Kota Kinabalu
Three verified developments are listed here for Kota Kinabalu. Only one publishes a price — Residensi Bayu Damai, at RM484,310 to RM971,800 on the permit — and only that one publishes a tenure. The other two publish neither.
What is on the ground. Residensi Bayu Damai is 762 units at 697 to 1,132 sq ft on a 999-year lease, about 3.5 km from the Kota Kinabalu city centre, with a completion of 52 months from the sale and purchase date. It names the airport, Imago and the KK City Waterfront, Queen Elizabeth Hospital I and II, Gleneagles and KPJ Sabah Specialist without publishing a distance to any of them, so this page shows none. The Bedrock at Jesselton Docklands is commercial suites in two towers inside a 35-acre masterplan, adjacent to Jesselton Point Ferry Terminal and the Sabah International Convention Centre, three minutes from Suria Sabah and fifteen from the airport. The V by Jesselton is a joint venture with Yayasan Sabah on 10 acres at Likas Bay — three towers plus corporate suites and shops, 18 published layouts from 425 to 1,090 sq ft, directly on the 7 km Likas Bay promenade, with a gross development value stated as RM1.4 billion and later restated as RM1.5 billion.
Sabah is not the peninsula. Land here runs under the Sabah Land Ordinance (Cap. 68), so titles are Country Lease or Town Lease rather than the freehold and leasehold categories used in Johor, Kuala Lumpur and Selangor. Consent comes from the state Housing Controller, not KPKT. Commercial property is open only to a Malaysian-registered foreign company.
The threshold nobody can settle. Two sources give two different numbers for Sabah's non-citizen residential floor. The Malaysian Bar's conveyancing circular states RM1,000,000; a 2022 state directive circulating widely is said to set RM600,000 for strata and RM1,000,000 for landed, but that document has no text layer and cannot be verified. This site publishes both and picks neither. Until you have written confirmation from the Housing Controller, treat the higher figure as the planning assumption. NAPIC does not publish a Sabah overhang figure for 1Q2026 that I can stand behind, so none is quoted here.
Checked against what Sabah actually publishes, by Louis Koh, 11 years in Malaysian property.
