Location
The site is in Likas, between the Damai and Foh Sang neighbourhoods, about 3.5 km from the Kota Kinabalu city centre along Jalan Tuaran. Likas Sports Complex and Likas Square are close by. Retail in the wider area includes Imago Shopping Mall (KK Times Square), Suria Sabah and Centre Point Sabah. Queen Elizabeth Hospital, Gleneagles Hospital Kota Kinabalu and KPJ Sabah Specialist Hospital serve the city.
Kota Kinabalu has no urban rail network, so most trips are by road. Check your own commute along Jalan Tuaran at peak hours before you buy.
Pros & cons
What's good
- Entry from RM484,310 for 697 sqft, about RM695 psf
- 999-year lease
- Six layouts, two to four bedrooms, up to 1,132 sqft
- Completion targeted for Q4 2028
- Twenty facilities on one deck; GreenRE certification being pursued
What to weigh up
- Still a lease: banks may treat it differently from freehold
- 762 units: similar stock competing at resale and for tenants
- Away from the central waterfront, with no short-stay angle; rental depends on residents
- Maintenance fee not stated in the published particulars
- Wide price band within each layout, so floor and stack matter
The 999-year lease
Over 999 years, the shrinking of the remaining term will not affect any owner in practice. The title is still leasehold, not freehold. A bank may set its loan terms by title type rather than by length of term, and a later buyer may do the same. Confirm the position with your banker and lawyer before you plan your financing.
Rental outlook
Tenants here are likely to be long-term residents. Likas is an established residential suburb, not a tourist precinct, so demand depends on people who live and work in Kota Kinabalu. Expect a more even income stream than a furnished short-stay suite in the centre, but not its per-night rates.
We do not have published rents for comparable new units in Likas, so we do not quote a yield here. Ask for current asking rents nearby, and the confirmed maintenance fee, before you work out a return.
Who should buy
- Buy if you want an own-stay home with three or four bedrooms in Kota Kinabalu; every layout starts under RM830,000.
- Buy Type A if you want the lowest entry into the project, from RM484,310.
- Consider The Bedrock if you want a small furnished suite in the city centre for short-stay letting.
- Skip if freehold title is a must; this is a 999-year lease.
Residensi Bayu Damai vs The Bedrock
| Residensi Bayu Damai | The Bedrock | |
|---|---|---|
| Location | Likas, about 3.5 km from the centre | Jesselton Docklands, city centre |
| Tenure | Leasehold, 999 years | Leasehold, commercial title |
| From | RM484,310 | RM532,400 |
| Sizes | 697 – 1,132 sqft | 351 – 700 sqft |
| Bedrooms | 2 – 4 | Studio – 2 |
| Units | 762 (2 towers) | 1,080 (2 towers) |
| Completion | Q4 2028 | 52 months from commencement |
| Best for | Own stay, long-term rental | Short-stay and holiday letting |
Each project targets a different buyer. Bayu Damai offers more floor area at a lower entry price, in a suburb. The Bedrock offers small furnished suites on the central waterfront. See The Bedrock.
Developer track record
Residensi Bayu Damai is developed by FYT Land (KK) Sdn Bhd under BEDI Development, a member of EXSIM Group. The same partnership is behind The Bedrock in central Kota Kinabalu. EXSIM has built since 2008, mostly high-rise in the Klang Valley and Penang, and won a FIABCI World Prix d'Excellence award in 2023 for The Rainz in Bukit Jalil.
Before you book, ask for the developer's licence and advertising permit numbers and check them against your sale and purchase agreement.
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Prices change by floor and units sell every week, so we send the current list instead of posting one that goes stale.
- Latest site progressRecent photos and construction stage
- Floor plansDeveloper's plans for Type A, B, B1, C, D & D1
- Prices by floorEvery floor and facing
Replies from IQI Realty Sdn Bhd
Residensi Bayu Damai review FAQ
Is Residensi Bayu Damai a good investment?
It offers large layouts at about RM692 to RM727 psf at entry level, a 999-year lease and completion targeted for Q4 2028. The rental case depends on resident tenants rather than tourists, and 762 units means competition at resale. It suits own stay and long-term letting better than short-stay.
Who is the developer of Residensi Bayu Damai?
BEDI Development, a member of EXSIM Group, through the project company FYT Land (KK) Sdn Bhd.
Is Residensi Bayu Damai or The Bedrock better?
They suit different buyers. Residensi Bayu Damai has two- to four-bedroom units from RM484,310 in Likas. The Bedrock has small furnished suites from RM532,400 next to Jesselton Point, aimed at short-stay letting.
Is Residensi Bayu Damai built for earthquakes?
The developer states that the buildings are designed to the code of practice for earthquake resistance required in Sabah, using a shear wall system.
How we review
We don't take payment for reviews and we don't give star ratings. We sell EXSIM projects through IQI Realty, so read our cons as carefully as our pros.
EXSIM developer profileKeep reading
Sources & updates
Indicative prices and sizes from the developer's sales materials, checked on the date shown. The developer's final price list and SPA prevail.
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