Bukit Bantayan Residences
Three completed towers of 912 homes on a hilltop above Inanam, built by Gamuda Land — every home between 904 and 1,100 sq ft with two car parks, a 50-metre pool and the 25-shop Curve 25 at the foot of the lifts. It is finished and lived in, so the questions are about title, running costs and what is left.
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Bukit Bantayan Residences at a glance
Bukit Bantayan Residences is a completed hilltop condominium of 912 homes in three towers in Inanam, Kota Kinabalu, Sabah, about 12 km from the city centre, built by Gamuda Land through Dinamik Atlantik Sdn Bhd. It has 912 homes in three towers — Ebena (296 units, 25 storeys), Cemara (296 units, 25 storeys) and Dilenia (320 units, 27 storeys) — in five layouts from 904 to 1,100 sq ft, each with two side-by-side car parks. The towers were launched between 2016 and 2018; Ebena received its occupation certificate in late 2019, the other two followed, and a property portal lists the whole development as completed in 2021. The Curve 25 row of 25 shops in the middle of the site opened in May 2023. Because it is built, you can stand in the actual unit and see whether it faces the sea and the city or the forested hills. What is not settled in public: the tenure is printed as 999-year in the developer's brochure and as 99-year in one of its fact sheets, the land area is given as 18, 18.2 and 19.01 acres, and I have found no published Sabah developer licence or advertising permit number.
- Development
- Bukit Bantayan ResidencesAlso listed as Bukit Bantayan Residence · Phase 1: Blocks C, D and E, plus Curve 25
- Developer
- Gamuda LandThrough Dinamik Atlantik Sdn Bhd (162864-T)
- Tenure
- 999-year leaseholdPer the developer’s brochure and current listings; one older fact sheet printed 99 years — check the title
- Towers
- 3 · 25, 25 and 27 storeysEbena 296 · Cemara 296 · Dilenia 320 units
- Homes
- 91212 units per floor, per the developer fact sheet
- Sizes
- 904 – 1,100 sq ftFive layouts: 2 bed + study, or dual-key
- Land
- About 18 to 19 acresPublished as 18, 18.2 and 19.01 acres
- Status
- CompletedEbena late 2019 · portal lists completion in 2021
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 I would check before committing.
It is built, by a developer with a record
All three towers are standing and occupied, and the builder is Gamuda Land, the property arm of the listed Gamuda Berhad. You can inspect the real unit, the real view and the real common areas instead of trusting a render.
Family sizes with two car parks each
Every layout is between 904 and 1,100 sq ft with two bathrooms, and the developer fact sheet gives each home two side-by-side car parks. There is also a dual-key Type A, where a self-contained en-suite studio shares the front door.
A resort deck and shops at the lift lobby
The podium carries a 50-metre infinity pool, wading pool, gymnasium, yoga deck, badminton and basketball hall and a green canopy walk, and the 25-shop Curve 25 — a supermarket, cafés, a laundry and a co-working space — sits in the middle of the three blocks.
The tenure is printed two ways
The developer's brochure and current portal listings say 999-year leasehold; one developer fact sheet says 99 years; the business press says only ‘leasehold’. The difference is enormous for resale and financing. Read the title itself before you pay.
Strata title and permits: ask in writing
The developer fact sheet of January 2022 listed the project as still under master title. Ask whether individual strata titles have been issued for your block. I also found no published Sabah developer licence or advertising permit number.
A hilltop means you drive
The site is about 3 km from Inanam town and 12 km from the city centre by the developer's own figures, reached by Jalan Bantayan Minintod. The view is the reward; the commute is the cost. Drive it at 7.30 am and 5.30 pm before you decide.
The whole development, decoded
The site plan is simple once you match the names: Block C is Cemara, Block D is Dilenia and Block E is Ebena. Cemara and Ebena are straight 25-storey blocks; Dilenia is the curved 27-storey block at the top of the plan. They stand around a landscaped podium that holds the pool deck and Curve 25, with residents' lifts coming up from the car park into the shops. The five layouts are really three choices: the dual-key Type A, the 1,100 sq ft two-bedroom-plus-study (Types B and E), and the smaller two-bedroom-plus-study (Type C at 1,007 sq ft and Type D at 904 sq ft). The key plan on the drawings shows a typical floor of a straight block as two Type A, two Type B, four Type C and four Type D — twelve homes, which matches the fact sheet. The business press described the same homes as ‘three-bedroom and dual-key’, because the study is a full room.
Five layouts, three ways of living
Type A · 1,100 sq ft dual-key
One front door, two homes. The main part has a bedroom, a study room, a living and dining area, a kitchen with a yard, a bathroom and the balcony. The en-suite studio has its own bathroom and its own kitchen counter. It is the layout for a family with a grown-up child or a parent, or for an owner who wants a tenant in the studio. On the key plan the two Type A units sit at the ends of the sea-and-city side. The developer's Type A show unit is in Cemara.
Types B & E · 1,100 sq ft
Both are 1,100 sq ft with a master bedroom, a second bedroom, a study room and two bathrooms. Type B is the end unit on the mountain-and-facilities side of the straight blocks, with the living room and balcony at the corner. Type E is drawn at the centre of the curved block — Dilenia — with an angled living room that opens to the balcony. If you want the biggest living space in one home rather than a split dual-key, these are the two to see.
Types C & D · 904–1,007 sq ft
Type C is 1,007 sq ft and Type D is 904 sq ft, and between them they make up eight of the twelve homes on a typical floor of a straight block. Both have a master bedroom, a second bedroom, a study room, two bathrooms, a balcony and a yard. They appear on both sides of the block, so the same plan can face the sea and the city or the mountains and the pool deck — the floor and the facing matter more than the type. The developer's Type C show unit is in Cemara.
What is on the podium
The first column is the developer's numbered facilities plan. The second is what the developer has added and photographed since the towers were handed over. The third is from the developer fact sheet.
On the facilities plan
- 50-metre infinity pool, wading pool and floating lounger
- Gymnasium and pool lounge
- Sun deck, yoga deck and gazebo
- BBQ area
- Children's playground
- Reflexology path
- Green canopy walk and courtyard garden
- Badminton and basketball court / community hall
- Sauna and changing rooms
- Management office
- Retail shops — Curve 25
Added since handover
- Work-Near-Home co-working space with a conference room (JADIII)
- Putting green
- Community farm
- Hiking trail and garden pond
- Residents' app for visitors, facility bookings and billing
- Electric-vehicle charging at Curve 25
The buildings
- 12 units per floor
- 3 passenger lifts + 1 fire lift in Cemara and Ebena
- 4 passenger lifts + 1 fire lift in Dilenia
- 2 side-by-side car parks per home
- 3-tier security
- Maintenance RM0.20 + sinking fund RM0.05 per sq ft
How the project got here
All 5 Bukit Bantayan Residences floor plans
These are the developer's own drawings from its brochure, each with the type, the room count, the built-up area and a key plan showing where the type sits on the floor. The developer labels four of them ‘2 Bedroom + Study’ and Type A ‘1 Bedroom + Study + En Suite’; the study is an enclosed room, which is why agents advertise these homes as three-bedroom. The developer has not published how many units exist of each type — only the tower totals — so the per-floor mix below is my reading of the key plans.
Type A — 1,100 sq ft, dual-key
Get this floor plan
Type B — 1,100 sq ft, 2 bed + study
Get this floor plan
Type C — 1,007 sq ft, 2 bed + study
Get this floor plan
Type D — 904 sq ft, 2 bed + study
Get this floor plan
Type E — 1,100 sq ft, 2 bed + study
Get this floor planAround Bukit Bantayan Residences
Where Bukit Bantayan Residences sits
Lorong Bukit Bantayan 1, off Jalan Bantayan Minintod, Bukit Bantayan, Inanam, 88450 Kota Kinabalu. The towers stand on a hill above Inanam, with the city and the South China Sea to the west and forested hills to the east. Inanam town, with its tamu market, post office and banks, is about 3 km away; the city centre is about 12 km. Gamuda Land's experience gallery is inside Curve 25.
The map is set to the development itself, which appears under its own name on public maps. The developer's website gives the coordinates as about 5.975° N, 116.133° E.
- SJK(C) Yik Nam2 kmdeveloper's figure
- Inanam town, tamu market and post office2.5 – 3 kmdeveloper's figure
- Giant Kolombong hypermarket4 kmdeveloper's figure
- Sayfol International School · Jesselton Medical Centre6 – 6.5 kmdeveloper's figure
- KPJ Sabah Specialist Hospital10 kmdeveloper's figure
- Kota Kinabalu city centre · Suria Sabah11 – 12 kmdeveloper's figure
- Kota Kinabalu International Airport15 kmdeveloper's figure
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
Read the title, because the tenure is printed two ways. The developer's brochure and current portal listings describe a 999-year lease; one developer fact sheet says 99 years. Ask for a copy of the land title and have a Sabah conveyancing solicitor confirm the lease term and its expiry date.
Ask for the strata title position. The developer fact sheet of January 2022 listed the project under master title. Whether individual strata titles have since been issued for your block decides how quickly you can refinance, sell or transfer.
Ask for the Sabah developer licence and advertising permit numbers anyway. I could not find either published. They should be in the sale and purchase agreement of any unit bought from the developer.
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 figure for strata units also in circulation. Homes here are advertised well under RM1 million, so this 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 Gamuda Land
Bukit Bantayan Residences is a Gamuda Land project. Gamuda Land is the property development arm of Gamuda Berhad, the listed engineering and construction group, and has been building townships since 1995. The company named on the official project website for this development is Dinamik Atlantik Sdn Bhd (162864-T).
Its record is mostly in the Klang Valley and Johor — Kota Kemuning, Bandar Botanic, Valencia, Jade Hills, Horizon Hills, Gamuda Gardens, Gamuda Cove and twentyfive.7 — with Gamuda City in Hanoi and Celadon City in Ho Chi Minh City abroad. Bukit Bantayan Residences is the Gamuda Land project in Sabah; I have not found another one.
The delivery record here is good. Ebena was launched in April 2016 and received its occupation certificate in late 2019. At the topping-off of Cemara and Dilenia in September 2019 the developer reported Dilenia running six months ahead of schedule and 4.03 million safe man-hours on site. A second phase of two more towers was mentioned then for 2020; I have found no public record that it was launched, so ask what is planned for the rest of the hill.
In 2018 the developer described the towers as an earthquake-resistant structure designed for up to magnitude 7.0 — a relevant point in Sabah after the 2015 Ranau earthquake, and a developer statement rather than something I can verify. I searched for litigation, abandonment and Housing Tribunal claims against Gamuda Land and Dinamik Atlantik over this project and found none reported — which is no adverse record found, not a clean bill of health.
Frequently asked questions
Is Bukit Bantayan Residences completed?
Yes. All three towers are built and occupied. Ebena Tower received its occupation certificate in late 2019 and keys were handed over around the new year. The developer fact sheet of January 2022 lists Cemara with its certificate and Dilenia as the last to finish, and a property portal lists the development as completed in 2021. Curve 25, the retail row, opened in May 2023.
I have not found a published date for the Dilenia certificate. If you are buying in Dilenia, ask for a copy of the occupation certificate.
How many units are there, and what layouts?
912 homes: 296 in Ebena Tower (25 storeys), 296 in Cemara Tower (25 storeys) and 320 in Dilenia Tower (27 storeys), with 12 units on a floor.
There are five layouts. Type A is a 1,100 sq ft dual-key with one bedroom, a study and a separate en-suite studio. Types B and E are 1,100 sq ft with two bedrooms and a study. Type C is 1,007 sq ft and Type D is 904 sq ft, both with two bedrooms and a study. All have two bathrooms. The developer has not published a count per type.
What are the prices at Bukit Bantayan Residences?
The last developer price reported in the press was for Dilenia Tower at its March 2018 launch: from RM493,800, according to The Edge. On the resale market, a property portal shows asking prices of about RM447,000 to RM600,000, or RM444 to RM653 per sq ft, and asking rents of about RM1,200 to RM2,300 a month. Those are portal figures — asking prices, not completed transactions.
What a unit costs today depends on the tower, floor, facing and whether it is furnished. Ask me for the current price list and I will send what is available, with the recent asking and rental figures.
Where is Bukit Bantayan Residences located?
At Lorong Bukit Bantayan 1, off Jalan Bantayan Minintod, on a hilltop in Inanam, 88450 Kota Kinabalu, Sabah — about 3 km from Inanam town and 12 km from the city centre by the developer's figures.
The airport is about 15 km away by the same source, and the Curve 25 shops are inside the development. There is one main road down the hill, so time the drive at peak hours before you commit.
Who is the developer of Bukit Bantayan Residences?
Gamuda Land, the property arm of the listed Gamuda Berhad, through its project company Dinamik Atlantik Sdn Bhd (162864-T), as named on the official project website.
Its record is mostly in the Klang Valley and Johor, and this is the only Gamuda Land project I have found in Sabah. I found no reported litigation or tribunal claims over this project — no adverse record found, not a clean bill of health.
Is Bukit Bantayan Residences a 99-year or a 999-year lease?
The published material disagrees. The developer's brochure and current portal listings say 999-year leasehold; one developer fact sheet says 99 years; press reports say only that the land is leasehold.
Do not rely on any of them. Ask for the land title and have a Sabah conveyancing solicitor confirm the lease term and the expiry date before you sign.
What is the dual-key Type A?
It is one 1,100 sq ft home behind one front door, divided into a main unit — a bedroom, a study room, living and dining, a kitchen and a bathroom — and a self-contained en-suite studio with its own bathroom and kitchen counter.
It suits an extended family, or an owner who lives in the main part and lets the studio. It is still one title and one maintenance bill.
How much is the maintenance fee?
The developer fact sheet quotes RM0.25 per sq ft a month — RM0.20 maintenance plus RM0.05 sinking fund — which is roughly RM226 for a 904 sq ft home and RM275 for an 1,100 sq ft home.
On a completed building this is set by the management, and it can change. Ask for the current rate and the latest management accounts.
Can a foreigner buy at Bukit Bantayan Residences?
Possibly, but check first. Sabah sets its own minimum price for non-citizens, quoted as RM1,000,000 in the Bar Council's state table, with a lower strata figure also circulating. Homes here are advertised below RM1 million.
The only reliable answer is written confirmation from the Sabah Lands and Surveys Department 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.
What has not been published?
The Sabah developer licence and advertising permit numbers; a single, consistent tenure and land area; the strata title position; the date of the Dilenia occupation certificate; a count of units per type; and what is planned for the second phase.
On a completed building every one of these can be answered in writing. Ask for them before you pay a booking fee.
A finished hilltop home, with the shops downstairs?
Tell me the layout, the tower and the view you want, and I will send you what is available now, the title position, the current maintenance charge and the recent asking and rental figures — the numbers that matter on a completed building.
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 official project website, the developer's brochure and fact sheets, business-press reporting and portal listings (marked as such). Unit availability, pricing and service charges are set by the developer, the owners and the management and are subject to change. This page is marketing information, not an offer or a contract.
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Developer: Gamuda Land (1 development on this site)
Where it is: Kota Kinabalu, Sabah