Where to Live in KK
KK isn't huge, but where you live makes a real difference to your daily commute, costs, and lifestyle. Here's an honest breakdown of each area.
KK is compact β nowhere is more than 30 minutes from the city centre (outside peak hours). Traffic congestion is the main variable, not distance. Most people drive or use Grab.
Quick Comparison
| Area | Vibe | Rent (1-bed) | Best For |
|---|---|---|---|
| City Centre | Urban, walkable | RM800β1,800 | Young professionals, tourists |
| Likas / Kolombong | Residential, central | RM700β1,500 | Families, mid-budget |
| Penampang / Donggongon | Suburban, spacious | RM500β1,200 | Families, budget-conscious |
| Putatan | Developing suburb | RM400β900 | Budget, new developments |
| Inanam / Menggatal | Outer suburb | RM400β1,000 | Budget, car owners |
| KK North (Sepanggar) | Industrial + new condos | RM600β1,400 | Port workers, new builds |
KK City Centre
Walking distance to Gaya Street, Suria Sabah, Jesselton Point, markets, and most restaurants. The most convenient location but also the most expensive.
| Pros | Cons |
|---|---|
| Walkable to everything | Higher rent |
| Grab easily available | Limited parking, traffic |
| Best food variety | Noisy on weekends |
| Close to waterfront | Older building stock in some areas |
Newer condos like Riverson, 1Borneo Hypermall area, and Jesselton Quay offer modern living. Older shophouse apartments above the city are cheaper but basic.
Likas and Kolombong
The sweet spot for many residents β close enough to the city (10 minutes drive), with proper residential neighbourhoods, schools, and wet markets.
| Pros | Cons |
|---|---|
| Central but quieter than city | Traffic at peak hours |
| Queen Elizabeth Hospital nearby | Older housing stock in parts |
| Good food options (Kolombong) | Limited new developments |
| Likas Bay for jogging/cycling | Flooding in low areas (rare) |
Likas is popular with government workers and mid-range professionals. Kolombong has excellent local food β particularly the kopitiam cluster near the wet market.
Penampang and Donggongon
The suburban heart of the KK metro area. Penampang is culturally Kadazan-Dusun territory and has expanded rapidly with new housing developments.
| Pros | Cons |
|---|---|
| Affordable rent and property | 15β25 min to city centre |
| Spacious β landed houses available | Car essential |
| 1Borneo, Donggongon area malls | Less walkable |
| Schools (SMK, SJK, private) | Traffic on Penampang Road at peak |
Donggongon town has its own commercial centre with banks, clinics, and a popular weekend tamu market. Good value for families who don't need to be in the city daily.
Putatan
South of Penampang, Putatan is one of KK's fastest-developing areas with several new condo and housing projects.
| Pros | Cons |
|---|---|
| Cheapest rents in KK metro | Further from city (20β30 min) |
| New developments with modern facilities | Limited food variety |
| Near KK airport | Less established neighbourhood feel |
Inanam and Menggatal
Northern suburbs past Likas. More rural feel, lower density, and significantly cheaper. Popular with budget-conscious families and those who don't mind a commute.
| Pros | Cons |
|---|---|
| Very affordable | 20β30 min to city centre |
| Greenery, kampung feel in parts | Car absolutely essential |
| Less congested | Fewer amenities nearby |
Kota Kinabalu North
The Sepanggar area is developing around the industrial port. New condos are going up, but the area is still primarily commercial and industrial.
UMS (Universiti Malaysia Sabah) is nearby, so there's student life and budget food options. Not recommended unless you work in the area or at the university.
For Expats
Most expats in KK gravitate toward:
- City centre condos β walkable, modern, close to restaurants and Grab coverage
- Likas area β quieter, close to Queen Elizabeth Hospital, family-friendly
- Tanjung Aru β near the beach and airport, premium condos
Foreigners can buy property in Sabah but minimum price is RM600,000 (high-rise) or RM1,000,000 (landed). Stamp duty for foreigners is 8% from January 2026. Most expats rent.
Finding Rentals
- Facebook groups: "KK Room for Rent", "Sabah Property", "KK House Rental"
- Mudah.my: Malaysia's Craigslist equivalent
- iProperty.com.my: More formal listings
- PropertyGuru: Good for condos and newer properties
- Direct landlord: Common in KK β agents are less used than in KL
Rental prices in KK are negotiable, especially for longer leases (6+ months). Offer to pay 2β3 months upfront for a discount. Always inspect in person before committing.
Frequently Asked Questions
Q Which area is best for expats in KK?
Q What is the average rent for a 1-bedroom apartment in KK?
Q Can foreigners buy property in Sabah?
Q Is Kota Kinabalu safe to live in?
Q What is the best area for families with young children?
Q How is public transport in KK for getting around without a car?
Sources & References 6 sources
Last verified: March 2026