The Bedrock

The Bedrock is a two-tower development on 6.15 acres inside Jesselton Docklands, the waterfront masterplan on the Kota Kinabalu seafront, by EXSIM. Tower A rises 27 storeys and Tower B 25, holding 1,080 homes between them above a retail street.

Ten layouts run 351 to 700 sq ft — studios, one and two-bedroom homes and a dual-key plan — served by six passenger lifts plus a service lift per tower. Facilities sit on the roof: a pool, a 1,750 sq ft gymnasium, a sky garden, plus a community kitchen, function room, meeting salon and co-working space spread across two floors, and pocket gardens partway up each tower.

The structure is designed to the Sabah earthquake code for magnitude 5.6 to 6.5 events. Completion is stated as 52 months from the SPA date, and maintenance is RM0.50 psf including the sinking fund.

Quick answer: The Bedrock is a leasehold high rise condominium development by EXSIM in Kota Kinabalu, Sabah. It offers 1,080 — Tower A 610 · Tower B 470 units, with 1 / 2 / Studio bedroom layouts, from 351 to 668 sq ft, with completion targeted for 52 months from SPA date.

Development at a Glance

Everything below comes from the developer’s own material. These are the figures that are fixed at construction — renovation changes none of them, so they are worth checking before anything else.

• Developer — EXSIM
• Property type — High Rise Condominium
• Tenure — Leasehold
• Land title — Commercial under HDA
• Land area — 6.15 acres, within the roughly 35-acre Jesselton Docklands masterplan
• Blocks — 2 blocks
• Storeys — Tower A 27 storeys · Tower B 25 storeys
• Total units — 1,080 — Tower A 610 · Tower B 470
• Units per floor — 8 to 28, depending on the level
• Lifts — 6 passenger lifts plus 1 service lift per tower
• Car parking — Car park on Lower Ground and Levels 2 to 5. Units are not sold with a designated parking space
• Security — Multi-tier, with card access at the lifts and CCTV across the car park and facility floors
• Architect — Environmental impact assessment by Kinabalu Environmental Consultancy Sdn Bhd
• Completion — 52 months from SPA date

What the numbers actually say

1080 homes on 6.15 acres, within the roughly 35-acre Jesselton Docklands masterplan is about 176 units per acre. That is typical for a high-rise site of this size.

Lift provisioning is the number people notice daily and can never change afterwards: 8 units to a floor, with 6 passenger lifts plus 1 service lift per tower in each of the 2 blocks. That works out to roughly 90 homes per passenger lift, which is about the industry norm.

Car parking is Car park on Lower Ground and Levels 2 to 5. Units are not sold with a designated parking space. In a completed development this is one of the few things you cannot renegotiate afterwards, so check it against how many cars you actually run.

There are 10 layouts here, spanning 351 to 668 sq ft. A spread that wide means the building will hold very different households side by side — worth asking which stack your floor sits in before you choose.

Completion is stated as 52 months from SPA date. Ask to see that date on the statutory panel rather than in the brochure headline, and hold the developer to the panel version.

Unit Types

Fifteen drawings, ten distinct products. The developer publishes a room-by-room area sheet and every variant sums exactly to its headline built-up — A1 at 351 sq ft is the smallest and G2 at 700 sq ft the largest, matching the 351 to 700 range in the project summary. The lettered pairs are minor variations rather than different homes: B1/B1A/B1B differ by a few square feet of shower against front room, B2A and B2B are identical, G1 and G2 are the same dual-key idea at 666 and 700 sq ft, and H1 swaps the bath tub for a small third room. Ask which exact variant and which stack — the plate mixes sea-facing and Signal Hill-facing stacks, and units 1 to 7 in Tower A are blocked by the neighbouring Monarch tower below Level 7.

Layout & Floor Plan

All 10 plans below are the developer’s own drawings.

• Type A1 is 351 sq ft, a studio and 1 bathroom — studio 262 sq ft plus a 35 sq ft bay window.
• Type A2 is 372 sq ft, a studio and 1 bathroom — studio 277 sq ft plus a 35 sq ft bay window.
• Type B2 is 373 sq ft, 1 bedroom and 1 bathroom — issued as B2A and B2B, identical areas.
• Type B1 is 388–389 sq ft, 1 bedroom and 1 bathroom — issued as B1, B1A and B1B; B1 has a slightly larger shower, B1A and B1B a deeper front room.
• Type C is 457 sq ft, 1 bedroom and 1 bathroom — largest one-bedroom, 51 sq ft bay window and a 199 sq ft front room.
• Type D is 511 sq ft, 2 bedrooms and 1 bathroom — second bedroom is 64 sq ft, designed for a single bed.
• Type E is 568 sq ft, 2 bedrooms and 1 bathroom — two bay windows, 250 sq ft front room.
• Type F is 640 sq ft, 2 bedrooms and 1 bathroom — adds a 65 sq ft study to the two-bedroom arrangement.
• Type G is 666–700 sq ft, 2 bedrooms and 2 bathrooms — dual key. Issued as G1 (666 sq ft, two 245 sq ft studios) and G2 (700 sq ft, two 246 sq ft studios with a larger shared foyer).
• Type H is 668 sq ft, 2 bedrooms and 2 bathrooms — issued as H, with a bath tub in the main shower, and H1, which trades the tub for a third 53 sq ft room.

Facilities

• Rooftop pool
• Rooftop gymnasium, 1,750 sq ft
• Sky garden
• Community kitchen, 1,100 sq ft
• Function room, 1,250 sq ft
• Laundromat, 750 sq ft
• Meeting salon, 840 sq ft
• Co-working space, 590 sq ft across two floors
• 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

Security runs to Multi-tier, with card access at the lifts and CCTV across the car park and facility floors.

Location & Connectivity

The Bedrock occupies 6.15 acres inside Jesselton Docklands, a roughly 35-acre waterfront masterplan on the Kota Kinabalu seafront that the developer expects to take more than ten years to complete in full. The two towers sit between the sea and Signal Hill, which is what gives the plate its two very different outlooks — the western stacks face open water, the eastern stacks face the hill.

This is a city-centre waterfront address rather than a suburban one, with the retail street built into the base of the development and a hotel tower and corporate tower within the same masterplan. Distances to the towers around it are published and unusually tight: 16 m to The Monarch’s Tower D, 13.8 m between Towers A and B at the closest point, and 7.6 m from Tower B to the corporate tower.

• Jesselton Docklands waterfront — same masterplan
• Kota Kinabalu city centre
• Kota Kinabalu International Airport
• Suria Sabah Shopping Mall
• Imago Shopping Mall
• Jesselton Point Ferry Terminal
• Signal Hill Observatory
• Queen Elizabeth Hospital

Developer Background

The Bedrock is developed by EXSIM.

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Frequently Asked Questions

What is the land tenure at The Bedrock?
The tenure is leasehold, on a Commercial under HDA title.

When will The Bedrock be completed?
52 months from SPA date.

What unit types are available at The Bedrock?
10. Type A1 is a 351 sq ft studio and 1 bathroom; Type A2 is a 372 sq ft studio and 1 bathroom; Type B2 is 373 sq ft with 1 bedroom and 1 bathroom; Type B1 is 388–389 sq ft with 1 bedroom and 1 bathroom; Type C is 457 sq ft with 1 bedroom and 1 bathroom; Type D is 511 sq ft with 2 bedrooms and 1 bathroom; Type E is 568 sq ft with 2 bedrooms and 1 bathroom; Type F is 640 sq ft with 2 bedrooms and 1 bathroom; Type G is 666–700 sq ft with 2 bedrooms and 2 bathrooms; Type H is 668 sq ft with 2 bedrooms and 2 bathrooms.

How many units does The Bedrock have?
1,080 — Tower A 610 · Tower B 470 on 6.15 acres, within the roughly 35-acre Jesselton Docklands masterplan.

How many car park bays come with a unit at The Bedrock?
Car park on Lower Ground and Levels 2 to 5. Units are not sold with a designated parking space.

Where is The Bedrock?
On 6.15 acres inside Jesselton Docklands, a roughly 35-acre waterfront masterplan on the Kota Kinabalu seafront. The full masterplan is expected to take more than ten years to complete.

Is The Bedrock freehold or leasehold?
Leasehold. The developer states the 99-year lease runs until the year 2108.

How many units and how many towers?
1,080 units in two towers — Tower A with 610 units over 27 storeys and Tower B with 470 over 25. Each tower has six passenger lifts plus one service lift, and the two towers have separate facilities.

What are the unit sizes at The Bedrock?
Ten distinct layouts from 351 to 700 sq ft: studios at 351 and 372 sq ft, one-bedroom plans at 373, 388 to 389 and 457 sq ft, two-bedroom plans at 511, 568, 640 and 668 sq ft, and a dual-key plan at 666 to 700 sq ft.