Araya Garden @ Ayuria Place
Just 42 gated two-storey superlink homes beside TAR UMT and near UMS — four ensuite bedrooms, a 25-foot frontage that takes three cars, private lofts on the corners, and a 20,000 sq ft central garden. The landed half of Ayuria Place, and the part that was started first.
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Araya Garden at a glance
Araya Garden @ Ayuria Place — the developer spells it Araya Gardens — is a gated enclave of 42 two-storey superlink houses on a 99-year lease at Alamesra, Kota Kinabalu, Sabah, by KTI Development Sdn Bhd. It is the landed part of Ayuria Place, the masterplan next to the TAR UMT campus and about two kilometres from Universiti Malaysia Sabah. It is small: 36 homes in the first phase and 6 in a second, according to the developer fact sheet, inside a gated and guarded enclave with a 20,000 sq ft central garden. The houses are built for large or multi-generational families: the developer describes four bedrooms, each with its own bathroom, plus a utility room, a 25-foot frontage with a porch for three cars, and a private loft on corner and intermediate-corner units. Built-up areas are 2,384 sq ft for intermediate homes and 2,568 sq ft for the corner types, per the developer brochure, on land of about 2,166 to 4,000 sq ft. The title is strata (a gated landed scheme), on a 99-year lease, and the developer's leaflet prints Sabah developer licence 03-2028/06767 and sale permit 03-2028/05098, issued on 18 March 2024. What is not settled in public is the one thing that matters most for a project started in 2023: whether the houses have been handed over yet. The schedules I found range from September 2025 to 2027, and I could not find a public announcement of vacant possession. The developer has not published a price.
- Development
- Araya GardensLanded enclave in Ayuria Place · also written Araya Garden
- Developer
- KTI Development Sdn Bhd285970-K · subsidiary of KTI Landmark Berhad
- Tenure
- Leasehold 99 yearsExpiring 31 Dec 2098 · strata title
- Type
- 2-storey superlinkLoft on corner and inter-corner units
- Homes
- 42Phase 1: 36 · Phase 2: 6, per the fact sheet
- Built-up
- 2,384 – 2,568 sq ftIntermediate 2,384 · corner types 2,568, per the brochure
- Land
- About 2,166 – 4,000 sq ft4,025 or 4,114 sq ft at the top, by source
- Status
- Handover not confirmedScheduled Sept 2025 to 2027, by source
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 families buy here. Three are the questions I would want answered in writing first.
Built for a big household
Four bedrooms, each with its own bathroom, plus a utility room — the developer calls it ‘one home, generations together’. Built-ups of 2,384 to 2,568 sq ft are large for a KK terrace, and the 25-foot frontage takes three cars in the porch, which a normal 20-foot terrace cannot.
A small gated enclave, not a housing estate
Only 42 homes behind one guarded entrance, around a 20,000 sq ft central garden, with the Ayuria Place clubhouse — pool, gym, multipurpose hall, cafeteria — shared with the apartments next door. Few neighbours, and a managed perimeter.
A university-town address
TAR UMT is about 200 metres away and UMS about two kilometres, with 1Borneo and the Alamesra shops close by. For a family with children heading to university, or a buyer who wants to let rooms to university staff, the location does a lot of work.
The handover date is unclear
The project was scheduled for completion by September 2025 on a construction database and December 2025 in a broker's note at KTI Landmark's listing; the fact sheet says 24 months from your agreement, the small print on the developer's leaflet says 48 months, and one portal listing says 2027. I could not find a public vacant-possession announcement. Ask for the certificate of completion and compliance before you commit.
No published price
Neither the developer nor the press has published an Araya Gardens price that I could find. Agent listings on portals quote figures, but they are not the developer's. Ask me for the current price list — and compare it with what the finished houses would resell for.
The published sizes do not agree
The developer's website says built-ups of 2,384–2,568 sq ft — the brochure ties 2,384 to intermediate homes and 2,568 to the corner types — while the April 2024 launch press said 2,754–2,804 sq ft. The largest land area is 4,025 sq ft in the press and on the fact sheet, 4,114 sq ft on the website, and up to 6,402 sq ft for Phase 2 in the brochure. Get the exact land and built-up area of your lot in writing.
The whole development, decoded
Ayuria Place is being built in parts, and Araya Gardens is the landed part. The developer lists four: Kayana Heights (39-storey apartments, 866 units in the first two blocks), Araya Gardens (these 42 homes), twelve lifestyle shops for rent, and a clubhouse shared by both residential parts. The houses were launched first: a broker's note at KTI Landmark's June 2024 listing scheduled Araya Gardens from September 2023 to December 2025, with 24% construction progress reported at that time, against January 2024 to September 2027 for the apartments. The developer fact sheet splits the houses into two phases — 36 and 6. A construction database describes the six as three-storey, which would fit corner units with a loft; the developer's own site calls all of them two-storey with a loft on corners only. The developer brochure lists the six Phase 2 homes, lots H25 to H30, at 2,384 sq ft built-up — the intermediate size — and the leaflet's site plan marks that end of the enclave ‘future phase’. In Phase 1 the same site plan shows 24 intermediate, 8 corner and 4 intermediate-corner lots.
One house type, two positions, two phases
Intermediate homes
The standard Araya Gardens house: two storeys, four bedrooms each with an ensuite, and a utility room, with a built-up of 2,384 sq ft and land from 2,166 sq ft (about 25 × 84 ft) on the developer's figures. The 25-foot frontage and an 18-foot gate give a porch the developer says fits three cars side by side. The leaflet's site plan shows 24 intermediate lots in Phase 1, and the brochure gives the six Phase 2 homes the same built-up. Ask for the exact land area of your lot.
Corner homes with loft
Corner units get the private loft — an extra level above the master bedroom, with a ceiling of about 2.1 m — and the larger plots, which run up to about 4,000 sq ft of land (4,025 sq ft on the fact sheet, 4,114 sq ft on the website). The developer brochure gives 2,568 sq ft built-up for both corner and intermediate-corner homes and offers the loft on both, though the leaflet plan is labelled ‘corner unit only’; the plans also add a side balcony off the study. The leaflet's site plan shows 8 corner and 4 intermediate-corner lots in Phase 1 — the scarcest homes in a 42-unit scheme.
Phase 1 (36) & Phase 2 (6)
The developer fact sheet splits the enclave into 36 homes in Phase 1 and 6 in Phase 2. The April 2024 launch press covered the 36-unit first phase. The first sale and purchase agreements were signed in April 2024, and the fact sheet gives 24 months from your agreement for delivery (the leaflet's small print says 48 months) — so the two phases may not hand over together. On the developer's numbering, Phase 2 is the six lots H25 to H30 at the south-western end, with land from 2,166 up to 6,402 sq ft in the brochure. Ask which phase your lot is in and what delivery date is in its agreement.
What comes with the house
The lists are from the developer's website, brochure and fact sheet. The clubhouse is shared with the Kayana Heights apartments, so it will be busier than a private landed clubhouse, and the developer's FAQ for the apartments describes it as a paid service for all Ayuria Place residents — ask what it costs.
Inside the enclave
- Gated and guarded entrance, one security tier
- 20,000 sq ft central garden behind the houses
- Gazebo and barbecue area
- Gathering plaza and community spaces
- Children's playground
- Foot reflexology path and outdoor fitness equipment
- Jogging track
- Estate road about 6.7 m (22 ft) wide
Ayuria Place clubhouse
- Swimming pool, about 9,000 sq ft
- Gymnasium
- Multipurpose function hall
- Café
- Playground and open theatre
- Open lawn
The house and its specification
- 4 bedrooms with ensuite bathrooms, plus a utility room
- Private loft on corner and inter-corner units
- 25-ft frontage, 18-ft gate, 3-car porch
- Ceilings 3.24 m on the ground floor, 3.0 m upstairs
- Reinforced concrete frame; RC and/or brick walls; metal roof
- Ceramic tiles to living, dining and utility; SPC flooring to bedrooms, study and family area
- Homogeneous tiles to bathrooms, kitchens, porch and terraces; wall tiles to ceiling height in bathrooms and kitchen
- 6 WCs, 7 basins, 5 shower points, 2 kitchen sinks
- 3-phase wiring; hot-water boiler to the master bathroom
- Extra 600-gallon water tank behind each house
- Strata title, 99-year lease
How the project got here
The Araya Garden floor plans
The developer publishes one house design in two versions, drawn as three plans: ground floor, first floor, and a loft for the corner types. The images below are the developer's own drawings; the room description — four bedrooms with ensuites plus a utility room — is the developer's. On the plans the upstairs rooms are labelled master bedroom, bedrooms 2 and 3 and a study, each beside its own bathroom, with the utility room and two more bathrooms downstairs. Built-up is 2,384 sq ft for intermediate homes and 2,568 sq ft for corner and intermediate-corner homes, per the brochure. What is not published is a lot-by-lot schedule of land areas, and the top figures in circulation do not agree. Ask for your lot's exact areas before you book.
Intermediate home — 2,384 sq ft · ground floor
Get this floor plan
First floor — all homes
Get this floor plan
Corner and intermediate-corner homes — 2,568 sq ft · loft
Get this floor planInside Araya Garden
Where Araya Garden sits
In Alamesra, 88400 Kota Kinabalu, on the northern side of the city, beside the TAR UMT campus and about two kilometres from Universiti Malaysia Sabah, with 1Borneo Hypermall and the Sulaman coastal highway corridor nearby. The developer brochure gives the address as Jalan Alamesra, off the Sulaman Coastal Highway, beside a mangrove riparian reserve and reached from the six-lane Jalan UMS. The houses sit inside the Ayuria Place masterplan next to the Kayana Heights towers, and the sales gallery is on site. The developer's office is separately in Taman Nelly, Kolombong.
The map is set to Ayuria Place, Alamesra. The houses are numbered H01 to H42 on the developer's site plan, on land held under master titles CL 015719874, CL 015719892, CL 015719909 and CL 015719918; your own lot will be described in your sale and purchase agreement.
- TAR UMT campusAbout 200 mper the developer
- Universiti Malaysia Sabah (UMS)About 2.4 kmper the developer's map; about 2 km in 2026 press
- 1Borneo HypermallAbout 1.5 kmper the developer
- Hospital Universiti Malaysia SabahAbout 7.6 kmper the developer
- Kota Kinabalu city centreAbout 13 km13.4 km in the developer leaflet; a broker's note says about 8 km
- Kota Kinabalu International AirportAbout 19–21 kmper the developer (two figures on its site; 19 km in the leaflet)
- Sulaman coastal highwayNo figure publishedclose by, but not measured by the developer
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 — permit number, licensed developer, unit count, permitted price band, certified construction percentage.
Sabah is outside that register by design. Housing development in Sabah is licensed under Sabah’s own Housing Development (Control and Licensing) Enactment 1978 and supervised by the state, so a Sabah project will not appear on the federal register however you search.
What to ask for instead
The developer’s leaflet prints a Sabah Housing Developer’s Licence, No. 03-2028/06767, and an Advertisement and Sale Permit, No. 03-2028/05098, both issued on 18 March 2024 and valid to 17 March 2028. The licence names the scheme ‘Taman Araya Gardens’ and covers all 42 houses, H01 to H42. Ask to see both documents and check them with the Sabah state housing authority.
On a project this far along, ask for the completion papers. If the houses are finished, there should be a certificate of completion and compliance and a handover date for each phase; if they are not, ask for the current construction percentage and the delivery date in your agreement. Because this is a gated scheme on strata title, also ask about the management body, the service charge and when strata titles will be issued.
Foreign buyers
Sabah sets its own minimum price for non-citizens and runs its own consent process, and the figures quoted for it conflict — RM1,000,000 in the Bar Council’s state table, with a lower strata figure also in circulation. No Araya Gardens price has been published, so I cannot say which side of any threshold a house falls on, and land-status restrictions may also apply. If you are not Malaysian, get written confirmation for the specific lot through 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 KTI Development Sdn Bhd and KTI Landmark
The developer is KTI Development Sdn Bhd (285970-K), named on the official Ayuria Place website, a subsidiary of KTI Landmark Berhad, which listed on the ACE Market of Bursa Malaysia on 19 June 2024 and raised RM48 million. The group traces its roots to 1984, when it was started by Datuk Dr Gordon Loke and Datin Chin Mee Leen; Datuk Dr Gordon Loke is group managing director and chief executive, and Wilson and Stella Loke hold executive and sales roles.
Landed housing is what KTI has done longest. It began with police quarters and affordable homes in Taman Nelly, Kolombong, and built Taman La Gloxinia and Taman Seri Lemawang in Tuaran — 811 double-storey homes with the state housing board, of which 559 had been handed over by September 2024, when the project received a CIDB QLASSIC special award. Its listing documents describe a Sabah Grade 7 contractor licence and in-house precast (IBS) production lines in Tuaran and Kinarut, so the company largely builds its own houses.
Dates are where to be careful. KTI's Luyang mixed-use scheme, The Logg, was reported in May 2024 as due by December 2025 and in January 2025 as due in the first quarter of 2026. For Araya Gardens, the schedules I found run from September 2025 to 2027, and I found no public handover announcement. That is not evidence of a problem — small landed schemes rarely make the news when they are handed over — but it is a question to settle in writing.
Ayuria Place figures vary between sources: 20 acres on the developer's site, 8.244 hectares (20.37 acres) in the developer brochure, 20.4 acres in a broker's note, 26.3 acres in 2024 IPO press. I searched for litigation, abandonment and Housing Tribunal claims against KTI Development and KTI Landmark and found none reported — which is no adverse record found, not a clean bill of health.
Frequently asked questions
Where is Araya Garden located?
Araya Garden (Araya Gardens) is inside Ayuria Place at Alamesra, 88400 Kota Kinabalu, Sabah, beside the TAR UMT campus and about two kilometres from Universiti Malaysia Sabah (UMS).
The developer's leaflet puts it 13.4 km from the city centre and 19 km from the airport, reached from the six-lane Jalan UMS, with 1Borneo Hypermall and the Alamesra shops close by.
Who is the developer of Araya Garden, and is it freehold or leasehold?
The developer is KTI Development Sdn Bhd (285970-K), a subsidiary of Bursa-listed KTI Landmark Berhad. Araya Garden is 99-year leasehold, expiring on 31 December 2098, with strata titles.
The lease dates are from the developer fact sheet. The leaflet prints developer licence 03-2028/06767 and sale permit 03-2028/05098, both issued on 18 March 2024 and valid to 17 March 2028.
How many houses are there in Araya Garden?
42, according to the developer fact sheet: 36 in Phase 1 and 6 in Phase 2. The launch press in April 2024 covered the 36-unit first phase, and a broker's note at KTI Landmark's listing also gives 42 superlink homes.
A construction database describes the six Phase 2 homes as three-storey; the developer describes all of them as two-storey with a loft on corner units. The developer brochure lists the six Phase 2 homes at 2,384 sq ft, the intermediate size, and in Phase 1 the site plan shows 24 intermediate, 8 corner and 4 intermediate-corner lots. Ask which you are buying.
How big are the houses at Araya Garden?
The developer's website and fact sheet give built-ups of 2,384 to 2,568 sq ft, on land of 2,166 sq ft up to about 4,000 sq ft (4,025 sq ft on the fact sheet, 4,114 sq ft on the website). The brochure ties 2,384 sq ft to intermediate homes and 2,568 sq ft to corner and intermediate-corner homes.
The April 2024 launch press gave larger built-ups of 2,754 to 2,804 sq ft. I have used the developer's current figures, but the only number that counts is the one for your lot in the sale and purchase agreement.
What is the layout?
The developer describes four bedrooms, each with its own bathroom, plus a utility room, across two storeys, with a private loft on corner units only. The frontage is 25 feet, with a porch the developer says fits three cars.
The plans are drawn as ground floor, first floor and corner loft; I show all three above. On the plans the fourth ensuite room is labelled a study, and there are six bathrooms in all, counting the two downstairs. The brochure offers the loft on intermediate-corner lots as well as corners.
What is the price of Araya Garden?
Neither the developer nor the press has published an Araya Gardens price that I could find. Portal listings by other agents quote figures, but those are not the developer's.
Ask me for the current price list and I will send it with the lot's land and built-up area and phase.
Are the houses completed?
I cannot confirm it from public sources. Construction started around September 2023; a broker's note scheduled completion by December 2025, a construction database by September 2025, the fact sheet 24 months from each agreement (the first were signed in April 2024), and a portal listing says 2027. The small print on the developer's leaflet says 48 months from the agreement.
Ask for the certificate of completion and compliance, or the current construction percentage, for the phase your lot is in.
What is the maintenance fee at Araya Garden?
The developer fact sheet gives a service charge of RM0.21 per sq ft plus a sinking fund of RM0.021 per sq ft for the first two years. The developer brochure works that out as RM500.64 a month for an intermediate house and RM539.28 for a corner or intermediate-corner house, counted from the handover of keys.
It covers the gated enclave's guarding and common areas; the Ayuria Place clubhouse is shared with the apartments, and the developer's FAQ describes it as a paid service. Confirm the figures in your agreement.
Can a foreigner buy at Araya Garden?
Possibly, but it has to be checked lot by lot. Sabah sets its own minimum price for non-citizens — RM1,000,000 in the Bar Council's state table, with a lower strata figure also circulating — and no Araya Gardens price has been published, so I cannot say which side of the line a house falls on.
Get written confirmation from the Sabah Lands and Surveys Department through a Sabah conveyancing solicitor before paying anything, and budget for the flat 8% stamp duty on residential purchases by non-citizens since 1 January 2026.
What has not been published?
A price; the handover status; a lot-by-lot schedule of land areas; what the shared clubhouse costs to use; when the six Phase 2 homes will be built; and which lots face the Kayana Heights towers.
Every one of these can be answered in writing. Ask for them before you pay a booking fee.
A big family home in a small gated enclave?
Tell me whether you want an intermediate or a corner house and when you need to move in, and I will send you what is actually left, the lot's exact land and built-up area, its phase and its handover status. 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 official Ayuria Place website, the developer brochure, leaflet and fact sheet, KTI Landmark listing documents and press reports (Daily Express, Sin Chew, The Sun, The Edge). Availability, pricing and charges are set by the developer and are subject to change. This page is marketing information, not an offer or a contract.
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Developer: KTI Landmark (3 developments on this site)
Where it is: Kota Kinabalu, Sabah