LikasVue
A single 36-storey tower of 650 serviced suites on the old Wisma Kosan site at the Jalan Tuaran – Jalan Teluk Likas junction — every layout between 884 and 1,056 sq ft, and none of them a studio, with completion targeted for the third quarter of 2026.
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LikasVue at a glance
LikasVue is a 36-storey tower of 650 serviced suites on Jalan Teluk Likas in Likas, Kota Kinabalu, Sabah, developed by Asian Pac Holdings Berhad through Harmoni Bumiria Sdn Bhd in a joint venture with the Sabah cooperative KOSAN, whose Wisma Kosan building stood on the 1.85-acre site. It is family-sized, which is unusual in Kota Kinabalu's new-launch market: the developer brochure shows layouts from 884 to 1,056 sq ft, all with two or three bedrooms and two bathrooms, and no studios. It was launched in October 2022 and the press reported more than 60% sold within two months. Completion is targeted for the third quarter of 2026 — which is now — so the first question to ask is whether the certificate of completion and vacant possession have been issued. The developer's project summary classes it as a commercial-title development, on title TL017514617, and the brochure adds that the project is also known as ‘Vista Likas’, the name approved by the authorities. What the developer's papers still do not give: the lease expiry date, an advertising permit number and a count of units per type.
- Development
- LikasVueServiced suites over a retail podium · approved as ‘Vista Likas’
- Developer
- Asian Pac Holdings BerhadThrough Harmoni Bumiria Sdn Bhd · JV with KOSAN
- Tenure
- Leasehold 99 yearsCommercial title, per the developer fact sheet
- Building
- 1 block · 36 storeys26 units per floor, six lifts
- Units
- 650894 car park bays for the suites, per the developer
- Sizes
- 884 – 1,056 sq ftSeven floor plans, 2–3 bedrooms, 2 baths
- Land
- 1.85 acresTitle TL017514617 · Jalan Teluk Likas, 88400
- Status
- Completion target Q3 2026Launched October 2022
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.
Family sizes, not shoeboxes
Every published layout has two or three bedrooms and two bathrooms, from 884 to 1,056 sq ft. Most new serviced-suite towers in KK lean on studios; this one does not, which makes it a realistic home as well as a rental.
Likas, between the bay and the city
The site is on Jalan Teluk Likas at the Jalan Tuaran junction, opposite All Saints Secondary School, a short drive from Likas Bay, the City Mosque and the Likas Sports Complex. The developer sells it on views over Likas Bay.
Dual-key on most types
The developer brochure marks Types A1, B1, C, D and E as dual-key: part of the unit — a bedroom with its own bathroom, and in A1 and B1 a second lounge and pantry behind its own foyer door — can be closed off, so an owner can live in one part and let the other. Types A2 and B2 are the conventional own-stay layouts on the upper floors. The developer's papers differ on exactly which upper floors, so ask for the plan of your own unit.
The completion target is now
Completion was targeted for the third quarter of 2026, and that quarter is ending. I have found no published report of the certificate of completion or vacant possession. Ask for the current construction status in writing before you commit.
A commercial title, not a housing one
The developer's project summary classes LikasVue as a commercial development — a commercial-title serviced suite on title TL017514617 — and the developer fact sheet marks the housing developer's licence as not applicable. Ask your lawyer what that changes for you: the form of the sale agreement, the utility and assessment rates, and the loan. I have not seen an advertising permit number or the lease expiry date.
Parking depends on type and floor
The developer lists 894 car park bays for the suites, on Levels 2 to 9. Its fact sheet gives Types A and B one bay and Types C, D and E two on the floors up to Level 29; on Level 30 it shows two and three; on Levels 31–35 two for every type. On a 650-unit tower in Likas, confirm the bay count and the car park level for your exact unit.
The whole development, decoded
LikasVue is simpler than its type codes suggest. There are really three products: an 884 sq ft two-bedroom (Types A1 and A2), a 973 sq ft three-bedroom (Types B1 and B2), and a 1,051–1,056 sq ft three-bedroom (Types C, D and E). On A and B the suffix marks the layout: A1 and B1 are the dual-key versions on Levels 11–25, A2 and B2 the own-stay versions above them. The developer brochure stacks the tower like this: retail and the pick-up lobby on the ground and first floors, car parks on Levels 2–9, the facilities deck on Level 10, suites on Levels 11–35, and on Level 36 a sky gym that the sales team called the highest in the city. Its key plan — reproduced in the gallery below — shows 26 units a floor: fifteen Type A, eight Type B and one each of C, D and E. Twenty-five residential floors of 26 give the 650-unit total.
Seven layouts, three ways of living
Types A1 & A2 · 884 sq ft
884 sq ft with two bedrooms and two bathrooms. A1 is the dual-key version on Levels 11–25: a second lounge, pantry, bedroom and bathroom sit behind their own foyer door. A2 is the conventional own-stay layout of the same size; the developer brochure places it on Levels 26–30 and repeats the dual-key plan as A2(d) on Levels 31–35, while an earlier developer presentation shows A2 on all of Levels 26–35. The key plan puts fifteen Type A units on each floor, along the Likas-town and hill-view sides. This is the smallest unit in the building and, by KK serviced-suite standards, still a generous two-bedroom. The developer's own website currently shows the project from RM518,000, which would be this type — ask me for the current price list.
Types B1 & B2 · 973 sq ft
973 sq ft with three bedrooms and two bathrooms. B1 is the dual-key version on Levels 11–25: two bedrooms, a lounge and a pantry on one side, and a third bedroom with its own lounge, pantry and bathroom on the other. B2 is the own-stay layout higher up, with the same Levels 26–30 or 26–35 question as Type A. The key plan shows eight Type B units a floor, all of them on the two sea-view sides. A three-bedroom under 1,000 sq ft is the unit a young family or a buyer letting by the room tends to look at first. The developer fact sheet gives it one car bay on most floors — check yours.
Types C, D & E · 1,051–1,056 sq ft
Types C (1,051 sq ft), D (1,052 sq ft) and E (1,056 sq ft) are practically the same size; they differ in shape and position on the floor, and so in view. There is one of each on every floor from Level 11 to Level 35: the brochure key plan puts Type C (unit 1) and Type D (unit 2) at one end of the long wing — C on the Likas-town side, D on the sea-view side — and Type E (unit 26) at the far end of the other wing, also on the sea-view side. All three are three-bedroom, two-bathroom dual-key layouts in which one bedroom with its own bathroom can be closed off, and the developer fact sheet gives them two car bays. If the Likas Bay view is why you are buying, ask about D and E first, and ask what stands in front of them at your floor.
What the developer and the press list
The developer promises more than 20 facilities. The first column is the developer brochure's facilities plan for Level 10, which numbers twenty items; the second is what sits elsewhere in the tower. The lower row is the unit specification and the parking allocation, from the developer's specification sheet and fact sheet. Specifications can be amended by the developer — your agreement is what counts.
Level 10 facilities deck
- Swimming pool and kids' pool
- Library / lounge, function room and meeting room
- Outdoor gym, yoga deck and dance room
- Mini futsal court and table tennis room
- Indoor playground and children's playground
- Games zone and activity deck
- Jogging track, BBQ area and pergola
- Landscape garden, herb garden and viewing deck
Elsewhere in the tower
- Sky gym on Level 36
- Sky lounge
- Retail shops and a supermarket on the podium
- Commercial and office space
- Pick-up lobby at ground level
- Car parks on Levels 2–9
The building
- One block, 36 storeys
- 26 units per floor
- Six lifts serving the residential floors
- Three tiers of security
- Maintenance with sinking fund quoted at RM0.38 psf
Unit specifications
- Reinforced-concrete structure and roof
- Brick, block or reinforced-concrete walls; skim coat and emulsion paint inside
- Stone polymer composite flooring in the lounge, bedrooms and pantry
- Ceramic floor tiles at the entrance, bathrooms, balcony and yard
- Bathroom walls tiled to ceiling height; ceramic backsplash at the pantry
- Concealed electrical wiring to SESB standard
Doors, windows, fittings
- Timber fire door at the entrance, 2.1 m high
- Aluminium-framed glass sliding door to the balcony
- Plywood flush doors to the rooms
- Aluminium-framed glass windows
- Single-bowl sink and one tap at the pantry
- Two WCs, two basins, two shower points
Parking
- 894 bays for the suites
- Types A and B: one bay up to Level 29
- Types C, D and E: two bays up to Level 29
- Level 30: two for A and B, three for C, D and E
- Levels 31–35: two bays for every type
How the project got here
All 7 LikasVue floor plans
The plans are the developer's own drawings from the official project website, and the size, bedroom count and floor range of each type are printed in the developer brochure. The brochure speaks of up to nine layouts because the dual-key plans of A1 and B1 return on Levels 31–35 as A2(d) and B2(d); there are seven distinct drawings, all of them below, and the brochure's key plan in the gallery shows where each type sits on the floor. One thing to check in your agreement: the developer's unit layout drawings mark a slightly smaller sellable area for each type — 879 sq ft for A, 972 for B, 1,042 for C, 1,039 for D and 1,044 for E — than the brochure's built-up figures, so ask which area your unit is sold on.
Type A1 — 884 sq ft, 2 bed
Get this floor plan
Type A2 — 884 sq ft, 2 bed
Get this floor plan
Type B1 — 973 sq ft, 3 bed
Get this floor plan
Type B2 — 973 sq ft, 3 bed
Get this floor plan
Type C — 1,051 sq ft, 3 bed
Get this floor plan
Type D — 1,052 sq ft, 3 bed
Get this floor plan
Type E — 1,056 sq ft, 3 bed
Get this floor planInside LikasVue
Where LikasVue sits
Jalan Teluk Likas, Likas, 88400 Kota Kinabalu — on the old Wisma Kosan site at the junction with Jalan Tuaran, opposite All Saints Secondary School. Likas Bay, the City Mosque and the Likas Sports Complex are close by, and the developer brochure lists Jalan Tun Fuad Stephens, Jalan Tuaran, Jalan Teluk Likas and Jalan Lintas as the access roads. The sales gallery is on Jalan Teluk Likas.
The map is set to the developer's own pin for the LikasVue sales gallery on Jalan Teluk Likas, at about 5.990° N, 116.106° E.
- Kota Kinabalu city centreAbout 15 minby car, per the developer brochure
- All Saints Secondary School600 mdeveloper brochure; opposite the site per the Daily Express
- SMK Lok YukAbout 1.0 kmportal figure
- SJK(C) Lok Yuk1.4 kmdeveloper brochure; a portal says about 1.1 km
- Servay Hypermarket · Likas Sports Complex1.0 km · 2.0 kmdeveloper brochure
- KPJ Sabah Specialist Hospital · Queen Elizabeth II Hospital2.9 km · 3.2 kmdeveloper brochure
- Kota Kinabalu International Airport12.4 kmdeveloper 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 to check instead
Ask which licence and permit the sale is made under. The developer's project summary classes LikasVue as a commercial development — a commercial-title serviced suite — and the developer fact sheet marks the housing developer's licence as not applicable. Ask your lawyer which statutory protections then apply to your sale and purchase agreement, and ask the developer for the advertising permit number. The land title is TL017514617, and the brochure notes that the project is also known as ‘Vista Likas’, the name approved by the authorities — use both names when you check approvals.
Ask for the completion position. The completion target was the third quarter of 2026. Ask whether the certificate of completion and compliance has been issued, when vacant possession will be delivered, and what the agreement says about late delivery.
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. Most LikasVue units have been advertised well under RM1 million, so this matters here. 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 Asian Pac Holdings Berhad
LikasVue is an Asian Pac Holdings Berhad project, developed through Harmoni Bumiria Sdn Bhd, in which Asian Pac is a shareholder, under a joint venture with Koperasi Serbaguna Sanya Berhad (KOSAN), a Sabah government-linked cooperative that owned the Wisma Kosan site. The joint venture was signed in August 2015 and a supplementary agreement followed in January 2022.
Asian Pac traces its history to 1913 and was listed on the main board of the stock exchange in 1961. In Kota Kinabalu it built KK Times Square, the Signature Office blocks and Imago shopping mall, and the developer also lists The Loft and Karamunsing Capital; its other Sabah launch is Rimba Hills in Kinarut.
Elsewhere its record includes Fortune Centra and Fortune Perdana in Kepong and Dataran Larkin in Johor Bahru, with Dwitara Residences in Petaling Jaya and Mahogany Residences in Kota Damansara among its recent launches. It is an established, listed developer with a long Sabah record — more than most names in this market.
I searched for litigation, abandonment and Housing Tribunal claims against Asian Pac Holdings and Harmoni Bumiria and found none reported — which is no adverse record found, not a clean bill of health.
Frequently asked questions
When will LikasVue be completed?
Completion was targeted for the third quarter of 2026, according to the Daily Express in December 2022 and the developer fact sheet. That quarter is ending as this page is published.
I have not found a published report of the certificate of completion or vacant possession. Ask for the current status in writing, and ask what your sale and purchase agreement says about the delivery date.
How many units does LikasVue have, and what sizes?
650 serviced suites in one 36-storey block, 26 to a floor. There are seven floor plans from 884 to 1,056 sq ft: Types A1 and A2 at 884 sq ft with two bedrooms; B1 and B2 at 973 sq ft with three bedrooms; and C, D and E at 1,051 to 1,056 sq ft with three bedrooms. All have two bathrooms.
The sizes are printed in the developer brochure. Its key plan shows fifteen Type A, eight Type B and one each of Types C, D and E on a floor — by my count about 375, 200 and 25 each over the 25 residential floors. The developer itself has not published a count per type.
What are the prices at LikasVue?
Published figures differ by date. At the October 2022 launch the Daily Express reported prices from RM558,000; in December 2022 it reported a new phase from RM480,000; the developer's corporate website now shows the project from RM518,000. A portal puts listings between RM480,000 and RM600,000 — a portal figure.
Prices depend on type, floor and view, and many units have already been sold. Ask me for the current price list and I will send what the developer still has.
Is LikasVue a dual-key project?
Yes, for most of it. The developer brochure marks Types A1, B1, C, D and E as dual-key: a bedroom with its own bathroom — and in A1 and B1 a second lounge and pantry too — can be closed off and let separately. Types A2 and B2 are conventional own-stay layouts. The Daily Express also reported a dual-key system.
The developer's papers differ on the upper floors: the brochure puts A2 and B2 on Levels 26–30 and dual-key variants A2(d) and B2(d) on Levels 31–35, while an earlier presentation shows A2 and B2 on all of Levels 26–35. Ask for the plan of your exact unit.
Can a foreigner buy at LikasVue?
Possibly, but it is not simple here. 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. Most LikasVue units have been 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.
How much is the maintenance fee at LikasVue?
The developer fact sheet quotes RM0.38 per sq ft including the sinking fund — roughly RM336 a month for an 884 sq ft unit. Treat it as an estimate until the management body sets the actual charge after handover.
What has not been published?
The lease expiry date; an advertising permit number; a developer's count of units per type; and the current construction and completion status. The developer fact sheet marks the housing developer's licence as not applicable because the project is commercial-titled — ask your lawyer what that means for your agreement.
Every one of these can be answered in writing. Ask for them before you pay a booking fee.
Where is LikasVue located?
LikasVue is on Jalan Teluk Likas in Likas, 88400 Kota Kinabalu, Sabah — the former Wisma Kosan site at the Jalan Tuaran junction, opposite All Saints Secondary School.
The developer brochure puts All Saints Secondary School 600 m away, the Likas Sports Complex 2.0 km, KPJ Sabah Specialist Hospital 2.9 km and Kota Kinabalu International Airport 12.4 km, with the city centre about 15 minutes by car. These are the developer's figures, not measured drives.
Who is the developer of LikasVue?
LikasVue is developed by Harmoni Bumiria Sdn Bhd, a company of the listed Asian Pac Holdings Berhad, in a joint venture with the Sabah cooperative KOSAN, which owned the Wisma Kosan site.
Asian Pac built KK Times Square and the Imago shopping mall in Kota Kinabalu. The developer brochure names both companies; your sale and purchase agreement shows which one is the vendor.
Is LikasVue freehold or leasehold?
LikasVue is leasehold: the developer fact sheet gives a 99-year lease, and the developer's project summary classes it as a commercial-title development, on title TL017514617.
The lease expiry date is not stated in the developer's papers I have seen. Ask for it, and for a copy of the title details, in writing.
A family-sized unit in Likas, near handover?
Tell me the size and floor you want, and I will send you what is actually left, the latest completion status and the maintenance estimate — and the lease expiry date and permit details once the developer gives them to me.
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 brochure, fact sheet and specification sheet, Daily Express reporting and portal listings (marked as such). Unit availability, pricing and service 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: Asian Pac Holdings (2 developments on this site)
Where it is: Kota Kinabalu, Sabah