StarProperty Awards 2025 · Starter Home Award
Alamesra · Next to TAR UMT · Kota Kinabalu
Your first home, in KK's first
placemaking
neighbourhood.
next door to TAR UMT. Built by KTI, delivering in Sabah since 1984.
RM367k+
RM497k+
RM300
Q4 2028
RM367k+
RM497k+
RM300
Q4 2028
*Illustrative instalment: 90% loan, 35 years, 4.3% p.a. Not a financing offer — get a real pre-check below.
The complete, up-to-date guide
First, they built the community. Then Kayana Heights.
Kayana Heights is the residential high-rise centrepiece of Ayuria Place, a 20-acre master-planned neighbourhood in Alamesra by K.T.I Development Sdn Bhd — a subsidiary of Bursa-listed KTI Landmark Berhad. The full development comprises five 39-storey blocks totalling 2,135 units across two podiums; currently selling is Podium A, twin towers A1 and A2 (866 units) offering 650 and 900 sq ft homes.
Built for first-home buyers, newlyweds and working professionals, the neighbourhood sits directly beside TAR UMT in Kota Kinabalu’s education hub — within reach of more than 20 education institutions, from secondary schools to universities.
Why this site exists: it’s maintained by a registered estate agent actively transacting in the project. Prices, availability and construction progress are kept current — so you don’t have to piece the picture together from portals.
Kayana Heights at a glance
The fact sheet, published in full.
Fact-based buying starts with the numbers most listings leave out — including the maintenance fee.
PROJECT FACT SHEET
Verified July 2026
- Project – Kayana Heights @ Ayuria Place
- Developer – K.T.I Development Sdn Bhd (KTI Landmark Bhd)
- Land title: Residential — not commercial
- Now selling: Podium A — Towers A1 & A2 (866 units)
- Price from – ~RM367,000 (650 sf) · ~RM497,000 (900 sf, Tower A2)
- Maintenance + sinking fund – RM0.30 psf (first year) ≈ RM195/mth on 650 sf
- Density – 12 units/floor · 3 lifts + 1 service lift
- Location – Alamesra, next to TAR UMT
- Type – Residential condominium
- Scale – 5 blocks · 39 storeys · 2,135 units
- Unit types – Type C 650 sq ft (2R2B) · Type B 900 sq ft (3R2B)
- Tenure – Leasehold 99 years, to 31 Dec 2098
- Car parks – 900 sf: 2 · 650 sf: 1
- Completion – Q4 2028 est. (48 months from SPA)
- Recognition – StarProperty Awards 2025 Starter Home Award
Checked against the developer’s live sales chart, July 2026. Launch tiers from RM290k and RM340k
are fully taken — prices move as stacks sell through
Why buyers are choosing Kayana Heights
Four reasons, all verifiable.
Track record
A developer with 40 years in Sabah
KTI has been building since 1984 — The Logg, Seri Akasia, Puncak Gloxinia, Taman Nelly and more, all delivered. CIDB-certified IBS manufacturer with a 4-star QLASSIC rating.
Location
The education-hub address
Directly beside TAR UMT, ~1.5 km from UMS, 0.7 km from 1Borneo — with 20+ education institutions in the catchment. Tenant demand here is structural, not speculative.
Transparency
Honest running costs
Maintenance and sinking fund from RM0.30 psf in year one — about RM195/month on a 650 sq ft unit. Published here because you should know it before you book, not after.
Low-risk entry
Start with RM300, not RM30,000
Booking starts from RM300, fully refundable with two loan rejection letters — secure a unit and test your loan eligibility with almost nothing at stake.
Latest availability
What's still open this month
As at July 2026
Tower A1 is largely booked — remaining choice is high-floor 650 sq ft units with the best views in the block, and its 900 sq ft corners are effectively sold out. Tower A2 is newly open with the widest choice: 650s from ~RM367k, corners from ~RM497k. Ask which stacks are still green this week.
One message gets you the price chart,
live availability and a gallery slot this
week.
The sales gallery is appointment-only — no walk-ins. We will reply within the hour during business hours.
Pick whichever fits where you are:
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