Rimbayu Indah Phase 2A

Rimbayu Indah Phase 2A is a completed phase of 52 two-storey terrace houses in the IJM Rimbayu Indah township, on Persiaran Rimbayu Indah off Jalan Lintas Sibuga, Sandakan, Sabah, developed by Panorama Jelita Sdn. Bhd. under the IJM Land brand.

The township adjoins IJM’s Bandar Utama, in what the brochure calls the mile 4–8 zone of Sandakan. Sandakan is on Sabah’s east coast, about 320 km from Kota Kinabalu. The project is also written Rimbayu Indah 2A, Rimbayu Indah Phase 2 and Rimbayu Indah @ Bandar Utama Sandakan.

Panorama Jelita Sdn. Bhd. (201301040633, 1070456-V), an IJM Land project company, according to the developer’s brochure and IJM Land’s project website.

The brochure carries the IJM Land logo — ‘a subsidiary of IJM Corporation Berhad’ — and gives the developer’s address as Wisma KLK Sandakan, Jalan Bandar Utama, Mile 6, Jalan Utara. PropertyGuru lists the developer as IJM Land Berhad. I did not find Panorama Jelita in a published IJM corporate-structure listing; an SSM company search will show the shareholding.

Leasehold: the land is on a 999-year lease, which the developer’s brochure dates from 1917 to 2916 — roughly 890 years remaining.

The developer fact sheet notes that titles have been issued. Ask for the title number of your lot and have your lawyer search it for the lease dates, the land conditions and any charge.

Yes. The developer’s brochure gives the date of completion as ‘Completed with OC’, and the developer fact sheet describes the phase as completed and move-in ready, with the occupation certificate obtained.

PropertyGuru’s project page gives the completion as February 2024. IJM Land’s website still shows the phase’s status as ongoing, which I read as sales continuing. Ask for a copy of the occupation certificate.

There are two types, corner and intermediate, each with three bedrooms and three bathrooms. The developer’s brochure gives built-up areas of 1,356 to 1,589 sq ft on lots of 1,264 to 2,803 sq ft.

The intermediate house is drawn 5.5 m (18 ft) wide; the corner house is 6.1 m (20 ft) wide and adds a side terrace, a balcony and a side garden. By my count of the site plan, 44 lots are intermediate and 8 are corner. The brochure does not publish the land or built-up area of each lot, so ask for the exact figures.

IJM Land’s project website shows a price of RM578,550, the starting figure for the phase (checked on 5 October 2026).

The price of each house depends on its type and land area, and corner lots cost more. Ask me for the current price list and I will send it with the land area of each lot that is still for sale.

Per the developer’s brochure: a reinforced concrete frame and staircase, brick walls and a metal roof, with tiled floors downstairs and in the bathrooms and laminate flooring in the bedrooms.

In detail: tiles in the living, dining, kitchen, staircase and Baths 1 to 3; laminate flooring in the three bedrooms and the corridor; cement render on the car porch, apron and store. External walls are cement plaster with weather-resistant paint, internal walls cement plaster with emulsion paint, and the kitchen and bathrooms have wall tiles 5 ft high. Ceilings are skim coat and paint on the ground floor and staircase, plaster ceiling and paint on the first floor, and asbestos-free ceiling board over the porch and the exposed roof eaves. Doors are timber; windows are aluminium and glass. Sanitary fittings: 3 shower roses, 3 water closets, 3 wash basins, 3 toilet-paper holders, 1 kitchen sink and 8 water taps. Wiring is concealed in conduit to Suruhanjaya Tenaga standard.

The corner house adds a tiled balcony, a cement-render side terrace and aluminium sliding glass doors to both. Light fittings are excluded, and the brochure does not give the number of electrical points.

Not according to the published specification. The show unit’s air-conditioners, ceiling fans, downlights, curtains, kitchen cabinets and furniture are show-unit fittings; the brochure’s specification lists none of them and says light fittings are excluded.

Ask for a written handover list for your lot, and treat anything that is not in the specification attached to your sale and purchase agreement as not included.

The Phase 2A site plan shows a jogging track and a gazebo beside the houses, with street lighting and underground utilities; each house has its own two-car porch and rear yard. There is no clubhouse or pool on the plan.

IJM Land’s township page describes Rimbayu Indah as a low-density development with dedicated walkways and cycling paths, and PropertyGuru lists a jogging track and a playground. Neither the brochure nor the developer’s website says whether the phase is gated or guarded, and no monthly charge is published — ask about both.

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 the starting price on IJM Land’s website is below that. The brochure also reserves 30% of the units for Bumiputera buyers.

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.

The current developer licence and advertising permit (the printed validity ended on 30 December 2025); a lot-by-lot schedule of land and built-up areas; how the built-up figure is measured; room dimensions; the number of electrical points; whether the phase is gated or guarded, and any monthly charge; the defect liability terms; and the timing of Phases 2B and 2C next door.

Every one of these can be answered in writing. Ask for them before you pay a booking fee.