Taman Flamingo Phase 4
Just 32 terrace houses in the fourth phase of a small Menggatal township — three bedrooms, two bathrooms, two car parks, about 1,000 to 1,111 sq ft built-up — with 47 two-storey shop offices being sold alongside next to Bandar Sierra. A local developer, a local buyer’s product, and a handful of questions to settle in writing.
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Taman Flamingo Phase 4 at a glance
Taman Flamingo Phase 4 is a landed housing phase of 32 homes in Menggatal North, Kota Kinabalu, Sabah, by a local developer, Menggatal North Development Sdn Bhd — the fourth phase of its Taman Flamingo township, about 15 km up Jalan Tuaran from the city. Phase 4 is 32 terrace houses in three rows, launched on 15 June 2022 according to the developer fact sheet, with three bedrooms, two bathrooms and two car parks and built-ups of about 1,000 to 1,111 sq ft on land of 1,616 to 3,823 sq ft. The developer’s brochure calls the house double-storey; the fact sheet says one-and-a-half — and the floor plans show why: the upper floor covers only the rear 6.2 m of the 11 m-deep house, with a double-height void over the living room. The land is leasehold, expiring on 31 December 2087, which leaves about 61 years today; that matters more for resale and financing than the house itself. Completion was expected in June 2024, and I could not find a public handover announcement, so the status has to be confirmed. The same developer is also selling Bandar Putra Phase 3A — 47 two-storey shop offices on about 5 acres beside Bandar Sierra, covered below. No Phase 4 price is quoted on this page: ask me for the current price list.
- Development
- Taman Flamingo Phase 4Fourth phase of the Taman Flamingo township · also listed as Taman Flamingo Menggatal
- Developer
- Menggatal North Development Sdn BhdCompany no. 277372-D · office at Bandar Putra Phase 1, Km 15 Jalan Tuaran
- Tenure
- Leasehold to 31 Dec 2087From 1 Jan 1989 · about 61 years left
- Type
- Double-storey terracePart upper floor — the fact sheet says 1½-storey
- Homes
- 32Three rows, per the fact sheet
- Built-up
- 1,000 – 1,111 sq ftIntermediate about 1,000 · corner about 1,111 · 3 bed, 2 bath
- Land
- 1,616 – 3,823 sq ftIntermediate lot 150.12 sq m · largest corner 355.2 sq m
- Status
- Handover not confirmedCompletion was expected June 2024
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 local families buy here. Three are the questions I would want answered in writing first.
A landed home with two car parks
Three bedrooms, two bathrooms and parking for two cars on land from about 1,600 sq ft — the kind of house most KK families actually want, in a district where new landed supply comes in small batches rather than big launches.
On the Jalan Tuaran growth corridor
Menggatal sits between the city and Tuaran, with Bandar Sierra, KKIP, Universiti Malaysia Sabah and 1Borneo along the same corridor, all shown on the developer’s location map. If you work at KKIP or UMS, this is a short commute rather than a cross-town drive.
Shops being built next door
The same developer is selling 47 two-storey shop offices in Bandar Putra Phase 3A, beside Bandar Sierra, after an earlier 39-unit Bandar Putra Phase 1. Daily shops within the township are a real advantage over a stand-alone housing scheme.
Handover is not publicly confirmed
The fact sheet expected completion in June 2024, and the same undated sheet records the site at an early, site-clearing stage. Portal listings were still marketing Phase 4 as a new project in mid-2024, and I found no public vacant-possession announcement. Ask for the certificate of completion and compliance, or the construction stage, before you commit.
Only about 61 years left on the lease
The title runs from 1 January 1989 to 31 December 2087. A lease that short affects resale value and how long a bank will lend for — check with your lender before you book, and ask whether the lease can be extended and at what cost.
Bare concrete floors, and a part upper floor
The developer’s specification lists a bare rough concrete finish for the living, dining and bedroom floors — only the kitchen and bathrooms are tiled — so the furnished renders show more than you get; budget for flooring. The plans also explain the one-and-a-half-storey label on the fact sheet: the upper floor (two bedrooms and a bathroom) sits over the rear of the house, with a double-height living room in front.
The whole development, decoded
Taman Flamingo is not one project but a township built a phase at a time. The developer lists Phase 1 (73 two-storey terraces), Phase 2A (50 single-storey terraces) and Phase 2B (48 two-storey terraces and 20 semi-detached houses); its website also refers to Phases 3A and 3B. Phase 4 is the 32-unit phase on sale here. Alongside the houses, the developer is building a commercial centre, Bandar Putra: Phase 1 had 39 two-storey shop offices, and Phase 3A adds 47 more on about 5 acres next to Bandar Sierra. The company has also announced an upcoming apartment project of around 1,000 units in Menggatal North. For a buyer, that means a known developer on its own home ground — and a township that will keep growing around you.
Two products from one developer
Taman Flamingo Phase 4 · 32 terraces
32 terrace houses in three rows, each with three bedrooms, two bathrooms and two car parks, and built-ups of about 1,000 to 1,111 sq ft. The ground floor holds the living and dining rooms, kitchen, one bedroom and a bathroom; the upper floor has two bedrooms and a bathroom over the rear 6.2 m, with a void over the living room — which is why the fact sheet says one-and-a-half-storey and the brochure says double-storey. Land runs from 1,616 sq ft for an intermediate lot up to 3,823 sq ft for the largest corner lot. Launched 15 June 2022 with completion expected June 2024.
Intermediate vs. end lots
The site plan shows three rows — lots 1 to 10, 11 to 22 and 23 to 32, numbered without 4, 14 and 24 — along Lorong Flamingo 2, facing the open space, so by my reading only six lots sit at a row end: 1, 10, 11, 22, 23 and 32. The brochure draws an intermediate lot of 150.12 sq m (1,616 sq ft), 5.4 m wide and 27.8 m deep, beside a corner lot of 355.2 sq m (3,823 sq ft) — more than twice the land for a house only 0.6 m wider. The developer has not published the area of each lot; ask for the lot-by-lot schedule before you choose.
Bandar Putra Phase 3A · 47 shop offices
47 two-storey shop offices on about 5 acres, beside Bandar Sierra and facing Jalan Tuaran, leasehold to 2087. Intermediate units are 25 × 40 ft and corners 25 × 46 ft; the developer’s brochure and website count 1,000 and 1,150 sq ft a floor (2,000 and 2,300 sq ft in all), while the 1,802 and 2,087 sq ft on the fact sheet match the internal floor areas on the detailed plans. The brochure also lists an 18-ft ground-floor ceiling and a separate staircase for each unit, and calls this one of the few shop-office developments in the Menggatal district. Its specification, for a commercial development on country lease CL 015495431, is a reinforced concrete frame with brick walls, a pre-painted metal roof, anodised aluminium windows, roller shutters to the shops, cement-render floors and ceramic tiles in the W.C. A portal listing for a 25 × 40 ft Bandar Putra unit of 1,803 sq ft describes it as completed with an occupancy certificate — confirm with the developer which phase that is.
What the developer lists
These lists are from the developer’s own website, fact sheet and brochure specification, which the developer may vary. The two copies of the specification differ on the main door — solid timber in one, a glass sliding door in the other — so ask which applies. The developer does not describe Phase 4 as gated or guarded, and no clubhouse is listed — ask whether there is any service charge.
The house
- 3 bedrooms
- 2 bathrooms
- 2 car park spaces
- 1,000–1,111 sq ft built-up
- Leasehold to 2087
Specification
- Reinforced concrete frame, brick walls
- Pre-painted metal roof
- Ceramic tiles in kitchen and bathrooms
- Bare concrete floors in living, dining and bedrooms
- Wall tiles to 5 ft in kitchen and bathrooms
- Aluminium sliding or top-hung windows
- Plywood flush doors to bedrooms, bathrooms and kitchen
- Stainless-steel single-bowl kitchen sink
- Concealed wiring, 13A sockets, ceiling-fan points
- Metal front gate, 5-ft chain-link fencing
Nearby, on the developer’s map
- Menggatal town
- Bandar Sierra and Grand Merdeka
- Taman Indah Permai
- KKIP
- UMS and 1Borneo
- Karambunai
How the project got here
Taman Flamingo Phase 4 and Bandar Putra 3A layouts
The developer’s brochure has a plan for each Phase 4 house type, shown below with their dimensions. Both follow the same arrangement: living room, dining, kitchen, one bedroom and a bathroom on the ground floor behind a 4.8 m car porch; two bedrooms and a bathroom upstairs over the rear of the house, and a void over the living room. The intermediate house is 5.4 m wide, the corner house 6.0 m with side windows. The brochure prints only the range, 1,000 to 1,111 sq ft — by the dimensions on the plans the intermediate house works out at about 1,000 sq ft and the corner at about 1,111. For the Bandar Putra Phase 3A shop offices, the developer’s plans for the intermediate and corner units follow; its brochure counts 1,000 and 1,150 sq ft a floor, while the smaller fact-sheet figures are the internal floor areas.
Taman Flamingo Phase 4 — intermediate terrace
Get this floor plan
Taman Flamingo Phase 4 — corner terrace
Get this floor plan
Taman Flamingo Phase 4 — lot layout, corner and intermediate
Get this floor plan
Bandar Putra 3A — intermediate shop office
Get this floor plan
Bandar Putra 3A — corner shop office
Get this floor planInside Taman Flamingo and Bandar Putra
Where Taman Flamingo sits
In Menggatal North, 88450 Kota Kinabalu, off Jalan Tuaran near Menggatal town, on the northern side of the city. The developer’s office is at Bandar Putra Phase 1, Km 15 Jalan Tuaran, which gives a sense of the distance from the city. Bandar Putra Phase 3A sits beside Bandar Sierra, with Taman Indah Permai, KKIP, UMS, 1Borneo and Karambunai all marked on the developer’s location map.
The map is set to Taman Flamingo, Menggatal. The developer does not publish a coordinate for Phase 4; on its site plan the phase runs along Lorong Flamingo 2, and your lot number will be in your sale and purchase agreement.
- Grand Merdeka Mall and Bataras5 minutesdeveloper’s brochure
- Menggatal town and Inanam10 minutesdeveloper’s brochure
- Universiti Malaysia Sabah (UMS) and 1Borneo15 minutesdeveloper’s brochure
- Kota Kinabalu city centre20 minutesdeveloper’s brochure; the office address is Km 15, Jalan Tuaran
- Bandar SierraNext to Bandar Putra 3Aper the developer
- KKIP (Kota Kinabalu Industrial Park)No figure publishedshown on the developer’s map
- Kota Kinabalu International AirportNo figure publishedon the far side of the city
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 — permit number, licensed developer, unit count, permitted price band, certified construction percentage.
Sabah is outside that register by design. Housing development in Sabah is licensed under Sabah’s own Housing Development (Control and Licensing) Enactment 1978 and supervised by the state, so a Sabah project will not appear on the federal register however you search.
What to ask for instead
Ask the developer, in writing, for its Sabah developer’s licence number and its advertising and sale permit number for Taman Flamingo Phase 4, with their validity dates, and check them with the Sabah state housing authority. The developer fact sheet lists Developer’s Licence No. (100-24/712/1/4)/05-2024/06448 and Advertisement Permit No. (100-24/712/1/3)/05-2024/04948 for Phase 4. Both references carry ‘05-2024’, which reads like a validity date, so ask whether they have been renewed.
On a project past its expected completion date, ask for the completion papers. If the houses are finished, there should be a certificate of completion and compliance and a handover date; if not, ask for the current construction stage and the delivery date in your agreement. Ask about the title too: the lease expires on 31 December 2087, and your lender will want to know how many years are left.
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 strata figure also in circulation. A terrace house in Menggatal is unlikely to be priced near either figure, and land-status restrictions may also apply. If you are not Malaysian, get written confirmation for the specific lot 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. The Bandar Putra shop offices are commercial property, with their own rules for non-citizens — ask the same solicitor.
About Menggatal North Development Sdn Bhd
The developer is Menggatal North Development Sdn Bhd (company no. 277372-D, as printed on its brochure), named on its own website, menggatalnorth.com, whose office is at AP-0-6, Lot 302, Lorong Bandar Putra 1C, Bandar Putra Phase 1, Km 15 Jalan Tuaran, 88450 Menggatal. It is a private local company; I could not find its directors published on its website, and it is not listed on Bursa Malaysia.
Its track record is this township. The developer lists Taman Flamingo Phase 1 (73 two-storey terraces), Phase 2A (50 single-storey terraces), Phase 2B (48 two-storey terraces and 20 two-storey semi-detached houses) and Bandar Putra Phase 1 (39 two-storey shop offices), and it runs its office from a Bandar Putra shop. It has also announced an upcoming apartment project of about 1,000 units in Menggatal North. Its brochure describes Menggatal North Town as a 136-acre development fronting Jalan Tuaran, next to Bandar Sierra.
What a small developer means for you. A local developer building phase after phase on its own land has every reason to finish — its next sale depends on it. It also publishes very little: no press coverage, no annual report, no public completion dates. That puts the burden on the buyer to ask for the papers, which is exactly what the questions on this page are for.
I searched for litigation, abandonment and Housing Tribunal claims against Menggatal North Development Sdn Bhd and found none reported — which is no adverse record found, not a clean bill of health.
Frequently asked questions
Where is Taman Flamingo Phase 4 located?
Taman Flamingo Phase 4 is in Menggatal North, 88450 Kota Kinabalu, Sabah, off Jalan Tuaran near Menggatal town, about 15 km from the city.
On the developer’s site plan the phase runs along Lorong Flamingo 2, facing the township’s open space; Menggatal is also spelt Manggatal. The developer’s brochure gives 20 minutes to the city centre and 15 to UMS and 1Borneo — off-peak estimates, so drive it at your own commuting hour.
Who is the developer of Taman Flamingo Phase 4?
The developer is Menggatal North Development Sdn Bhd (company no. 277372-D), a private local company with its office at Bandar Putra Phase 1, Km 15 Jalan Tuaran, Menggatal.
Its track record is this township: it lists Taman Flamingo Phases 1, 2A and 2B and the 39 Bandar Putra Phase 1 shop offices. I found no adverse litigation record reported, which is not a clean bill of health — ask for its Sabah developer’s licence number and check it.
How many houses are in Taman Flamingo Phase 4?
32 terrace houses in three rows, according to the developer fact sheet and site plan, and the developer’s website also lists 32 units for Phase 4.
They sit within the wider Taman Flamingo township, whose earlier phases the developer lists as 73, 50 and 68 homes.
Is it one-and-a-half-storey or two-storey?
The developer’s brochure, website and site plan call it double-storey; the developer fact sheet says one-and-a-half. The floor plans settle it: the upper floor covers only the rear 6.2 m of the 11 m-deep house — two bedrooms and a bathroom — and the front is a void over the living room.
So you get a double-height living room rather than a full second floor. Look at the plans above before you book.
How big are the Taman Flamingo Phase 4 houses?
Built-ups of 1,000 to 1,111 sq ft, with three bedrooms, two bathrooms and two car parks. By the dimensions on the plans, the 5.4 m-wide intermediate house is about 1,000 sq ft and the 6.0 m-wide corner house about 1,111. Land runs from 1,616 sq ft (150.12 sq m) to 3,823 sq ft (355.2 sq m).
The specification leaves the living, dining and bedroom floors in bare concrete, with tiles only in the kitchen and bathrooms — allow for flooring in your budget.
Has Taman Flamingo Phase 4 been completed?
I cannot confirm it from public sources. The fact sheet gave expected completion as June 2024; portal listings were still marketing the phase as a new project in mid-2024, and I found no public handover announcement.
Ask for the certificate of completion and compliance, or the current construction stage, before you commit.
What is the tenure of Taman Flamingo Phase 4?
Leasehold, from 1 January 1989 to 31 December 2087, per the developer fact sheet — about 61 years left today. Bandar Putra Phase 3A is also leasehold to 2087.
Check with your bank how that affects the loan tenure, and ask the developer or your solicitor whether lease extension is possible.
What is the price of Taman Flamingo Phase 4?
I have not quoted a Phase 4 or Bandar Putra price on this page. Portal listings by other agents show figures, but they are not the developer’s current price list.
Ask me for the current price list and I will send it with the lot’s land area and status.
What is Bandar Putra Phase 3A?
The developer’s commercial phase next to Bandar Sierra: 47 two-storey shop offices on about 5 acres, leasehold to 2087. Intermediate units are 25 × 40 ft and corners 25 × 46 ft; the developer’s brochure counts 1,000 and 1,150 sq ft a floor (2,000 and 2,300 in all), and the fact sheet’s 1,802 and 2,087 sq ft are the internal floor areas. The brochure lists an 18-ft ground-floor ceiling and a staircase for each unit.
It is commercial property, so ask about the title category, permitted business use and any tenancy already in place.
What has not been published?
The handover status; whether the developer’s licence and advertising permit have been renewed; a lot-by-lot land schedule; the names of the developer’s directors; and whether any service charge applies.
Every one of these can be answered in writing. Ask for them before you pay a booking fee.
A landed home in Menggatal, or a shop next door?
Tell me whether you want a house or a shop office and when you need it, and I will send you what is actually left, the lot’s land area, the handover status and the lease position. 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 website (menggatalnorth.com), the developer’s brochure and the developer fact sheet. Availability, pricing and completion 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: Menggatal North Development (1 development on this site)
Where it is: Kota Kinabalu, Sabah