Utama South Park
42 completed two-storey terrace houses in IJM Land’s Bandar Utama township, Sandakan — three bedrooms and four bathrooms in 1,991 to 2,187 sq ft, on lots 20 ft wide and 82 ft deep, held on a 999-year lease. Phase 1 is built: the developer fact sheet lists it as completed and ready to move into, with the occupation certificate obtained. By IJM Properties Sdn. Bhd.
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Utama South Park at a glance
Utama South Park Phase 1 is a landed scheme of 42 two-storey terrace houses in the Bandar Utama township at Mile 6, Sandakan, Sabah, developed by IJM Properties Sdn. Bhd. (100180-M) under the IJM Land brand. It sits on Jalan Bandar Utama Link Road, across from the Utama South Condominiums and next to Utama Park Residence; the developer’s map marks Sandakan Airport 4 km away and the town centre 9 km. Portals list it as Utama South Park Phase 1, and IJM Land’s own website as Utama South Park 1. Every house has three bedrooms and four bathrooms — a bathroom for each bedroom upstairs and one downstairs — with the living room, dining area and kitchen on the ground floor and a car porch 9.5 m deep. The developer’s brochure gives the built-up area as 1,991.32 to 2,187.23 sq ft on land of 1,641.50 to 3,417.54 sq ft; the smallest lot is 6.1 m by 25 m (20 ft by 82 ft) and the corner lots are larger. The land is on a 999-year lease. The brochure prints Developer’s Licence No. 08-2026/06824(1) and Advertising Permit No. 08-2026/05122(1), valid from 8 August 2024 to 7 August 2026, with Majlis Perbandaran Sandakan as the approving authority — so ask for the current licence and permit. On status the sources differ only in wording: the brochure’s legal line still says 24 months from the sale and purchase agreement, the developer fact sheet says completed, move-in ready, occupation certificate obtained, and two portals give September 2024 as the completion date. I do not reproduce price figures on this page — ask me for the current price list.
- Development
- Utama South Park, Phase 1Bandar Utama, Mile 6, Sandakan · also listed as Utama South Park 1
- Developer
- IJM Properties Sdn. Bhd.Company no. 100180-M · IJM Land, a subsidiary of IJM Corporation Berhad
- Developer’s licence
- 08-2026/06824(1)Advertising permit 08-2026/05122(1) · validity printed to 7 Aug 2026
- Tenure
- 999-year leasePer the developer’s brochure and fact sheet
- Type
- Two-storey terrace3 bedrooms · 4 bathrooms
- Units
- 42Phase 1 · Phases 2 to 5 are drawn on the key plan
- Built-up / land
- 1,991–2,187 sq ftLand 1,641.50–3,417.54 sq ft
- Status
- CompletedOC obtained, per the developer fact sheet · portals say Sept 2024
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Six things worth knowing before you view
Three are the reasons Sandakan families look at a house here. Three are the questions I would want answered in writing first.
Nearly 2,000 sq ft, with a bathroom for every bedroom
Three bedrooms upstairs, each with its own bathroom, and a fourth bathroom beside the kitchen downstairs. The developer’s drawing shows an intermediate house 6.1 m (20 ft) wide — 11 m deep on the ground floor and 11.9 m upstairs — behind a car porch 9.5 m deep and in front of a 4.5 m rear setback. The bedrooms and the staircase come with laminate flooring; the living areas are tiled.
Built, so you can walk through it
This is not an off-plan purchase. The developer fact sheet lists Phase 1 as completed and ready to move into, with the occupation certificate obtained; it also lists a show unit, and the exterior pictures in the brochure are photographs of finished houses rather than artist’s impressions. You can stand in the actual house and check the workmanship, the afternoon sun and the street before you commit — something no artist’s impression lets you do.
Inside an established township
Bandar Utama is IJM Land’s township at Mile 6. The Borneo Post reported in March 2024 that it was established in 2000 and is home to nearly 10,000 residents, and it won SHAREDA’s Township Masterplan and Development Excellence Award in 2024. The developer’s map shows the Utama Recreation Centre and the Utama South Condominiums across the link road, primary and secondary schools to the south-west, the airport 4 km away and the town centre 9 km.
The licence dates on the brochure have passed
The brochure prints a validity period of 8 August 2024 to 7 August 2026 for the developer’s licence and the advertising permit. That date has passed. On a completed scheme this is normally a matter of renewal, but ask the developer for the current licence and permit numbers in writing, and ask whether the individual title for your lot has been issued and what conditions it carries.
Ask how the built-up area is measured
The brochure’s built-up figures run from 1,991.32 to 2,187.23 sq ft. By my arithmetic the two enclosed floors of the intermediate house, as dimensioned on the plan, come to about 1,500 sq ft, so the published figure evidently counts the roofed car porch as well. That is a common way to state built-up area, but the brochure does not define it. Ask for the breakdown for your lot, and compare houses on the same basis.
More phases are still to come next door
The key plan shows Phases 2 and 3 directly west of Phase 1, Phases 4 and 5 beyond them and a future commercial plot at the Jalan Lintas Sibuga end of the link road. No unit counts or dates are published for them, so expect construction beside the western rows at some point. The eastern side has the open space, a detention pond and, across Jalan Park View Villa 2, an existing sewerage treatment plant. Go and stand at the lot you like.
The whole development, decoded
Phase 1 is one house design on 42 lots. The site plan numbers them 1 to 42 — with 3A, 13A, 23A and 33A in place of 4, 14, 24 and 34 — in five rows on an inner loop road off Jalan Bandar Utama Link Road. By my count of the plan, 10 are row-end lots and 32 are intermediate. The easternmost row, lots 1 to 8, sits beside an open space; south of that is Detention Pond 1, and an SESB substation stands at the north-east corner. The brochure gives land areas from 1,641.50 to 3,417.54 sq ft and built-up areas from 1,991.32 to 2,187.23 sq ft. The smallest land figure matches the intermediate lot exactly (6.1 m × 25 m); the larger ones are the corner lots, whose side land the drawing marks ‘varies’. The brochure’s legal line also states that 30% of the units are reserved for Bumiputera buyers, so ask which lots are open to you. What it does not publish is a lot-by-lot schedule of land and built-up areas — ask for it.
One house, two kinds of lot — and what surrounds them
Intermediate lot · 20 ft × 82 ft
Most of Phase 1 — 32 of the 42 lots by my count — is the intermediate house. The drawing shows a lot 6.1 m (20 ft) wide and 25 m (82 ft) deep, which multiplies out to the brochure’s smallest land figure, 1,641.5 sq ft. From the gate inwards there is a car porch 9.5 m deep, the house — 11 m deep downstairs, 11.9 m upstairs — and a 4.5 m rear setback. The brochure’s smallest built-up figure is 1,991.32 sq ft; it does not say in so many words that this is the intermediate house, so confirm the figure for your lot. With one design throughout, the choice is the lot: which row, how near the open space or the link road, and what it faces.
Corner lot · land up to 3,417.54 sq ft
At the end of each row the house is drawn 6.7 m (22 ft) wide instead of 6.1 m, with a strip of side land that the plan marks ‘varies’ and shows as a garden along the side and the rear. The specification gives the corner unit one thing the intermediate house does not have: an aluminium-frame sliding glass door from the living room. The brochure’s land range runs up to 3,417.54 sq ft and its built-up range up to 2,187.23 sq ft. Which corner lot has which area is not published — ask for the exact figures for the lot you like before you compare prices.
The township around it
Phase 1 is the eastern end of a strip that the key plan divides into Phase 1, Phases 2 and 3, Phases 4 and 5 and a future commercial plot, running along the link road from Utama Park Residence towards Jalan Lintas Sibuga. Across the road are the two blocks of the Utama South Condominiums — a separate, older development that PropertyGuru lists as 220 units completed in 2015 — and the Utama Recreation Centre. Do not confuse the two when you search: Utama South Park is the landed terrace scheme. Portal pages credit Utama South Park with a jogging track, a playground and a basketball court; the developer’s site plan labels only the open space, so ask what has actually been built and who maintains it.
What the house is built with
All three lists are from the specification page of the developer’s brochure, which adds that the items are subject to variation, modification and substitution to an equivalent standard or as imposed by the authorities. The schedule attached to your sale and purchase agreement is the one that binds.
Structure and shell
- Reinforced concrete framework, staircase included
- Brick walls with cement plaster
- Metal roofing
- Weather-resistant paint outside, emulsion paint inside
- Non-asbestos ceiling board to the roof eave and porch
Floors, walls and ceilings
- Tiles in living, dining, kitchen, utility and bathrooms
- Laminate flooring in the bedrooms and on the staircase
- Cement render on the car porch and apron
- Wall tiles to 1.5 m in the kitchen and bathrooms
- Skim-coat ceiling downstairs, plaster ceiling upstairs
Doors, windows and services
- Timber solid main door, timber flush doors elsewhere
- Corner units: aluminium-frame sliding glass door to the living room
- Aluminium-framed glass windows
- Four sets of bathroom fittings, each with a hand bidet
- Wiring to Suruhanjaya Tenaga standard — light fittings not included
How the project got here
The Utama South Park floor plans
The developer’s brochure draws the corner house and the intermediate house side by side, on two floors, and a site plan with every lot numbered. The two houses share one room arrangement; the corner house is 0.6 m wider and has the side garden. Dimensions on the drawings are in millimetres, with feet in brackets. Room-by-room sizes are not printed — ask for the dimensioned plan, and for the land and built-up area of the exact lot you are buying.
Ground floor — living, dining, kitchen, one bathroom
Get this floor plan
First floor — three bedrooms, three bathrooms
Get this floor plan
Site plan — which lot is which
Get this floor planUtama South Park in pictures
Where Utama South Park sits
Inside Bandar Utama, IJM Land’s township at Mile 6 (Batu 6) off Jalan Utara, Sandakan — Sabah’s second-largest town, on the east coast, about 320 km from Kota Kinabalu: roughly six hours by road or a 45-minute flight. Sandakan counts its addresses in miles out from the old town centre, and Mile 6 is in the belt where most of the town’s newer housing and shops have been built. Utama South Park is on the township’s northern edge, on Jalan Bandar Utama Link Road, which the developer’s map shows running from Jalan Lintas Sibuga into the township past the Utama South Condominiums and the Utama Recreation Centre.
The map is set to the Utama South Condominiums, which the developer’s site plan shows directly across Jalan Bandar Utama Link Road from Phase 1 — it is not pinned on the plot. The developer’s location map and site plan are in the gallery above; your lot is identified by its number in your sale and purchase agreement.
- Utama South Condominiums · Utama Recreation CentreAcross the link roaddeveloper’s site plan and map · no figure published
- Sandakan Airport4 kmdeveloper’s map · one portal says a 5 to 10-minute drive
- Sandakan town centre9 kmdeveloper’s map
- Vision Primary School2.5 kmportal figure
- SMK Elopura 2 · SK Sungai Anib 32.8 kmportal figure
- Duchess of Kent Hospital9.3 kmportal figure
- Kota KinabaluAbout 320 kmabout 6 hours by road · 45 minutes by air
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 check instead
The developer’s brochure prints Developer’s Licence No. 08-2026/06824(1) and Advertising Permit No. 08-2026/05122(1) with a validity period of 8 August 2024 to 7 August 2026, Development Plan SMC/TOW/1182/J.2/12 and Building Plan MPS: SPB.18/2021. It names IJM Properties Sdn. Bhd. (100180-M) as the developer and Majlis Perbandaran Sandakan as the approving authority. The printed validity period has ended, so ask the developer, in writing, for the current licence and permit numbers and dates, and check them with the Sabah state housing authority. Make sure the company on your sale and purchase agreement is the company that holds the licence.
Ask about the title. The brochure gives the tenure as 999 years. It does not say whether the individual title for each lot has been issued, what category and conditions the land carries, or whether the land is charged to a bank. Ask for a copy of the title or a written statement of its status, and have your own lawyer confirm it before you sign.
On a completed house, ask for the completion papers. The developer fact sheet states that the occupation certificate has been obtained. Ask for a copy of it, the date of vacant possession for your lot and the defect liability period that will apply to you, and inspect the actual house — not only the show unit — before you sign.
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. These are landed houses, the brochure reserves 30% of the units for Bumiputera buyers, and land-status restrictions may also apply; whether a particular house clears the threshold depends on its price. 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
The developer is IJM Properties Sdn. Bhd., company number 198301004557 (100180-M). The brochure gives its office as Ground Floor, Wisma KLK Sandakan, Lot 1, Jalan Bandar Utama, Mile 6, Jalan Utara, Sandakan — inside the township — and carries the IJM Land logo with the line ‘a subsidiary of IJM Corporation Berhad’. Property portals name the developer as IJM Land Berhad, the group’s property arm; the brochure, and IJM Land’s own announcement of the township’s 2024 award, name IJM Properties Sdn. Bhd. The company on your sale and purchase agreement is the one that matters, so read it.
The group behind it is one of the larger names in Malaysian property. IJM Corporation Berhad was formed in 1983 and has been listed on Bursa Malaysia’s Main Market since 1986, with businesses in construction, property, manufacturing and quarrying, and infrastructure. Its property division, IJM Land, describes itself as one of Malaysia’s leading property developers, with townships such as Seremban 2 in Negeri Sembilan, The Light Waterfront in Penang, IJM Rimbayu in Selangor and Pantai Sentral Park in Kuala Lumpur, and about 3,155 acres of undeveloped land. Those figures are from IJM’s own website and the group’s Wikipedia entry.
In Sandakan the track record is the township itself. The Borneo Post reported in March 2024 that Bandar Utama was established in 2000, carries a gross development value of RM2.67 billion and is home to nearly 10,000 residents. Its size is quoted two ways — 410 acres in a January 2025 Robb Report Malaysia feature, ‘over 395 acres’ on IJM Land’s website. It won the Township Masterplan and Development Excellence Award at the SHAREDA awards in 2024. The developer’s map shows earlier phases you can go and look at: Taman Utama, Utama Court, Sri Utama Condominiums, Utama Park Villa, Utama Park Residence and the Utama South Condominiums. The same Borneo Post report covers IJM’s second Sandakan township, Rimbayu Indah on Jalan Lintas Sibuga — 117 acres, launched in 2017 — where IJM Land spent RM4.7 million on a new roundabout and road widening.
I searched the sources available to me for litigation, abandonment and Housing Tribunal claims concerning IJM Properties Sdn. Bhd. and its Sandakan projects and found none reported — which is no adverse record found, not a clean bill of health. A group of this size will have had disputes somewhere in the country over four decades; what matters to you is this house, so inspect it, ask for the completion documents, and have your own lawyer read the sale and purchase agreement and the title.
Frequently asked questions
What is Utama South Park, and where is it?
Utama South Park Phase 1 is a scheme of 42 two-storey terrace houses in the Bandar Utama township at Mile 6, Sandakan, Sabah, developed by IJM Properties Sdn. Bhd. under the IJM Land brand.
It is on Jalan Bandar Utama Link Road, across from the Utama South Condominiums and next to Utama Park Residence. The developer’s map marks Sandakan Airport 4 km away and the town centre 9 km. Sandakan is on Sabah’s east coast, about 320 km from Kota Kinabalu.
Who is the developer of Utama South Park Sandakan?
IJM Properties Sdn. Bhd. (company no. 100180-M), according to the developer’s brochure, which carries the IJM Land logo and describes IJM Land as a subsidiary of IJM Corporation Berhad.
Portals name the developer as IJM Land Berhad. IJM Corporation Berhad has been listed on Bursa Malaysia since 1986, and Bandar Utama, its Sandakan township, was established in 2000 according to the Borneo Post. Check which company is named on your sale and purchase agreement.
Is Utama South Park freehold or leasehold?
Leasehold, on a 999-year lease, according to the developer’s brochure and the developer fact sheet.
The brochure does not say whether the individual title for each lot has been issued or what conditions the land carries, so ask for the title details of the lot you are buying and have your lawyer check them.
Is Utama South Park completed?
Yes, according to the developer fact sheet, which lists Phase 1 as completed and ready to move into, with the occupation certificate obtained. Two portals give September 2024 as the completion date.
The legal line on the brochure still reads ‘24 months from the Sales and Purchase agreement’, which is the wording from the launch. Ask for a copy of the occupation certificate and the date of vacant possession for your lot.
How big are the houses at Utama South Park?
The developer’s brochure gives built-up areas of 1,991.32 to 2,187.23 sq ft on land of 1,641.50 to 3,417.54 sq ft.
The intermediate lot is drawn 6.1 m wide and 25 m deep (20 ft by 82 ft), which is 1,641.5 sq ft; the corner house is 6.7 m (22 ft) wide with side land that varies. By my arithmetic the two enclosed floors of the intermediate house come to about 1,500 sq ft, so the built-up figure evidently includes the roofed car porch — ask for the breakdown for your lot.
How many bedrooms and bathrooms does each house have?
Three bedrooms and four bathrooms. The ground floor has the living room, the dining area, the kitchen, one bathroom and a utility space under the stairs; the first floor has the master bedroom and two more bedrooms, each with its own bathroom.
In front is a car porch 9.5 m deep, and behind is a 4.5 m rear setback. Corner houses also have a side garden.
What is the price of a house at Utama South Park?
I do not publish a price on this page. Figures for this phase have appeared on the developer’s website and on a property portal, they are not the same, and neither tells you what a particular lot costs today.
Ask me for the current price list and I will send it with the land and built-up area of each available lot.
What facilities does Utama South Park have, and is there a monthly charge?
The developer’s site plan shows an open space beside the eastern row, a detention pond, an SESB substation, fire hydrants and street lights; it shows no clubhouse or pool.
PropertyGuru lists a basketball court, a jogging track and a playground for the scheme, and PropertyGenie lists a children’s playground, a community garden and perimeter fencing. The Utama Recreation Centre is across the link road on the developer’s map.
Neither the brochure nor the fact sheet says whether the scheme is gated or guarded, and no monthly charge is published, so ask about both.
What are the building specifications at Utama South Park?
A reinforced concrete framework with plastered brick walls and a metal roof, according to the specification page of the developer’s brochure.
Floors are tiled in the living, dining, kitchen, utility and bathrooms, laminate in the bedrooms and on the staircase, and cement render on the car porch and apron. The kitchen and bathrooms have wall tiles to 1.5 m. Ceilings are skim coat downstairs and plaster upstairs, with non-asbestos ceiling board to the roof eave and porch. The main door is solid timber and the other doors are timber flush doors; corner units have an aluminium-frame sliding glass door to the living room. Windows are aluminium-framed glass.
The fittings listed are a single-bowl kitchen sink with tap; four each of shower rose, water closet, wash basin with tap, hand bidet, toilet paper holder and soap dish; and two hose bib taps outside. Electrical work is to Suruhanjaya Tenaga standard, light fittings are excluded, and the brochure does not list the number of electrical points.
Can a foreigner buy at Utama South Park?
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 whether a house clears it depends on that house’s price. 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.
Is Utama South Park the same as Utama South Condominium?
No. Utama South Park is the landed scheme of two-storey terrace houses. The Utama South Condominiums are a separate, older high-rise development across Jalan Bandar Utama Link Road, which PropertyGuru lists as 220 units in 11-storey blocks completed in 2015.
Both are in IJM Land’s Bandar Utama township, so check which one a listing refers to before you compare.
What has not been published?
A price list I can cite; the current licence and permit dates; a lot-by-lot schedule of land and built-up areas; how the built-up area is measured; whether individual titles have been issued; whether the scheme is gated and what the monthly charge is; the number of electrical points; and the unit counts and timing of Phases 2 to 5.
Every one of these can be answered in writing. Ask for them before you pay a booking fee.
A finished terrace house in Bandar Utama, Sandakan?
Tell me whether you want an intermediate or a corner lot, who will live in the house and when you need to move in, and I will send you the site plan, the price of the lots that are actually left, their exact land and built-up areas, and what the developer says about titles. I take availability directly from the developer, and I can arrange a viewing of the actual house.
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, the developer fact sheet, IJM Land’s website and public portal pages. 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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