Residensi Bayu Damai vs The Bedrock: Price, size and location compared

Updated 7 Oct 2026

Prices checked 7 Oct 2026

Residensi Bayu Damai, Likas (artist's impression)

Residensi Bayu DamaiFrom RM484,310Likas

The Bedrock, Kota Kinabalu (artist's impression)

The BedrockFrom RM532,400Kota Kinabalu

Which one should you choose?

Choose Residensi Bayu Damai if…

You need two to four bedrooms for own stay
You want a 999-year lease
You want a larger site: 762 units on 10.20 acres

Get Bayu Damai prices

Choose The Bedrock if…

You want to walk to Suria Sabah, Gaya Street and the island ferries
You want a suite handed over fully furnished
You are buying a compact unit for rental or a city base

Get Bedrock prices

Side by side

Detail	Residensi Bayu Damai	The Bedrock
Location	Likas	Kota Kinabalu
Tenure	Leasehold (999 years)	Leasehold
Type	Residence	Serviced suites
Units	762	1,080
Sizes	697–1,132 sqft	351–700 sqft
From	RM484,310 (better)	RM532,400
psf from	RM695	TBA
≈ Monthly	RM1,852/mo	RM2,036/mo
Completion	Q4 2028	52 months from start
Best for	Own stay, more bedrooms	Own stay or rental
Prices by floor	Get	Get

Bold marks the lower price or psf, freehold title and the earlier completion year. Monthly at 90% loan, 35 years, 3.7% p.a.

Price and value

Residensi Bayu Damai is the cheaper entry, from RM484,310 against RM532,400 for The Bedrock: a gap of RM48,090, or about 10%.

At a 90% loan over 35 years at 3.7%, that is roughly RM184 a month more for The Bedrock at the entry price.

We don't compare psf here because one project's entry layout is listed as a size range, which would make the figure misleading.

Location

Residensi Bayu Damai is in Likas, about 3.5 km from the city centre via Jalan Tuaran, near Likas Sports Complex, Imago Shopping Mall and Queen Elizabeth Hospital. The Bedrock is inside Jesselton Docklands in the city centre, beside the Jesselton Point ferry terminal and Suria Sabah, with Signal Hill behind it and the airport about 15 minutes away.

Pros and cons

Residensi Bayu Damai

Entry from RM484,310 for a 697 sqft two-bedroom, about RM695 psf
999-year lease, at the long end of tenure terms for Sabah high-rise homes
Six layouts from two to four bedrooms, up to 1,132 sqft

Still a lease, not freehold: check how your bank treats a 999-year term
762 units: expect resale and rental competition from similar units after handover
Suburban site away from the central waterfront, with no short-stay angle; rental depends on residents

The Bedrock

Central Kota Kinabalu waterfront site, beside the Jesselton Point ferry terminal and Suria Sabah
Handed over fully furnished, so there is no separate furnishing spend before letting
Entry from RM532,400 for a 351–389 sqft compact suite

Leasehold commercial title: loan margin, utility tariffs and assessment rates follow commercial rules
1,080 suites in one precinct, so owners will let against each other
52-month construction period, with no occupation or rental income until completion

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Compare the current price lists

Prices change by floor and units sell every week, so we send the current list instead of posting one that goes stale.

Replies from IQI Realty Sdn Bhd

Residensi Bayu Damai vs The Bedrock FAQ

Which is cheaper, Residensi Bayu Damai or The Bedrock?

Residensi Bayu Damai, from RM484,310. The Bedrock starts from RM532,400. Prices were checked on 7 Oct 2026 and change by floor.

Is Residensi Bayu Damai or The Bedrock freehold?

Neither. Residensi Bayu Damai is leasehold (999 years) and The Bedrock is leasehold.

Which completes first, Residensi Bayu Damai or The Bedrock?

Residensi Bayu Damai is targeted for Q4 2028 and The Bedrock for 52 months from start, so neither is clearly earlier.

Which has bigger units, Residensi Bayu Damai or The Bedrock?

Residensi Bayu Damai, with layouts up to 1,132 sqft. The Bedrock goes up to 700 sqft.

Is The Bedrock furnished?

Yes. Every suite at The Bedrock is handed over fully furnished. Residensi Bayu Damai's materials do not say the same, so ask what is included.

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