Q Suites @ Jesselton Quay
The last waterside tower of Jesselton Quay — 420 serviced suites on the old Kota Kinabalu port land, beside the convention centre and the cruise terminal, on a commercial title. That last detail shapes what you pay to hold it, so this page explains it plainly.
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Q Suites @ Jesselton Quay at a glance
Q Suites @ Jesselton Quay is a single serviced-residence tower of 420 suites on the former port waterfront at Jalan Tun Fuad Stephens, Kota Kinabalu, Sabah, by SBC Corporation Berhad — the second phase of Jesselton Quay, on land that Suria Capital, the port company, contributed to the joint venture. It sits between the Sabah International Convention Centre and the international cruise terminal, and it is being built together with The Quayside, a 400-metre managed waterfront walkway of low-rise, heritage-styled F&B and retail. The Edge reported in July 2026 that Q Suites was 50% sold, with prices from RM465,888, and completion targeted for 2028. Three things are worth knowing before anything else: it is on a commercial title, which affects utility tariffs, quit rent and assessment; the storey count is quoted as 26 by the press and 27 on the developer fact sheet; and the developer’s brochure draws three suite types — 365, 611 and 1,430 sq ft — with unit plans for the first two, now on this page.
- Development
- Q Suites @ Jesselton QuayPhase 2 of Jesselton Quay, with The Quayside
- Developer
- SBC Corporation BerhadBrochure names Jesselton Quay Properties Sdn Bhd · land from Suria Capital
- Tenure
- Leasehold 99 yearsCommercial title · developer fact sheet
- Height
- 26 or 27 storeys26 in The Edge; 27 on the fact sheet and a 2025 developer presentation
- Suites
- 420Fact sheet and The Edge; a 2025 presentation said 460
- Sizes
- 365, 611 and 1,430 sq ftTypes A, B and C · developer brochure
- Price
- From RM465,888The Edge, July 2026
- Status
- Under constructionTarget 2028; SPA period 48 months
Explore related topics
Curated hubs, each with its own guide — not auto-generated tag archives.
Six things worth knowing before you book
Three are the reasons people buy here. Three are the questions a serviced suite on a commercial title makes necessary.
The city waterfront, on the old port
Jesselton Quay sits on the historic Kota Kinabalu harbour, bookmarked by the international cruise terminal and the Jesselton Point ferry jetty, with direct access to the Sabah International Convention Centre and Gaya Street, by the developer's own description. It is the city's front row.
Phase 1 is already built and trading
This is not a first phase. JQ Central — about 700 commercial suites in two towers and 216 retail units — is completed, and The Edge reported its retail at 94.4% occupied in 2026. You can walk the finished half of the development before you buy into the second.
Designed for short-stay demand
The developer frames Q Suites as institutional-grade vacation suites next to the cruise terminal and the convention centre, with The Quayside's walkway, alfresco dining and a premium grocer below. The brochure calls them premier vacation suites and draws three types: a 365 sq ft one-bedroom, a 611 sq ft dual key and a 1,430 sq ft suite at the sea-view end.
Commercial title changes your holding costs
A serviced apartment on commercial land is normally billed at commercial rates for electricity and water, and quit rent and assessment are levied on the commercial category. None of these figures has been published for Q Suites. Ask for estimates per suite before you compare it with a residential-title condominium.
26 storeys or 27?
The Edge reported a 26-storey tower in July 2026; the developer fact sheet says 27. A developer presentation from February 2025 lists a ground-floor reception, car park on levels 1 to 3, suites on levels 4 to 26 and the pool deck on level 27 — which may be the whole difference. Your sale and purchase agreement should settle it; ask which is correct.
2028 target, 48-month contract
The developer and Suria Capital both target 2028. The fact sheet sets completion at 48 months from the sale and purchase agreement, so a buyer signing in late 2026 has a contractual date around 2030. The 2028 target is an aim; the agreement is what binds.
The whole development, decoded
Q Suites only makes sense inside the masterplan around it. Jesselton Quay is SBC Corporation's RM1.8 billion development on port land contributed by Suria Capital. Phase 1, JQ Central, is built: commercial suites, the Gallery Shoppes retail podium and an office block. Phase 2 is Q Suites — the final waterside tower — and The Quayside, a privately owned public waterfront of low-rise heritage-styled shophouses along a 400-metre managed walkway, themed by the developer as ‘New Gaya Street meets Xintiandi’, with Q Shoppes, Q Square and Q Marche, a premium grocer. Jesselton Quay is in turn one part of Suria Capital's wider Jesselton Waterfront City plan, alongside Jesselton Docklands — a separate masterplan by a different developer, BEDI Development, whose first phase is The Bedrock.
The three suite types in the developer’s brochure
Type A · 365 sq ft
Type A is 365 sq ft with one bedroom and one bathroom, per the developer’s brochure; the developer’s presentation calls it the Sunrise Suite. The plan shows a living area with a pantry counter, spaces marked for a washer-dryer and a fridge, a balcony, and a bedroom closed off by sliding doors rather than a walled room. Type A lines the sunrise side of the tower, twelve to a typical floor. The Edge reported prices from RM465,888 in July 2026 — the report does not say which suite that figure is for, and the obvious reading is the smallest. At 365 sq ft this is a hotel-room-sized key, bought for letting rather than living.
Type B · dual key · 611 sq ft
Type B is 611 sq ft with two bedrooms and two bathrooms — a size I previously had only from property portals, now confirmed by the developer’s brochure, which lists dual key among the tower’s key features. On the plan, one entrance foyer leads to two inner doors: one to Bedroom 2 with its own bathroom, the other to the main suite with a living hall, dining area, kitchen, balcony, Bedroom 1 and Bathroom 1. Type B lines the sunset side, seven to a typical floor. A dual key lets you let two short-stay keys under one title, or live in one side and let the other.
Type C · 1,430 sq ft
Type C is 1,430 sq ft, one to a typical floor, at the sea-view end of the tower. The brochure’s typical floor plan shows where it sits but gives no unit plan or room count, so ask for it. The same plan draws 20 suites to a floor: twelve Type A, seven Type B and one Type C. That is where the published totals stop agreeing: 420 suites, the figure on the fact sheet and in The Edge, works out to 21 such floors, while a developer presentation from February 2025 listed 460 — 276 Type A, 161 Type B and 23 Type C. The same presentation gives the tower’s land area as 1.3 acres. Ask for the current count of each type and the floor range.
Facilities, and the waterfront around them
The tower facilities come from the developer’s brochure and a February 2025 developer presentation; 24-hour security is from portal listings. The Quayside and JQ Central are from the developer’s own press release and website and from The Edge.
Q Suites tower
- Sky deck infinity pool on the tower roof
- Children’s pool
- Sunset sky viewing deck
- Gymnasium and garden walk on the podium roof
- Ground-floor reception and concierge
- Sea-view balconies
- Car park on levels 1 to 3 — the presentation estimates 200+ bays, fewer than one per suite, so ask how bays are allocated
- 24-hour security (portal listings)
- Fit-out and furnishing — ask for the written schedule for your suite type
The Quayside
- 400-metre managed quayside walkway
- On 10 acres, the largest single site of the old port
- Alfresco dining and F&B
- Heritage-styled low-rise shophouses
- Q Shoppes and Q Square
- Q Marche premium grocer
- Music and art festivals and weekend flea markets planned
- Leased, jointly managed by SBC and Suria Capital
JQ Central next door
- Completed Phase 1
- About 700 commercial suites in two towers
- Gallery Shoppes, 216 retail units
- Corner office block
How the project got here
Q Suites floor plans: Type A, Type B and the typical floor
These plans are from the developer’s brochure. Type A is 365 sq ft with one bedroom and one bathroom; Type B is the 611 sq ft dual key with two bedrooms and two bathrooms. The third card is the typical floor plan, which shows how the suites line the tower — Type A on the sunrise side, Type B on the sunset side — and where the single 1,430 sq ft Type C sits at the sea-view end. The brochure has no unit plan for Type C; ask me and I will get it from the developer. The furniture drawn is illustrative: the brochure itself says its plans and pictures are artist’s impressions and subject to change.
Type A — 365 sq ft
Get this floor plan
Type B dual key — 611 sq ft
Get this floor plan
Type C — 1,430 sq ft, and the typical floor
Get this floor planQ Suites and Jesselton Quay in pictures
Where Q Suites sits
On the former Kota Kinabalu port at Jalan Tun Fuad Stephens, 88400 Kota Kinabalu — the historic harbour whose container operations moved to Sapangar Bay in 2007. The developer describes Jesselton Quay as bookmarked by the international cruise terminal and the Jesselton Point ferry terminal, directly accessed from the Sabah International Convention Centre and Gaya Street. The Q Suites brochure puts the convention centre 150 metres away and the cruise terminal 50 metres away, with the city centre at 2 km and the airport at 10 km.
The map is set to Jesselton Quay as a whole; Q Suites is under construction and is not yet a separate place on public maps. The coordinates widely listed for Jesselton Quay are about 5.992° N, 116.081° E.
- Sabah International Convention Centre150 mdeveloper brochure; an earlier developer presentation said 500 m
- Kota Kinabalu International Cruise Terminal50 mdeveloper brochure; the earlier presentation said 300 m
- Jesselton Point ferry terminalBookmarks the siteper the developer; an interim terminal has since been built
- Gaya StreetDirect accessper the developer
- Kota Kinabalu city centre2 kmdeveloper brochure
- Kota Kinabalu International Airport10 kmdeveloper brochure; about 15 min by car is a portal figure
- Suria Sabah, Imago, city hospitalsNo figure publishedask for real drive times
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 in Sabah are licensed under the state’s own Housing Development (Control and Licensing) Enactment 1978 — so a Sabah project will not appear there however you search.
What to ask for instead
Ask the developer, in writing, for its Sabah developer’s licence and advertising permit numbers, with their validity dates, and check them with the Sabah authority. Neither is printed on the developer’s brochure for Q Suites.
Ask which law your agreement is made under. Q Suites is on a commercial title. Serviced apartments on commercial land are not always treated as ‘housing accommodation’, and that can decide whether the statutory sale and purchase terms, delivery periods and late-delivery compensation of the housing enactment apply to you. Have a Sabah conveyancing solicitor tell you which regime your agreement falls under before you sign.
What a commercial title means day to day
Stated neutrally, because it is neither good nor bad on its own: electricity and water are usually billed at commercial tariffs; quit rent and assessment are levied on the commercial category and are usually higher than for a residential unit of the same size; some banks assess financing differently; and commercial titles are often the reason a project can be operated for short stays. Ask for the developer’s estimates of all four for your specific suite. The fact sheet puts the service charge at RM0.45 per sq ft and the sinking fund at RM0.045 per sq ft each month — around RM181 a month on a 365 sq ft suite — subject to confirmation.
Foreign buyers
Sabah sets its own minimum price for non-citizens and runs its own consent process, and the quoted figures conflict — RM1,000,000 in the Bar Council’s state table, with a lower strata figure also in circulation. Most Q Suites suites are likely to sit below RM1,000,000, and whether the commercial title changes the threshold is a further question. Since 1 January 2026 non-citizens pay a flat 8% stamp duty on residential purchases; ask whether it applies to a commercial-title serviced suite. Get written confirmation for your specific suite and price from a Sabah conveyancing solicitor before you pay anything.
About SBC Corporation Berhad and the Jesselton Quay joint venture
The developer is SBC Corporation Berhad, a Bursa-listed property and construction group whose history goes back to 1954, when it built government offices and bank headquarters; it listed in 1991. The official Jesselton Quay website is run by SBC. The Q Suites brochure names the developing company as Jesselton Quay Properties Sdn Bhd, under the SBC logo, with its Kota Kinabalu office at JQ Central — confirm that this is the vendor on your agreement, and ask for its company registration number, which the brochure does not print.
The land comes from Suria Capital, the Sabah port company. Under the joint venture agreed in 2013, Suria Capital contributed 16.25 acres of former port land and SBC develops the project at its own cost; The Edge reports that Suria Capital is entitled to 18% of the saleable value of Jesselton Quay. Suria Capital also sets the wider Jesselton Waterfront City masterplan, of which Jesselton Docklands — by BEDI Development, not SBC — is a separate part. The similar names are confusing: the Jesselton Twin Towers in Damai belong to yet another, unrelated group.
The delivery record on this site is honest to state. The joint venture was announced in 2013 with work expected to begin in 2014; in 2015 the project was still awaiting final land subdivision approval. Phase 1, JQ Central, was then built and delivered around 2021–2022, and its retail was reported 94.4% occupied in 2026. Elsewhere SBC lists completed projects including The Peak Collection on Signal Hill, Kota Kinabalu — its own press release names The Peak Vista condominium and The Peak Soho there — and Cantonment Exchange in Kuala Lumpur, with 6Kapas in Bangsar, Kiara East and PJX Tower ongoing. The Q Suites brochure carries an iProperty.com.my 2019 award badge for Best Waterfront Development.
I searched for litigation, abandonment and Housing Tribunal claims against SBC Corporation over Jesselton Quay and found none reported — which is no adverse record found, not a clean bill of health.
Frequently asked questions
What is Q Suites @ Jesselton Quay?
A single tower of 420 serviced suites in the second phase of Jesselton Quay, SBC Corporation's development on the former Kota Kinabalu port land. It is being built together with The Quayside, a 400-metre waterfront walkway of low-rise F&B and retail, beside the Sabah International Convention Centre and the cruise terminal.
The developer’s brochure draws three suite types: Type A of 365 sq ft, Type B, a 611 sq ft dual key, and Type C of 1,430 sq ft. Completion is targeted for 2028. The Edge reported it 50% sold in July 2026.
How much is Q Suites?
The Edge reported in July 2026 that prices start from RM465,888. The report does not say which suite that is for.
I have not seen a published price list. Ask me for the current price list and I will send it with what is still available on each floor.
Is Q Suites @ Jesselton Quay freehold or leasehold?
Leasehold: Q Suites @ Jesselton Quay is on a 99-year lease with a commercial title, per the developer fact sheet.
Ask for the title details in writing — the lease start and expiry dates — because the years remaining are what a bank and a later buyer will look at. The commercial title also changes the holding costs, which the commercial-title question below covers.
Is Q Suites 26 or 27 storeys?
The Edge reported 26 storeys; the developer fact sheet says 27. A developer presentation from February 2025 lists a ground-floor reception, car park on levels 1 to 3, suites on levels 4 to 26 and the pool deck on level 27, so the difference may be whether the ground or roof level is counted — but I cannot reconcile it from the published material.
The number that counts is the one in your sale and purchase agreement and approved building plan. Ask which is correct.
What does the commercial title at Q Suites mean for me?
Q Suites is a serviced residence on a commercial title, per the developer fact sheet. In practice that usually means commercial tariffs for electricity and water, and quit rent and assessment on the commercial category — typically higher than for a residential unit of the same size. It is also commonly why a building can be run for short stays.
It can also affect which housing law your agreement falls under, and how banks look at the financing. None of the holding-cost figures has been published; ask for them per suite, and ask a Sabah conveyancing solicitor about the legal side.
Is Jesselton Quay the same as Jesselton Docklands?
No. Both are on Suria Capital's former port land under the Jesselton Waterfront City plan, but Jesselton Quay is developed by SBC Corporation, while Jesselton Docklands is developed by BEDI Development, whose first phase is The Bedrock.
And neither is connected to the Jesselton Twin Towers in Damai, which belong to the unrelated Jesselton Group.
What facilities and monthly charges does Q Suites have?
Q Suites has a rooftop sky deck with an infinity pool, a children’s pool and a sunset viewing deck, plus a gymnasium and garden walk on the podium roof.
That list is from the developer’s brochure and a February 2025 developer presentation. The developer fact sheet puts the service charge at RM0.45 per sq ft and the sinking fund at RM0.045 per sq ft each month — around RM181 a month on a 365 sq ft suite — subject to confirmation. Utilities, quit rent and assessment on the commercial title come on top and are unpublished; ask for estimates per suite.
When will Q Suites be completed?
The developer and Suria Capital target 2028 for Q Suites and The Quayside together. The developer fact sheet sets completion at 48 months from the sale and purchase agreement.
So the contractual date for a buyer signing today falls later than the target. Plan around the date in the agreement, and treat 2028 as the aim.
Can a foreigner buy at Q Suites?
Sabah sets its own rules and the minimum price for non-citizens is quoted inconsistently, and the commercial title adds a further question. Most suites here are likely to be below RM1,000,000.
The only reliable answer is written confirmation for the exact suite and price, through a Sabah conveyancing solicitor. Ask too whether the flat 8% stamp duty for non-citizens on residential purchases, in force since 1 January 2026, applies to a commercial-title suite.
What has not been published?
The Type C unit plan and room count; the current count of each suite type, since totals of 420 and 460 have both been quoted; the Sabah developer licence and advertising permit numbers; the vendor company’s registration number; the utility, quit rent and assessment estimates; how parking bays are allocated; how any letting operation will be run; and a consistent storey count.
Every one of these can be answered in writing. Ask for them before you pay a booking fee.
A waterfront key to let, or a base in the city?
Tell me which layout and which side of the tower, and I will send you what is still available, the layout schedule, and the holding costs of a commercial-title suite — service charge, utilities, quit rent and assessment — so you can compare it fairly. 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 official Jesselton Quay website and press release, the developer's Q Suites brochure, Suria Capital's masterplan release, the developer fact sheet and business-press reporting. 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: SBC Corporation (1 development on this site)
Where it is: Kota Kinabalu, Sabah