Kingfisher Sandakan
A four-block, 792-unit condominium by Hap Seng on a hill above Sandakan Bay that is already built — two- and three-bedroom homes of 751 to 1,229 sq ft, most with a study, about five minutes from the town centre by the developer’s figure.
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Kingfisher Sandakan at a glance
Kingfisher Sandakan is a completed condominium of 792 units in four blocks at Astana Heights, off Jalan Utara at Mile 1.5, Sandakan, Sabah, developed by Hap Seng Properties Development Sdn Bhd (11995-D), a wholly owned subsidiary of Bursa-listed Hap Seng Consolidated Berhad. It stands on 15.3 acres of elevated ground on Sabah’s east coast, about five minutes from Sandakan town centre, ten from Mile 4 and fifteen from the airport by the developer’s figures; portals also list it as Kingfisher @ Sandakan. The developer’s brochure draws seven layouts in three families: Type A, 988 sq ft with two bedrooms and a study; Type B, 1,229 sq ft with three bedrooms and a study; and Type C, 751 to 770 sq ft with two bedrooms — all with two bathrooms. Blocks A1 and B1 are 18 levels and Blocks A2 and B2 are 17, with 12 units a floor and three lifts a block. The land is held on a 99-year lease under title CL075145103. Hap Seng’s annual report says the project was launched progressively from 2018 and completed in 2022, and the developer fact sheet says the occupation certificate has been obtained — so you can walk into the actual unit. What is not published is the year the lease began, the strata title position, how many units there are of each type, and a current price list: ask me for today’s list and the current service charge.
- Development
- Kingfisher SandakanAlso listed as Kingfisher @ Sandakan or Kingfisher Condominium
- Developer
- Hap Seng Properties Development Sdn BhdCompany no. 11995-D · Hap Seng Consolidated group
- Tenure
- 99-year leaseholdTitle CL075145103 · start year not published
- Height
- 17 and 18 levelsBlocks A1 and B1: 18 · Blocks A2 and B2: 17
- Units
- 7924 blocks · 12 units per floor · 3 lifts per block
- Sizes
- 751 – 1,229 sq ftSeven layouts: A1, A2, B1, B2 and three Type C
- Land
- 15.3 acresDeveloper’s brochure and fact sheet
- Status
- Completed2022, per the group’s annual report
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Six things worth knowing before you view
Three are the reasons Sandakan buyers look at this hill. Three are the things a finished building makes it possible — and necessary — to check.
On a hill above the bay
The developer’s brochure puts the four towers on elevated ground with a choice of sea or hill view, and the fact sheet says the sea view faces north-west and the hill view south-east. Hap Seng’s annual report describes the wider Astana Heights site as a hilltop development with panoramic views of the Sulu Sea. Which view you actually get depends on the block, the stack and the floor — on a finished building you can stand on the balcony and see for yourself.
Built, so you can inspect the real thing
Hap Seng Consolidated’s annual report says Kingfisher Sandakan was launched progressively from 2018 and completed in 2022, and the developer fact sheet records the occupation certificate as obtained. That means you can view the actual unit, test the finishes, time the lifts and look at how the common areas are being kept before you pay — instead of relying on the renders on this page.
Mile 1.5, close to town and schools
The brochure describes the site as slightly tucked away from the main road of Jalan Utara, five minutes from the town centre. The developer fact sheet lists SJK (C) Chi Hwa, SK Sg Anib and the Sandakan Baptist Church kindergarten at about five minutes, SM Sung Siew at eight and SM Yu Yuan at ten, with the hospital, banks, the post office and the market nearby. Those are developer figures — drive them at school hours.
A 99-year lease — ask when it began
The brochure and the fact sheet both give the tenure as 99 years, and the fact sheet names the title as CL075145103. Neither gives the year the lease began, so the remaining term — and whether the strata title for your unit has been issued — has to be confirmed in writing. One property portal lists the project as freehold; the developer’s own documents say leasehold, and that is what I would rely on.
Check the car parks written into your unit
The current developer fact sheet lists two car parks for each unit and describes the parking as elevated and covered; the developer’s drawings show an elevated car park on three levels, and the aerial render shows open surface bays as well. An earlier fact sheet made an exception for Block A1, Levels 2 to 7, and the developer’s car-park drawings number many bays in pairs, which looks like one-behind-the-other parking. Ask for the bay numbers that belong to the unit you are shown, and walk from them to the lift.
Ask for today’s service charge
The developer fact sheet gives RM0.18 per sq ft for maintenance plus RM0.02 per sq ft for the sinking fund — about RM198 a month for a 988 sq ft Type A on those rates. A running building sets its own budget, so ask the management for the current rate, the latest accounts and how much is owed in arrears before you compare it with another project.
The whole development, decoded
The developer’s material gives the mechanics plainly. There are four blocks in two pairs: Blocks A1 and A2, and Blocks B1 and B2. A1 and B1 are 18 levels and A2 and B2 are 17, per the developer fact sheet — Hap Seng’s annual report rounds this to four 18-storey blocks. Every residential floor has 12 units served by three lifts. The total is 792 units, and by my arithmetic 792 divided by 12 is 66 residential floors — 17, 17, 16 and 16 — so one level of each block appears to carry no homes; ask for the floor-by-floor schedule if the exact level matters to you. The brochure counts seven layouts from 751 to 1,229 sq ft (its text says 752; its own plan page prints 751). What the developer has not published is which types sit in which block, how the 12 units on a floor are divided between Types A, B and C, and how many of each exist. The brochure’s licence line also states that 30% of the units are reserved for Bumiputera buyers, so ask whether the unit you are shown is an open-market lot.
Seven layouts in three families
Type A · 988 sq ft
Type A: 988 sq ft, two bedrooms, a study room and two bathrooms, drawn twice as A1 and A2. The brochure’s feature list describes the home as three bedrooms, two bathrooms and two car parks — which is this plan with the study counted as a bedroom. The study sits beside the foyer and the kitchen; the living and dining area runs to a balcony as wide as the living room and the master bedroom together. The drawing measures 8,850 mm across and 10,693 mm deep. The brochure does not say what separates A1 from A2, nor which blocks and floors they are on — ask before you compare two units.
Type B · 1,229 sq ft
Type B: 1,229 sq ft, three bedrooms, a study room and two bathrooms, drawn as B1 and B2. It is the largest home in the project: the same living, dining, kitchen and study arrangement as Type A, with a third bedroom added on the bedroom side, in an outline of 12,750 mm by 10,693 mm. For a family that would otherwise be looking at a terrace house further out along Jalan Utara or at Mile 6, this is the layout to weigh against it — the same three bedrooms, on one level, five minutes from town by the developer’s figure. Ask which blocks carry Type B and what each stack faces.
Type C · 751–770 sq ft
Type C: two bedrooms and two bathrooms, with no study room, in three versions — 768 sq ft (C1), 751 sq ft and 770 sq ft (C3). They are long, narrow plans, 6,867 mm wide and 10,965 mm deep, with the kitchen and yard at the entrance end and the balcony at the other. The brochure page prints the label C3 under both the 751 and the 770 sq ft drawings, so the 751 sq ft plan is probably C2; the developer fact sheet simply gives Type C as 751 to 770 sq ft. This is the entry size and the one most likely to be bought to let — I have not found an official rental figure, so ask me for the current asking rents in the building.
What the developer lists, and what the building is
The first list combines the developer’s brochure and fact sheet, which put the recreational facilities at more than 32,000 sq ft. The second is how the Borneo Post described the facilities in September 2019, while the towers were still being sold off-plan — treat it as the plan at the time and check on site what was built. None of the files I read contains a finishes schedule, so there is no specification list to reproduce here; ask for the one attached to the sale and purchase agreement.
Recreation, over 32,000 sq ft
- Swimming pool
- Wading pool
- Gym
- Sauna room
- Basketball court
- Children’s playground
- Small park with benches
- Garden
As described in 2019
- Facilities on about 0.75 acre
- Infinity pool and children’s pool
- Basketball court and sepak takraw court
- Playground and sun deck
- Wheelchair-accessible walkway with a bicycle lane
Building
- Seismic (earthquake-resistant) design
- Three-tier security
- Three lifts per block
- 12 units per floor
- Elevated car park drawn on three levels, plus surface bays
- Two car parks per unit, per the fact sheet
How the project got here
All 7 Kingfisher Sandakan floor plans
These are the developer’s own drawings from the brochure, with dimensions in millimetres. They come in three families — Type A (988 sq ft), Type B (1,229 sq ft) and Type C (751 to 770 sq ft) — and every one has two bathrooms. The room counts below are read from the labels on each drawing: the brochure’s own summary of three bedrooms and two bathrooms counts the study in Type A as a bedroom. The green and red lines on the plans are not explained by any legend on the page, so ask what they mark. The developer has not published which block or floor each type is on, or how many units there are of each.
Type A1 — 988 sq ft, 2 bedrooms + study
Get this floor plan
Type A2 — 988 sq ft, 2 bedrooms + study
Get this floor plan
Type B1 — 1,229 sq ft, 3 bedrooms + study
Get this floor plan
Type B2 — 1,229 sq ft, 3 bedrooms + study
Get this floor plan
Type C1 — 768 sq ft, 2 bedrooms
Get this floor plan
Type C — 751 sq ft, 2 bedrooms (printed as C3)
Get this floor plan
Type C3 — 770 sq ft, 2 bedrooms
Get this floor planKingfisher Sandakan in pictures
Where Kingfisher Sandakan sits
At Astana Heights, off Jalan Utara at Mile 1.5, 90000 Sandakan — property portals give the address as Lorong Astana Heights 13, and the developer’s sales gallery is at Jalan Lalang, off Mile 1.5, Jalan Utara. Sandakan is Sabah’s second-largest town, on the east coast about 320 km from Kota Kinabalu: roughly six hours by road or a 45-minute flight. The town counts its addresses in miles out from the old centre along Jalan Utara, so Mile 1.5 is the first stretch out of town — the developer’s brochure gives five minutes to the town centre, ten to Mile 4 and fifteen to the airport. Its location map marks Sung Siew School, the Hap Seng Auto showroom, St. John, the markets, the Istana and Sunny Estate around the site.
The map is set to the project name. The developer’s own location map is in the gallery above; confirm the entrance and the block with me before a viewing.
- Sandakan town centre5 minby car, developer’s brochure
- Mile 410 minby car, developer’s brochure
- Sandakan Airport15 minby car, developer’s brochure
- SJK (C) Chi Hwa · SK Sg Anib · SBC Kindergarten5 min eachdeveloper fact sheet
- SM Sung Siew · SM Yu Yuan8 min · 10 mindeveloper fact sheet
- Duchess of Kent Hospital, Jalan UtaraNo figure publishedthe developer lists a hospital nearby; one portal says walking distance
- Kota KinabaluAbout 320 kmabout 6 hours by road · 45 minutes by air
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’s brochure states a 99-year lease and the developer fact sheet names the title as CL075145103. Neither gives the year the lease began. Whether individual strata titles have been issued, and how many years remain, 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 brochure prints Developer’s Licence No. (100-24/626/2/4)/03-2022-05694 (4) and Advertising Permit No. (100-24/626/2/4)/03-2022/04595 (4), in the name of Hap Seng Properties Development Sdn Bhd (11995-D). It prints no validity dates, and the brochure dates from the selling period, so ask for the current numbers and their dates. 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.
Ask to see the occupation certificate. The developer fact sheet says it has been obtained, and the group’s annual report gives 2022 as the year of completion; an earlier fact sheet had expected it in 2021. I have not seen the certificate itself or its date. Ask for a copy for the block you are buying in.
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. Homes of this size in Sandakan are advertised well below RM1,000,000, 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. 11995-D), named on the brochure as a wholly owned subsidiary of Hap Seng Consolidated Berhad (26877-W), a Bursa Malaysia-listed group incorporated in 1976 and listed in 1978. The group’s property arm is marketed as Hap Seng Land, the logo on the brochure cover, and says it was established in Sabah in the 1970s before expanding to the Klang Valley. Some property portals name the developer as Hap Seng Land Development Sdn Bhd; the company printed on the brochure and its licence line is the one above, and it is the one that should appear on your agreement.
In Sandakan, Kingfisher Sandakan stands at Astana Heights, which the group’s annual report describes as a hilltop mixed development with panoramic views of the Sulu Sea; the landed houses in the foreground of the developer’s aerial render are its neighbours. The same report calls Kingfisher Sandakan the division’s flagship there — four apartment blocks with 792 units — and says its three-tier security and seismic interlocking design were the first of their kind in Sandakan. The brochure’s location map also marks a Hap Seng Auto showroom on the main road near the site.
Elsewhere in Sabah the same developer built the Kingfisher name: the Kingfisher township near 1Borneo in Kota Kinabalu, and two condominiums on this website — Kingfisher Inanam (739 units, with Blocks B and C certified for occupation in November 2020) and Kingfisher Putatan, completed in 2020. In Tawau its flagship is the Bandar Sri Indah township, launched in 2004. In Kota Kinabalu the group is also a commercial landlord, with the Plaza Shell office tower and the Hyatt Centric hotel, and in Kuala Lumpur it is behind Menara Hap Seng and KL Midtown.
On this project, the delivery evidence is the gap between plan and outcome: the brochure promised completion 48 months from the sale and purchase agreement, an earlier fact sheet expected the occupation certificate in 2021, and the group’s annual report records completion in 2022. 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
Where is Kingfisher Sandakan located?
Kingfisher Sandakan is at Astana Heights, off Jalan Utara at Mile 1.5, 90000 Sandakan, Sabah — about five minutes from the town centre by the developer’s figure.
Property portals give the address as Lorong Astana Heights 13. The developer’s brochure puts Mile 4 ten minutes away and the airport fifteen, and its map marks Sung Siew School, the Hap Seng Auto showroom, St. John and the markets around the site. Sandakan is on Sabah’s east coast, about 320 km from Kota Kinabalu.
Who is the developer of Kingfisher Sandakan?
The developer is Hap Seng Properties Development Sdn Bhd (11995-D), a wholly owned subsidiary of Bursa-listed Hap Seng Consolidated Berhad, marketed as Hap Seng Land.
That is the company printed on the developer’s brochure and its licence line. Some portals show Hap Seng Land Development Sdn Bhd instead; check the name on your own agreement. The same group built Kingfisher Inanam and Kingfisher Putatan in Kota Kinabalu.
Is Kingfisher Sandakan freehold or leasehold?
Kingfisher Sandakan is leasehold: the developer’s brochure and fact sheet both state a 99-year lease, on title CL075145103.
One property portal lists it as freehold, which the developer’s documents contradict. 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.
Is Kingfisher Sandakan completed?
Yes. Hap Seng Consolidated’s annual report says the project was launched progressively from 2018 and completed in 2022, and the developer fact sheet records the occupation certificate as obtained.
An earlier fact sheet expected the certificate in 2021, and one portal shows completion around March 2021, so the blocks may have been finished at different times. I have not seen the certificate itself — ask for a copy for your block.
What unit types and sizes does Kingfisher Sandakan have?
Seven layouts in three families, all with two bathrooms: Type A1 and A2 at 988 sq ft (two bedrooms plus a study), Type B1 and B2 at 1,229 sq ft (three bedrooms plus a study), and three Type C plans of 751, 768 and 770 sq ft (two bedrooms).
The brochure’s text gives the range as 752 to 1,229 sq ft, while its plan page prints 751 sq ft for the smallest. There are 12 units on each floor. The developer has not published how many units there are of each type or which blocks they are in.
What is the price of a unit at Kingfisher Sandakan?
I have not found a current price list published on a developer website or in the press, so I do not print a price here. One portal shows a price range and agents advertise resale units, but those are portal and agent figures.
Ask me for the current price list — I take availability directly from the developer — and I will send it with whatever recent resale and rental evidence I can find for the same type.
What is the maintenance fee at Kingfisher Sandakan?
The developer fact sheet gives RM0.18 per sq ft for maintenance plus RM0.02 per sq ft for the sinking fund — RM0.20 per sq ft in all.
On those rates a 751 sq ft Type C comes to about RM150 a month, a 988 sq ft Type A about RM198 and a 1,229 sq ft Type B about RM246. The building is now running, so ask the management for the current rate before you rely on it.
What facilities does Kingfisher Sandakan have?
The developer’s brochure and fact sheet list a swimming pool, wading pool, gym, sauna room, basketball court, children’s playground, a small park with benches and a garden — more than 32,000 sq ft of recreational facilities in all.
In 2019 the Borneo Post also described an infinity pool, a sepak takraw court, a sun deck and a wheelchair-accessible walkway with a bicycle lane. The buildings have three-tier security, three lifts per block and a seismic design. Check on site which of these are open and in use.
How many car parks come with a unit at Kingfisher Sandakan?
Two car parks for each unit, according to the current developer fact sheet; the developer’s drawings show an elevated car park on three levels, and there are surface bays as well.
An earlier fact sheet excepted Block A1, Levels 2 to 7, from the two-bay allocation, and the developer’s car-park drawings number many bays in pairs, which looks like one-behind-the-other parking. Ask for the bay numbers written into the agreement for your unit.
Can a foreigner buy at Kingfisher Sandakan?
Possibly, but it has to be confirmed unit by unit. 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 in circulation — and homes of this size in Sandakan are advertised well below that. The brochure also reserves 30% of the units for Bumiputera buyers.
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.
What are the building specifications at Kingfisher Sandakan?
The developer’s brochure contains no finishes schedule. What it does state is a seismic (earthquake-resistant) design, a three-tier security system, 12 units per floor and what it calls high quality finishing; the fact sheet adds three lifts per block.
The floor plans give the structure of each home in millimetres — for example 8,850 by 10,693 mm for Type A — but not the floor, wall, door, window or sanitary finishes. On a completed building you can inspect these in the unit itself; ask for the specification schedule attached to the sale and purchase agreement as well.
What has not been published?
The year the 99-year lease began and the strata title position; the date and number of the occupation certificate; a current developer licence and advertising permit with validity dates; how many units there are of each type and which blocks they are in; a finishes schedule; the current service charge; and a current price list.
The developer’s own sources also differ on the height (17 and 18 levels on the fact sheet, four 18-storey blocks in the annual report) and on the car parks for Block A1. Ask for all of it in writing before you pay a booking fee.
A finished home five minutes from Sandakan town?
Tell me which layout you want, which view and roughly which floor, and I will send you what is actually left, the car park bays that go with it, the current service charge, and the rental and resale evidence I can find — the 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 brochure and fact sheets, Hap Seng Consolidated’s annual reports 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 (5 developments on this site)
Where it is: Sandakan, Sabah