The Shore @ Kota Kinabalu
Powered by verified data + DOSM
Generated 14 June 2026
Developer
—
Location
Kota Kinabalu, Sabah
Type
Landed House
Price
RM450k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Pricing & Value**: RM450,000 entry price is competitive for landed houses in Kota Kinabalu's residential market, though value assessment is limited without tenure details (freehold vs leasehold) and unit specifications; represents mid-range positioning for the locality.
- •**Location & Connectivity**: Kota Kinabalu's primary advantage is coastal access and city-centre proximity, but absence of MRT connectivity limits urban mobility options; reliance on road-based transport and personal vehicles typical of Sabah's current infrastructure landscape.
- •**Risk & Timing**: Significant due diligence gaps exist due to missing completion timeline and tenure information; lack of specified handover date creates uncertainty for investment returns and planning; recommend verifying these critical details before commitment.
NewProjek Score
5.3
Moderate
- • Developer verification status not confirmed
- • Priced 13% above area median
Is this project priced fairly?
Sabah — Median Condo Prices (Verified)
| Year | Median Price | YoY Change |
|---|---|---|
| 2021 | RM320,000 | — |
| 2022 | RM328,000 | +2.5% |
| 2023 | RM335,000 | +2.1% |
| 2024 | RM343,000 | +2.4% |
| 2025 | RM350,000 | +2.0% |
Est. Monthly Rental
RM1,600–2,200
Based on similar properties in Sabah
Gross Rental Yield
4.5%–5.5%
Annual rental / property price
Area Price Trend
+9.4%
Verified data 2021–2025
Price-to-Income
8.2x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | Yes |
| RM7,000 | RM1.0 mil | Yes |
| RM10,000 | RM1.5 mil | Yes |
| RM15,000 | RM2.3 mil | Yes |
| RM20,000 | RM3.2 mil | Yes |
Based on 4.5% interest, 35-year tenure, 70% DSR, RM500 existing commitments, 90% loan margin
DOSM income data for Sabah
Median Household Income
RM4,577/mo
DOSM 2022
Mean Household Income
RM6,171/mo
DOSM 2022
Households Above RM8k
~26%
Estimated for Sabah
Similar projects in Sabah
| Project | Location | Price From | Status |
|---|---|---|---|
| Single Storey Terrace, Taman Jelita @ Papar, Sabah | Papar | RM433k | New Launch |
Why Consider
- • Located in Kota Kinabalu, Sabah
- • By Developer
Risk Factors
- • Under construction — completion delays are possible
- • No MRT/LRT station listed nearby — may affect future demand
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Disclaimer: This report is generated using publicly available data from the government, DOSM, and developer disclosures. Rental estimates, yield projections, and risk assessments are indicative only and do not constitute financial advice. Market conditions may change. Consult a licensed property valuer or financial advisor before making investment decisions. NewProjek is not responsible for any decisions made based on this report.