14 Houses for Sale at Kayana Heights @ Ayuria Place, Alamesra
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Kayana Heights @ Ayuria Place is a modern, leasehold apartment residence poised to redefine urban living in the vibrant heart of Alamesra, Kota Kinabalu. Developed by the award-winning KTI Development Sdn Bhd, this project is part of Ayuria Place, Sabah's first-ever placemaking neighbourhood designed to foster a rich, community-centric lifestyle. With an expected completion in 2028, Kayana Heights offers an affordable entry-point for first-time homebuyers and a strategic opportunity for investors. Kayana Heights is a 39-storey residential tower featuring 433 units, thoughtfully designed for the modern urban dweller. The development's core philosophy is 'community first', integrating residences with functional public spaces and social hubs. A key highlight is the expansive 1.2-acre Central Park, providing a green sanctuary for residents to connect and relax. The development offers practical layouts designed for comfort and easy customisation to suit various lifestyles. Available options include: 650 sq. ft. with 2 bedrooms and 2 bathrooms. 900 sq. ft. with 3 bedrooms and 2 bathrooms, typically in a corner position. Residents of Kayana Heights will enjoy a full suite of condominium facilities that cater to both active and leisure pursuits. Amenities include:A swimming pool and fully-equipped gymnasium. An extensive jogging track that connects the entire development. A 1.2-acre Central Park and an outdoor gym. Community-focused spaces such as a clubhouse, multipurpose hall, and meeting rooms. Conveniences like a minimart, parcel room, and food delivery stations. 24-hour security and covered car parks. Kayana Heights is ideally situated in an education hub, making it a prime location for students and faculty. It is located adjacent to Tunku Abdul Rahman College (TAR UMT) and near Universiti Malaysia Sabah (UMS), which is approximately 1.5 km away. The residence is located adjacent to the popular 1-Borneo Hypermall, just 0.7 km away, offering a wide array of retail, dining, and entertainment options. The community is also designed with shops within walking distance for daily convenience. Strategically positioned, Kayana Heights offers excellent connectivity via the Sulaman-Coastal Highway. The development is approximately 13.4 km from Kota Kinabalu City Centre and 19 km from Kota Kinabalu International Airport (KKIA). The Alamesra Bus Station is also located within a 2 km radius. Kayana Heights is a project by KTI Development Sdn Bhd (KTI Landmark), a reputable developer known for its commitment to quality and innovative ideas in the Sabah property scene since 1984. The project has been recognized as a 2025 Starter Home Award winner, underscoring its value and appeal.
DeveloperKTI Development Sdn Bhd
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PropertyGuru data spanning the past 30 days shows that this project maintains notable traction in local search behaviour, recording a 26.67% share within Likas. This significant level of interest suggests the development is a primary consideration for buyers exploring the township market.
Pricing by Unit Types:- 2-Bedroom Units:
- Avg Asking Price: RM 313K
- Avg PSF: RM 481 psf (34.45% lower compared to Likas average of RM 734 psf)
- Available Units: 3
- 3-Bedroom Units:
- Avg Asking Price: RM 320K
- Avg PSF: RM 492 psf (31.74% lower compared to Likas average of RM 721 psf)
- Available Units: 1
- 4-Bedroom Units:
- Avg Asking Price: RM 1.10M
- Avg PSF: RM 458 psf (3.54% lower compared to Likas average of RM 475 psf)
- Available Units: 1
- BUS STOP (1725m, 20-21 mins) — Accessible transport link that helps with the daily commute around the Kota Kinabalu region.
- SK RAMPAYAN MENGGATAL (0m, 0 min) — This primary school is located right next to the development, making the morning school run incredibly easy for parents and children.
- UNIVERSITI MALAYSIA SABAH (1235m, 14-15 mins) — A major higher learning institution nearby that is perfect for staff, students, or those looking for rental opportunities.
- GUARDIAN (1271m, 15-16 mins) — Handy pharmacy for picking up daily health essentials and personal care items.
- UMS ONE STOP CENTRE (1779m, 21-22 mins) — Convenient medical facility providing essential health services to the local community.
- CENTRE FOR THE PROMOTION OF KNOWLEDGE AND LANGUAGE LEARNING (1910m, 22-23 mins) — Nearby facility that supports personal development and wellness through education.
- 1BORNEO HYPERMALL (1402m, 16-17 mins) — Large shopping destination offering a huge variety of retail brands, cinema, and leisure activities.
- BATARAS HYPERMARKET (1491m, 17-18 mins) — Great spot for doing the weekly grocery run with a wide selection of fresh produce and household goods.
- PARKSON (1509m, 18-19 mins) — Well-known department store nearby for fashion, beauty products, and home essentials.
- SAUDI GRILL (801m, 9-10 mins) — Local dining spot perfect for a quick and tasty meal just a short distance from home.
- NASI KUKUS BEREMPAH (896m, 10-11 mins) — Popular choice for those craving traditional local flavours and hearty rice dishes.
- KOKI BANDUNG (923m, 11-12 mins) — Great nearby eatery for families looking to enjoy a variety of regional dishes.
- MAYBANK (954m, 11-12 mins) — Essential banking services located nearby for easy management of personal finances.
- ORANGE (1314m, 15-16 mins) — Local convenience store for quick snacks and last-minute household needs.
- 7-ELEVEN (1341m, 16-17 mins) — Familiar 24-hour stop for grabbing essentials at any time of the day or night.
- COOPMART (1730m, 20-21 mins) — Additional retail option for daily necessities within the Alamesra neighbourhood.
- TUNKU ABDUL RAHMAN UNIVERSITY OF MANAGEMENT AND TECHNOLOGY, SABAH BRANCH (TAR UMT) (247m, 2-3 mins) — Extremely close campus that makes this project an ideal residence for university students and faculty members.
- NORTH BORNEO UNIVERSITY COLLEGE (NBUC) (1397m, 16-17 mins) — Another significant educational institution nearby, adding to the area's appeal as a major learning hub.
Kayana Heights @ Ayuria Place in Alamesra is currently establishing its market presence, with transaction data reflecting the early stages of its lifecycle.
- Transactions: 0 sale transactions in the last 12 months, indicating limited sale activity.
- PG Pulse Insight: The project currently shows limited sale activity, which is typical for developments in their initial market entry or pre-completion phases.
Published date: July 17, 2026