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Bedrock Suites, Kota Kinabalu

Bedrock Suites, Kota Kinabalu

EXSIM Group · Serviced residence · Selling

From RM 390,000 · Studio–3 bed

  1. 1Price against the areaRM 1,026+51% vs new launches nearby+90% vs completed condos
  2. 2The area+7.5%Change in Sabah house prices over the four years to Q1 2026
  3. 3Other options at this price8other new launches within 15% of RM 1,026 per sq ft
  4. 4Cost and risksRM 45,800Cash upfront and RM 1,618 a month after that

Bedrock Suites is a serviced residence in Kota Kinabalu, Sabah, by EXSIM. Prices start from RM390,000 for a 380 sq ft unit, about RM1,026 psf. That is 90% above the NAPIC 2025 median of RM541 psf for completed condos in the Kota Kinabalu district. Checked against the developer's website on · Developer's project page

Location

Jesselton Docklands, Kota Kinabalu, Sabah

Nearby, as listed by the developer

  • Kota Kinabalu airport (15 min)
  • Jesselton Point Ferry Terminal
All 5 new launches in Kota Kinabalu All 5 new launches in Sabah

1Bedrock Suites price compared with the area

Prices start from RM 390,000. With the smallest layout at 380 sq ft, that works out to about RM 1,026 per sq ft.

NAPIC recorded 33 completed condos in the Kota Kinabalu district in 2025. Its entry price per sq ft is higher than every price NAPIC recorded in the area. New launches usually cost more per sq ft than completed condos nearby.

This launch
RM 1,026
One Borneo Tower B RM 332Colonnade Condominium RM 340Masionet Radiant RM 377Pearl Tower Condo RM 387The Suritz RM 405Platinum Tower @ 1 Sulaman RM 434Grace Ville RM 449Khidmat Kondominium RM 451Kondominium Kristal RM 455Grace Garden RM 458Seri Borneo Kondominium RM 458Radiant Tower B RM 487Elemen Utara Condominium RM 488Taman Puncak Luyang RM 495Ashton Tower RM 533The Peak Suites RM 539Alam Damai Kondominium RM 541Residensi Fantasi Likas RM 547Kingfisher Inanam Condominium RM 560Forest Hill Residence RM 574Jesselton Condominium RM 578Bukit Bantayan RM 586One Jesselton Condominium RM 602Maya @ Likas Kondominium RM 611Jesselton View RM 617The Peak Condominium RM 647Kk Times Square Phase 2f RM 788Jesselton Twin Towers RM 797Harrington Suites RM 859The Peak Soho RM 868Kk Times Square Phase 2c RM 870Jesselton Residences RM 908The Peak Vista RM 925
Middle half of recorded prices: RM 455 – RM 617+90% vs median

See the 33 completed condos NAPIC recorded in the Kota Kinabalu district on the area page.

Price per sq ft of new launches in Kota Kinabalu

Each developer's starting price divided by its smallest layout, unless the developer states a price per sq ft.

2The area

Completed condos in Kota Kinabalu changed +0.3% in price from 2024 to 2025 and +0.8% in the first half of 2026 (NAPIC, median per condo). See the price trend

House prices in Sabah rose 7.5% in the four years to Q1 2026P, against 14.2% for Malaysia. See the state price and supply charts on the Kota Kinabalu page.

3Other options at this price

Starting price and price per sq ft of each optionHover or tap a dot

↑ Starting price

ProjectEntry psfvs this
MAIA Mont’KiaraMont Kiara, Kuala LumpurRM 1,034+1%
Chancery AmpangJalan Ampang, Kuala LumpurRM 1,007-2%
The RiaKL Sentral, Kuala LumpurRM 1,054+3%
Astrum AmpangAmpang, Kuala LumpurRM 993-3%
VERVE® Suites KL SouthOld Klang Road, Kuala LumpurRM 991-3%
MET 1 ResidencesKL Metropolis, Kuala LumpurRM 1,064+4%
The Skies Kuala LumpurJalan Cheras, Kuala LumpurRM 1,069+4%
Oaka ResidencesBukit Jalil, Kuala LumpurRM 968-6%

4Cost and risks

Starting priceRM 390,000

Buyer

Monthly instalment

RM 1,618

Cash upfront (down payment and stamp duty)

RM 45,800

Down payment
RM 39,000
Stamp duty on the transfer
RM 6,800
Loan amount
RM 351,000
Total interest over the loan
RM 328,528

Based on the starting price, with stamp duty on the transfer only. Legal fees and loan stamp duty are extra. We apply the first-home exemption only up to RM500,000. Confirm it with your lawyer.

Things to check

  • Tenure is not stated: ask whether the land is freehold or leasehold.
  • No completion date is published: ask for the vacant possession date and the late-delivery terms in the SPA.
  • In Sabah a foreign buyer needs state consent and can only buy a unit priced at RM 1,000,000 or more.
Project details+
Developer
EXSIM Group
Location
Jesselton Docklands, Sabah
Property type
Serviced residence
Tenure
Not stated by the developer
Total units
Not stated by the developer
Blocks / towers
2
Storeys
Not stated by the developer
Expected completion
Not stated by the developer

Rooftop pool · Boxing ring · Lounge · Garden

Bedrock Suites photos

Our take

  • The entry price per sq ft is 90% above the median for completed condos in Kota Kinabalu. Some of that gap is normal for a new building. We would compare it with other new launches in Kota Kinabalu before paying a booking fee.
  • Of the 5 new launches we track in Kota Kinabalu, it has the highest entry price per sq ft.
  • Other new launches at a similar price per sq ft: MAIA Mont’Kiara (RM 1,034 psf), Chancery Ampang (RM 1,007 psf) and The Ria (RM 1,054 psf).
  • House prices in Sabah rose 7.5% over the last four years.

More new launches in Kota Kinabalu

More new launches by EXSIM

Bedrock Suites: common questions

Can foreigners buy Bedrock Suites?

Sabah sets a RM 1,000,000 minimum for foreign buyers. The developer does not list a full price range, so check the price of the unit you want.

Sources

Project facts come from the developer's website. Area prices and yields come from NAPIC's Laporan Pasaran Harta 2025. State figures come from the MHPI (Q1 2026P) and the NAPIC overhang tables (Q1 2026). No developer pays us.