Good investment?
NO. Only consider if the price, package or personal use-case is unusually strong.
Project review
Residensi Bayu Damai
Kota Kinabalu, Sabah
Residensi Bayu Damai is a 999-year leasehold condominium by FYT Land (KK) Sdn. Bhd., a member of the EXSIM Group, set on a 10.20-acre forested site off Jalan Tuaran, about 3.5km from Kota Kinabalu cit...
Price From
Contact for Pricing
Built-up
697 - 1,132 sqft
Tenure
Leasehold
Completion
TBC
Last checked: August 2026 · brochure completion reference: TBC
Quick Project Decision
Lewis investment analysisBest for
Entry-budget buyer. Shortlist comparison.
Ask before booking
Latest nett price, available unit stack, floor/layout plan, car park allocation and alternatives.
Gallery and floor / layout plans
Use the photos like a viewing sequence: first impression, lifestyle, unit feel, floor/layout and surrounding area.
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Gallery
Residensi Bayu Damai twin-tower exterior and landscaped grand entrance drop-off in Kota Kinabalu, Sabah
Project visual reference.
Select Floor Plan Type
Type A • Floor / layout plan
Type A (697 sqft)
Residensi Bayu Damai layout Type A (697 sqft) — 2-bedroom, 2-bathroom entry-level unit with study.
Request floor / layout plan
Request current layout options, size range, facing, floor level, and available unit stack.
Project Details Table
Key project information must stay readable in text, not only inside brochure images.
Project Name
Residensi Bayu Damai
Location
Kota Kinabalu, Sabah
Developer
FYT Land (KK) Sdn. Bhd. (A Member of EXSIM)
Tenure
Leasehold
Completion Year
TBC
Price From
Contact for Pricing
Built-up Range
697 - 1,132 sqft
Bedrooms
2 - 4
Total Units
762 (Tower A: 373 | Tower B: 389)
| Project Name | Residensi Bayu Damai |
|---|---|
| Location | Kota Kinabalu, Sabah |
| Developer | FYT Land (KK) Sdn. Bhd. (A Member of EXSIM) |
| Tenure | Leasehold |
| Completion Year | TBC |
| Price From | Contact for Pricing |
| Built-up Range | 697 - 1,132 sqft |
| Bedrooms | 2 - 4 |
| Total Units | 762 (Tower A: 373 | Tower B: 389) |
Key selling points
Ultra-rare 999-year leasehold tenure — near-freehold security for multi-generational ownership
GreenRE Certified eco-luxury development with reduced solar heat gain and energy-efficient design
10.20-acre forested site, only 3.5km from Kota Kinabalu City Centre
762 units across 2 towers (Tower A: 373 | Tower B: 389)
Level 3A resort podium: 40m x 9m pool, jacuzzi, rock-climbing wall, outdoor cinema, basketball court
6 unit types from 697 sqft (2-bedroom) to 1,132 sqft (4-bedroom)
Shortlist comparison
Price and unit guide
Use these numbers as a shortlist guide. Confirm latest nett price, rebate and available units before booking.
3 investment scenarios
A simple stress test using the project price guide, rental guide and monthly holding guide. Confirm real rent, loan terms and package before booking.
Scenario
Conservative
Monthly Rent
RM 2,000
Gross Yield
3.4%
Show all details
Vacancy Buffer
2 months / year
Monthly Holding
RM 3,218
Cash Gap
-RM 1,218
What it means
Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition.
Scenario
Balanced
Monthly Rent
RM 2,200
Gross Yield
3.8%
Show all details
Vacancy Buffer
1 month / year
Monthly Holding
RM 3,218
Cash Gap
-RM 1,018
What it means
Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer.
Scenario
Optimistic
Monthly Rent
RM 2,350
Gross Yield
4.0%
Show all details
Vacancy Buffer
0.5 month / year
Monthly Holding
RM 3,218
Cash Gap
-RM 868
What it means
Upside case. Only use after checking strong furnished rental evidence and tenant demand.
| Scenario | Monthly Rent | Gross Yield | Vacancy Buffer | Monthly Holding | Cash Gap | What it means |
|---|---|---|---|---|---|---|
| Conservative | RM 2,000 | 3.4% | 2 months / year | RM 3,218 | -RM 1,218 | Stress-test case. Use this when you want more buffer for vacancy, furnishing and rental competition. |
| Balanced | RM 2,200 | 3.8% | 1 month / year | RM 3,218 | -RM 1,018 | Base planning case. Useful for checking whether the project still feels comfortable after normal vacancy buffer. |
| Optimistic | RM 2,350 | 4.0% | 0.5 month / year | RM 3,218 | -RM 868 | Upside case. Only use after checking strong furnished rental evidence and tenant demand. |
This is a decision guide, not a guaranteed return. It excludes personal tax, insurance, special assessment and future rate changes.
Cost and affordability check
Hidden cost guide
SPA / legal buffer (SPA = Sale & Purchase Agreement)
RM 7,000
Developer package may absorb part of this.
Stamp duty buffer
RM 21,000
Final amount depends on buyer profile and latest rules.
Loan agreement buffer
RM 3,500
Confirm with bank and lawyer before booking.
Renovation / move-in buffer
RM 17,500
Useful for curtains, lights, appliances and defects follow-up.
Monthly holding guide
Estimated instalment
RM 2,866
Maintenance guide
RM 244
Sinking fund guide
RM 24
Assessment / quit rent buffer
RM 84
Monthly Holding Cost
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 2,866
Maintenance guide
RM 244
Sinking fund guide
RM 24
Monthly holding guide
RM 3,218
Cash buffer guide
RM 101,500
Location intelligence
Use this as a viewing checklist. Confirm exact travel time with Google Maps or Waze on your actual viewing day.
Nearest commercial hub
3.5km to Kota Kinabalu City Centre
Source check: Google Maps / area research
Viewing checklist
Check route timing for work, school, and family needs.
Compare layout, facing, floor level, and maintenance cost.
Review brochure facts before booking or submitting loan.
Ask for nearby competing supply before deciding.
Lewis investment analysis
The opinion, score, yield estimate, risks and alternatives are grouped here so the page stays light at first glance.
Only consider if the price, package or personal use-case is unusually strong.
Suitable for
Shortlist comparison
Avoid if
Short-Term FlipperBuyer needing immediate move-inFreehold-only buyer
May not suit buyers who need confirmed walking distance to rail transit.
May not suit buyers who need to move in immediately or inspect the exact completed unit.
May not suit buyers who only want freehold tenure.
Risk
Medium-High
Holding Period
5-8 years
Confidence
6.5/10
Overall Score
6.6/10
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
6.2/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
7.1/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
6.5/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
6.5/10
Future Growth
Infrastructure, commercial development, township maturity and growth catalysts.
7.0/10
Supply Risk Control
Higher score means healthier control against nearby competing supply.
7.2/10
Liquidity
Estimated resale audience depth and ability to exit later.
6.2/10
Score is a value-first Lewis framework using brochure facts, public map/infrastructure signals, rental-source checks, supply-risk control and market-source verification. A low price alone does not create a high score.
How Lewis reads this score
The score is not a decoration. Each factor points to what must be verified before booking.
Factor
Relative Value
Score
6.2/10
Why it matters
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
What to verify next
Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal.
Factor
Location Score
Score
7.1/10
Why it matters
Area strength, amenity depth, maturity and daily convenience.
What to verify next
Check daily route, surrounding amenities, road access and actual neighbourhood feel.
Factor
Rental Demand
Score
6.5/10
Why it matters
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
What to verify next
Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate.
Factor
Accessibility
Score
6.5/10
Why it matters
Rail, road, commute and practical access signals from public information and maps.
What to verify next
Verify Google Maps or Waze travel time during peak hour, not only brochure distance.
Factor
Future Growth
Score
7.0/10
Why it matters
Infrastructure, commercial development, township maturity and growth catalysts.
What to verify next
Check MRT Corp, DBKL, developer masterplans and latest area development news.
Factor
Supply Risk Control
Score
7.2/10
Why it matters
Higher score means healthier control against nearby competing supply.
What to verify next
Compare nearby launches, completed stock, rental competition and density before booking.
Factor
Liquidity
Score
6.2/10
Why it matters
Estimated resale audience depth and ability to exit later.
What to verify next
Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic.
| Factor | Score | Why it matters | What to verify next |
|---|---|---|---|
| Relative Value | 6.2/10 | Whether the entry price is justified by location quality, rental support, supply risk control and resale audience. | Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal. |
| Location Score | 7.1/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 6.5/10 | Tenant depth from jobs, lifestyle, education, medical, rail and city demand. | Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate. |
| Accessibility | 6.5/10 | Rail, road, commute and practical access signals from public information and maps. | Verify Google Maps or Waze travel time during peak hour, not only brochure distance. |
| Future Growth | 7.0/10 | Infrastructure, commercial development, township maturity and growth catalysts. | Check MRT Corp, DBKL, developer masterplans and latest area development news. |
| Supply Risk Control | 7.2/10 | Higher score means healthier control against nearby competing supply. | Compare nearby launches, completed stock, rental competition and density before booking. |
| Liquidity | 6.2/10 | Estimated resale audience depth and ability to exit later. | Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic. |
Expected rental
RM 2,000 - RM 2,350
Estimated yield
3.4% - 4.0%
Tenant profile
Entry-budget buyer
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: August 2026 · brochure completion reference: TBC.
Ultra-rare 999-year leasehold tenure — near-freehold security for multi-generational ownership GreenRE Certified eco-luxury development with reduced solar heat gain and energy-efficient design 10.20-acre forested site, only 3.5km from Kota Kinabalu City Centre
Ultra-rare 999-year leasehold tenure — near-freehold security for multi-generational ownership
GreenRE Certified eco-luxury development with reduced solar heat gain and energy-efficient design
10.20-acre forested site, only 3.5km from Kota Kinabalu City Centre
762 units across 2 towers (Tower A: 373 | Tower B: 389)
Level 3A resort podium: 40m x 9m pool, jacuzzi, rock-climbing wall, outdoor cinema, basketball court
May not suit buyers who need confirmed walking distance to rail transit.
Traffic and actual travel time should be checked during weekday peak hour.
Final package, rebate, car park allocation and legal fee support can change without notice.
Rental estimate should be checked against current completed supply nearby.
Construction timeline and VP date should be reconfirmed with the developer.
Leasehold tenure and remaining lease details should be checked before booking.
Before you book
Best Units To Ask First
Ask first for 2 - 4 room layouts with efficient usable space.
For rental, compare smallest practical layout against maintenance fee and furnishing budget.
For own stay, prioritise quieter facing, parking convenience and future family needs over the cheapest unit only.
Unit Stack / Facing Guide
Ask for available stack, floor level, facing, afternoon sun exposure and nearby road/noise direction.
For Kota Kinabalu, compare convenience against privacy, view and traffic movement before choosing a unit.
Shortlist at least two layouts so you have a backup if the preferred stack is taken.
Questions Before Booking
What is the latest nett price and package for Residensi Bayu Damai?
Is the rebate confirmed in writing and until when is it valid?
Which unit stacks, floor levels and facings are still available?
What are the layout types and exact built-up sizes?
How many car parks are included and where are they located?
What is the estimated maintenance fee and sinking fund?
Continue your research
FAQ and enquiry
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Buyer questions
The developer has not published an official starting price for Residensi Bayu Damai — WhatsApp Lewis to confirm the latest nett price, developer package and unit availability.
Residensi Bayu Damai carries a 999-year leasehold title — an ultra-rare tenure in Kota Kinabalu that offers near-freehold security for long-term and multi-generational ownership.
Residensi Bayu Damai is located off Mile 3, Jalan Tuaran (Jalan Fung Ye Ting), Kota Kinabalu, Sabah — about 3.5km from Kota Kinabalu City Centre.
Residensi Bayu Damai is developed by FYT Land (KK) Sdn. Bhd., a member of the multi-award-winning EXSIM Group.
Yes. Residensi Bayu Damai is a GreenRE Certified development designed for superior energy efficiency, reduced solar heat gain and lower carbon emissions.
Residensi Bayu Damai offers 6 unit types from 697 sq ft (Type A, 2-bedroom) to 1,132 sq ft (Type D1, 4-bedroom) across two towers totalling 762 units. WhatsApp Lewis for the full floor plan set.
NO. Only consider if the price, package or personal use-case is unusually strong.
Residensi Bayu Damai has a Lewis Investment Score of 6.6/10 based on relative value, rental demand, supply risk control, liquidity, location quality, accessibility and future growth. Low price alone does not make a project top tier.
Ask Lewis to verify current nearby rental listings as the starting rental check, then compare maintenance, vacancy and furnishing cost before making an investment decision.
The current framework labels the project risk as Medium-High. The final risk depends on latest nett price, unit selection, competing supply and rental evidence.
Residensi Bayu Damai is most suitable for Shortlist comparison.
Residensi Bayu Damai may not suit Short-Term Flipper, Buyer needing immediate move-in, Freehold-only buyer.
The exit strategy is to buy a unit with clear resale audience, practical layout, sensible entry price and rental demand that can still compete with nearby completed projects.
Better alternatives depend on your budget, preferred area and purpose. Compare nearby projects by Lewis Score, actual commute, rent evidence, maintenance and available layout.
Check Brickz, EdgeProp and NAPIC evidence for actual transaction range, completed comparable prices and supply trend before relying on asking price.
The suggested holding period is 5-8 years, subject to loan comfort, vacancy buffer, market cycle and personal exit plan.
Residensi Bayu Damai can suit own-stay buyers comparing Kota Kinabalu because it offers condominium options Contact for Pricing, with leasehold tenure and layouts around 697 - 1,132 sqft.
For investment, compare Residensi Bayu Damai against nearby completed rental supply, realistic furnishing cost, maintenance fee and tenant demand before booking.
Ask for latest nett price, rebate, package validity, available unit stack, car park allocation, maintenance estimate, floor plan and loan comfort check.
Lewis Chong, REN 69566 under IQI Global, can help compare latest package, floor plan, loan comfort, rental logic and alternatives.
WhatsApp Lewis to verify the nearest MRT/LRT station and walking distance. Confirm actual walking distance and any covered link before relying on transit access.
WhatsApp Lewis to verify the nearest mall and everyday amenities, along with 3.5km to Kota Kinabalu City Centre and Likas Sports Complex. Confirm current retail, school and healthcare access before booking.
Yes. WhatsApp Lewis to request current layout types, size options, facing, floor level, available unit stack and floor plan images where available.
Ask for the latest nett price, rebate, car park allocation, legal package, booking terms and availability before paying any booking fee.
Yes. Share your budget, income range, commitments and preferred loan margin so the monthly instalment and cash needed can be estimated before viewing.
Get price list, floor plans & rental yield
Enter your details and Lewis sends the latest price list, floor plans and rental-yield notes on WhatsApp. Usually within ~15 min (9am–9pm).
Prefer to chat directly?
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