Overview The Suites Facilities Location Investment Get Floor Plans + Price List
Jesselton Docklands · Kota Kinabalu, Sabah

The city stops here. The sea doesn't.

The Bedrock: 1,080 fully furnished suites on Kota Kinabalu's waterfront, two towers on 6.15 acres, next to Jesselton Point and Suria Sabah. Studio to 2 bedroom, 351 to 700 sqft. From RM 532,400 gross.

Get Floor Plans + Price List From RM 532,400 · est. ~RM2,160/mo*
Free · No obligation · Direct WhatsApp reply
1,080
Furnished Suites
2
Towers, 27 & 25 Storeys
351–700
Sq Ft
6.15
Acres Waterfront
The Project

Kota Kinabalu's waterfront address.

The Bedrock sits inside Jesselton Docklands, the 6.15 acre waterfront precinct being built on the last stretch of shoreline in central Kota Kinabalu. Two towers, 27 and 25 storeys, holding 1,080 suites between them, with the sea on one side and Signal Hill on the other.

Every suite is delivered fully furnished, from 351 sqft studios to 700 sqft dual-key layouts. Below the towers: retail, a lobby lounge, co-working salons and the docklands promenade. Jesselton Point ferry terminal and Suria Sabah are next door, and the islands of Tunku Abdul Rahman Marine Park are a short boat ride out.

The masterplan for the precinct was drawn by Snøhetta, the practice behind the Oslo Opera House, with EXSIM and Bedi Group developing. Construction period is 52 months from commencement, as stipulated in the SPA.

The Bedrock twin towers at Jesselton Docklands, Kota Kinabalu, seen from the sea
Two towers, one waterfront
The Suites

Small, smart, fully furnished.

Sample single-suite layout at The Bedrock

Sample single-suite layout

Compact Suites

351 – 389 sq ft

Studio format · Lowest entry
FormatOpen studio
DeliveryFully furnished
Entry priceFrom RM 532,400 gross
Best forFirst entry, hospitality stays
Check Compact Suite Availability
Sample suite layout with defined sleeping area at The Bedrock

Sample single-suite layout

Mid Suites

457 – 568 sq ft

Suite with defined sleeping area
Format1 room layouts
DeliveryFully furnished
ViewsSea or Signal Hill facing
Best forOwn use plus letting
Check Mid Suite Availability
Sample dual-key layout with two lockable suites at The Bedrock

Sample dual-key layout, two lockable suites

Large & Dual-Key

640 – 700 sq ft

Up to 2 bedrooms, dual-key options
Format2 room and dual-key
Dual-keyTwo lockable suites, one door
DeliveryFully furnished
Best forSplit use, two income lines
Check Dual-Key Availability

Layouts shown are samples across the range and are not to scale. Exact type, orientation and size are confirmed in the price list and the SPA. Full layout set sent on request.

Facilities

A rooftop that reads like a resort.

Rooftop infinity pool and sky lounge at The Bedrock, Kota Kinabalu
The pool sits above the city, facing the sea.

Rooftop Infinity Pool

Sea-facing pool deck on the upper level

Sky Garden

Landscaped terrace above the towers

Gymnasium

Rooftop fitness with open-air boxing area

Community Kitchen

Shared kitchen and dining for residents

Function Room

Bookable event and meeting space

Outdoor Co-Working

Open-air desks and meeting salon

Pocket Gardens

Green breaks carved into the towers

Laundromat

In-building laundry for residents and guests

Lobby & Concierge

Waiting lounge, mailboxes, locker facility

Street-Level Retail

Shops and F&B along the docklands

Multi-Tier Security

Layered access control across the precinct

Hospitality Operator

Antel, in-house operator for the precinct

Location

On the water, in the city.

Aerial view of the Jesselton Docklands precinct on the Kota Kinabalu waterfront
Jesselton Point Ferry TerminalBoats to Gaya, Manukan, SapiAdjacent
Suria Sabah Shopping MallRetail, cinema, supermarketNext door
KK City CentreOffices, banks, Gaya StreetWalkable
Tunku Abdul Rahman Marine ParkFive islands off the coastBy ferry
Signal HillHill-facing units look this wayBehind
Kota Kinabalu Int'l Airport (BKI)Direct flights across Asia~15 min

Sales gallery: Jesselton Docklands Live Lab, Jln Haji Saman, Pusat Bandar Kota Kinabalu, 88000 Kota Kinabalu, Sabah. Open daily 9am to 6pm.

The Developer

EXSIM
& Bedi Group

The Bedrock is developed under Jesselton Docklands 1 Sdn Bhd, a joint venture between EXSIM and Bedi Group. EXSIM has been building since 2008, mostly high-rise in the Klang Valley and Penang, with The Rainz @ Bukit Jalil taking the FIABCI World Prix d'Excellence in 2023.

When you buy off-plan, the developer's delivery record is the single most important variable you can still check before signing. Verify the completed projects yourself, then decide.

2008
Building since
80+
Projects delivered & ongoing
FIABCI
World Prix d'Excellence 2023
Snøhetta
Precinct masterplan
Investment

The honest math.

From RM 532,400
Entry price, gross
Commercial
Title, leasehold
RM 0.50
Maintenance psf, incl sinking fund
52 months
Construction period per SPA

Why people buy here

  • Central KK waterfront land is close to finished. Jesselton Docklands is one of the last big parcels on this shoreline.
  • Fully furnished delivery, so there is no fit-out bill between handover and the first guest or tenant.
  • Sabah tourism demand is anchored to this exact stretch: the island ferries leave from next door.
  • Small suite sizes keep the entry price and the monthly commitment lower than a KK landed or larger condo.
  • Dual-key layouts split one title into two lettable spaces.

Read this before you book

  • Commercial title, leasehold. Financing margin, tenure, utility and assessment rates follow commercial rules, not residential.
  • Car park bays are on Lower Ground and Levels 2 to 5, and are not tied to the unit. Confirm parking arrangement before you sign.
  • 1,080 suites in one precinct. You will be letting in a competitive building, so unit type and orientation matter.
  • 52 month construction period. No occupation and no rental income until completion.
  • Maintenance at RM0.50 psf including sinking fund is an ongoing cost from handover.

*Indicative monthly instalment approximately RM2,160 on 80% margin, 4.5% p.a. over 30 years on the RM532,400 entry price, reflecting commercial-title financing rather than residential. Subject to bank approval. Prices quoted are gross list prices and vary by tower, level, type and orientation. All figures are indicative, subject to change without notice, and confirmed only in the Sale and Purchase Agreement. Financing is subject to bank approval. Rental performance is not guaranteed.

Next Step

Price list, layouts and availability, sent to your WhatsApp.

Message us and we will send the current information pack for The Bedrock @ Jesselton Docklands. No sales pressure, no obligation.

  • Full price list by tower and level
  • Complete layout set and location map
  • Current unit availability
  • Payment schedule and financing steps
  • Sales gallery visit, if you want one

We reply during working hours. Your details are used only to respond to this enquiry.

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Questions

Good to know.

Gross list prices run from RM532,400 to RM973,600 depending on tower, level, size and orientation. Register above and we will send the current price list.
Studio to 2 bedroom, from 351 to 700 sqft, including dual-key layouts. Sea-facing and Signal Hill facing units in both towers. Full layout set on request.
No. The Bedrock is leasehold with commercial title. That affects financing margin, tenure, utility tariffs and assessment rates, so factor it in before you compare against a residential-title project.
The construction period is 52 months, stipulated in the SPA and counted from commencement. We will confirm the current schedule when you register.
Yes, delivery is fully furnished. The furnishing list is in the project info kit, which we can send with the price list.
Car park bays sit on Lower Ground and Levels 2 to 5 within the precinct, and are not attached to the unit. Ask us for the current parking arrangement before booking.
Booking fee is RM100 to reserve a unit, followed by the loan application and SPA signing within the developer's stated timeline. We will walk you through the full schedule.
Sabah applies its own foreign ownership threshold and state consent process. Tell us your nationality in the form and we will confirm the current requirement before you commit.
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