Good investment?
NO. Only consider if the price, package or personal use-case is unusually strong.
Project review
The V by Jesselton
Likas Bay, Kota Kinabalu, Sabah
The V by Jesselton is a landmark seafront mixed-use development by Jesselton Waterfront Sdn. Bhd. (Jesselton Internationals), rising directly on the protected coastline of Likas Bay in Kota Kinabalu,...
Price From
Contact for Pricing
Built-up
425 - 1,090 sqft
Tenure
Leasehold
Completion
Est. 54 months from SPA date
Last checked: August 2026 · brochure completion reference: Est. 54 months from SPA date
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.
1 / 20
Artist impression
The V by Jesselton artist impression of the Five Elements design concept with a sweeping canopy over the seafront towers
Artist impression reference.
Select Floor Plan Type
Type A1 • Floor / layout plan
Type A1/A2 (425 sqft)
Type A1/A2 layout in Tower A/B — a 425 sqft studio with 1 bathroom, the smallest and most affordable entry point into the development.
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
The V by Jesselton
Location
Likas Bay, Kota Kinabalu, Sabah
Developer
Jesselton Waterfront Sdn. Bhd. (Jesselton Internationals)
Tenure
Leasehold
Completion Year
Est. 54 months from SPA date
Price From
Contact for Pricing
Built-up Range
425 - 1,090 sqft
Bedrooms
Studio - 2
Total Units
Multi-tower (Tower A, B, C) plus 6 commercial suites in Tower D — exact unit count not disclosed
Nearest Mall
1Borneo Hypermall & Karamunsing Complex
| Project Name | The V by Jesselton |
|---|---|
| Location | Likas Bay, Kota Kinabalu, Sabah |
| Developer | Jesselton Waterfront Sdn. Bhd. (Jesselton Internationals) |
| Tenure | Leasehold |
| Completion Year | Est. 54 months from SPA date |
| Price From | Contact for Pricing |
| Built-up Range | 425 - 1,090 sqft |
| Bedrooms | Studio - 2 |
| Total Units | Multi-tower (Tower A, B, C) plus 6 commercial suites in Tower D — exact unit count not disclosed |
| Nearest Mall | 1Borneo Hypermall & Karamunsing Complex |
Key selling points
Borneo's longest 100-metre infinity pool with direct sea views along Likas Bay
Rare direct seafront position on a gazetted, protected coastline in Kota Kinabalu
10.04-acre commercial-titled development on a 99-year lease (until 2120)
Three residential towers (A, B, C) plus a fourth tower of 6 commercial office suites
Unit layouts from 425 sqft studio to 1,090 sqft 2-bedroom, including Dual-Key options for two income streams
Integrated Shoppes at The V retail podium for dining, retail and daily lifestyle needs
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 3,114
Cash Gap
-RM 1,114
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 3,114
Cash Gap
-RM 914
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 3,114
Cash Gap
-RM 764
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 3,114 | -RM 1,114 | 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 3,114 | -RM 914 | 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 3,114 | -RM 764 | 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 149
Sinking fund guide
RM 15
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 149
Sinking fund guide
RM 15
Monthly holding guide
RM 3,114
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 mall
1Borneo Hypermall & Karamunsing Complex
Source check: Google Maps check
Nearest commercial hub
Kota Kinabalu City Centre & waterfront promenade
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: Est. 54 months from SPA date.
Borneo's longest 100-metre infinity pool with direct sea views along Likas Bay Rare direct seafront position on a gazetted, protected coastline in Kota Kinabalu 10.04-acre commercial-titled development on a 99-year lease (until 2120)
Borneo's longest 100-metre infinity pool with direct sea views along Likas Bay
Rare direct seafront position on a gazetted, protected coastline in Kota Kinabalu
10.04-acre commercial-titled development on a 99-year lease (until 2120)
Three residential towers (A, B, C) plus a fourth tower of 6 commercial office suites
Unit layouts from 425 sqft studio to 1,090 sqft 2-bedroom, including Dual-Key options for two income streams
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 Studio - 2 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 Likas Bay, 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 The V by Jesselton?
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
Jesselton Waterfront Sdn. Bhd. has not published an open price list for The V by Jesselton. Unit layouts run 425 to 1,090 sqft across Studio, 1-Bedroom, 2-Bedroom and Dual-Key types, and pricing varies by tower and unit type. WhatsApp Lewis for the current nett price, package and remaining unit availability.
The V by Jesselton sits on a commercial-titled parcel under a 99-year leasehold, running until 2120.
It sits directly on the protected coastline of Likas Bay in Kota Kinabalu, Sabah, along Jalan Tun Fuad Stephens, minutes from KK City Centre, the Sabah International Convention Centre (SICC), 1Borneo Hypermall and Kota Kinabalu International Airport.
The project is developed by Jesselton Waterfront Sdn. Bhd., part of Jesselton Internationals.
Tower A and B offer Studio (A1/A2, 425 sqft), 1-Bedroom (B1 525 sqft, C1 625 sqft), 2-Bedroom (D2/D3 860 sqft, E1/E2 1,090 sqft) and Dual-Key layouts (A1 and D5, both 850-860 sqft with two studios and two baths). Tower C offers Studio (A1/A2, 447 sqft) and 1-Bedroom (B2 579 sqft, C1/C2 596 sqft).
It is the development's signature amenity — a 100-metre infinity-edge pool positioned along the sea frontage, described by the developer as the longest of its kind in Borneo, offering direct views out over Likas Bay.
Expected completion is 54 months from the Sale and Purchase Agreement (SPA) date. Confirm the exact SPA and vacant possession dates in the sales documents before you commit.
Shoppes at The V is the integrated retail podium at the base of the towers, providing lifestyle retail and dining options within the development so residents have daily conveniences on their doorstep.
NO. Only consider if the price, package or personal use-case is unusually strong.
The V by Jesselton 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.
The V by Jesselton is most suitable for Shortlist comparison.
The V by Jesselton 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.
The V by Jesselton can suit own-stay buyers comparing Likas Bay, Kota Kinabalu because it offers serviced residence options with pricing on request, with leasehold tenure and layouts around 425 - 1,090 sqft.
For investment, compare The V by Jesselton 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.
The nearest mall reference is 1Borneo Hypermall & Karamunsing Complex, along with Sabah International Convention Centre (SICC) and Kota Kinabalu City Centre & waterfront promenade. 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
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