Buyer guide · Sabah
Buying a subsale property in Sabah
A subsale (resale) home is bought from its current owner: you see the actual unit, the view and the neighbours, and you can move in or rent it out within months. This guide sets out the steps, the real costs and the checks, with recorded and asking prices for the 18 Sabah projects on this site.
The process
Steps to buy a subsale property
- Set your budget. Get a bank pre-assessment. Banks usually lend up to 90% for your first two properties and up to 70% from the third.
- Compare prices. Set asking prices against recorded transactions in the same building (NAPIC open data, EdgeProp, or ask Jason).
- View and check. Defects, water pressure, parking and the management office’s statement of arrears.
- Offer and earnest deposit. An offer to purchase with an earnest deposit, usually 2% to 3%, subject to contract.
- SPA and the 10% deposit. Your lawyer searches the title and the seller, then you sign the SPA and pay the balance of the 10%.
- Loan and consents. The bank values the unit. State consent is needed for foreign buyers and for some leasehold or restricted titles in Sabah.
- Completion and keys. Usually 3 months from the SPA or consent, with a 1-month extension at interest; then the title is transferred and the keys handed over.
Sabah rules
What applies to foreign buyers and sellers in Sabah
State rules as summarised on the Sabah property page; confirm the current position with your lawyer before you sign.
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).
State approval is needed
A foreign purchase needs approval from the Sabah State Authority before the transfer is registered; guides put it at two months or more. The exact fee is not published by the state; one portal estimates RM15,000–25,000, which we could not verify. Sources: PropertyGuru (May 2026); Low & Partners; propcashflow.my (Mar 2026).
Sabah Land Ordinance, not the National Land Code
Land in Sabah is governed by the Sabah Land Ordinance (Cap. 68), not the National Land Code 1965 used in Peninsular Malaysia. Strata titles are issued under Sabah’s own subsidiary title law, updated by the Land (Subsidiary Title) Enactment 2026. Sources: Azmi & Associates; Sabah Guide; The Star/Yahoo News (30 Apr 2026).
Native Title land is off limits
Section 17 of the Land Ordinance forbids dealings in land between natives and non-natives without the Minister’s written permission. Foreigners (and non-native Malaysians) buy on Country Lease or Town Lease titles, not Native Title. Sources: Azmi & Associates (May 2024); Sabah Guide (Sep 2026).
Price evidence
Recorded and asking prices in Sabah
One line per project on this site, as shown on each project page. Transacted figures are deals recorded with the valuation department; asking figures are listings.
| Project | Figure | Source and date |
|---|---|---|
| Aru Suites | No sales recorded last 48 months | EdgeProp, viewed Oct 2026 |
| Bay 21 | No sales recorded last 48 months | EdgeProp, viewed Oct 2026 |
| Jesselton Residences | RM860 psf · range RM662–912 psf median, last 48 months | EdgeProp, viewed Oct 2026 |
| Jesselton Twin Towers | Too few recorded sales for a median last 48 months | EdgeProp, viewed Oct 2026 |
| Sutera Avenue | RM888–942 psf (two sales of 726–743 sq ft) EdgeProp record, 2021–2022 | EdgeProp, viewed Oct 2026 |
Transacted figures from EdgeProp, Brickz or NAPIC as cited on each project page.
| Project | Figure | Source and date |
|---|---|---|
| Alam Pesona @ Putatan | RM307,000 for sale (1 listing) | iProperty listing, Oct 2026 |
| Aru Suites | RM505,000 – RM600,000 studios, 543–580 sq ft | Mudah.my listings, Oct 2026 |
| Bay 21 | RM900,000 – RM2.3m · about RM630–950 psf for sale | Mudah.my and PropertyGuru listings, Oct 2026 |
| Bukit Bantayan Residences | RM447,000 – RM730,800 · about RM444–653 psf for sale (21 listings) | PropertyGuru project page, Oct 2026 |
| Coral Bay @ Sutera | from RM3,000,000 · about RM1,058–1,795 psf for sale | PropertyGuru listings, Oct 2026 |
| Jesselton Residences | RM750,000 – RM2.1m · about RM525–953 psf for sale | PropertyGuru listings, Oct 2026 |
| Jesselton Twin Towers | RM550,000 – RM1.5m · about RM710–1,100 psf for sale | iProperty listings, Oct 2026 |
| K Avenue | RM250,000 – RM790,000 · about RM504–980 psf for sale (22 listings) | iProperty listings, Aug–Sep 2026 |
| Kingfisher Inanam | RM300,000 – RM602,000 · average about RM399 psf for sale, 9 listings | PropertyGuru listings, Aug–Sep 2026 |
| Kingfisher Putatan | From RM320,000 · about RM291–545 psf for sale, whole Kingfisher (2 listings) | PropertyGuru project page, Oct 2026 |
| Kingfisher Sandakan | RM260,000 – RM495,000 for sale, 2 to 4 bed | Mudah listings, Oct 2026 |
| Maya Condominium | RM668,000 – RM980,000 · about RM640–751 psf for sale (5 listings) | iProperty and PropertyGuru listings, Aug–Sep 2026 |
| SkyMillion Residence | From RM400,000 for sale (8 listings) | iProperty project page, Oct 2026 |
| SkyVue Residence | RM720,000 – RM2,400,000 (3-bed mostly RM850,000–950,000) for sale | Mudah listings, Oct 2026 |
| Sutera Avenue | RM440,000 – RM950,000 · about RM600–790 psf for sale | Mudah.my listings, Sep 2026 |
| The Gardens at Bundusan | RM405,000 – RM550,000 · about RM480–660 psf for sale | PropertyGuru listings, Oct 2026 |
Asking prices from property portals in the month shown.
What it costs
Cash needed on a RM500,000 subsale home
| Item | Amount | How it is worked out |
|---|---|---|
| Down payment | RM50,000 | 10% of the price |
| Stamp duty on the transfer | RM9,000 | 1% of the first RM100,000, 2% of the next RM400,000, then 3% to RM1 million and 4% above |
| Stamp duty on a 90% loan | RM2,250 | 0.5% of the loan |
| Lawyer’s fees (SPA and loan) | about RM11,900 plus SST | Solicitors’ Remuneration Order 2023 scale |
| Valuation and disbursements | about RM1,500–3,000 | Bank valuation, searches, registration |
Illustration for a Malaysian buyer. Malaysian first-time buyers at RM500,000 or below pay no stamp duty on the transfer or loan for SPAs signed from 1 January 2026 to 31 December 2027. Foreign buyers pay 8% stamp duty on the transfer of a home from 1 January 2026. Use the buying costs calculatorCalculate my exact costs → for your numbers.
Straight answers
Frequently asked questions
Can a foreigner buy a subsale property in Sabah?
Yes, if the unit meets the Sabah minimum for foreign buyers (Minimum price for foreigners: RM600,000 for high-rise homes) and is not a restricted unit, with state consent. Stamp duty for foreigners buying a home is 8% from 2026.
How long does a subsale purchase take?
Commonly three to four months from the SPA to the keys; longer when state consent is needed.
How much cash do I need for a RM500,000 subsale home?
About RM75,000 to RM78,000 including the 10% deposit, stamp duty and legal fees, before renovation. A Malaysian first-time buyer may save the stamp duty.
Where do I see what units really sold for?
Recorded transactions are published through NAPIC open data and summarised on EdgeProp and Brickz. The table above links each project on this site; Jason can pull the latest deals for a specific unit type.
General information by a registered agent, not legal or tax advice. Rates as published for 2026; your lawyer and LHDN have the final figure. Checked October 2026.
Looking for a subsale home in Sabah?
Send your budget, area and property type. I will reply with units that fit, recorded prices and a full cost estimate.