Kota Kinabalu’s First Official Sublet Consent Apartment
Kayana Heights @ Ayuria Place｜Fully Furnished · Fully Managed · Rental Income Covers Renovation · Projected ROI up to 9%*
*Based on projected rental income and market assumptions. Actual returns may vary.
Price Tag: ✨ From Only RM3xxK ✨
🏙️ Concept
Kayana Heights is part of Kota Kinabalu’s first placemaking development, integrating residences, lifestyle shops, and a clubhouse around a 1.2-acre Central Park and Araya Gardens. Thoughtfully designed green spaces, jogging tracks, study rooms, and community zones create a modern urban village that encourages interaction, wellness, and belonging — a refreshing new standard of community living in KK.
🏗️ Developer
Developed by KTI Development Sdn Bhd, a reputable Sabah-based developer backed by Hong Leong Islamic Bank and designed by Arkitek OMA Sdn Bhd. KTI has a strong track record in quality urban projects throughout Sabah, ensuring confidence in delivery, design, and after-sales service. The project is approved by DBKK with Developer’s License DL 03-2028/06767 and Advertising Permit AP 03-2028/05098 (valid till 2028).
Project Highlights
Official Sublet Consent🔑 (Legal subletting, worry-free investment)
Fully Furnished 🛋️ (Move-in ready, hassle-free)
Fully Managed🛡️ (Professional rental management)
Rental Covers Renovation💰 (Tenant pays for your fit-out)
Projected ROI up to 9%* 📈
*Based on estimated rental income and current market assumptions. Actual returns may vary depending on unit type, furnishing package, and management plan.
Investment Package
👉 Key point: Tenants pay for your renovation through rental income.
Units & Pricing
Unit Type : Type C (2 Bed 2Bath)
Size : 650 sqft
Carpark : 1
From : RM 314K
Unit Type : Type B (3 Bed 2 Bath)
Size : 900 sqft
Carpark : 2
From : RM 368K
Maintenance Fee: RM0.30/sqft (including sinking fund)
Booking Fee: RM300
Developer absorbs SPA & Loan Legal Fees
💰 Sales Package
Early-bird buyers enjoy a RM 300 booking fee, and free SPA & loan legal fees absorbed by developer. Bumiputera purchasers receive an additional 5% discount. Priced from
RM 314,000 (650 sq ft) and RM 368,000 (900 sq ft), with 1–2 car parks per unit and a maintenance fee of only RM 0.30 psf, Kayana Heights offers unmatched value for a modern home in KK’s fastest-growing district.
Visual suggestion: simple price band graphic RM 314k – RM 493k with
“Legal Fees FREE ” badges.
📈 ROI Potential
With the BeLive Co-Living Package, each unit is professionally furnished and fully managed — turning a single apartment into a multi-income asset. Rental returns projected at 8–9.9% ROI with zero management hassle and high occupancy from student and professional tenants. Owners enjoy automated rent collection, weekly cleaning, tenant management, and real-time reporting — delivering predictable income and long-term capital growth.
Location
Located within Ayuria Place @ Alamesra, just 300 m from TAR UMT and 2.8 km from UMS, Kayana Heights enjoys a prime education-driven address off Jalan UMS, only 13 km from KK City Centre and 19 km from KKIA. Surrounded by mature amenities — 1Borneo Mall, banks, supermarkets, hospitals — and supported by the newly upgraded 6-lane highway, it sits in a vibrant growth corridor poised for strong rental and capital demand.
Access & Amenities
Direct access via Sulaman Coastal Highway and Jalan UMS connects to city and Tuaran in minutes. Within 10 km radius are universities, government offices, hospitals, shopping malls and banks — creating constant housing demand. On-site facilities include a clubhouse with pool, function hall & gym, plus 13 lifestyle amenities such as outdoor gym, playground, jogging track, BBQ deck and meeting rooms for students and families alike.
Frequently Asked Questions
Question 1: Can foreigners buy❓
💡Yes, minimum threshold RM600,000 (per Sabah state requirement).
Question 2: Is subletting allowed❓
💡Yes, Kayana Heights has official sublet consent — meaning it’s legally approved for rental management and subletting.
Question 3: Can ROI really reach 9%*❓
💡Depends on unit type, floor, and rental model; projected up to 9%* based on estimated rental income.
* Based on projected rental income and market assumptions. Actual returns may vary.
Why Work With Me?
I focus on investors’ knowledge, clarity and confidence before taking action on their property investment journey so that you will have a reasonable expectation on the investment outcome, which means a higher chance of success in your wealth building effort.
LOUIS LIEW THAU SHEN
Project - Kayana Alamesra
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