Kota Kinabalu
The median registered price in Kota Kinabalu, Sabah is RM 560,000 (RM 461 psf), from 2,669 NAPIC/JPPH registered sales up to Jun 2026. Prices are what buyers paid and lodged with JPPH, not what sellers advertised.
Ask AI about this areaMedian price in Kota Kinabalu
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 560,000, with a 10% deposit over 30 years at 4.2%.
| Monthly instalment | RM 2,465 |
|---|---|
| Cash needed before keys | RM 75,600 |
| Gross income needed | RM 5,010/mo |
| Years of local income | 7.9× — severely unaffordable against RM 5,896/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, 1.89 reported crimes per 1,000 residents in Kota Kinabalu — above the national 1.57. Break-ins ran at 0.68 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 RM430k of flood damage to homes in Kota Kinabalu over 2021–2025 — about RM 4 for every home, against RM 306 nationally. 108 of 125 areas recorded more per home. Homes here were damaged in 2 of the 5 years; the worst was 2025, at RM288k.
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 3,604 advertised homes.
This is Sabah, not Kota Kinabalu. 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
Localities in Kota Kinabalu
Every mukim here with at least 30 registered sales, enough for a median of its own, by number of sales.
Busiest streets in Kota Kinabalu
Every street here with at least ten registered sales, by number of sales.
Questions about Kota Kinabalu
What is the median property price in Kota Kinabalu?
The median registered sale price in Kota Kinabalu, Sabah is RM 560,000, or RM 461 per square foot, across 2,669 sales recorded by NAPIC/JPPH. It is what buyers paid and registered, not asking prices.
Are property prices in Kota Kinabalu going up?
The median registered price in Kota Kinabalu moved +13% from 2021 to 2025, on NAPIC/JPPH sales. Recent quarters are provisional because registrations lag the sale.
What type of property sells most in Kota Kinabalu?
Condominium/Apartment makes up 31% of registered sales in Kota Kinabalu, the largest share of any property type.
What income do you need to buy a home in Kota Kinabalu?
About RM 5,010 a month in gross household income to buy at the Kota Kinabalu median of RM 560,000, with a 10% deposit over 30 years at 4.2%, for an instalment of RM 2,465 a month. A bank's own assessment, and any other loans, change it.
Does Kota Kinabalu flood?
DOSM recorded RM430k of flood damage to homes in Kota Kinabalu from 2021 to 2025, about RM 4 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 Kinabalu?
In 2023, Kota Kinabalu had 1.89 reported crimes per 1,000 residents, above the national 1.57, from PDRM figures and DOSM population. Reported crime is what reached the police, not all crime.