Kota Kinabalu, Sabah · Leasehold · 18 transactions
Estimated Market Value
Units (952–2153 sqft) estimated at RM351K – RM794K based on median PSF of RM369/sqft (18 verified transactions)
+36.1%
since 2021
Median Price
RM580K
RM500K – RM640K
Median PSF
RM369
RM329 – RM395
Transactions
18
2021-08 to 2026-02
Size Range
952 – 2153
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Feb 2026 | 2 - 2 1/2 Storey Semi-Detached | Leasehold | 1,561 | RM449 | RM700K |
| Nov 2025 | 2 - 2 1/2 Storey Semi-Detached | Leasehold | 1,755 | RM365 | RM640K |
| Oct 2025 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,518 | RM359 | RM545K |
| Oct 2025 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,518 | RM316 | RM480K |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,518 | RM441 | RM670K |
| Jan 2025 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,518 | RM369 | RM560K |
| Apr 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,518 | RM395 | RM600K |
| Apr 2024 | 2 - 2 1/2 Storey Terraced | Leasehold | 1,518 | RM461 | RM700K |
10 more transactions hidden
BANDAR SIERRA · 18 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2026 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kota Kinabalu average
All 18 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kota Kinabalu & Sabah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for BANDAR SIERRA
Earliest PSF (2021)
RM329
Current PSF (2026)
RM449
Capital Gain
+36.1%
Total Return (est.)
11.5% p.a.
| Capital appreciation (5 years) | +36.1% |
| Annualised capital return | +7.2% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 11.5% p.a. |
| vs Fixed Deposit (3.5% p.a. x 5yr) | +40.1% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM2,100/mo
Rent Range
RM1700-2500
25th – 75th pct
Rent PSF
RM1.32
Est. Yield
4.3% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM1,800/mo |
| Semi Furnished | RM2,100/mo |
| Fully Furnished | RM2,600/mo |
*Estimated rental figures based on Sabah district average gross yield (4.3%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,500 sqft | 12 | RM560K | RM369 |
| 1,550 sqft | 3 | RM700K | RM449 |
PSF Trend: Appreciating
PSF moved from RM329 (2021) to RM449 (2026)
Liquidity: Low
18 transactions over 5 years (~4/year)
32% below Kota Kinabalu average
This project: RM369 PSF vs Kota Kinabalu median: RM539 PSF
Est. Total Return: 11.5% p.a. (beats FD)
Capital gain (7.2% p.a.) + rental yield (~4.3% p.a.)
BANDAR SIERRA delivers a strong estimated total return of 11.5% p.a. — comprising +7.2% capital appreciation and ~4.3% rental yield over 5 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 32% below the Kota Kinabalu average — potentially undervalued. Best suited for capital gain seekers.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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