This projectThe Bedrock
Kota Kinabalu · High-rise
- Tenure
- Leasehold
- Built-up
- 351 – 700 sq ft
- Bedrooms
- Studio – 2
- Completion
- 52 months from SPA date
- Units
- 2,160
- From
- RM 532,400
The Bedrock
The Bedrock | Jesselton Docklands, Kota Kinabalu | Waterfront Twin Towers
From RM 532,400around RM 2,000 a monthLeaseholdStudio – 2 bed351 – 700 sq ft1,080 homesCompletion 52 months from SPA date
Floor plans, price list, availabilityIn short
The Bedrock is a high rise condominium in Kota Kinabalu, Sabah by EXSIM. The development holds 1,080 units, Studio to 2 bedroom layouts, built-ups from 351 to 700 sq ft. The land is leasehold, completion is set for 52 months from SPA date.
About The Bedrock
The Bedrock sits in Kota Kinabalu, Sabah, on a site of 6.15 acres, within the roughly 35-acre Jesselton Docklands masterplan. The scheme runs to 2 blocks, 1,080 homes, 8 to 28, depending on the level units to a floor.
There are 10 layouts on offer covering Studio to 2 bedrooms between 351 and 700 sq ft. That range puts The Bedrock within reach of more than one kind of buyer.
The Bedrock is developed by EXSIM on leasehold land. The land usage is classified as commercial under HDA.
The numbers behind it: 25 to 27 storeys at 8 to 28, depending on the level units each, 6 passenger lifts plus 1 service lift per tower serving them, a site of 6.15 acres, within the roughly 35-acre Jesselton Docklands masterplan, a commercial under HDA land title.
Unit types
Get the floor plans →The Bedrock is released in 10 layouts from 351 to 700 sq ft. The entry plan is Type A1 at 351 sq ft — a studio. The largest is Type H at 668 sq ft running to 2 bedrooms.
| Layout | Rooms | Size |
|---|---|---|
| A1 | Studio · 1 bath | 351 sq ft |
| A2 | Studio · 1 bath | 372 sq ft |
| B2 | 1 bed · 1 bath | 373 sq ft |
| B1 | 1 bed · 1 bath | 388 - 389 sq ft |
| C | 1 bed · 1 bath | 457 sq ft |
| D | 2 bed · 1 bath | 511 sq ft |
| E | 2 bed · 1 bath | 568 sq ft |
| F | 2 bed · 1 bath | 640 sq ft |
| G | 2 bed · 2 bath | 666 - 700 sq ft |
| H | 2 bed · 2 bath | 668 sq ft |
Floor plans
Ask for full resolution →Gallery
8 artist impressions
Why buyers take it
EXSIM has 26 other projects listed here. A developer with completed stock nearby can be checked rather than taken on trust. Visit an older one, look at the common areas and ask the residents how handover went.
Layouts from 351 to 668 sq ft. A spread that wide means the building is not aimed at one kind of buyer, which usually leaves a broader market when it is time to sell.
6.15 acres of site. Land that size leaves room between blocks rather than the tight footprint most infill sites are built on. Ask which way your stack faces and what is planned on the empty part of the site.
10 facilities on the shared levels. Shared facilities are paid for through the monthly charge whether or not you use them — worth reading the full list below and deciding which ones you actually want.
10 layouts to choose from. Enough that the floor plan can be matched to how you actually live rather than the other way round — worth walking more than one before deciding.
Why some walk away
Leasehold. The lease runs down, extending it costs money, and a sale needs state consent, which takes time. Ask for the remaining term in writing — it matters more to a bank than to a brochure.
It sits on a commercial title. Housing-development protections still apply where the title says under HDA, but assessment and utility tariffs can follow the commercial schedule. Ask the developer to confirm in writing which one applies before you budget the monthly cost.
28 homes to a floor. That is a long corridor and a lot of doors between the lift and yours. If you have lived somewhere with eight or ten to a level, walk the corridor before you decide.
It is not built yet. What you are buying is a drawing and a delivery date. Completion has not been published, and dates set by developers move. Read the sale and purchase agreement on the liquidated damages clause, not the brochure.
Every figure on this page comes from the developer. Unit counts, built-ups, distances and completion dates are as published by the developer or its appointed agents, and none of it is independently verified. Check anything you intend to rely on against the sale and purchase agreement.
Our take
Which layout gives the best balance at The Bedrock?
The Bedrock, Jesselton Docklands, Kota Kinabalu: for most households we suggest Type H. Its 668 sq ft holds two bedrooms and two showers, a mere 28 sq ft beyond Type F's 640 sq ft and single shower. A smaller plan suits just one or two occupants.
- Why Type H
- Types D, E and F come with a single shower, while H has two. Pick H to keep a bathtub in the main shower room, or H1, which swaps the tub for an extra 53 sq ft room.
- Pick differently if
- Type C (457 sq ft), the biggest one-bedroom, its front room measuring 199 sq ft, suits one or two people. Type G (666–700 sq ft) is a dual key made of two separate studios.
- Check before you book
- The developer lists room areas but provides no plan drawing for any type. Request the Type H or H1 drawing to see where both showers are placed before booking.
Curious which Bedrock stacks include Type H? Ask us on WhatsApp →
By the MyPropertyHub team · Our view, based on the developer's room area sheet.
Project details
| Handover | 52 months from SPA date |
|---|---|
| Title | Leasehold · Commercial under HDA |
| Building | High Rise Condominium |
| Homes | 1,080 |
| Storeys | 25 to 27 |
| Blocks | 2 |
| Homes per floor | 8 to 28, depending on the level |
| Lifts per floor | 6 passenger lifts plus 1 service lift per tower |
| Site | 6.15 acres, within the roughly 35-acre Jesselton Docklands masterplan |
| Address | Kota Kinabalu, Kota Kinabalu, Sabah |
| Built by | EXSIM |
What it costs a month
Full calculator →Starting price RM 532,400, at a 90% margin over 35 years at 3.7%. Change any figure and the instalment follows.
Monthly instalment—
Loan amount—
Down payment—
Total interest over the tenure—
Total repayment—
An indication only. The starting price moves with each release, and a floating rate moves with the OPR.
Facilities
The Bedrock carries 10 facilities on the shared levels including Co-working space, 590 sq ft across two floors, Community kitchen, 1,100 sq ft, Function room, 1,250 sq ft, Laundromat, 750 sq ft, Meeting salon, 840 sq ft. The full list is set out below.
Co-working space, 590 sq ft across two floors
Community kitchen, 1,100 sq ft
Function room, 1,250 sq ft
Laundromat, 750 sq ft
Meeting salon, 840 sq ft
Pocket gardens — Tower A on Levels 10 and 18, Tower B on Levels 9 and 16
Retail street at the base of the towers, managed by BEDI
Rooftop gymnasium, 1,750 sq ft
Rooftop pool
Sky garden
Location
The Bedrock is in Kota Kinabalu, Sabah at Kota Kinabalu, Kota Kinabalu, Sabah.
What sits around The Bedrock matters as much as what is inside it. The immediate surroundings hold Imago Shopping Mall, Jesselton Docklands waterfront, Jesselton Point Ferry Terminal, Kota Kinabalu city centre and Kota Kinabalu International Airport. A further 3 are listed below.
- Imago Shopping Mall
- Jesselton Docklands waterfront
- Jesselton Point Ferry Terminal
- Kota Kinabalu city centre
- Kota Kinabalu International Airport
- Queen Elizabeth Hospital
- Signal Hill Observatory
- Suria Sabah Shopping Mall
Developer: EXSIM
The Bedrock, answered
What is the land tenure of The Bedrock?
Leasehold — The Bedrock sits on a commercial under HDA land title.
Which layouts and sizes does The Bedrock come in?
10 layouts, 351 to 700 sq ft: 351 sq ft (Type A1), 372 sq ft (Type A2), 373 sq ft (Type B2), 388 sq ft (Type B1).
How many homes are there in The Bedrock?
1,080 homes over 25 to 27 storeys.
When is The Bedrock due to complete?
The developer's target is 52 months from SPA date. Handover can move with construction progress, so check the date in the SPA.
Which developer is behind The Bedrock?
It is a EXSIM project.
What is the address of The Bedrock?
The address on record is Kota Kinabalu, Kota Kinabalu, Sabah.
How much is The Bedrock?
From RM532,400 for built-ups from 351 sq ft — the developer's indicative list price. Ask us for the current price list, which moves with each release.
How do I get the floor plans for The Bedrock?
Ask on WhatsApp. We send every floor plan for The Bedrock with the developer's current price list and the units still open, at no cost to you.
Something here not answered?Ask about The Bedrock on WhatsApp →
Compare
The Bedrock vs Jesselton Twin Towers and Residensi Bayu Damai
The 2 closest new launches in Kota Kinabalu, side by side.
This project
Jesselton Twin Towers
Kota Kinabalu · High-rise
- Tenure
- Leasehold
- Built-up
- 649 – 2,041 sq ft
- Bedrooms
- Studio – 3+1
- Completion
- Completed
- Units
- 1,644
- From
- RM 567,000
vs The Bedrock: RM 34,600 higher starting price · already completed · layouts from 649 sq ft
Residensi Bayu Damai
Kota Kinabalu · High-rise
- Tenure
- Leasehold
- Built-up
- 697 – 1,132 sq ft
- Bedrooms
- 2 – 4
- Completion
- Q4 2028
- Units
- 1,605
- From
- RM 484,310
vs The Bedrock: RM 48,090 lower starting price · layouts from 697 sq ft
Guides worth reading before you decide
Six states, thirteen projects, and one developer behind four of them
The thirteen projects in the six states with no cluster at all.
What to ask before you pay the booking fee
Completion is given as "52 months from SPA date" rather than a date, so the clock starts at your signature.
Freehold vs leasehold, and what it changes for you
The land title is recorded as Commercial under HDA — what that does to the monthly bill.
How much can you actually borrow?
Start from what you can borrow, not from the asking price.
Similar new launches
See all 5 in Kota Kinabalu →
Kota Kinabalu, Sabah
Floor plans, current price list, unit availability.
Ask about The Bedrock and it comes back the same day.