Kingfisher Putatan
Phase 2 of Hap Seng's Kingfisher condominium in Putatan — three blocks and 408 three-bedroom homes of about 1,009 to 1,065 sq ft that are already built, about 7 km from the airport and roughly 500 metres from the Pan Borneo Highway.
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Kingfisher Putatan at a glance
Kingfisher Putatan is a completed condominium of 408 three-bedroom units in its second phase on Jalan Ketiau-Tombovo in Putatan, Sabah, just south of Kota Kinabalu, developed by Hap Seng Land Development and JCA Sdn Bhd, a Hap Seng Land company. This page covers Phase 2 (Phase 2B on the developer fact sheet): Blocks B, C and D, 408 units, every one a three-bedroom, two-bathroom home of 1,009 sq ft (intermediate) or 1,065 sq ft (corner). Phase 1, the 120-unit Block A, received its occupation certificate in April 2018 per the developer brochure, which is why portals list the whole development at 528 units. Putatan District Council issued the Phase 2B occupation certificate on 28 December 2020. The press placed the site about 500 metres from the Pan Borneo Highway, and the developer puts the airport 7 km and the city centre 12 km away. The developer brochure gives the tenure as a 99-year lease, and the managing agent revised the service charge to RM0.28 per sq ft plus RM0.03 for the sinking fund from 1 January 2025. What is still not published is the year the lease began and a public price list.
- Development
- Kingfisher PutatanPhase 2: Blocks B, C and D · also listed as Kingfisher @ Putatan
- Developer
- Hap Seng Land Development and JCA Sdn BhdHap Seng Land; press named Hap Seng Properties Development
- Tenure
- 99-year leaseholdDeveloper brochure; start year not published
- Height
- 15 – 18 storeysBlock B 15; Blocks C and D 18
- Units
- 408Block B 120 · Block C 144 · Block D 144
- Sizes
- 1,009 – 1,065 sq ftTwo layouts, all 3 bed 2 bath
- Land
- 12 acresFact sheet, incl. Phase 1B; portal says 8.25
- Status
- CompletedPhase 2B certified 28 Dec 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.
Three bedrooms in every unit
There are no studios or one-bedroom units here: every Phase 2 home is three bedrooms and two bathrooms, at 1,009 or 1,065 sq ft. That makes it a family building, and a clean comparison against landed homes in Putatan and Penampang.
Airport side of the city
The developer puts Kota Kinabalu International Airport 7 km away and the city centre 12 km, and the press placed the site about 500 metres from the Pan Borneo Highway outer ring road; the developer's June 2023 route map shows about 1.35 km by road to the elevated Pan Borneo road. For anyone who flies often or works south of the city, that is the point.
Built, with an occupation certificate
Putatan District Council issued the Phase 2B occupation certificate on 28 December 2020. You can view the actual unit and the actual floor before you pay, rather than a render — and Phase 1 next door has had its certificate since April 2018, per the developer brochure.
The service charge was revised
The developer fact sheet gave RM0.22 per sq ft plus RM0.03 per sq ft for the sinking fund at launch. The managing agent's notice of 30 November 2024 raised the service charge to RM0.28 per sq ft from 1 January 2025, kept the sinking fund at RM0.03 and said the rate would be reviewed in June 2025. Ask for the current rate and the latest management accounts.
A 99-year lease — ask when it began
The developer brochure states a 99-year lease, and the occupation certificate lists the land as dozens of separate country-lease (CL) titles in Ketiau, Putatan. 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.
Mid-rise, not a view tower
At 15 and 18 storeys with eight units per floor, this is a mid-rise estate rather than a sea-view tower. The attraction is space, parking and access. The developer brochure shows sea views from Block C and part of Block D and mountain views from Block D, so ask which stacks face where.
The whole development, decoded
The development is simpler than most: two layouts, both three-bedroom, arranged eight to a floor in three blocks. The developer brochure and the 2020 press report give the same block split — Block B, 15 storeys, 120 units; Blocks C and D, 18 storeys, 144 units each — which adds up to the 408 units the developer publishes and matches the eight-units-per-floor figure on the developer fact sheet. Each floor is served by three lifts and each unit comes with two car parks, per the fact sheet. Phase 1 (Block A), a 15-storey, 120-unit block, came first, with its occupation certificate in April 2018 per the developer brochure. Parking sits in elevated car parks of up to three levels beside the blocks plus surface bays, with a covered link bridge at Level 3 of Block B, as reported. The developer's November 2020 car-park plan counts 833 bays for Phase 2, 308 of them in tandem pairs — so ask whether your two bays sit side by side or one behind the other.
Two layouts and three blocks
Type 01 · 1,065 sq ft
Type 01: 1,065 sq ft (1,065.2 on the developer page), three bedrooms and two bathrooms, in the corner positions of each floor; the developer brochure calls it Type A. The developer describes large living areas, large windows and sliding doors, separate wet and dry kitchens and cross-ventilation. The developer page shows two versions of the corner plan — the corners are handed differently — so ask for the plan for your exact unit.
Type 02 · 1,009 sq ft
Type 02: 1,009 sq ft (1,009.6 on the developer page), again three bedrooms and two bathrooms, in the intermediate positions between the corners; the developer brochure calls it Type B. It gives up about 56 sq ft against the corner unit. As with Type 01, the developer page shows two versions of the plan. Portals show rents in the region of RM1,600 to RM1,800 a month for units here — a portal figure, not an official one.
Blocks B, C & D
Block B: 15 storeys, 120 units. Blocks C and D: 18 storeys, 144 units each, as shown in the developer brochure and reported by the press in February 2020. With eight units a floor, Blocks C and D have three more residential floors than Block B. Block B carries the covered link bridge at Level 3. The press also reported a seismic, earthquake-resistant design with shear walls. Which block and which side you are on decides the outlook — ask me before a viewing.
Facilities, from the developer and the press
The clubhouse and pool list is from the developer's project page and the facility-level plan in the developer brochure (shown in the gallery below); the link bridge and design notes are from the February 2020 press report, and the finishes are from the developer brochure and fact sheet. A portal also lists a jogging path, reflexology path and badminton court; they are not in the developer brochure, so ask to see them on site.
Clubhouse and pools
- Adult swimming pool (vanishing edge, as reported)
- Children's pool / wading pool
- Pool deck and gazebo
- Gymnasium with shower and changing rooms
- Multipurpose hall
- Function room
- BBQ area and terrace
- Children's playground
- Half-acre landscaped garden, as reported
Building and security
- Three-tier security
- Elevated and surface car parks, 2 bays per unit
- 833 bays for Phase 2, 308 in tandem pairs
- Covered link bridge, Level 3, Block B
- Three Mitsubishi lifts per block
- Seismic design with shear walls
Unit specification
- Skim-coated walls
- Tiled floors; 450 mm tiles in bedrooms
- 8 ft main entrance door
- 9 ft balcony sliding doors
- Tempered-glass balcony railing, stainless steel
- Powder-coated aluminium frames
- 3,325 mm floor-to-floor height
- Smoke detector; refuse room on each floor
- No built-in kitchen or wardrobes in the standard unit
How the project got here
Both Kingfisher Putatan floor plans
Both plans are the developer's own drawings. The developer page shows two versions of each type — the positions are handed differently on the floor plate — and I show one of each; the typical floor plan and the development plan are in the gallery below. The developer brochure calls Type 01 Type A and Type 02 Type B. Its typical floor plan shows eight units a floor — four corner and four intermediate, numbered 1, 2, 3, 3A, 5, 6, 7 and 8; a count per type has not been published.
Type 01 — 1,065 sq ft corner unit, 3 bed
Get this floor plan
Type 02 — 1,009 sq ft intermediate unit, 3 bed
Get this floor planInside Kingfisher Putatan
Where Kingfisher Putatan sits
Jalan Ketiau-Tombovo, 89500 Putatan, Sabah, per the developer — on the southern side of Kota Kinabalu, between the airport and Penampang. One portal lists the postcode as 88200; the developer's own address says 89500. The developer brochure puts Putatan town 4 km or about 5 minutes away, ITCC 9 km and Donggongon 10 km.
The map is set to the developer's published address. Confirm the entrance before a viewing.
- Pan Borneo Highway accessAbout 500 mpress, 2020; about 1.35 km by road on the developer's 2023 route map
- Kota Kinabalu International Airport7 km · 10 mindeveloper page and brochure
- Kota Kinabalu city centre12 km · 15 mindeveloper page and brochure
- Train station4.9 kmper the developer
- Klinik Kesihatan Putatan4.5 kmper the developer
- One Place MallAbout 2.1 kmportal figure, not the developer's
- Schools5–10 minSMK Tansau, SK Tansau and SK Tombovo 5 min; SJK (C) Hua Shiong 10 min, 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 2B occupation certificate (No. 0139, Putatan District Council, dated 28 December 2020) lists the land as dozens of separate country-lease titles, CL 265490953 to CL 265491736. 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 brochure for Phase 2B (408 units) prints Developer's Licence No. (100-24/1164/24/2)/11-2021/05635, valid from 20 November 2017 to 19 November 2021; it prints no advertising permit number. 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 sell well below RM1 million on portal figures, 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 the developer, Hap Seng Land
The developer is Hap Seng Land Development and JCA Sdn Bhd (company no. 1013108-V) — the name on the developer's project page and brochure and on the Phase 2B occupation certificate. The 2019 and 2020 press coverage named Hap Seng Properties Development Sdn Bhd, the group company behind Kingfisher Inanam. Both belong to 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 Inanam, with 739 units in three towers.
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 record is phased and visible: Phase 1 (Block A) received its occupation certificate in April 2018, per the developer brochure, and Phase 2 was about 85% built in February 2020 with completion expected that April; Putatan District Council issued the Phase 2B occupation certificate on 28 December 2020, some months after that target. 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 Putatan completed?
Yes. Phase 1 (Block A) received its occupation certificate in April 2018, per the developer brochure, and Putatan District Council issued the certificate for Phase 2B (Blocks B, C and D) on 28 December 2020. In February 2020 the press had reported Phase 2 at about 85% with completion expected in April 2020 and the certificate targeted for July 2020.
Ask for a copy of the certificate for the block you are buying in.
How many units and which layouts does Kingfisher Putatan have?
Phase 2 has 408 units: Block B with 120 over 15 storeys, and Blocks C and D with 144 each over 18 storeys. Every unit is three bedrooms and two bathrooms — Type 01 corner units of 1,065 sq ft and Type 02 intermediate units of 1,009 sq ft.
The developer brochure calls the two layouts Type A and Type B, and its typical floor plan shows four of each on a floor. With Phase 1's 120 units in Block A, the development totals 528 units, which is the figure portals show.
What are the prices at Kingfisher Putatan?
The developer has not published a price list that I can cite. Portals currently show asking prices of about RM320,000 to RM580,000 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 Putatan?
RM0.28 per sq ft plus RM0.03 per sq ft for the sinking fund from 1 January 2025, according to the managing agent's notice of 30 November 2024 — about RM330 a month for a 1,065 sq ft corner unit and about RM313 for a 1,009 sq ft intermediate unit.
At launch the developer fact sheet gave RM0.22 plus RM0.03. The notice said the new rate would be reviewed in June 2025 and that a further increase could follow, so ask the management for the current rate before you compare it with another project.
How far is it from the airport and the Pan Borneo Highway?
The developer puts the airport 7 km or about 10 minutes away and the city centre 12 km or about 15 minutes. The 2020 press report placed the site about 500 metres from the Pan Borneo Highway outer ring road access; the developer's June 2023 route map shows about 1.35 km by road to the elevated Pan Borneo road.
Traffic changes those drives more than the distances suggest. Try them at the hours you would actually make them.
Can a foreigner buy at Kingfisher Putatan?
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 units here sell below RM1 million on portal figures.
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 Putatan located?
Kingfisher Putatan is on Jalan Ketiau-Tombovo, 89500 Putatan, Sabah, about 7 km from Kota Kinabalu International Airport and 12 km south of the city centre.
The developer brochure puts Putatan town 4 km or about 5 minutes away, with SMK Tansau, SK Tansau and SK Tombovo about 5 minutes away. Those are developer figures; drive it at your own hour.
Who is the developer of Kingfisher Putatan?
The developer is Hap Seng Land Development and JCA Sdn Bhd, a Hap Seng Land company within Bursa-listed Hap Seng Consolidated Berhad.
That is the name on the developer's project page and brochure and on the Phase 2B occupation certificate. Press coverage in 2019 and 2020 named Hap Seng Properties Development Sdn Bhd, the group company behind Kingfisher Inanam.
Is Kingfisher Putatan freehold or leasehold?
Kingfisher Putatan is leasehold: the developer brochure states a 99-year lease.
The Phase 2B occupation certificate lists the land as dozens of separate country-lease (CL) titles in Ketiau, Putatan. 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; a current developer licence and advertising permit (the published licence ran to November 2021); a price list; and the service charge after the June 2025 review.
The land area also differs between sources (12 acres including Phase 1B on the developer fact sheet, 8.25 acres on one portal), as does the postcode (89500 from the developer, 88200 on a portal). Ask for all of it in writing before you pay a booking fee.
Three bedrooms on the airport side of the city?
Tell me corner or intermediate and which block, 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 2B occupation certificate, the management notice on the service charge 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: Putatan, Sabah