New Property in Kota Kinabalu 2026

New property in Kota Kinabalu in 2026 ranges from RM280,000 for apartments in Kepayan and Inanam to RM1.5M+ for premium sea-view condominiums in Damai and Sembulan. New condo launches in Luyang and Likas are typically priced from RM350,000–RM850,000. The KK median residential transaction price is approximately RM420,000 based on NAPIC data. Land scarcity on the narrow coastal strip between mountains and sea keeps KK prices among the highest in East Malaysia.

Kota Kinabalu is East Malaysia's top property investment market in 2026. KK's appeal is driven by strong tourism (4M+ annual visitors), a growing MM2H and expat community, and one of Malaysia's fastest-growing economies fuelled by oil and gas, palm oil, and services. Rental yields of 5–6.5% are achievable for well-located condos in Likas and Luyang. Sea-view condos in Damai and Sembulan generate strong Airbnb income (6–9% gross yield) due to year-round tourist demand. KK is also a popular retirement destination.

Yes — foreigners can purchase property in Sabah, including Kota Kinabalu, subject to a minimum purchase price of RM1,000,000 (as of 2025). Sabah has a unique Native Customary Rights (NCR) land framework — foreigners must buy strata-titled property (condominiums, apartments) or non-NCR land. The MM2H (Malaysia My Second Home) programme is popular in KK, particularly among retirees from South Korea, Japan, and Europe attracted by the coastal lifestyle, affordable living costs, and English-speaking community.

The best sea-view condo locations in KK are Damai (closest to the city waterfront), Sembulan (panoramic views of South China Sea and nearby islands), and Likas Bay (overlooking Likas Bay with Tunku Abdul Rahman Park islands as backdrop). These three areas command the highest prices per sqft in KK but also the strongest Airbnb yields. Sutera Harbour is KK's most exclusive address — an integrated marina and resort township with luxury condos and direct island ferry access.