Kingfisher Inanam
A three-tower, 739-unit condominium by Hap Seng in Inanam that is already built — 2 + 1 and three-bedroom homes of 865 to 1,160 sq ft, with an 85,000 sq ft Level 5 skypark and the Pan Borneo Highway about 400 metres away.
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Kingfisher Inanam at a glance
Kingfisher Inanam is a completed condominium of 739 units in three towers in Inanam, on the northern side of Kota Kinabalu, Sabah, built by Hap Seng Properties Development Sdn Bhd — the property arm of the Sabah-rooted Hap Seng group. It is a deliberately simple product: four layouts, all with two bathrooms — three of 2 + 1 bedrooms and a three-bedroom corner plan, from 865 to 1,160 sq ft, above a podium car park and an 85,000 sq ft recreation deck on Level 5. Kota Kinabalu City Hall issued the occupation certificate for Blocks B and C on 17 November 2020, so you can view the actual unit, and the developer brochure gives the tenure as a 99-year lease. What is still not published is the year that lease began, the date of Block A's certificate and a current price list — and the developer's own figures differ on the land area (12 acres in the brochure and fact sheet, 9.3 acres on the website). The press reported prices of RM398,000 to RM680,000 in August 2019; ask me for today's list and the current service charge.
- Development
- Kingfisher InanamAlso listed as Kingfisher Inanam Condominium or Kingfisher @ Inanam
- Developer
- Hap Seng Properties Development Sdn BhdHap Seng Consolidated group
- Tenure
- 99-year leaseholdDeveloper brochure; start year not published
- Height
- 25 and 28 storeysBlock A 25; Blocks B and C 28
- Units
- 739Block A 255 · Block B 245 · Block C 239
- Sizes
- 865 – 1,160 sq ftFour layouts: A, A1, A2 and B
- Land
- 12 acresBrochure and fact sheet; website says 9.3
- Status
- CompletedBlocks B and C certified 17 Nov 2020
Explore related topics
Curated hubs, each with its own guide — not auto-generated tag archives.
Six things worth knowing before you view
Three are the reasons people buy here. Three are the things a finished building makes it possible — and necessary — to check.
Next to the Pan Borneo Highway
The press placed the site about 400 metres from the Pan Borneo Highway, in the established Inanam township. That is the road that ties Inanam to the city, the airport and the north — and the reason a buyer who works outside the city centre looks here first. The 400 metres is the gap to the highway itself; the developer's June 2023 route map shows about 1.75 km by road to the interchange.
Built, with an occupation certificate
Kota Kinabalu City Hall certified Blocks B and C for occupation on 17 November 2020; Block A was the earlier phase. You can view the actual unit, check the actual view from the actual floor and test the finishes before you pay, instead of relying on a render.
An 85,000 sq ft skypark
Level 5 carries the facilities: a 40-metre vanishing-edge pool, jacuzzi and children's pool, jogging path, basketball and badminton courts, playground, BBQ terrace, club house and lawn, above a four-storey podium car park; the gym, dance studio and yoga deck are on Level 3A. The press reported more than 1,400 parking bays.
A 99-year lease — ask when it began
The developer brochure states a 99-year lease, and the occupation certificate names the land as CL 015030645 and NT 013106173 at Kg. Kitabu, Inanam. Neither gives the year the lease began, so the remaining term — and whether the strata title for your unit has been issued — still has to be confirmed in writing.
One family of layouts
The A types are two bedrooms plus a study with two bathrooms; Type B is drawn with three bedrooms in the developer brochure, although the developer website still calls every unit 2 + 1. There is no studio or one-bedroom here. One portal also lists larger A-D and B-D types that appear in none of the developer's material.
Ask for the current service charge
The developer fact sheet gave RM0.28 per sq ft for maintenance plus RM0.03 per sq ft for the sinking fund, but it is an older sheet. With the building running, ask the management for the current rate and the latest accounts.
The whole development, decoded
The developer's own layout page shows how simple this project is: one Type A of 865 sq ft on the lower floors, the same plan enlarged to 905 sq ft as Type A1 on the upper floors, and a larger Type B of 1,160 sq ft on every floor. The developer brochure adds a fourth plan, Type A2 — the 865 sq ft layout with a sliding door, in Blocks B and C only. The developer fact sheet and brochure give the building mechanics: Block A has 255 units at 12 per floor, Block B 245 and Block C 239 at 10 per floor, and each block is served by three lifts. Block A is 25 storeys and Blocks B and C are 28 — the occupation certificate confirms the 28 — which fits the website's ground-to-27th-floor range for the taller blocks. On parking, the fact sheet lists two car parks per unit in every block, while an earlier developer brochure showed one bay for Block A units; check the number written into the agreement for your unit.
Four layouts, one building type
Type A · 865 sq ft
Type A: 865 sq ft, two bedrooms plus a third smaller room and two bathrooms, on the ground to 21st floors according to the developer. The developer describes large windows, sliding doors and a wet and dry kitchen. The developer brochure labels the third room a study and draws a sister plan, Type A2, at the same 865 sq ft and marked as the sliding-door version — in Blocks B and C only, on the 15th to 22nd floors. It is the entry size here and the one most likely to be let — portals show rents in the region of RM1,500 to RM1,850 a month for units here, a portal figure rather than an official one.
Type A1 · 905 sq ft
Type A1: 905 sq ft, the same 2 + 1 bedroom, two-bathroom arrangement as Type A, on the 22nd to 27th floors. The extra 40 sq ft is a balcony, per the developer brochure, and the higher floors are the rest of the difference. An earlier developer brochure put A1 on the 19th floor and above, so the split may differ by block — ask for the floor of the unit you are shown. If the view matters to you, this is the type to ask about — and ask which direction each stack faces.
Type B · 1,160 sq ft
Type B: 1,160 sq ft, the corner layout, on every floor from the ground to the 27th. The developer brochure draws it with three bedrooms — a master bedroom and two more — plus two bathrooms, a kitchen with a yard and a balcony, although the developer website describes every unit as 2 + 1. For a family, this is the layout to compare against three-bedroom units elsewhere in Kota Kinabalu. In August 2019 the press reported the project's prices topping out at RM680,000.
What is on the Level 5 skypark
The facility list is read from the developer's project page, the Level 5 and Level 3A plans in the developer brochure and the 2019 press report. The brochure confirms the jacuzzi and the Technogym-equipped gym that one portal mentions; the gym is 2,066 sq ft. Fittings such as kitchen cabinets, wardrobes, air-conditioners and water heaters differ by block and unit — ask for the written fittings list for the unit you are shown.
Level 5 skypark, 85,000 sq ft (about 2 acres)
- Vanishing-edge pool, 40 m × 11.5 m
- Jacuzzi and sunken lounge seats
- Children's pool / wading pool
- Jogging path
- Full-size basketball court
- Badminton court
- Children's playground
- BBQ terrace
- Club house / observation deck
- Cantilever cabana and sun deck
- Multipurpose lawn
- Foot reflexology
Level 3A
- Fitness gym, 2,066 sq ft
- Dance studio
- Yoga deck
- Changing rooms
Building and specification
- Four-storey podium car park, three accesses
- More than 1,400 residential bays, as reported
- Three-tier security, 24 hours
- Seismic (earthquake-resistant) design
- Three 20-person lifts per block
- Tiled floors in bedrooms, kitchen and bathrooms
- 3,200 mm floor-to-floor height
- Refuse room on the same floor as the unit
How the project got here
All 4 Kingfisher Inanam floor plans
These are the developer's own drawings, with the floor ranges the developer website gives for each type; an earlier developer brochure gave slightly different ranges (Type A to the 18th floor, A1 from the 19th), so confirm the floor of the unit you are shown. Type A2 comes from the developer brochure: it is the Type A plan with a sliding door, in Blocks B and C only, and its drawing counts the study room as a third bedroom. The Level 5 facilities plan and the site plan are in the gallery below. The developer has not published how many units exist of each type. One property portal also lists larger A-D (1,190 sq ft) and B-D (1,490 sq ft) types; they appear in none of the developer's material, so I have not shown them.
Type A — 865 sq ft, 2 + 1 bedrooms
Get this floor plan
Type A1 — 905 sq ft, 2 + 1 bedrooms
Get this floor plan
Type A2 — 865 sq ft, 2 + 1 bedrooms
Get this floor plan
Type B — 1,160 sq ft, 3 bedrooms
Get this floor planInside Kingfisher Inanam
Where Kingfisher Inanam sits
In Kampung Kitobu, Inanam, 88450 Kota Kinabalu, on the northern side of the city (the occupation certificate spells it Kg. Kitabu). The developer's sales gallery is on Jalan Kitobu Keronggu, 88450 Kota Kinabalu. The developer says the city centre is about 15 minutes away; the 2019 press report put the city centre and the airport at 20 to 30 minutes — which you get depends on the hour.
The map is set to the project name. The developer has not published a street address for the towers themselves, so confirm the entrance before a viewing.
- Pan Borneo HighwayAbout 400 mdeveloper and press; about 1.75 km by road to the interchange
- Kota Kinabalu city centreAbout 15 minby car, developer website; brochure says 20 min, press 20–30 min
- Kota Kinabalu International Airport17.5 km · 25 mindeveloper brochure; press said 20–30 min
- Inanam Mall3.5 km · 10 mindeveloper brochure; one portal says about 800 m
- Inanam town3 km · 7 mindeveloper brochure
- Universiti Malaysia Sabah13.5 km · 20 mindeveloper brochure
- Schools and clinics in InanamFrom 2.5 kmKlinik Kesihatan Inanam 2.5 km, SJK (C) Yik Nam 3.5 km, developer brochure
Why there is no federal register table on this page
Peninsular project pages on this website carry a table read from teduh.kpkt.gov.my, the federal housing register. Sabah is outside that register by design — housing developers here are licensed under Sabah’s own Housing Development (Control and Licensing) Enactment 1978 — so a Sabah project will not appear there however you search.
What matters on a completed Sabah project
Ask for the strata title position and the year the lease began. The developer brochure states a 99-year lease, and the Phase 2 occupation certificate (No. OC/033/11.2020, dated 17 November 2020) names the land as CL 015030645 and NT 013106173. Whether individual strata titles have been issued, and how many years remain on the lease, decides how easily you can refinance, sell or transfer. Ask in writing, and have a Sabah conveyancing solicitor check it.
Check the Sabah developer licence and advertising permit. The developer's 2022 brochure for Phase 2 (484 units) prints Developer's Licence No. (100-24/626/1/9)/02-2022/06132(1) and Advertising Permit No. (100-24/626/1/9)/02-2022/04804(1), valid from 14 September 2020 to 13 September 2022. That period has ended, so ask for the current numbers. The same line states that 30% of the units were reserved for Bumiputera buyers, so also ask whether the unit you are shown is an open-market lot.
Foreign buyers
Sabah sets its own minimum price for non-citizens and runs its own consent process, and the figures quoted for it are not consistent: RM1,000,000 in the Bar Council's state table, with a lower strata figure also in circulation. Units here were priced well below RM1 million in 2019, so the threshold matters. Get written confirmation for your specific unit and price from a Sabah conveyancing solicitor before you pay anything, and budget for the flat 8% stamp duty on residential purchases by non-citizens since 1 January 2026.
About Hap Seng Properties Development Sdn Bhd
The developer is Hap Seng Properties Development Sdn Bhd (company no. 197201000295 (11995-D)), named in the 2019 and 2020 press coverage of both Kingfisher projects. It is part of the property division of Hap Seng Consolidated Berhad, a Bursa Malaysia-listed group incorporated in 1976 and listed in 1978. The group's property arm, marketed as Hap Seng Land, says it was established in Sabah in the 1970s before expanding to the Klang Valley.
In Kota Kinabalu the group's best-known residential name is Kingfisher: the Kingfisher township along the Kota Kinabalu–Sulaman Highway, with Kingfisher Park, Kingfisher Plaza and Kingfisher Sulaman, near 1Borneo and Universiti Malaysia Sabah. The developer also lists townships in Sandakan, Tawau and Lahad Datu, and a sister condominium, Kingfisher Putatan, completed in 2020.
The group is also a commercial landlord in Kota Kinabalu: its Plaza Shell office tower, launched in 2015, was described by the group as its first Grade A office tower in Sabah, and it opened the Hyatt Centric Kota Kinabalu in 2022. In Kuala Lumpur it is behind Menara Hap Seng and the KL Midtown development.
On this project, the delivery evidence is a staggered completion: the 2019 press targeted Block A for October 2019 and Blocks B and C for mid-2020, and Kota Kinabalu City Hall issued the occupation certificate for Blocks B and C on 17 November 2020 — a few months after that target. The certificate names Akitek Lee & Lu as the architect. I searched for litigation, abandonment and Housing Tribunal claims against the developer and found none reported — which is no adverse record found, not a clean bill of health.
Frequently asked questions
Is Kingfisher Inanam completed?
Yes. The towers are built and occupied. Kota Kinabalu City Hall issued the occupation certificate for Phase 2 — Block B (245 units) and Block C (239 units) — on 17 November 2020, certificate no. OC/033/11.2020. Block A was the earlier phase; the 2019 press reported it targeted for an occupation certificate in October 2019.
I have not seen the Block A certificate itself. Ask for a copy — it takes a minute and it settles the question.
How many units and which layouts does Kingfisher Inanam have?
739 units in three towers: 255 in Block A, 245 in Block B and 239 in Block C. There are four layouts, all with two bathrooms: Type A at 865 sq ft, Type A2 at 865 sq ft (Blocks B and C only), Type A1 at 905 sq ft with a balcony, and the corner Type B at 1,160 sq ft.
The A types are two bedrooms plus a study; the developer brochure draws Type B with three bedrooms. The developer website gives the floors as ground to 21st for Type A, 22nd to 27th for A1 and all floors for B, while an earlier brochure put A1 from the 19th floor. Block A has 12 units per floor and Blocks B and C have 10, according to the developer fact sheet. A count per type has not been published.
What are the prices at Kingfisher Inanam?
In August 2019 the press reported prices from RM398,000 to RM680,000. Portals currently show asking prices of about RM300,000 to RM602,000 for resale units — a portal figure, not an official one.
I take the developer's current availability and list directly from the developer and will send it with the recent resale and rental evidence I can find.
What is the service charge at Kingfisher Inanam?
The developer fact sheet gave RM0.28 per sq ft for maintenance plus RM0.03 per sq ft for the sinking fund, roughly RM270 a month for an 865 sq ft Type A on those rates.
That sheet is older than the running building. Ask the management for the current rate before you compare it with another project.
How far is it from the Pan Borneo Highway?
About 400 metres, according to the developer brochure and the 2019 press report; the developer's 2022 brochure says 500 metres, and its June 2023 route map shows about 1.75 km by road to the interchange. The developer puts the city centre 15 to 20 minutes away; the press said 20 to 30 minutes to the city centre and the airport.
Peak-hour traffic changes those numbers. Try the drive at the hour you would actually make it.
Can a foreigner buy at Kingfisher Inanam?
Possibly, but Sabah sets its own rules. The minimum price for non-citizens is quoted inconsistently — RM1,000,000 in the Bar Council's state table, with a lower strata figure also in circulation — and prices here have been below RM1 million.
The only reliable answer is written confirmation through a Sabah conveyancing solicitor for the exact unit and price. Budget for the flat 8% stamp duty on residential purchases by non-citizens since 1 January 2026.
Where is Kingfisher Inanam located?
Kingfisher Inanam is at Kampung Kitobu, Inanam, 88450 Kota Kinabalu, Sabah, on the northern side of the city and about 3 km from Inanam town.
The developer brochure puts Inanam town about 7 minutes away, the city centre about 20 minutes and Kota Kinabalu International Airport 17.5 km or about 25 minutes. The sales gallery is on Jalan Kitobu Keronggu. Those are developer figures; drive it at your own hour.
Who is the developer of Kingfisher Inanam?
The developer is Hap Seng Properties Development Sdn Bhd, part of the property division of Bursa-listed Hap Seng Consolidated Berhad, marketed as Hap Seng Land.
It is named as the owner on the Phase 2 occupation certificate, which also names Akitek Lee & Lu as the architect. The same group built Kingfisher Putatan and the Kingfisher township near 1Borneo.
Is Kingfisher Inanam freehold or leasehold?
Kingfisher Inanam is leasehold: the developer brochure states a 99-year lease.
The Phase 2 occupation certificate names the land as CL 015030645 and NT 013106173. Neither document gives the year the lease began, so ask for the remaining term and the strata title position in writing, and have a Sabah conveyancing solicitor check the title.
What has not been published?
The year the 99-year lease began and the title category for each unit; the strata title position; the date of Block A's occupation certificate; a current developer licence and advertising permit (the published pair ran to September 2022); a count of units per type; and a current price list and service charge.
The land area also differs between the developer's own sources (12 acres in the brochure and fact sheet, 9.3 acres on the website). Ask for all of it in writing before you pay a booking fee.
A finished home near the highway?
Tell me which layout and which floor range, and I will send you what is actually left, the current service charge, and the rental and resale evidence I can find — the three numbers that matter on a completed building. I take availability directly from the developer.
No agent fee payable by the buyer on new developer launches
Louis Koh
11 years in Malaysian property · Johor Bahru & Kuala Lumpur new launches · English & 中文
I work with cross-border buyers from Singapore and with local investors. I'll tell you when a project isn't right for you — that's usually worth more than the brochure.
Published 2026-10-05 · Last verified 2026-10-05 against the developer's project page and floor plans, the developer brochure and fact sheet, the Phase 2 occupation certificate and press reporting. Unit availability, pricing and service charges are set by the developer and the management and are subject to change. This page is marketing information, not an offer or a contract.
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Developer: Hap Seng Properties (2 developments on this site)
Where it is: Kota Kinabalu, Sabah