Sabah, Sabah • Condominium
Discover The Bedrock @ Jesselton Docklands - A Landmark Development in Kota Kinabalu by Exsim & Bedi Group Lewis Chong can help you compare The Bedrock with nearby Sabah projects, check current…
The short answer first — then dig into photos, price and risk below.
The Bedrock is a leasehold condominium in Sabah, Sabah, with layouts around 351 sqft, with an estimated gross rental yield of 3.4%–4.0%. Lewis Chong rates it 6.2/10 — not currently recommended. Only consider if the price, package or personal use-case is unusually strong.
Entry-budget buyer. Shortlist comparison.
Check the floor plans first, then use the photos to judge facade, facilities and surroundings before you commit to a viewing.
Gallery
Project visual reference.
Select Floor Plan Type
Type A • Floor / layout plan
The Bedrock Type A1/A2 — Studio, 351–372 sq ft built-up. Verified developer floor plan.
Request current layout options, size range, facing, floor level, and available unit stack.
Check the practical details first before reading the deeper investment view.
Cross-check these details against the developer's brochure before you book a viewing.
Project Name
Location
Tenure
Price From
Built-up Range
Bedrooms
| Project Name | The Bedrock |
|---|---|
| Location | Sabah, Sabah |
| Tenure | Leasehold |
| Price From | Contact for Pricing |
| Built-up Range | 351 sqft |
| Bedrooms | 1 |
A clean first scan of the project before you compare package, layout and risk.
Sabah location with Sabah property demand
Leasehold condominium option
Verified pricing available by request
351 sqft layout range
Suitable for own-stay and investment comparison with Lewis
Use these numbers as a shortlist guide for unit comparison.
| Unit type | Built-up | Bed·Bath | Price | Est. monthly | Best for | Action |
|---|---|---|---|---|---|---|
| Type A | 372 sq ft | 0 / – | Ask Lewis | – | Rental investorFirst-home buyer | Ask about this type |
| Type B | 389 sq ft | 1 / – | Ask Lewis | – | Rental investorFirst-home buyer | Ask about this type |
| Type C | 457 sq ft | 1 / – | Ask Lewis | – | Rental investorFirst-home buyer | Ask about this type |
| Type D | 511 sq ft | 2 / – | Ask Lewis | – | First-home buyerSmall family | Ask about this type |
| Type E/F | 640 sq ft | 2 / – | Ask Lewis | – | First-home buyerSmall family | Ask about this type |
| Type H | 668 sq ft | 2 / – | Ask Lewis | – | First-home buyerSmall family | Ask about this type |
*Estimates based on 90% loan, 4.2% p.a., 35 years. Prices are indicative — confirm latest with Lewis.
Recalculate with my numbers →Pricing not published yet — WhatsApp Lewis for the latest price list
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 2,866
Maintenance guide
RM 123
Sinking fund guide
RM 12
Assessment & quit rent guide
RM 84
Monthly holding guide
RM 3,085
Cash buffer guide
RM 101,500
Instalment assumes 90% margin, 4.2% p.a., 35 years — indicative of the current Bank Negara OPR environment; confirm actual rates with your bank.
Use this as a viewing checklist. Confirm exact travel time with Google Maps or Waze on your actual viewing day.
Lewis's honest take: overall score, realistic rental yield, the main risks, and which alternatives to compare before you decide.
Only consider if the price, package or personal use-case is unusually strong.
Suitable for
Avoid if
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
5.8/10
Lewis's screening model
6.2/10
Scored by the same model across every project on this site — price, tenure, location and rental demand. A screening aid, not a personal valuation.
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
5.6/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
6.4/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
6.1/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
6.0/10
Future Growth
Infrastructure, commercial development, township maturity and growth catalysts.
6.6/10
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.
The score is not a decoration. Each factor points to what must be verified before booking.
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
| Factor | Score | Why it matters | What to verify next |
|---|---|---|---|
| Relative Value | 5.6/10 | 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 | 6.4/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 6.1/10 | 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 | 6.0/10 | 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 | 6.6/10 | 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: September 2026.
Sabah location with Sabah property demand Leasehold condominium option Verified pricing available by request
Sabah location with Sabah property demand
Leasehold condominium option
Verified pricing available by request
351 sqft layout range
Suitable for own-stay and investment comparison with Lewis
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.
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
The live project page does not show a public starting price for The Bedrock. WhatsApp Lewis to confirm the latest developer package, unit availability, and viewing arrangement.
The Bedrock can be reviewed for both own-stay and investment purposes by comparing its Sabah location, layout sizes, nearby amenities, transport access, and expected tenant or resale demand.
Yes. Lewis can compare The Bedrock with similar projects by price per square foot, layout efficiency, loan affordability, developer package, completion timeline, and exit strategy.
The Bedrock is a leasehold condominium in Sabah, Sabah, with layouts around 351 sqft, with an estimated gross rental yield of 3.4%–4.0%. Lewis Chong rates it 6.2/10 — not currently recommended. NO. Only consider if the price, package or personal use-case is unusually strong.
The Bedrock has a Lewis Investment Score of 6.2/10 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.
The Bedrock is most suitable for Shortlist comparison.
The Bedrock 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.
Buyers comparing The Bedrock usually also look at Residensi Bayu Damai, The V by Jesselton and Verte Medini Residence. The better choice depends on budget, area and purpose — compare by Lewis Score, commute, rent evidence, maintenance and 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.
Foreign buyers can purchase units meeting the Sabah foreign-buyer minimum threshold of RM 600,000. Confirm current available unit pricing and State Authority Consent requirements with Lewis.
Foreign buyers pay a flat 8% stamp duty on the purchase price (effective 1 January 2026 under Budget 2025/2026, replacing the graduated 1%–4% citizen scale). Malaysian permanent residents (PR) continue to enjoy standard citizen rates.
The Bedrock can suit own-stay buyers comparing Sabah because it offers condominium options Contact for Pricing, with leasehold tenure and layouts around 351 sqft.
For investment, compare The Bedrock 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 Sabah and Sabah surrounding amenities. 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 — or book a viewing
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? WhatsApp Lewis
Compare these before booking so you can check price, area, risk and rental logic side by side.
Same leasehold tenure, useful for comparing long-term holding logic.
Same leasehold tenure, useful for comparing long-term holding logic.
Same leasehold tenure, useful for comparing long-term holding logic.
