Kota Kinabalu, Sabah · Leasehold · 17 transactions
Median Price
RM560K
RM500K – RM600K
Median PSF
RM369
RM329 – RM389
Transactions
17
2021-08 to 2025-11
Size Range
952 – 2153
sq.ft (built-up)
Data-driven insights for BANDAR SIERRA
Earliest PSF (2021)
RM329
Current PSF (2025)
RM365
Capital Gain
+10.7%
Total Return (est.)
7.0% p.a.
| Capital appreciation (4 years) | +10.7% |
| Annualised capital return | +2.7% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 7.0% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +13.9% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Sabah district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,500 sqft | 12 | RM560K | RM369 |
| 1,550 sqft | 2 | RM1.00M | RM641 |
PSF Trend: Appreciating
PSF moved from RM329 (2021) to RM365 (2025)
Liquidity: Low
17 transactions over 4 years (~4/year)
33% below Kota Kinabalu average
This project: RM369 PSF vs Kota Kinabalu median: RM547 PSF
Est. Total Return: 7.0% p.a. (beats FD)
Capital gain (2.7% p.a.) + rental yield (~4.3% p.a.)
BANDAR SIERRA delivers a strong estimated total return of 7.0% p.a. — comprising +2.7% capital appreciation and ~4.3% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 33% below the Kota Kinabalu average — potentially undervalued.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| 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 |
12 more transactions hidden
Complete NAPIC transaction data with trend analysis — RM69.90 per report
Investment ROI
Capital gain + rental yield since launch
Market verdict
Trend, liquidity, and area comparison
Unit mix breakdown
Price & PSF by unit size
All transactions
Full table of 17 records
3 interactive charts
Scatter, price & PSF vs Kota Kinabalu & Sabah
Percentile breakdown
25th, 50th, 75th price & PSF
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