Sri Bayu Park
232 single-storey terrace houses in Kinarut, 14.6 km from the airport by the developer's own figure — one 820 sq ft, three-bedroom, two-bathroom house on lots from about 1,400 sq ft, with completion due in 2026. Landed, ground-level living at a price usually only seen for a suburban condominium.
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Sri Bayu Park at a glance
Sri Bayu Park is a landed housing estate, not a condominium: 232 single-storey terrace houses by Yuda Land Sdn Bhd in Kinarut, a town in the Papar district of Sabah between Lok Kawi and Papar, south of Kota Kinabalu and 14.6 km from Kota Kinabalu International Airport by the developer brochure's own figure. Every house is the same design — 820 sq ft built-up, three bedrooms and two bathrooms on the developer's plan, with a car porch — and what changes is the lot. Here the developer's own documents disagree: the brochure gives land areas of 1,400 to 3,300 sq ft, the developer fact sheet 1,418 to 3,510 sq ft. The brochure's site plan numbers the lots 1 to 232 across Phase 1 and Phase 2. The developer and landowner is Yuda Land Sdn Bhd (969068-M); its brochure prints Developer Licence No. 02-2026/06754 and Advertisement Permit No. 02-2026/05092. A new-property portal listing that carries the developer's office number shows RM375,250 to RM490,000 (portal figure). Two more things to understand first: the title is a 99-year lease that started on 1 January 2013, so roughly 85 years remain today; and completion is stated two ways — 24 months after signing the SPA in the brochure, July–August 2026 in the fact sheet. I have not seen a certificate of completion published, so ask where it stands.
- Development
- Sri Bayu ParkAlso written Sri Bayu Park @ Kinarut · Phase 1 and Phase 2 · lots 1–232 on the site plan
- Developer
- Yuda Land Sdn BhdCo. No. 969068-M · Licence No. 02-2026/06754, as printed
- Tenure
- Leasehold 99 years1 Jan 2013 – 31 Dec 2111 · country lease (CL) title
- Type
- Single-storey terrace3 bed · 2 bath · car porch
- Units
- 232Phase 1 and Phase 2 together, per the brochure
- Sizes
- 820 sq ft built-upLand 1,400–3,300 (brochure) or 1,418–3,510 sq ft (fact sheet)
- Price range
- RM375,250 – RM490,000Portal figure, not a developer price list
- Status
- Completion due24 months after SPA, or Jul–Aug 2026
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 a house like this. Three are the questions a small developer, two sets of figures and a lease that started in 2013 make necessary.
A landed house with a car porch
A single-storey, three-bedroom, two-bathroom terrace with its own car porch and a mild-steel front gate, on a lot of about 1,400 sq ft or more. No lift, no strata management committee and no condominium service charge. For a family, that is a different kind of home from anything in a tower block.
Priced near a suburban condominium
The portal range of RM375,250 to RM490,000 is in the same band as new condominiums in Putatan and on the edge of Kota Kinabalu. The trade is location for land: you are further out, but you own a house rather than a unit in a building.
Schools and a town within 2.5 km
The developer brochure puts Kinarut town at 2.2 km, SK Pekan Kinarut at 2 km, SJK(C) Kin Kiau at 2.2 km, SMK Kinarut at 2.5 km and the Kinarut health clinic at 2.5 km — with Putatan 9 km and Papar 13 km away. It is a commuter town with the daily basics close by.
The lease clock started in 2013
The fact sheet dates the 99-year lease from 1 January 2013 to 31 December 2111. In 2026 that leaves about 85 years. It is still a long term, but ask your bank how it treats the remaining lease, and know it when you compare with a lease that starts at your purchase.
A small developer with no public track record
I could not find a website, an annual report, earlier completed projects or any press coverage of Yuda Land Sdn Bhd. Its brochure prints a developer licence and an advertisement permit number — verify both yourself with the Sabah Ministry of Local Government and Housing before you pay.
Two completion dates, and two land ranges
The brochure promises completion 24 months after the SPA is signed; the fact sheet estimated July or August 2026. The brochure's land range (1,400–3,300 sq ft) also differs from the fact sheet's (1,418–3,510 sq ft). The plan's own dimensions work out to about 1,418 sq ft for an intermediate lot. Get the date and your lot's exact land area in the SPA.
The whole development, decoded
Sri Bayu Park is simpler than a condominium to read, because there is only one house. All 232 homes are the same single-storey, 820 sq ft terrace with three bedrooms and two bathrooms; the plan even shows the same 6,100 mm width for corner and intermediate units. So the difference between the cheapest and the most expensive is almost entirely the size and position of the lot. That is why the portal price range is as wide as it is. The developer's site plan, in the gallery below, numbers the lots 1 to 232 across Phase 1 and Phase 2: as I read its boundary lines, lots 1–46 and 132–232 (147 houses) are Phase 1 and lots 47–131 (85 houses) are Phase 2, with a detention pond, an open space, a sewage treatment plant and an SESB substation on the land. What the plan does not print is the land area of each lot — still the most useful figure for a buyer here. The brochure's overall master plan also marks much larger ‘future developments’ around the two phases.
One house, read four ways
The house · 820 sq ft
A single-storey terrace of 820 sq ft built-up: a master bedroom, Bedroom 1 and Bedroom 2, two bathrooms, and a foyer, living area, dining area and kitchen running front to back along one side, with the car porch in front — all labelled on the developer's plan, which draws the house 6,100 mm wide and 12,500 mm deep. The brochure's specification lists a reinforced-concrete structure, sand brick walls, a pre-painted metal roofing sheet, ceramic floor tiles in every room, aluminium windows and an aluminium sliding main door. Single-storey means no stairs, which suits older parents and young children alike.
The lots · from about 1,400 sq ft
The developer's two documents give two land ranges: 1,400 to 3,300 sq ft in the brochure, 1,418 to 3,510 sq ft in the fact sheet. The floor plan settles the lower end: an intermediate lot is drawn 6,100 mm wide and 21,600 mm deep, about 1,418 sq ft by my arithmetic, and the corner lot adds a 3,100 mm strip at the side (about 2,140 sq ft as drawn). Anything larger would have to be an end lot with extra or irregular land — the site plan shows 24 terrace blocks of 6 to 12 houses each, but prints no areas. The brochure also states that 30% of the houses are reserved for Bumiputera buyers, so ask which lots are open to you, and have the land area of your own lot written into your SPA.
The title · 99 years from 2013
The brochure and the fact sheet both give the tenure as 99 years; the fact sheet dates it from 1 January 2013 to 31 December 2111, on country lease (CL) land — title CL 025411394 on the fact sheet — held by Yuda Land Sdn Bhd as landowner. Roughly 85 years of the lease remain in 2026. Ask how and when individual titles will be issued for each lot after completion, and have a Sabah conveyancing solicitor read the title position before you sign.
Who it suits
The developer's own social media pitches Sri Bayu Park at first-home buyers and affordable landed housing. With primary and secondary schools, a clinic and Kinarut town all within 2.5 km by the brochure's figures, it suits a family that works in the southern half of greater Kota Kinabalu and wants land and ground-floor living more than a city address. It suits a rental investor less obviously: I have found no published rental evidence for new terraces in Kinarut.
What the developer's own sheets say
The specification, the nearby places and the distances are all read from the developer's brochure — not from marketing copy elsewhere. The brochure does not say whether distances are by road or in a straight line.
Building specification
- Reinforced-concrete foundation, beams, columns and floor
- External and internal walls of sand brick, plastered and painted
- Pre-painted metal roofing sheet
- Ceramic floor tiles to living, dining, kitchen, bathrooms and bedrooms; car porch cement rendered
- Ceramic wall tiles 5 ft high in the kitchen and bathrooms
- Aluminium-framed glass windows, sliding or top-hung
- Aluminium sliding main door; plywood flush doors with locksets to bedrooms, bathrooms and kitchen
- Single-bowl stainless steel kitchen sink with one tap
- Concealed wiring in conduits; light points, 13A sockets and ceiling fan points
- Fibrous plaster ceiling; asbestos-free ceiling board to bathrooms
- Sanitary fittings to Malaysian standard; plumbing to Public Works Department standard
- Mild-steel front gate with 5 ft chain-link fencing
Nearby, per the brochure
- SK Pekan Kinarut · 2 km
- SJK(C) Kin Kiau · 2.2 km
- SMK Kinarut · 2.5 km
- IKBN Kinarut · 3 km
- Klinik Kesihatan Kinarut · 2.5 km
- Klinik Perubatan Amani · 2.5 km
- Palm Beach Villas · 3.2 km
On the site plan and map
- Phase 1 and Phase 2 · lots 1–232
- Detention pond and open space
- Sewage treatment plant (STP) and SESB substation
- Roads out to Jalan Pengalat Lok Kawi and to Taman Limauan
- West of the railway line and the Pan Borneo Highway
- Future developments marked around the site
- Sales office on site
How the project got here
The Sri Bayu Park house
There is one house design at Sri Bayu Park, and the plan below is from the developer's brochure. It labels a master bedroom, Bedroom 1 and Bedroom 2, with Bath 1 and Bath 2, and a foyer, living area, dining area and kitchen in line down one side, with the car porch in front. Corner and intermediate units share the same 6,100 mm width and 12,500 mm depth; the corner lot simply adds a 3,100 mm strip of land at the side. The sheet gives the land area as 1,400 to 3,300 sq ft; the developer fact sheet says 1,418 to 3,510 sq ft — ask for the exact land area of the lot you want. The site plan in the gallery shows where each numbered lot sits, but not its size.
Single-storey terrace — 820 sq ft built-up, 3 bed, 2 bath
Get this floor planSri Bayu Park in pictures and plans
Where Sri Bayu Park sits
Kinarut, in the Papar district of Sabah's West Coast Division — a town on the coastal corridor south of Kota Kinabalu, with Lok Kawi and Putatan to the north and Papar town to the south. The brochure map places the site beside Taman Limauan, west of the railway line and the Pan Borneo Highway, with roads out to Jalan Pengalat Lok Kawi and through Taman Limauan, and a sales office on site. Kinarut also has a station on the Sabah State Railway. No street address or postcode is published; the brochure says to search ‘Sri Bayu Park Sales Gallery’ on Waze or Google Maps.
The map is set to the pin name the brochure gives, ‘Sri Bayu Park Sales Gallery’. The developer has not published a street address or coordinates, so confirm the entrance with me before you visit.
- Kinarut town2.2 kmdeveloper brochure
- SK Pekan Kinarut · SJK(C) Kin Kiau · SMK Kinarut2 – 2.5 kmdeveloper brochure
- Klinik Kesihatan Kinarut2.5 kmdeveloper brochure
- Putatan9 kmdeveloper brochure
- Papar13 kmdeveloper brochure
- Kota Kinabalu International Airport14.6 kmdeveloper brochure
- Kota Kinabalu cityAbout 20 kmpublic reference figure for Kinarut town; not the developer's
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
The developer's brochure prints Developer Licence No. 02-2026/06754 and Advertisement Permit No. 02-2026/05092. I have reproduced them as printed; I cannot verify them online. Check both with the Sabah Ministry of Local Government and Housing, make sure they are current and issued to Yuda Land Sdn Bhd for this project, and that the same numbers appear in your sale and purchase agreement. With a developer that has no public track record, this check matters more, not less.
Two more lines in the brochure matter to a buyer. It states that 30% of the houses are reserved for Bumiputera buyers — so ask which lots are open to you — and that all money you pay, the deposit included, must be paid into the project's Housing Development Account. Pay only into that account in the developer's name, never to an individual, and keep the receipt.
Ask which completion date applies to you. The brochure says 24 months after signing the SPA; the fact sheet estimated July–August 2026. Ask whether the certificate of completion has been issued — and if not, get the date that binds the developer written into your SPA.
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 property also in circulation. The portal prices here are well below RM1 million, and this is landed country lease land, so a foreign purchase may not be possible at all. Get written confirmation through 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 Yuda Land Sdn Bhd
The developer is Yuda Land Sdn Bhd (company no. 969068-M), which is also the landowner, according to the developer fact sheet. Its brochure gives its head office as Wisma Sino Land, No. 1, Jalan Pintas, 89500 Penampang (088-703641), and it runs a separate sales office on the site itself. It markets Sri Bayu Park through that brochure, its own Facebook page and a TikTok account under the project's name.
I could not find a corporate website, an annual report, a named parent group or directors in the press, or an earlier completed project under the Yuda Land name. As far as I can tell, this is the developer's first publicly marketed project — which is common for landowner-developers in Sabah. The brochure's overall master plan shows Phase 1 and Phase 2 as a small part of a much larger landholding, the rest marked as future developments.
The brochure prints a developer licence number (02-2026/06754) and an advertisement permit number (02-2026/05092). Those are the two numbers to verify first. The lease dates on this page come from the developer fact sheet; the unit count, floor plan, specification, site plan and distances come from the brochure — and where the two disagree, on land areas and on the completion date, I have said so.
I searched for litigation, abandonment and Housing Tribunal claims against Yuda Land Sdn Bhd and found none reported — which is no adverse record found, not a clean bill of health. With a small developer and no track record to point to, see the site in person and have a solicitor check the licence, the permit and the title before you commit.
Frequently asked questions
What is Sri Bayu Park?
A development of 232 single-storey terrace houses, in two phases, in Kinarut, in the Papar district south of Kota Kinabalu, by Yuda Land Sdn Bhd. Every house is 820 sq ft built-up with three bedrooms and two bathrooms on the developer's plan.
Land areas start at about 1,400 sq ft; the brochure and the fact sheet give different upper figures (3,300 and 3,510 sq ft).
How much does a Sri Bayu Park house cost?
A new-property portal listing that carries the developer's office number shows RM375,250 to RM490,000. That is a portal figure, not a developer price list, and the spread mostly reflects the lot size.
Ask me for the current price list by lot — the figure that matters is the price of the specific lot you want.
When will Sri Bayu Park be completed?
The developer states it two ways: 24 months after signing the SPA in its brochure, and July or August 2026 in its fact sheet. I have not seen a certificate of completion published as of this page's date.
Ask whether it has been issued and when keys are handed over. If it has not, make sure the completion date that binds the developer is in your SPA.
What is the tenure of Sri Bayu Park?
Leasehold, 99 years, running from 1 January 2013 to 31 December 2111 according to the fact sheet, on country lease (CL) land. About 85 years remain in 2026.
Ask how and when individual titles will be issued, and check with your bank how it treats the remaining lease term.
Where exactly is Sri Bayu Park, and what is nearby?
In Kinarut, beside Taman Limauan and west of the Pan Borneo Highway, per the brochure map; the site plan shows roads out to Jalan Pengalat Lok Kawi and to Taman Limauan. The brochure gives Kinarut town 2.2 km, three schools within 2 to 2.5 km, Putatan 9 km, Papar 13 km and the airport 14.6 km.
The sales office is on site. No street address is published — the brochure says to search ‘Sri Bayu Park Sales Gallery’ on Waze or Google Maps — so confirm the entrance with me before you visit.
Is the developer licensed?
The developer's brochure prints Developer Licence No. 02-2026/06754 and Advertisement Permit No. 02-2026/05092. I have quoted them as printed and could not verify them online.
Check both with the Sabah Ministry of Local Government and Housing, and make sure the same numbers appear in your SPA.
Who is the developer of Sri Bayu Park?
Yuda Land Sdn Bhd (company no. 969068-M), which is also the landowner according to the developer fact sheet. Its head office is at Wisma Sino Land, Jalan Pintas, Penampang.
I could not find a website, a parent group or an earlier completed project under the Yuda Land name, so treat it as a developer without a public track record and verify the licence and permit numbers printed in its brochure.
What facilities does Sri Bayu Park have, and is there a monthly fee?
Sri Bayu Park is a landed terrace estate: the developer's brochure shows no clubhouse, pool or gym, and its site plan marks an open space and a detention pond. Each house has its own car porch and front gate.
As landed houses there is no condominium service charge, and I have seen no maintenance fee published. The brochure does not say whether the estate will be gated or guarded — ask, and get any monthly charge in writing.
Can a foreigner buy at Sri Bayu Park?
Probably not easily. Sabah sets its own minimum price for non-citizens and its own consent process, and the quoted figures conflict; the portal prices here are well below RM1 million, and the land is country lease landed property.
The only reliable answer is written confirmation through a Sabah conveyancing solicitor. Non-citizens also pay a flat 8% stamp duty on residential purchases since 1 January 2026.
What has not been published?
The land area of each lot (the site plan shows lot numbers, not sizes); which completion date applies; the certificate of completion; the plans for the future developments on the brochure's master plan; and any earlier track record of the developer.
Every one of these can be answered in writing. Ask for them before you pay a booking fee.
A house with land, south of the city?
Tell me what you need — the size of lot, your budget, where you work — and I will send you the lots still available with their land areas, the completion status and a real drive time to your office. Availability comes 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 brochure (floor plan, specification, site plan and location map) and fact sheet, the developer's social media, a new-property portal listing and public reference sources on Kinarut. Availability, pricing and completion dates 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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