Taman Lagun Ria
A 20.86-acre estate of double-storey terrace houses beside Tuaran town, marketed as Lagun Ria Parkhomes — two bedrooms with their own bathrooms, a study and a third bathroom in 1,483 to 1,588 sq ft, a two-acre park, and a lagoon-and-mountain outlook. Built by Asmara Properties Group, a young Sabah developer — with some important questions still unanswered in public.
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Taman Lagun Ria at a glance
Taman Lagun Ria — marketed as Lagun Ria Parkhomes — is a landed estate of 395 double-storey terrace houses in Tuaran, Sabah (the developer fact sheet’s count), by Asmara Properties Group Sdn Bhd, about half an hour north of Kota Kinabalu. The developer’s location map draws it beside Tuaran town, between Jalan Marabahai Spur and Jalan Mengkabong Timbok. According to the developer fact sheet, it sits on 20.86 acres and is being built in two phases: 188 homes in Phase 1 and 207 in Phase 2, on a 99-year lease with a residential title, with Phase 1 due in the first quarter of 2027. The developer’s brochure gives the built-up as 1,483 sq ft for an intermediate lot and 1,588 sq ft for a corner lot and advertises ‘3 rooms, 3 baths’: the floor plan shows two bedrooms upstairs, each with its own bathroom, and a study and a third bathroom downstairs, with a balcony off the front bedroom. Agent listings add two car parks and a 3.1-metre ceiling, and Phase 2 is being marketed as a ‘dual master’ design. The developer is Asmara Properties Group Sdn Bhd (company no. 202201046376), named on the brochure. Two things are not settled in public: how many homes there are (agent listings say 413, not 395), and whether the lots are reserved for Bumiputera buyers, as two listings say. Ask for both in writing, together with the developer’s Sabah licence and permit numbers.
- Development
- Taman Lagun RiaMarketed as Lagun Ria Parkhomes
- Developer
- Asmara Properties GroupSdn Bhd · co. no. 202201046376
- Tenure
- Leasehold 99 yearsResidential title, per the fact sheet
- Type
- Double-storey terrace2 bedrooms + study, 3 bathrooms
- Homes
- 395 (188 + 207)Agent listings say 413 (225 in Phase 2)
- Built-up
- 1,483 / 1,588 sq ftIntermediate / corner lot, per the brochure
- Land
- 20.86 acresLot sizes not published
- Completion
- Q1 2027 (Phase 1)Estimate, per the fact sheet
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Six things worth knowing before you view
Three are the reasons families look at Tuaran terraces like these. Three are the questions I would want answered in writing first.
A full-size family terrace outside the city
Two bedrooms upstairs, each with its own bathroom, plus a study and a third bathroom downstairs, in 1,483 sq ft built-up (1,588 sq ft on a corner lot) with a car porch — a bigger house than most new homes at this level in Kota Kinabalu itself. The plan shows a balcony off the front bedroom; agent listings add a 3.1-metre ceiling and laminated flooring.
A two-acre park and a lagoon outlook
The developer’s brochure advertises a two-acre park, and agent listings say it has a barbecue area, jogging track, basketball court and children’s playground, with views towards the Mengkabong lagoon and the hills. For a 20-acre estate, a park of that size is a real share of the land.
Close to Tuaran town, commutable to KK
The developer’s brochure puts Tuaran town 5 km or about 8 minutes away, Tuaran Hospital about 10 minutes and Kota Kinabalu city centre 30 km or about 28 minutes. It suits a family working in Tuaran, or one willing to commute for a larger house.
A young developer with little public record
The developer’s brochure names Asmara Properties Group Sdn Bhd. Its company number shows it was registered in 2022, the web address printed on the brochure did not open when I checked, and I found no completed project under its name — its other Tuaran scheme appears to be Taman Riang Ria. Ask for its Sabah developer licence, the sale permit for your phase and who is behind the company.
Check who is allowed to buy
Two agent listings label the lots ‘Bumi lot’, which usually means the houses are reserved for Bumiputera purchasers; the fact sheet says only ‘residential title’. If you are not Bumiputera — or not Malaysian — confirm in writing whether you can buy before anything else.
Low-lying land near a lagoon
One listing mentions land filling of up to 5 metres for flood protection. That is a sensible precaution beside a lagoon, and also a reason to ask for the drainage plan, the finished platform level of your lot and the local flood history before you choose a lot.
The whole development, decoded
Taman Lagun Ria is a two-phase terrace estate on 20.86 acres. The developer fact sheet gives 188 homes in Phase 1 and 207 in Phase 2 — 395 in all. The numbers do not match what is being advertised: one agent listing gives 413 lots for the whole estate and another gives 225 units for Phase 2 alone, and 188 plus 225 is exactly 413 — so Phase 2 may have grown after the fact sheet was prepared. Phase 1 is due in the first quarter of 2027, on the fact sheet’s estimate; no date has been published for Phase 2. Phase 2 is being marketed as a double-storey terrace with a ‘dual master’ concept — two master bedrooms. The Phase 1 plan in the developer’s brochure already has two bedrooms with their own bathrooms, and no separate Phase 2 plan, room count or size has been published.
Two phases, one estate
Phase 1 · 188 homes
The first phase: 188 double-storey terrace houses on the fact sheet. The developer’s brochure gives the built-up as 1,483 sq ft for an intermediate lot and 1,588 sq ft for a corner lot and advertises ‘3 rooms, 3 baths’. On the plan that is two bedrooms upstairs, each with its own bathroom, and a study and a third bathroom downstairs; agent listings call it three bedrooms, counting the study, with two car parks. The fact sheet estimates completion in the first quarter of 2027. Land areas for each lot have not been published; ask for the lot-by-lot schedule.
Phase 2 · ‘dual master’
The second phase is marketed as a double-storey terrace with a ‘dual master’ concept — two master bedrooms, which suits two couples or a family with a grown-up child or parent at home. The fact sheet gives 207 homes; an agent listing for ‘Taman Lagun Ria 2’ gives 225. That listing also describes a 3.1-metre ceiling, laminated flooring and a master-bedroom balcony. The Phase 1 plan in the brochure already has two bedrooms with their own bathrooms, so Phase 2 may be the same house — but no Phase 2 plan, completion date or built-up has been published.
The estate
Both phases share one estate of 20.86 acres with a two-acre park — advertised in the developer’s brochure — which agent listings say includes a barbecue area, a jogging track, a basketball court and a children’s playground. The estate is not described as gated or guarded in anything I could read, and no maintenance charge has been published — as a terrace estate on individual titles it may have none, but ask.
What comes with the estate and the house
These lists are read from the developer’s brochure and fact sheet and from two agent listings — the web address printed on the brochure did not open when I checked. Treat them as what is being advertised, and ask for the specification in the sale and purchase agreement.
In the estate
- Two-acre park
- Barbecue area
- Jogging track
- Basketball court
- Children’s playground
In the house
- 2 bedrooms, each with its own bathroom
- Study and third bathroom downstairs
- Balcony off the front bedroom
- Car porch · 2 car parks (listings)
- 3.1-metre ceiling, laminated flooring (listings)
The land
- 20.86 acres in two phases
- 99-year lease
- Residential title (fact sheet)
- ‘Bumi lot’ in two listings
- Land filling up to 5 m (one listing)
How the project got here
The Taman Lagun Ria house types
The developer’s brochure prints one Phase 1 house plan in two versions: the intermediate lot at 1,483 sq ft and the corner lot at 1,588 sq ft built-up. On both, the main house is marked 4,900 across and 9,985 front to back (no unit is printed; in millimetres that is about 4.9 m by 10 m). Downstairs are the car porch, living and dining, the kitchen, a study, and a third bathroom opening off the wet and laundry yard at the back; upstairs are two bedrooms, each with its own bathroom, and a balcony off the front bedroom. The corner lot adds a side garden and a small terrace beside the dining area. So the brochure’s ‘3 rooms’ are two labelled bedrooms plus the study, which agent listings count as a third bedroom. No separate plan has been published for Phase 2, and the plans show no land areas; ask for the built-up and land area of the exact lot before you book.
Intermediate lot — 1,483 sq ft built-up
Get this floor plan
Corner lot — 1,588 sq ft built-up
Get this floor planPhase 2 — ‘dual master’ double-storey terrace
Get this floor planInside Taman Lagun Ria
Where Taman Lagun Ria sits
In Tuaran district, Sabah, on the western side of Tuaran town. The developer’s location map draws the site between Jalan Marabahai Spur and Jalan Mengkabong Timbok, near the Kuda roundabout, Plaza Legacy and McDonald’s Tuaran, with the Berungis roundabout and Tuaran Hospital to the south and Kota Kinabalu reached by Jalan Pan Borneo. The brochure’s distance table also lists McDonald’s Tuaran at 3 km and CKS Tuaran at 7 km. No street address or lot number has been published.
The map is set to Jalan Timbok–Mengkabong in Tuaran, the road the developer’s location map draws along the southern side of the site (labelled Jalan Mengkabong Timbok there). The estate’s entrance is not marked; ask me for the site location before you visit.
- Berungis roundabout3.4 km · about 6 minby car, developer’s brochure
- Tuaran town5 km · about 8 minby car, developer’s brochure
- Tuaran Hospital5 km · about 10 minby car, developer’s brochure
- Legacy Plaza6 km · about 10 minby car, developer’s brochure
- Rasa Ria Hotel8.4 km · about 12 minby car, developer’s brochure
- Kota Kinabalu city centre30 km · about 28 minby car, developer’s brochure
- Kota Kinabalu International AirportNo figure publishedask me for a real-traffic estimate
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
On this project, the developer is named but its licences are not. The developer’s brochure names Asmara Properties Group Sdn Bhd (company no. 202201046376), but it prints no developer’s licence or advertising permit number, and I could not find them published anywhere I could read. Ask for its Sabah developer’s licence number and its advertising and sale permit number for each phase, with their validity dates, and check them with the Sabah state housing authority. They must appear in your sale and purchase agreement.
Ask who may buy. Two agent listings call the lots ‘Bumi lot’. If the houses are reserved for Bumiputera purchasers, a non-Bumiputera buyer may not be able to buy at all, or may need consent. Get this in writing from the developer and a Sabah conveyancing solicitor. Agent listings also say LPPSA (public-sector housing loan) financing is accepted; confirm that for your phase if you plan to use it.
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. For terrace houses at this level, on land that listings describe as Bumiputera lots, a foreign purchase is unlikely to be possible. 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.
About the developer
Taman Lagun Ria is developed by Asmara Properties Group Sdn Bhd (company no. 202201046376), which markets itself as ‘Asmara Properties’ and the project as ‘Lagun Ria Parkhomes’. The company is named on the developer’s brochure, which also gives its sales gallery: Lot 18, Ground Floor, Block C, Iramanis Centre, Jalan Lintas, 88450 Kota Kinabalu. The fact sheet gives the gallery hours as Monday to Friday, 9am to 5pm, and lists no show unit. The project’s official Facebook page, ‘Taman Lagun Ria’, lists the contact email asmarapgsb@gmail.com, and the group posts on Instagram as @asmarapropertiesgroup.
It is a young company. The company number shows it was registered in 2022. Its brochure prints a web address, tamanlagunria.com, which did not open when I checked, and I found no completed project under its name; its social media also features Taman Riang Ria, which appears to be the group’s other scheme in Tuaran. Note that the Facebook page gives its location as ‘Taman Riang Ria, Jalan Sulaman, Tuaran’, not the site beside Jalan Mengkabong Timbok on the developer’s own location map — ask for the exact site of the house you are buying.
A young developer is not a warning sign in itself, but it means there is no delivery record to judge it by. Ask for its Sabah developer’s licence and the sale permit for your phase, who its directors and shareholders are, whether the project has a bank or end-financier behind it, and the current construction progress of Phase 1. I will add the licence details to this page once they are confirmed.
In the public sources I read, I saw no litigation, abandoned-project or Housing Tribunal record under the company’s name — no adverse record found. That is not a clean bill of health: a company registered in 2022 has had little time to build a record either way.
Frequently asked questions
Who is the developer of Taman Lagun Ria?
Asmara Properties Group Sdn Bhd (company no. 202201046376), marketed as ‘Asmara Properties’. It is named on the developer’s brochure; the company was registered in 2022, and the web address printed on the brochure did not open when I checked.
Ask for its Sabah developer’s licence number and the sale permit for your phase before you pay anything, and I will help you check its record.
How many houses are there at Taman Lagun Ria?
The developer fact sheet gives 395: 188 in Phase 1 and 207 in Phase 2, on 20.86 acres. Agent listings give 413 for the whole estate, and one gives 225 for Phase 2 — which, added to 188, makes exactly 413.
Phase 2 may have been enlarged after the fact sheet was prepared. Ask which figure is current and how many houses are in your row.
How big are the houses and what is the layout?
The developer’s brochure gives 1,483 sq ft built-up for an intermediate lot and 1,588 sq ft for a corner lot, and advertises ‘3 rooms, 3 baths’. The floor plan shows two bedrooms upstairs, each with its own bathroom, and a balcony off the front bedroom; downstairs are a study, a third bathroom, the kitchen, living and dining, and a car porch. Agent listings count the study as a third bedroom and add a 3.1-metre ceiling.
Land areas have not been published, and there is no separate plan for the Phase 2 ‘dual master’ houses. Ask for both for the exact lot.
What is the price of a Taman Lagun Ria house?
I do not publish a price on this page. The developer has not released a full price list publicly, and neither has the press. Agent listings on portals quote figures, but those are not the developer’s price list and may not match it.
Ask me for the current price list and I will send it with the lot’s built-up, land area and phase.
When will Taman Lagun Ria be completed?
The developer fact sheet estimates Phase 1 completion in the first quarter of 2027. No completion date has been published for Phase 2.
The date that counts is the one in your sale and purchase agreement. Ask for the current construction progress of your phase as well.
Can I use an LPPSA loan?
Agent listings say LPPSA financing is accepted alongside the major banks. That fits a house at this level, which is the kind of home public-sector buyers often look for.
Confirm it with the developer for your phase, and check that the house and the title meet LPPSA’s own conditions before you commit.
Can a non-Bumiputera or a foreigner buy here?
Possibly not. Two agent listings describe the lots as ‘Bumi lot’, which usually means they are reserved for Bumiputera purchasers; the developer fact sheet says only ‘residential title’.
If you are not Bumiputera, get written confirmation from the developer and a Sabah conveyancing solicitor before anything else. Foreign buyers face Sabah’s own threshold and consent process as well, and a flat 8% stamp duty on residential purchases by non-citizens since 1 January 2026.
Where is Taman Lagun Ria located?
Taman Lagun Ria is in Tuaran district, Sabah, on the western side of Tuaran town and about 30 km north of Kota Kinabalu city centre.
The developer’s location map draws the site between Jalan Marabahai Spur and Jalan Mengkabong Timbok, and its brochure puts Tuaran town 5 km (about 8 minutes) and Kota Kinabalu city centre 30 km (about 28 minutes) away by car. No street address or lot number has been published, so ask me for the site location before you visit.
Is Taman Lagun Ria freehold or leasehold?
Taman Lagun Ria is leasehold: the developer fact sheet gives a 99-year lease with a residential title.
I have not seen the lease start and expiry dates or the title details published, and two agent listings describe the lots as ‘Bumi lot’. Ask for a copy of the title and the lease expiry date, and have a Sabah conveyancing solicitor read them before you sign.
What facilities does Taman Lagun Ria have, and is there a maintenance fee?
The developer’s brochure advertises a two-acre park; agent listings add a barbecue area, a jogging track, a basketball court and a children’s playground. No maintenance fee has been published.
Nothing I could read describes the estate as gated or guarded. As a terrace estate on individual titles it may have no monthly charge at all, but ask the developer to confirm that in writing.
What has not been published?
The developer’s Sabah licence and permit numbers; the final number of homes; a Phase 2 floor plan; lot-by-lot land and built-up areas; a price list; the Phase 2 completion date; whether the lots are Bumiputera-reserved; and the flood and drainage design.
Every one of these can be answered in writing. Ask for them before you pay a booking fee.
A bigger family house in Tuaran?
Tell me which phase interests you and when you need to move in, and I will send you what is actually left, the lot’s built-up and land area, the developer’s licence and permit numbers, and the construction status. I take availability directly from the developer’s sales team.
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 brochure and fact sheet, the project’s social media pages, and public agent listings. No press coverage was found, and the web address printed on the brochure did not open. Availability, pricing and specifications 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: Asmara Properties Group (1 development on this site)
Where it is: Tuaran, Sabah