The Shore @ Kota Kinabalu
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Kota Kinabalu, Sabah
Type
Landed House
Price
RM450k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Entry-level pricing at RM450,000 is competitive for landed houses in Kota Kinabalu, offering reasonable value for the regional market, though the absence of tenure details and completion timeline limits full valuation assessment.
- •**Location & Connectivity**: Kota Kinabalu's coastal positioning provides tourism and commercial appeal, but the lack of MRT connectivity and absence of stated proximity to major transport hubs or commercial centers may constrain long-term accessibility and investment demand.
- •**Risk & Timing**: Missing critical project specifications (tenure type, completion date, developer track record) presents elevated investment risk; potential buyers should exercise caution until full transparency is provided, and completion delays common in Sabah developments could impact returns and occupancy timelines.
NewProjek Score
5.3
Moderate
- • Developer verification status not confirmed
- • Priced 13% above area median
Is this project priced fairly?
Sabah — Median Condo Prices (NAPIC)
| 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%
NAPIC 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 NAPIC, 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.