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Development Highlights
1,080 suites split into two towers: 610 in Tower A, 470 in Tower B
The approximately 6.15-acre site runs 6 passenger lifts and 1 service lift per tower
Leasehold suites on a commercial title, off Jalan Haji Saman in Kota Kinabalu
Maintenance runs RM0.50 per square foot, sinking fund already included
The Verdict: Pros and Trade-offs
The Bedrock suits a buyer who wants a compact suite for a tenant or a guest, not a family home. The largest suite still tops out at approximately 700 sqft. Skip it if you need a car park bay guaranteed with the unit, or can't live with a window that never opens.
Why Buy Here
- Jesselton Duty Free Mall approximately 300m, Suria Sabah Mall approximately 600m: both malls are reachable on foot, no car needed.
- Type H is an approximately 668 sqft corner unit facing the sea: Type H1, the same size, faces the hills instead.
- Kota Kinabalu International Airport is approximately 10.3km away: that is the distance by the main route.
Why NOT Buy
- No car park bay comes with any suite: parking spans Lower Ground to Level 5, but nothing published says how to arrange one separately.
- No window in the building opens: every suite relies on air-con alone to move air, even on a cool, breezy evening.
Per-type prices aren't published yet. Ask us on WhatsApp.
A
B
C
D
E
F
G
H
H1
Shared Facilities & Amenities
Pools & Water
- Rooftop swimming pool
Wellness & Active
- Rooftop gym
Social & Work
- Coworking space
- Community kitchen
- Reception & waiting lounge
- Function room
Gardens
- Pocket garden
Location
The Bedrock sits in the Jesselton Docklands precinct on Jalan Haji Saman, on Kota Kinabalu's waterfront, within walking distance of the city's duty-free mall.
Distances are approximate, measured on a map.
Jesselton Duty Free Mall
Shopping300mDuty-free shopping right by the tourist ferry terminal.
Suria Sabah Mall
Shopping600mWaterfront mall facing the South China Sea.
Atkinson Clock Tower
Nearby1.2kmKota Kinabalu's oldest standing structure, built in 1905.
Gaya Street Market
Shopping1.3kmSunday market for local food, crafts and antiques.
Imago Mall
Shopping2.9kmMall with about 300 tenants in the city centre.
Sabah State Museum (Muzium Sabah)
Education3.5kmMuseum grounds include a heritage village and a zoo.
Masjid Bandaraya Kota Kinabalu
Nearby4.3kmNicknamed the Floating Mosque for its surrounding lagoon.
Sutera Harbour
Nearby4.5kmWaterfront resort with two hotels and a marina.
What the Loan Costs Each Month
Slide the price and down payment to see the true monthly cost and the income a bank wants to see.
Loan amount: RM 479,160. Estimate only, based on the developer's gross list price before any developer discounts, so your actual price may be lower. Your bank's offer decides the real number.
DSR is the share of your pay banks let go to loans. Joint income counts.
Commercial title: banks usually lend a lower margin at commercial rates, so the real monthly figure will likely be higher. Confirm your loan terms before committing.
Frequently Asked Questions
Straight answers to the questions buyers ask most.
How much does a suite cost?
Prices run from RM532,400 to RM973,600 across the unit types. On a 90% loan at 3.8% over 35 years, the entry price works out to about RM2,065 a month, an estimate only.
Does a unit come with a car park bay?
No. The five parking levels, Lower Ground through Level 5, are not assigned to any suite, so a buyer has to arrange a bay separately. Security runs card access at the lifts, with CCTV on the car park floors.
When will it be completed?
The developer of The Bedrock estimates it will hand over the keys by about the first quarter of 2030.
Is it freehold or leasehold?
Leasehold, on an approximately 6.15-acre site with a commercial title, not a residential one. That means the purchase sits outside HDA, the law that protects buyers of homes still under construction, so the usual buyer safeguards do not apply.
Who is developing it?
EXSIM Group and BEDI Group are developing The Bedrock, two towers on the Kota Kinabalu waterfront holding 1,080 suites combined. Tower A rises 27 storeys and Tower B 25, each with 6 passenger lifts and 1 service lift.
How much is the maintenance fee?
RM0.50 per square foot, and that figure already includes the sinking fund, the shared account a building draws on for major repairs. For the smallest suite, approximately 351 sqft, that works out to about RM176 a month.
Can a foreigner buy a suite?
Yes, above a price floor: a foreign buyer needs a sale price of RM600,000 or more. The cheapest suites start under that mark, so a foreign buyer has to pick from higher up the price range. Stamp duty is charged at the same rate as for a local buyer.
Do the windows open?
No. None of the windows in the building opens, so air-conditioning is the only way air moves inside any suite. Ceilings run approximately 10 feet high, and a sprinkler system covers every suite.
About the Developer
EXSIM Group, which develops high-rise homes and industrial parks in Malaysia, is developing The Bedrock together with BEDI Group. EXSIM has worked in property since 2008, and its Rainz tower in Bukit Jalil won a FIABCI World Prix d'Excellence award in 2023.
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