Most articles about Cyberjaya tell you it is the Silicon Valley of Malaysia and leave it there. This one uses actual transaction data, both sales and tenancies, from IQI’s own books.
The short version is that Cyberjaya is a better place to spend a Saturday than people expect, and a more complicated place to invest than the brochures suggest.
TL;DR
- Median Cyberjaya high-rise subsale price in 2026: RM310,000
- Median transacted rent: RM1,500 a month for high-rise
- Gross yields run 5.1% to 8.3%, depending heavily on which block you buy
- New launches start from about RM496,000, roughly 60% above the median subsale deal
- At least 8 tenancies are signed for every 1 sale, so the exit is slow
- Cyberjaya land is freehold, but both MRT stations sit away from the centre
Here’s what we’ll cover about Cyberjaya
- TL;DR
- Is Cyberjaya actually worth a weekend?
- How much does property in Cyberjaya actually cost?
- What are the latest high-rise projects in Cyberjaya?
- What do tenants in Cyberjaya actually pay?
- What rental yield can you get in Cyberjaya?
- Why the exit matters more than the yield here
- What could go wrong?
- Who does Cyberjaya actually suit?
- Frequently asked questions
Is Cyberjaya actually worth a weekend?
Yes, with one honest caveat we will get to.
The anchor is Taman Tasik Cyberjaya, opened in 1998 and still the best free thing in the township. There is a walking loop of roughly 1.3km, a boardwalk over the water, a lookout tower, fishing spots, and the black swans that end up on everyone’s phone.
Next door sits the 3s Equestrian Centre, which is an unusual thing to find a five-minute drive from a condo lobby.
For indoors, Tamarind Square is the one worth the trip. It houses a BookXcess of around 37,000 square feet that stays open 24 hours, and the courtyard has grown a proper cafe cluster around it. DPulze Shopping Centre covers the ordinary mall needs, cinema and groceries included.
Now the caveat. Cyberjaya does not quite fill two full days on its own. Most locals top up the weekend with Putrajaya next door, where the Botanical Garden and the Wetlands Park are ten to fifteen minutes away.
That is not a criticism. It is simply what living here looks like, and it matters for the next part of this article, because the same amenities that make a decent Saturday are the ones a tenant pays for.
Curious what it costs to rent here before you buy? See our guide to affordable places to rent in Selangor.
How much does property in Cyberjaya actually cost?
Here is what IQI negotiators transacted in Cyberjaya between January and July 2026.
| Segment | Deals | Median price | Range |
|---|---|---|---|
| High-rise | 23 | RM310,000 | RM180,000 to RM650,000 |
| Landed and premium | 12 | RM1,325,000 | RM1,080,000 to RM4,500,000 |
That high-rise median is the number to hold onto. RM310,000 is what a Cyberjaya condo actually changes hands for, not what the listings say.
Is Cyberjaya cheap, or does it just look cheap?
Both, and the distinction matters.
Against NAPIC records from 2021 to 2026, Cyberjaya has the highest high-rise price per square foot in the southern Klang Valley corridor.
| Area | Transactions | Median price | Median psf |
|---|---|---|---|
| Dengkil | 1,147 | RM230,000 | RM273 |
| Bandar Baru Bangi | 525 | RM280,000 | RM283 |
| Kajang | 705 | RM350,000 | RM310 |
| Bandar Ampang | 1,496 | RM305,000 | RM324 |
| Bandar Cheras | 591 | RM450,000 | RM353 |
| Cyberjaya | 139 | RM373,000 | RM407 |
So why do Cyberjaya prices feel affordable? Because the units are large. The median transacted condo here runs roughly 1,020 to 1,160 square feet, not the 600 square foot boxes common closer to the city.
You are paying more per square foot and getting more square feet, which lands the total in familiar territory.
The spread inside Cyberjaya is enormous
Quoting one price for the whole township is misleading. The gap between the cheapest and priciest blocks is roughly 2.6 times.
| Scheme | Median psf | Median price |
|---|---|---|
| Cyberia SmartHomes | RM257 | RM280,000 |
| Cyber Heights Villa | RM296 | RM403,000 |
| Masreca 19 | RM388 | RM337,500 |
| Lakefront Residence | RM407 | RM450,000 |
| Setia Eco Glades | RM678 | RM992,500 |
Can you afford it?
Before going further into which block to buy, it is worth knowing what a bank will actually lend you. The calculator below takes about a minute.
Estimates for guidance only. Actual figures depend on the bank’s assessment, current rates, and your full financial profile.
Want the full picture on upfront costs? Read the real cost of buying a house in Malaysia.
What are the latest high-rise projects in Cyberjaya?
The headline launch is Sanderling 2 by Avaland, the fourth and final phase of the 23-acre freehold Lakefront Residence masterplan.
- Two towers, 606 units
- Layouts from 958 to 1,711 square feet, 3 and 3+1 bedroom
- Prices from about RM496,000
- Gross development value of RM355.8 million
- Targeted completion in the second quarter of 2028
Cyberview, the township’s master developer, said in March 2026 that more launches are expected this year alongside continued spending on placemaking.
What does the new launch premium actually cost you?
This is the calculation nobody publishes, and it is the most useful one in this article.
Sanderling 2 sits inside the same masterplan as Lakefront Residence. So we can compare like with like.
| Product | Price psf |
|---|---|
| Lakefront Residence resale, 2021 to 2026 | RM407 |
| Lakefront Residence resale, 2023 to 2024 | RM431 |
| Sanderling 2 new launch | RM518 |
That is a premium of roughly 20% to 27% over resale stock in its own development.
The premium is not automatically bad. It buys a new building, a developer package, a defect liability period, and no renovation bill on day one. What it does not buy is yield, which we will come to shortly.
Compare it to the wider market too. The median Cyberjaya high-rise subsale in 2026 closed at RM310,000. A launch starting at RM496,000 is about 60% above that.
What do tenants in Cyberjaya actually pay?
IQI negotiators signed 90 residential tenancies in Cyberjaya in a recent two-month window. Here is the distribution for high-rise units.
| Monthly rent | Tenancies |
|---|---|
| RM1,000 and below | 6 |
| RM1,001 to RM1,300 | 23 |
| RM1,301 to RM1,600 | 23 |
| RM1,601 to RM2,000 | 20 |
| RM2,001 to RM3,000 | 9 |
The median is RM1,500 a month for high-rise, and RM1,600 across all residential including landed.
Why we are not quoting an average
The mean rent across all Cyberjaya residential tenancies comes to RM1,892. We are deliberately not using that figure.
The full dataset ranges from RM800 to RM15,000. A handful of large lakeside homes at the top drag the average about 18% above the median.
Quote the average and you overstate what a typical tenant pays by roughly RM300 a month. Every yield calculation built on it inflates by the same proportion. The median is the honest number.
What rents for what
The cheap end is small SOHO and serviced stock. Centrus SOHO sits near RM1,100, Cybersquare near RM1,050, Tamarind Suites near RM1,200.
The upper end is family condo product. Ceria Residence and Third Avenue transact near RM1,900 to RM2,000, and Mutiara Ville near RM1,800.
Worth noting for anyone eligible: Residensi Idaman Selangorku in Cyber Valley, an affordable-housing scheme block, has been letting at around RM1,300.
What rental yield can you get in Cyberjaya?
Here is the table that matters. Sale prices and rents are both transacted figures from IQI’s own 2026 books, matched scheme by scheme.
| Scheme | Median sale price | Median rent | Gross yield |
|---|---|---|---|
| Mutiara Ville | RM260,000 | RM1,800 | 8.3% |
| Centrus SOHO | RM180,000 | RM1,100 | 7.3% |
| Domain NeoCyber | RM257,500 | RM1,450 | 6.8% |
| D’Pulze Residence | RM250,000 | RM1,300 | 6.2% |
| Kenwingston | RM306,000 | RM1,400 | 5.5% |
| Lakefront Homes | RM380,000 | RM1,600 | 5.1% |
Read that gradient carefully, because it runs the opposite way to how Cyberjaya is usually marketed. The best yields sit in the older, smaller, cheaper stock, not the new launches.
Apply the same maths to Sanderling 2. At RM496,000, with comparable units in the masterplan letting at RM1,600 to RM1,800, the gross yield lands around 3.9% to 4.4%.
The formula, worked through
Gross yield = (monthly rent x 12) divided by purchase price.
Take a RM260,000 unit at Mutiara Ville letting at RM1,800 a month. That is RM21,600 a year, divided by RM260,000, which gives 8.3%.
Now be realistic. Strip out maintenance and sinking fund, quit rent and assessment, fire insurance, repairs, and one month vacant between tenants. That vacant month alone costs RM1,800, or 8.3% of the annual rent.
An 8.3% gross realistically nets 5.5% to 6.0%. A 5.1% gross nets closer to 3.5%.
Run your own numbers
If you are weighing the monthly instalment against the rent a unit would bring in, work it out here.
Estimates for guidance only. Actual figures depend on the bank’s assessment, current rates, and your full financial profile.
Maintenance fees eat into yield more than most buyers expect. Here is how condo management fees actually work.
In Cyberjaya, the block matters more than the township.
The gap between the best and worst yielding blocks here is over three percentage points. An IQI agent who works this market can tell you what a specific development is actually selling and renting for before you commit. Free, and no pressure.
Or browse now: subsale homes and new launches.
Why the exit matters more than the yield here
This is the finding that does not appear in any other Cyberjaya article, and it may be the most important one.
In Cyberjaya, IQI negotiators closed roughly 6 sales a month. Over the same period they closed at least 52 tenancies a month.
That is a ratio of at least 8 tenancies signed for every 1 sale.
Cyberjaya is a rental market with a thin resale layer attached. Tenant demand is genuinely deep, thanks to Multimedia University, the tech employers, and a growing data centre cluster.
The buyer pool is much shallower. In practice that means three things.
- Budget for a longer marketing period when you sell, not the four to six weeks people assume
- Price realistically from day one, because there is no queue of buyers to bid you up
- Do not buy anything here you might need to liquidate in a hurry
If you are buying to hold and let for ten years, this barely matters. If you are hoping to flip in three, it matters a great deal.
What could go wrong?
An honest article has to include this section.
Supply
Roughly 600 landed units and over 1,200 non-landed units are in the Cyberjaya pipeline for 2026 to 2028. Sanderling 2 alone adds 606.
Zoom out and NAPIC’s Q1 2026 figures show Selangor carrying 3,745 unsold completed homes, including 2,407 unsold serviced apartments.
For the full national picture, see our breakdown of what the NAPIC Q1 2026 data means for buyers.
Financing
Roughly 40.6% of housing loan applications were approved in March 2026. The OPR has held at 2.75% since July 2025.
Check your debt service ratio before you fall in love with a unit.
Estimates for guidance only. Actual figures depend on the bank’s assessment, current rates, and your full financial profile.
Transport is not as good as the marketing suggests
Cyberjaya has two MRT Putrajaya Line stations, Cyberjaya Utara and Cyberjaya City Centre, both open since March 2023.
But Cyberjaya City Centre station is not in the city centre. It sits on the eastern boundary, and Cyberjaya Utara is roughly 5km from the built-up core.
Feeder buses and park-and-ride cover the gap, but for most residents this is still a car township. If walkable transit is a dealbreaker for you or your future tenant, factor it in.
Do not over-model the data centre boom
Data centre investment in the area is real. In February 2026, AIMS, the data centre arm of TIME dotCom, acquired a 10-acre Cyberjaya parcel for a development reported at around RM4 billion.
But a data centre employs far fewer people per ringgit invested than an office tower of similar cost. Expect a steady lift to rental demand, not a transformation of it.
SOHO and serviced titles carry hidden costs
Several of the highest-yielding blocks in the table above are SOHO or serviced apartment title. These often attract commercial utility tariffs, higher assessment rates, and higher maintenance per square foot.
A 7.3% gross on a SOHO can net less than a 5.5% gross on a residential-title condo. Ask for the actual maintenance bill before you sign anything.
Who does Cyberjaya actually suit?
The yield-focused investor
Look at older, smaller, cheaper stock rather than the launches. Accept that resale will be slow. Verify maintenance charges before committing.
The own-stay family
This is arguably the stronger case. Freehold land, large units, a genuinely good lake park, an international school cluster, and Putrajaya next door. The weekend amenities are the point, not a bonus.
Who should look elsewhere
Anyone who needs walkable rail access, and anyone who may need to sell quickly. Neither is Cyberjaya’s strength.
Weighing Cyberjaya against other parts of the region? Read why the Klang Valley remains a strong investment case.
Transaction figures in this article are drawn from IQI Atlas secondary market records for Cyberjaya and from NAPIC open transaction data for Selangor. Prices and rents change. Verify current figures with an agent before making a decision.
Frequently asked questions
The median transacted high-rise price in Cyberjaya in 2026 was RM310,000, based on IQI secondary market transactions. Individual blocks range widely, from around RM180,000 for small SOHO units to RM650,000 and above for larger condos. New launches start from about RM496,000.
The median transacted rent for a Cyberjaya high-rise unit is RM1,500 a month. The mean is higher at around RM1,892, but that figure is pulled up by a small number of large lakeside homes letting for up to RM15,000, so the median better reflects what a typical tenant pays.
Gross rental yields in Cyberjaya range from about 5.1% to 8.3%, depending on the development. Older and smaller units generally yield more because they cost less to buy. After maintenance, assessment, insurance, repairs and vacancy, net yields typically land 2 to 3 percentage points lower.
Cyberjaya developments are generally freehold, including the 23-acre Lakefront Residence masterplan. Always confirm the title on the specific unit before signing, as individual parcels can differ.
Yes. Cyberjaya is served by two MRT Putrajaya Line stations, Cyberjaya Utara and Cyberjaya City Centre, both open since March 2023. However, neither station sits inside the built-up core, so most residents rely on a car, feeder bus or park-and-ride.
It suits long-term rental investors more than short-term traders. Tenant demand is deep thanks to Multimedia University, tech employers and a growing data centre cluster. But resale is slow, with roughly eight tenancies signed for every sale, so investors should plan to hold rather than flip.
The main draws are Taman Tasik Cyberjaya with its 1.3km lake loop and boardwalk, Tamarind Square with its 24-hour BookXcess and cafe cluster, DPulze Shopping Centre, and the 3s Equestrian Centre. Many residents extend the weekend into Putrajaya, where the Botanical Garden and Wetlands Park are a short drive away.
Get the transaction history before you get the sales pitch.
Ask an IQI agent what a specific Cyberjaya development has actually sold and rented for, what the maintenance charge really is, and how long comparable units took to move. Then decide.
Drop your details below and we will connect you with the right agent for Cyberjaya.
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Sources and references
- The Edge Malaysia, Avaland launches Sanderling 2 condo project in Cyberjaya | Publish date: 12/11/2024 (https://theedgemalaysia.com/node/733611)
- Avaland, Avaland unveils Sanderling 2, expanding the 100% taken-up Sanderling @ Lakefront Development | Publish date: 12/11/2024 (https://www.avaland.com.my/2024/11/12/avaland-unveils-sanderling-2-expanding-the-100-taken-up-sanderling-lakefront-development/)
- IQI Global, NAPIC Q1 2026: What Malaysia’s Property Data Means for Buyers | Publish date: 17/07/2026 (https://iqiglobal.com/blog/napic-q1-2026/)
- MyRumahBaru, NAPIC Q1 2026: What Malaysia’s Property Data Means for Buyers | Publish date: 08/06/2026 (https://www.myrumahbaru.com/blog/napic-q1-2026-what-malaysia-s-property-data-means-for-buyers)
- Global Property Guide, Malaysia’s Residential Property Market Analysis 2026 | Publish date: 01/07/2026 (https://www.globalpropertyguide.com/asia/malaysia/price-history)
- Focus Malaysia, Malaysia’s housing problem isn’t supply but financing | Publish date: 25/06/2026 (https://focusmalaysia.my/malaysias-housing-problem-isnt-supply-but-financing/)
- GT Nelson Realty, Sanderling 2 @ Lakefront Residence Cyberjaya | Publish date: undated listing (https://www.gtnelson.com.my/sanderling-2-lakefront-residence-cyberjaya)
- IQI Atlas Analytics Centre, Secondary Market Sale Transactions, Cyberjaya, Jan to Jul 2026 | Exported: 28/08/2026
- IQI Atlas Analytics Centre, Secondary Market Rent/Lease Transactions, Cyberjaya, Jan to Jul 2026 | Exported: 28/08/2026
- NAPIC / JPPH, Selangor Open Transaction Data, Jan 2021 to Mar 2026 | Accessed: 08/2026
