Kota Belud
The median registered price in Kota Belud, Sabah is RM 440,000 (RM 333 psf), from 23 NAPIC/JPPH registered sales up to Apr 2026. Prices are what buyers paid and lodged with JPPH, not what sellers advertised.
Ask AI about this areaMedian price in Kota Belud
Recent quarters remain provisional because NAPIC registrations can lag. The district median is descriptive evidence, not a formal valuation.
What the median here asks of a buyer
On the district median of RM 440,000, with a 10% deposit over 30 years at 4.2%.
| Monthly instalment | RM 1,937 |
|---|---|
| Cash needed before keys | RM 59,400 |
| Gross income needed | RM 3,937/mo |
| Years of local income | 10.4× — severely unaffordable against RM 3,512/mo median household income here, DOSM 2024 |
The instalment and the cash are arithmetic. The income figure assumes a 60% debt-service ratio and no other commitments — a car loan or a card balance raises it, often sharply. Years of local income makes no assumption about lending at all, which is why both are shown. Run your own numbers.
Reported crime
In 2023, 0.32 reported crimes per 1,000 residents in Kota Belud — below the national 1.57. Break-ins ran at 0.09 per 1,000, against 0.35 nationally.
Reported crime is what reached the police, not all crime, and it is per resident, so busy centres read high. It describes the whole district, not any one street. Every district compared.
Flood damage to homes
DOSM recorded RM178k of flood damage to homes in Kota Belud over 2021–2025 — about RM 9 for every home, against RM 306 nationally. 104 of 125 areas recorded more per home. Homes here were damaged in 2 of the 5 years; the worst was 2022, at RM102k.
These are losses assessed after floods that happened, not a forecast. A district is a large area and flooding is local — most homes in even the worst-hit districts were never touched — so this cannot say whether a particular street floods. Every district compared.
What it rents for
Across Sabah, landlords advertise a whole home at a median of RM 2,000/month, which is a gross yield of 6% against the state's registered median price — from 3,773 advertised homes.
This is Sabah, not Kota Belud. Rental listings are filed under suburb names that do not map onto the register's districts, so a district-level rent would have to be guessed. The rent is what landlords ask; the price is what buyers paid and lodged — so the yield is half advertised and half registered, and it is a gross figure before maintenance, assessment, vacancy and agent fees. Full rental yield analysis.
Recent registered sales
Questions about Kota Belud
What is the median property price in Kota Belud?
The median registered sale price in Kota Belud, Sabah is RM 440,000, or RM 333 per square foot, across 23 sales recorded by NAPIC/JPPH. It is what buyers paid and registered, not asking prices.
What type of property sells most in Kota Belud?
2 - 2 1/2 Storey Shop makes up 26% of registered sales in Kota Belud, the largest share of any property type.
What income do you need to buy a home in Kota Belud?
About RM 3,937 a month in gross household income to buy at the Kota Belud median of RM 440,000, with a 10% deposit over 30 years at 4.2%, for an instalment of RM 1,937 a month. A bank's own assessment, and any other loans, change it.
Does Kota Belud flood?
DOSM recorded RM178k of flood damage to homes in Kota Belud from 2021 to 2025, about RM 9 per home against RM 306 nationally, with homes damaged in 2 of the 5 years. That is the district as a whole; it cannot say whether a particular street floods.
What is the crime rate in Kota Belud?
In 2023, Kota Belud had 0.32 reported crimes per 1,000 residents, below the national 1.57, from PDRM figures and DOSM population. Reported crime is what reached the police, not all crime.