Sandakan, Sabah · Leasehold · 15 transactions
Estimated Market Value
Units (1690–4855 sqft) estimated at RM728K – RM2.09M based on median PSF of RM431/sqft (15 verified transactions)
+7.5%
since 2022
Median Price
RM820K
RM790K – RM920K
Median PSF
RM431
RM359 – RM506
Transactions
15
2022-04 to 2025-04
Size Range
1690 – 4855
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Apr 2025 | 2 - 2 1/2 Storey Shop | Leasehold | 2,368 | RM431 | RM1.02M |
| Sept 2024 | 2 - 2 1/2 Storey Shop | Leasehold | 1,690 | RM537 | RM908K |
| Jun 2024 | 2 - 2 1/2 Storey Shop | Leasehold | 1,690 | RM544 | RM920K |
| Jun 2024 | 2 - 2 1/2 Storey Shop | Leasehold | 1,819 | RM506 | RM920K |
| Feb 2024 | 2 - 2 1/2 Storey Shop | Leasehold | 2,368 | RM359 | RM850K |
| Dec 2023 | 2 - 2 1/2 Storey Shop | Leasehold | 1,690 | RM580 | RM980K |
| Aug 2023 | 2 - 2 1/2 Storey Shop | Leasehold | 1,690 | RM485 | RM820K |
| Aug 2023 | 3 - 3 1/2 Storey Shop | Leasehold | 4,855 | RM299 | RM1.45M |
7 more transactions hidden
UTAMA PLACE · 15 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2022–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Sandakan average
All 15 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Sandakan & Sabah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for UTAMA PLACE
Earliest PSF (2022)
RM401
Current PSF (2025)
RM431
Capital Gain
+7.5%
Total Return (est.)
6.7% p.a.
| Capital appreciation (3 years) | +7.5% |
| Annualised capital return | +2.5% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | 6.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | +9.6% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM2,900/mo
Rent Range
RM2400-3400
25th – 75th pct
Rent PSF
RM1.54
Est. Yield
4.2% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM2,500/mo |
| Semi Furnished | RM2,900/mo |
| Fully Furnished | RM3,600/mo |
*Estimated rental figures based on Sabah district average gross yield (4.2%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,700 sqft | 5 | RM908K | RM537 |
| 1,800 sqft | 4 | RM800K | RM440 |
| 2,350 sqft | 4 | RM850K | RM359 |
PSF Trend: Stable
PSF moved from RM401 (2022) to RM431 (2025)
Liquidity: Moderate
15 transactions over 3 years (~5/year)
36% above Sandakan average
This project: RM431 PSF vs Sandakan median: RM316 PSF
Est. Total Return: 6.7% p.a. (beats FD)
Capital gain (2.5% p.a.) + rental yield (~4.2% p.a.)
UTAMA PLACE delivers a strong estimated total return of 6.7% p.a. — comprising +2.5% capital appreciation and ~4.2% rental yield over 3 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is 36% above the Sandakan average, reflecting its positioning as a premium development in the area.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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