026 | — |
| Kingfisher Putatan | Leasehold | 2019–2020 | From RM320,000 · about RM291–545 psf PropertyGuru project page, Oct 2026 | RM1,600 – RM1,800 a month PropertyGuru rental listings, Sep 2026 |
| Marina Court Resort Condominium | Leasehold | 2006 | RM490,000–620,000 Mudah.my listings, Sep–Oct 2026 | About RM2,400–2,800 a month Mudah.my and PropertyGuru listings, Aug–Oct 2026 |
| Maya Condominium | Leasehold | 2019 | RM668,000 – RM980,000 · about RM640–751 psf iProperty and PropertyGuru listings, Aug–Sep 2026 | RM2,400 – RM2,800 a month PropertyGuru listings, Aug–Oct 2026 |
| Meridian Garden | Leasehold | 2022–2023 | — | — |
| Riverson SOHO | Leasehold | 2014 | About RM1,070 psf irumah.co, viewed Oct 2026 | About RM2,400–4,800 a month (26 listings); a 1,042 sq ft 2-bedroom unit at RM2,900 Mudah.my, Oct 2026; PropertyGuru listing, 30 Sep 2026 |
| SkyMillion Residence | Leasehold | 2021–2024 | From RM400,000 iProperty project page, Oct 2026 | From RM1,600 a month; 930 sq ft 3-bedroom units at RM2,300 iProperty project page, Oct 2026; PropertyGuru rental listings, Sep 2026 |
| SkyVue Residence | Leasehold (records differ) | 2019–2020 | RM720,000 – RM2,400,000 (3-bed mostly RM850,000–950,000) Mudah listings, Oct 2026 | RM2,100 – RM3,500 a month Mudah listings, Oct 2026 |
| Sutera Avenue | Leasehold | 2017 | RM888–942 psf (two sales of 726–743 sq ft) EdgeProp, viewed Oct 2026 | RM2,000 – RM2,500 a month PropertyGuru listings, Sep 2026 |
| The Gardens at Bundusan | Leasehold | — | RM405,000 – RM550,000 · about RM480–660 psf PropertyGuru listings, Oct 2026 | RM1,800 – RM2,500 a month iProperty listings, Sep 2026 |
| The Loft @ KK Times Square | Leasehold | 2014–2015 | RM502,200 (704 sq ft, Nov 2025) to RM820,000 (892 sq ft, Jan 2025) irumah.co, viewed Oct 2026 | Mostly RM2,400–3,800 a month; recent 2-bedroom listings about RM2,800–3,500 Mudah.my listings, Oct 2026 |
| The Peak Vista | Leasehold | 2011 | RM735 psf · range RM393–767 psf EdgeProp, viewed Oct 2026 | About RM3,500–7,000 a month (1,288 sq ft from RM3,500) PropertyGuru listings, Aug–Oct 2026 |
Figures and sources as shown on each project page, checked October 2026. Asking prices are what owners want, not what units sold for.
Living here
What to know about Kota Kinabalu & Penampang
Getting around
Most residents drive; Kota Kinabalu International Airport is about 15 minutes from the city centre, with flights across Malaysia and the region.
Everyday life
Imago, Suria Sabah and 1Borneo malls, the waterfront and night markets, Tanjung Aru beach, and Universiti Malaysia Sabah.
Before you buy
Sabah sets its own foreign-buyer rules (RM600,000 for high-rise homes since 2022) and requires state approval. Confirm the current figure with a Sabah lawyer.
Foreign buyers
The Sabah rules that apply in Kota Kinabalu & Penampang
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).
Summary of the state rules on the Sabah property page. Confirm the current position with your lawyer. See also Can a foreigner buy it?
Straight answers
Frequently asked questions
Are there freehold projects in Kota Kinabalu & Penampang?
None of the projects listed here for Kota Kinabalu & Penampang is freehold. Check the years remaining on the lease, which affects loans and resale.
Can a foreigner buy property in Kota Kinabalu & Penampang?
Yes, subject to the Sabah rules: Minimum price for foreigners: RM600,000 for high-rise homes; RM1 million for landed homes. State consent is needed and stamp duty for foreigners buying a home is 8% from 1 January 2026.
What do units in Kota Kinabalu & Penampang rent for?
Examples from the project pages: 1Borneo Condominium: About RM1,800–2,200 a month (PropertyGuru listings, Jul–Aug 2026); Aru Suites: About RM2,000 a month (Mudah.my listings, Oct 2026); Bay 21: RM2,400 – RM3,000 a month (Mudah.my listings, 2026); Bukit Bantayan Residences: RM2,000 – RM2,300 a month (few listings) (PropertyGuru rental listings, Sep 2026).
Can you find me a unit in Kota Kinabalu & Penampang?
Yes. Send me your budget, size and timing on WhatsApp and I will shortlist units across the IQI network, with recorded prices for each building.
Looking in Kota Kinabalu & Penampang?
Tell me your budget, size and timing. I will send a shortlist with recorded prices and rents for each building.