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Cyberjaya's property market currently offers affordable prices and strong rental yields compared to other major cities in Malaysia. The tech hub status and ongoing infrastructure developments make it an attractive investment destination for both local and foreign buyers looking for undervalued opportunities.
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Cyberjaya property prices average RM450,000 with strong rental yields of 7.5-7.7%, significantly outperforming other Malaysian cities.
Major infrastructure projects including data centers and MRT connectivity are driving future growth potential in this tech hub.
| Metric | Cyberjaya | Comparison |
|---|---|---|
| Median Property Price | RM450,000 | 60-70% lower than KL |
| Price per sq ft | RM420-438 | Above Selangor average |
| Rental Yield | 7.5-7.7% | Higher than KL (2.3-4.9%) |
| New Launch Range | RM400k-600k | Affordable segment |
| Projected Growth | 6.64% CAGR | Above national average |
| Occupancy Rate | 43% (Airbnb) | Stable demand |
| Monthly Rent (1BR) | RM1,275 | Competitive rates |
What are current property prices in Cyberjaya compared to other Malaysian cities?
Cyberjaya property prices are significantly more affordable than Malaysia's major urban centers as of September 2025.
The median property price in Cyberjaya stands at RM450,000, with an average cost of RM438 per square foot. New launch projects for 2025 are typically priced between RM400,000 and RM600,000, making them accessible to middle-income buyers.
Non-landed units in Cyberjaya average RM420 per square foot, while landed properties cost around RM390 per square foot. These prices are above the Selangor state average but remain well below premium locations like KLCC and Johor hotspots.
Compared to Kuala Lumpur, Cyberjaya offers property prices that are 60-70% lower, making it an attractive alternative for buyers seeking value in the Klang Valley region.
Property prices in Cyberjaya range from RM50,000 for budget units to RM4,200,000 for premium developments, offering options across different budget segments.
How has Cyberjaya's property market performed over the past 5 years?
Cyberjaya has maintained stable and affordable property prices from 2020 to 2025, contrasting positively with price corrections seen in other Selangor housing estates.
The city's property market has been supported by steady residential demand from its expanding tech workforce, student population, and professional communities. Unlike some areas that experienced volatility, Cyberjaya showed resilient performance throughout the period.
Growth has been anchored by the city's strengthening position as Malaysia's premier tech hub, with consistent demand from both local and international companies establishing operations in the area.
The market avoided significant oversupply issues that affected other developments in Selangor, maintaining a relatively balanced supply-demand equation.
Property developers focused on affordable-to-mid-priced segments, ensuring sustained buyer interest and market stability.
What is the projected growth rate for Cyberjaya property values in the next 5-10 years?
Malaysia's property market is projected to grow at a compound annual growth rate (CAGR) of 6.64% from 2025 to 2033, with Cyberjaya expected to outperform this national average.
Cyberjaya's growth prospects are enhanced by upcoming infrastructure developments, digital infrastructure expansion, and its strengthening position as a regional tech hub. Major data center projects and connectivity improvements are expected to drive above-average appreciation.
The Malaysian government's continued support for tech sector development and smart city initiatives specifically benefits Cyberjaya's long-term outlook.
It's something we develop in our Malaysia property pack.
Selected property segments, particularly those near new infrastructure projects and tech facilities, could see even higher appreciation rates than the general market trend.
What factors are driving property demand in Cyberjaya right now?
Cyberjaya's status as Malaysia's premier tech hub is the primary driver of property demand as of September 2025.
- Tech industry expansion: Numerous data centers, startups, and international tech companies are establishing operations in Cyberjaya
- Affordable property prices: Significantly lower costs compared to Kuala Lumpur attract both investors and owner-occupiers
- High rental yields: Returns of 7.5-7.7% make Cyberjaya attractive for investment purposes
- Government support programs: The Madani Economy Framework and Cyberview Accelerator provide institutional backing
- Educational expansion: Growing student population from universities and colleges in the area
- Professional community growth: Increasing number of tech workers and professionals choosing to live locally
- Infrastructure development: Ongoing MRT connectivity and smart city initiatives enhance livability
How does property supply compare to demand in Cyberjaya?
Cyberjaya maintains a relatively balanced supply-demand equation as of September 2025, with accelerating development matched by steady demand absorption.
Most new property launches focus on affordable-to-mid-priced units, aligning with demand from young professionals, tech workers, and students. The stock of unsold homes is stabilizing, indicating that current demand can absorb new projects effectively.
Unlike some Malaysian markets facing oversupply challenges, Cyberjaya benefits from consistent demand driven by its economic fundamentals and job creation in the tech sector.
New developments are strategically planned to avoid market saturation, with developers focusing on specific segments that show strong buyer interest.
The market shows healthy absorption rates, with properties spending less time on the market compared to other Selangor areas.
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What recent infrastructure developments could boost Cyberjaya property values?
Several major infrastructure projects are underway in Cyberjaya that will significantly impact property values over the coming years.
| Project Type | Specific Developments | Impact on Property Values |
|---|---|---|
| Data Centers | AIMS Cyberjaya Block 3, EdgeConneX campus, TM-Singtel JV | Strengthens tech hub status, increases employment |
| Transportation | MRT Cyberjaya City Centre Station expansion | Improves connectivity to KL and surrounding areas |
| Smart City Initiatives | Government-backed digital infrastructure projects | Enhances livability and attracts tech companies |
| Government Programs | Madani Economy Framework support | Provides institutional backing for growth |
| Low-Carbon City | Environmental sustainability projects | Attracts environmentally conscious residents and businesses |
| Tech Accelerators | Cyberview Accelerator expansion | Increases startup ecosystem and job creation |
How do rental yields in Cyberjaya compare to other Malaysian urban areas?
Cyberjaya offers exceptionally strong rental yields compared to other major Malaysian cities as of September 2025.
Gross rental yields in Cyberjaya typically range from 7.5% to 7.7%, significantly higher than Petaling Jaya, Puchong, or Kuala Lumpur city center, which average between 2.3% and 4.9%.
Monthly rental rates show competitive pricing with a 1-bedroom apartment in the city center averaging RM1,275, while a 3-bedroom unit costs around RM2,100. These rates provide strong returns for property investors.
The Airbnb market in Cyberjaya shows a 43% occupancy rate with average annual revenue of RM21,000, demonstrating the viability of short-term rental strategies.
It's something we develop in our Malaysia property pack.
How does Cyberjaya's cost of living impact property prices?
Cyberjaya's cost of living is notably lower than major Malaysian cities like Kuala Lumpur, which positively impacts property demand and investment attractiveness.
The affordable living costs support strong rental demand from tech workers, students, and foreign talent who can enjoy a high quality of life while maintaining reasonable expenses. This creates sustained demand for rental properties.
Lower operating costs for residents mean they can afford higher rent-to-income ratios, supporting property values and rental yields for investors.
The cost advantage attracts companies and professionals who might otherwise choose more expensive locations, driving consistent demand for both residential and commercial properties.
This affordability factor helps sustain Cyberjaya's competitive edge in attracting talent and maintaining strong property market fundamentals.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Malaysia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What are the current occupancy rates for properties in Cyberjaya?
Cyberjaya maintains healthy occupancy rates across different property segments as of September 2025.
Residential properties, particularly those used for short-term rentals, show an average occupancy rate of 43% for Airbnb listings. This rate demonstrates consistent demand from business travelers, tech workers, and tourists visiting the area.
Commercial properties have experienced improving occupancy rates year-on-year, with positive demand as new retail and office projects come online to serve the growing tech community.
The steady occupancy rates reflect the area's economic fundamentals and growing population of workers and students who need accommodation.
These occupancy levels support the strong rental yields that make Cyberjaya attractive to property investors seeking consistent returns.
How are foreign investments affecting Cyberjaya's property market?
Foreign direct investment is playing a significant role in driving Cyberjaya's property market growth, particularly through digital infrastructure investments.
International companies establishing data centers, IT operations, and startup facilities are creating substantial demand for both commercial office space and residential properties for their employees.
Foreign investment in the tech sector translates directly into increased demand for residential leasing as international workers and executives require housing in the area.
The presence of multinational companies enhances Cyberjaya's reputation as a business destination, attracting more investment and supporting property values.
It's something we develop in our Malaysia property pack.
What is the average time properties stay on the market in Cyberjaya?
Properties in Cyberjaya typically spend less time on the market compared to other Selangor areas, reflecting the area's strong demand fundamentals.
The affordable market pricing combined with high rental demand facilitates relatively quick sales and rental transactions for most property types.
Properties priced competitively and located near tech facilities or transportation links tend to move faster than the regional average.
While some segments still experience longer marketing periods due to past oversupply in certain developments, the overall trend shows improving market velocity.
The strong fundamentals of job growth, infrastructure development, and affordability support faster property transactions compared to many other Malaysian markets.
What regulatory changes are affecting property investment in Cyberjaya?
Several regulatory and policy changes are impacting property investment in Cyberjaya as of September 2025.
The expanded Sales & Service Tax (SST) that began in July 2025 affects property services and construction costs, potentially creating cost pressures for developers and buyers.
Government support for tech sector development and smart city initiatives continues to favor Cyberjaya's long-term growth prospects through various incentive programs.
The Madani Economy Framework provides institutional support for tech hub development, creating a favorable policy environment for property investment.
Environmental and sustainability regulations related to the low-carbon city initiative may affect development standards but also enhance the area's attractiveness to environmentally conscious investors and residents.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Cyberjaya presents a compelling opportunity for property investors seeking undervalued assets in Malaysia's tech-driven economy.
The combination of affordable prices, strong rental yields, and major infrastructure developments positions Cyberjaya for above-average growth in the coming decade.