---
title: "Living in Cyberjaya 2026: Property Prices & Tech Hub Guide"
description: "Cyberjaya property guide 2026. Malaysia's digital city — condo prices from RM280K, MRT Putrajaya Line impact, tech company tenant demand, yield data, and lifestyle trade-offs."
datePublished: "2026-10-14"
dateModified: "2026-10-20"
canonical: "https://www.superhomes.my/resources/living-in-cyberjaya-property-guide"
---

# Living in Cyberjaya 2026: Property Prices & Tech Hub Guide

This Cyberjaya property guide 2026 covers a planned tech township in Sepang district, Selangor, with two MRT Putrajaya Line stations. Its 2-storey terraces recorded a median RM1,050,000 from January 2024 to August 2025 (47 sales), while high-rise units were listed at a median asking price of RM340,000 in 2026 (SuperHomes analysis, extracted 14 October 2026).

Those two numbers describe two different towns. One is a low-density, freehold landed market of gated lakeside schemes. The other is a large stock of compact serviced apartments built for students and tech staff. This guide covers what homes actually sold for, how you get around, which pockets suit which buyer, and what a purchase costs. Figures were checked on 14 October 2026 unless a different date is shown beside them.

## Cyberjaya Property Guide 2026 at a Glance

| Fact | Detail | Source |
|---|---|---|
| Location | Sepang district, Selangor, under Majlis Perbandaran Sepang (MPSepang), next to Putrajaya | SuperHomes Cyberjaya market outlook, checked 30 Sep 2026 |
| Residents | About 49,000 | DOSM Census 2020 |
| Median 2-storey terrace price | RM1,050,000 (47 sales, Jan 2024 to Aug 2025) | SuperHomes analysis of JPPH-recorded transactions, extracted 14 Oct 2026 |
| Middle half of terrace sales | RM917,500 to RM1,250,000 | Same |
| Median terrace price per sq ft (built-up) | About RM488 | Same |
| Median 2-storey semi-detached price | RM1,670,000 (23 sales, Jan 2024 to May 2025) | Same |
| Tenure | All 106 recorded residential sales from Jan 2024 to Aug 2025 were freehold | Same |
| Median high-rise asking price | RM340,000, about RM400 per sq ft (1,371 listings, 1 Jan to 24 Aug 2026) | SuperHomes listing records, extracted 14 Oct 2026 |
| Median high-rise asking rent | RM1,600 a month (461 listings, 4 Jan to 25 Aug 2026) | SuperHomes listing records, extracted 14 Oct 2026 |
| Rail | Cyberjaya Utara (PY39) and Cyberjaya City Centre (PY40), MRT Putrajaya Line, opened 16 March 2023 | Free Malaysia Today, 15 Mar 2023; checked 30 Sep 2026 |

What counts as "Cyberjaya" in this Cyberjaya property guide 2026: JPPH-recorded transactions in Sepang district whose scheme name contains "Cyberjaya" or whose mukim is recorded as Bandar Cyberjaya. Cybersouth, Selangor Cyber Valley and Bandar Pinggiran Cyber are recorded under Dengkil, sit outside the township, and are reported separately below. Listing figures are de-duplicated asking prices for listings labelled Cyberjaya, not achieved prices.

## Where Cyberjaya Is and How It Is Laid Out

Cyberjaya sits in Sepang district, Selangor, directly west of Putrajaya, and is governed by Majlis Perbandaran Sepang. It was planned in the late 1990s as the flagship town of the Multimedia Super Corridor and had about 49,000 residents at the 2020 census (DOSM Census 2020, checked 30 September 2026).

The town is spread out, with wide roads, lakes and cycle lanes. It helps to think of three zones:

- **The commercial and campus core** (Cyber 9, Cyber 10, Cyber 11, Tamarind Square, D'Pulze, Shaftsbury Square): serviced apartments, offices, Multimedia University and the University of Cyberjaya.
- **The lakeside landed belt** (Setia Eco Glades in Cyber 1, Taman Sejati Lakeside, Perdana Lake View, Symphony Hills, Evergreen Garden Residence): gated terraces, semi-detached houses and bungalows.
- **The MRT corridor** (Cyberjaya Utara and Cyberjaya City Centre stations): newer mixed-use land on the eastern side, closest to Putrajaya.

Data centres, forecasts and the investment case are covered in our [Cyberjaya property market outlook](/resources/cyberjaya-property-market-outlook-2026). This guide stays with daily life and recorded prices.

## Property Prices: What Landed Homes Actually Sold For

A 2-storey terrace in Cyberjaya recorded a median price of RM1,050,000 across 47 sales from January 2024 to August 2025, with the middle half of sales between RM917,500 and RM1,250,000 (SuperHomes analysis of JPPH-recorded transactions, extracted 14 October 2026).

| Property type | Sales, Jan 2024 to Aug 2025 | Median price | Middle half of sales | Median per sq ft (built-up) |
|---|---|---|---|---|
| 2-storey terrace | 47 | RM1,050,000 | RM917,500 to RM1,250,000 | RM488 |
| 2-storey semi-detached | 23 | RM1,670,000 | RM1,405,000 to RM1,920,000 | RM507 |
| Condominium or apartment | 28 | RM495,000 | RM344,250 to RM634,750 | Not recorded |
| Detached | 8 | Too few sales to publish | | |

Source: SuperHomes analysis of JPPH-recorded transactions, extracted 14 October 2026. The latest recorded month is August 2025 for terraces, July 2025 for condominiums and May 2025 for semi-detached houses.

Every one of those 106 recorded sales was freehold. That is unusual for a Selangor township and is one of the real advantages of buying here, but it is a fact about past sales, not a guarantee for your unit: older records for Perdana Lake View include leasehold terraces, so confirm the title with a land search.

### Have Cyberjaya terrace prices gone up?

No. The recorded 2-storey terrace median in Cyberjaya was RM1,140,000 in 2022 and RM1,025,000 in 2024, which is flat to slightly lower across the period in which the MRT opened.

| Year | 2-storey terraces sold | Median price | Median price per sq ft (built-up) |
|---|---|---|---|
| 2021 | 15 | RM1,021,000 | RM384 |
| 2022 | 25 | RM1,140,000 | RM487 |
| 2023 | 49 | RM1,100,000 | RM479 |
| 2024 (Jan to Aug) | 40 | RM1,025,000 | RM469 |

Source: SuperHomes analysis of JPPH-recorded transactions, extracted 14 October 2026. Only 7 terrace sales are recorded for 2025, too few to publish a median.

The Cyberjaya property guide 2026 reads the year-to-year movement in a sample this size as mostly reflecting which schemes happened to sell. The honest reading is that a Cyberjaya terrace has cost a little over RM1 million since 2021.

### Recorded prices by scheme

| Scheme (JPPH label) | Type | Sales, 2021 to Aug 2025 | Median price | Median per sq ft |
|---|---|---|---|---|
| Setia Eco Glades (Cyber 1) | 2-storey terrace | 29 | RM1,100,000 | RM502 |
| Taman Sejati Lakeside | 2-storey terrace | 23 | RM1,191,000 | RM499 |
| Perdana Lake View | 2-storey terrace | 12 | RM1,015,000 | RM392 |
| The Mulia Residences | 2-storey terrace | 11 | RM1,200,000 | RM616 |
| Laman View | 2-storey terrace | 10 | RM910,000 | RM552 |
| Evergreen Garden Residence | 2-storey semi-detached | 31 | RM1,500,000 | RM456 |
| Taman Sejati Lakeside | 2-storey semi-detached | 14 | RM1,608,000 | RM612 |

Source: SuperHomes analysis of JPPH-recorded transactions, extracted 14 October 2026. Schemes with fewer than 10 recorded sales of a type are left out. This table uses the longer 2021 to 2025 window to reach a usable sample, so its medians are not directly comparable with the 2024 to 2025 figures above.

The spread per square foot is wider than the spread in price. The Mulia Residences and Laman View are smaller, newer houses at RM552 to RM616 per sq ft; Perdana Lake View is larger and older at RM392. Pull recorded sales for the exact street on the [SuperHomes transaction map](/transaction-map) before you negotiate.

### The cheaper "Cyber" addresses outside Cyberjaya

Cybersouth, a separate township in Dengkil south of Cyberjaya, recorded a median RM592,500 for 2-storey terraces across 12 sales from January to November 2024, and all 12 were leasehold (SuperHomes analysis of JPPH-recorded transactions, extracted 14 October 2026). It is roughly RM450,000 cheaper than a terrace inside Cyberjaya, but it is leasehold, further from both MRT stations and not the same market. Check which township a listing is really in.

## Cyberjaya Condo Price: Asking Prices and Rents in 2026

The median Cyberjaya condo price on SuperHomes was RM340,000 across 1,371 de-duplicated high-rise listings collected from 1 January to 24 August 2026, with the middle half asking between RM250,000 and RM450,000 (SuperHomes listing records, extracted 14 October 2026).

| High-rise type | For sale | Median asking price | Median size | For rent | Median asking rent | Indicative gross yield |
|---|---|---|---|---|---|---|
| Serviced residence | 392 | RM255,000 | 550 sq ft | 224 | RM1,400 a month | 6.6% |
| Condominium | 845 | RM399,000 | 1,025 sq ft | 218 | RM2,000 a month | 6.0% |
| All high-rise, including apartments | 1,371 | RM340,000 | 936 sq ft | 461 | RM1,600 a month | 5.6% |

Source: SuperHomes listing records, sale listings 1 January to 24 August 2026 and rent listings 4 January to 25 August 2026, extracted 14 October 2026. Gross yield is median asking rent x 12 ÷ median asking price. The all-high-rise yield is lower than either row above it because small serviced residences make up a larger share of rent listings than of sale listings.

Three points for anyone pricing a unit:

- **Asking is not achieved.** These are advertised prices. The 28 condominium and apartment sales actually recorded from January 2024 to July 2025 had a median of RM495,000, but that sample leans towards larger lakeside units such as Lakefront Residence and is not a fair guide to a studio.
- **RM280,000 is an entry price, not a typical one.** Of the 1,371 high-rise sale listings, 442 (about 32%) asked below RM280,000. Those are mostly compact serviced residences; when evaluating a realistic Cyberjaya condo price, a typical condominium of about 1,000 sq ft was listed near RM399,000.
- **Rents have a narrow band.** The middle half of high-rise asking rents ran from RM1,350 to RM2,150 a month.

The live market outlook quotes a median asking price of RM334,000 and rent of RM1,700 for December 2025 to March 2026. The figures here use a longer and later listing window, which is why they differ slightly.

## Getting Around: Cyberjaya MRT, KLIA Transit and Highways

Cyberjaya has two stations on the MRT Putrajaya Line, Cyberjaya Utara (PY39) and Cyberjaya City Centre (PY40), which opened with the final phase of the line on 16 March 2023 (Free Malaysia Today, 15 Mar 2023; checked 30 September 2026).

| Route | Cyberjaya access | What it connects | Notes |
|---|---|---|---|
| MRT Putrajaya Line | Cyberjaya Utara (PY39), Cyberjaya City Centre (PY40) | Tun Razak Exchange (PY23) and Persiaran KLCC (PY21) without changing trains; Putrajaya Sentral (PY41) one stop south | Roughly 35 to 40 minutes to TRX, a SuperHomes estimate from the line's published end-to-end time of about 84 minutes |
| KLIA Transit | "Putrajaya & Cyberjaya" station at Putrajaya Sentral | KLIA Terminal 1 in about 15 to 20 minutes | Fare RM9.40 (KLIA Ekspres fare page, checked 30 Sep 2026) |
| MEX | Southern end of the expressway | Kuala Lumpur city centre, about 26 km | Roughly 30 to 45 minutes off-peak |
| ELITE | West of the township | KLIA and KLIA2 | Roughly 25 to 30 minutes off-peak |
| SKVE and the Putrajaya-Cyberjaya Expressway | South and north | Bandar Saujana Putra and Pulau Indah; Puchong via the LDP | Toll roads |

Sources: SuperHomes Cyberjaya market outlook (rail and highway facts checked 30 September 2026). Drive times are approximate.

The catch with the Cyberjaya MRT stations is where they are. Both sit on the eastern edge of the township, not in the campus core or the lakeside landed belt, so most residents drive or take a feeder bus to reach a train. Feeder routes around Putrajaya Sentral were restructured in January 2026; check current routes in the MyRapid PULSE app before you rely on one.

### Has the Cyberjaya MRT lifted prices?

Not in the recorded data SuperHomes holds. The 2-storey terrace median was RM1,140,000 in 2022 (25 sales), the year before the stations opened, and RM1,025,000 in 2024 (40 sales), the year after. Recorded high-rise sales are too few to test either way. The line is a real convenience for commuters to TRX and KLCC, but buy for the commute, not for a price uplift that the transaction records do not show.

## Living in Cyberjaya: Shopping, Schools and Healthcare

Living in Cyberjaya is quieter and greener than most of the Klang Valley, and the price for that is distance: almost every errand needs a car.

- **Shopping and food:** D'Pulze Shopping Centre, Tamarind Square and Shaftsbury Square cover daily needs. For a full mall trip, residents drive to IOI City Mall or to Alamanda in Putrajaya.
- **Healthcare:** Hospital Cyberjaya, a Ministry of Health public hospital in Cyber 11, opened on 11 November 2022 with 288 beds (Bernama, Nov 2022; checked 30 September 2026). Hospital Putrajaya and Hospital Serdang are nearby.
- **Schools:** King Henry VIII College (British curriculum, Cyber 9) and elc International School's Cyberjaya campus; SK Cyberjaya, SMK Cyberjaya and Sekolah Seri Puteri, a fully residential girls' school, on the government side.
- **Universities:** Multimedia University, Limkokwing University of Creative Technology and the University of Cyberjaya. MIDA counts about 28,000 students across 8 institutions of higher learning and more than 40,000 knowledge workers (MIDA, 9 Sep 2024; checked 30 September 2026).
- **Parks:** Cyberjaya Lake Gardens is the main green space for jogging and cycling.

The lifestyle trade-offs are consistent: clean, low-traffic streets and lake views on one side; limited nightlife, few walkable neighbourhoods and a quiet town centre during university holidays on the other. If a school place is your reason for buying, confirm enrolment rules with the school first; living in Cyberjaya near a school does not guarantee a place.

## Who Rents Here: Tech Staff, Students and What Yield to Expect

Tenant demand in Cyberjaya comes from two groups: about 28,000 students and more than 40,000 knowledge workers, including staff at Dell, DHL IT Services and data centre operators such as EdgeConneX, Equinix, Vantage, NTT and Bridge Data Centres (MIDA, 9 Sep 2024; checked 30 September 2026).

That is a pool of young, single or sharing tenants who want furnished small units, which explains why 224 of the 461 high-rise rent listings were serviced residences with a median size of 508 sq ft. Two cautions apply to any Cyberjaya investment based on that demand. Data centres employ few people for each ringgit invested, so a new campus does not fill a condo block. And HSBC's global service centre, still named in some marketing as a Cyberjaya employer, moved to TRX in Kuala Lumpur in 2022.

On yield, the SuperHomes listing data for a Cyberjaya investment points to about 6% gross for high-rise units (6.6% for serviced residences, 6.0% for condominiums). For investors evaluating a buy-to-let Cyberjaya investment, those are asking rents against asking prices from different units, before vacancy and charges. SuperHomes holds no record of achieved rents or vacancy by building, so treat 6% as a ceiling to test, not a promise.

## Which Pockets Suit Which Buyer

The Cyberjaya property guide 2026, in short, rates Cyberjaya strongest for people who work in the township or in Putrajaya, and for families who want a freehold landed home.

| Buyer | Fit | Where to look, and why |
|---|---|---|
| Tech or data centre staff | Strong | Cyber 9, Cyber 10 and Cyber 11 high-rise; short drive to work, median asking rent RM1,600 if you rent first |
| University staff and parents of students | Strong | Units near Multimedia University and the University of Cyberjaya; check each block's upkeep |
| Family wanting freehold landed | Strong | Setia Eco Glades and Taman Sejati Lakeside terraces at RM1,100,000 to RM1,191,000 medians; Evergreen Garden Residence semi-detached at RM1,500,000 |
| Putrajaya civil servant | Good | Eastern side near Cyberjaya City Centre station, one stop from Putrajaya Sentral |
| Frequent flyer | Good | KLIA Terminal 1 in about 15 to 20 minutes by KLIA Transit from Putrajaya Sentral |
| Daily commuter to central KL | Selective | Only within easy reach of a station; otherwise it is MEX every day |
| Buy-to-let investor | Selective | 1,371 high-rise units for sale against 461 for rent on SuperHomes; pick the building, not the town |

## Cyberjaya vs Putrajaya: How the Neighbours Compare

Cyberjaya is the cheaper of the two for high-rise homes: the median asking price was RM340,000 in Cyberjaya against RM492,000 in Putrajaya (1,371 and 1,063 SuperHomes listings, January to August 2026, extracted 14 October 2026).

| Measure | Cyberjaya | Putrajaya |
|---|---|---|
| Median high-rise asking price | RM340,000 (1,371 listings) | RM492,000 (1,063 listings) |
| Middle half of asking prices | RM250,000 to RM450,000 | RM420,000 to RM614,500 |
| Median high-rise asking rent | RM1,600 a month (461 listings) | RM2,800 a month (139 listings) |
| Administration | Selangor, Majlis Perbandaran Sepang | Federal Territory |
| Rail | Two MRT Putrajaya Line stations | Putrajaya Sentral: MRT and KLIA Transit |

Source: SuperHomes listing records, 1 January to 25 August 2026, extracted 14 October 2026. The medians are not size-adjusted, and Cyberjaya's stock includes far more small serviced residences. SuperHomes holds no recorded Putrajaya sale transactions, so this compares asking prices only.

The two towns share one transport hub and one job market, so the choice usually comes down to unit size and tenure. Our [Cyberjaya vs Putrajaya comparison](/resources/cyberjaya-vs-putrajaya-property-comparison-2026) goes through the differences in detail.

## Worked Example: Buying a RM340,000 Unit or a RM1,050,000 Terrace

To put the medians in this Cyberjaya property guide 2026 to work, here is what the two median homes cost a Malaysian buyer with a 90% loan at an illustrative 4.0% over 30 years. The loan terms are assumptions for illustration, not a bank offer.

| Item | Calculation | High-rise at RM340,000 | Terrace at RM1,050,000 |
|---|---|---|---|
| Down payment | 10% of price | RM34,000 | RM105,000 |
| Loan amount | 90% of price | RM306,000 | RM945,000 |
| Monthly instalment | 4.0% over 30 years | **RM1,461** | **RM4,512** |

Stamp duty, legal fees, valuation and renovation come on top of the down payment; ask your lawyer for a written quote before you sign.

Now the same high-rise unit as a rental, using the median asking rent:

| Step | Calculation | Result |
|---|---|---|
| Annual rent | RM1,600 x 12 | RM19,200 |
| Gross yield | RM19,200 ÷ RM340,000 | **5.6%** |
| Rent after one month vacant | RM1,600 x 11 | RM17,600 |
| Less maintenance and sinking fund (assumed RM350 a month) | RM350 x 12 | RM4,200 |
| Less assessment and quit rent (assumed RM600 a year) | | RM600 |
| Net rental income | RM17,600 - RM4,200 - RM600 | RM12,800 |
| Net yield | RM12,800 ÷ RM340,000 | **3.8%** |

The maintenance and assessment figures are assumptions; get the actual charges for the building. On these numbers, the RM1,600 rent covers the RM1,461 instalment in a fully let month, but net income of RM12,800 a year is RM1,067 a month, which leaves you topping up about RM394 a month. Run your own figures in the [rental yield calculator](/tools/rental-yield-calculator).

## Common Mistakes When Buying in Cyberjaya

- **Treating Cyberjaya as one market.** A RM255,000 serviced residence and a RM1,670,000 semi-detached house share a postcode and almost nothing else.
- **Assuming "near the MRT".** Both stations are on the eastern edge. Measure the real door-to-platform trip at peak hour.
- **Buying on a brochure yield.** Use the median asking rent of RM1,400 for a serviced residence or RM2,000 for a condominium, then deduct vacancy and charges.
- **Confusing Cybersouth with Cyberjaya.** Cybersouth terraces recorded a median RM592,500 and were leasehold; Cyberjaya terraces recorded RM1,050,000 and were freehold.
- **Expecting quick capital gains.** Recorded terrace medians have stayed between RM1,021,000 and RM1,140,000 since 2021.
- **Ignoring supply.** SuperHomes listed about three high-rise units for sale for every one for rent in 2026. Check how many units in your block are on the market.

## Cyberjaya Property Guide 2026: Frequently Asked Questions

### Q: Is living in Cyberjaya a good choice for families?
For families who drive, yes. Cyberjaya offers freehold gated landed homes, international and government schools, Hospital Cyberjaya and lakeside parks. The drawbacks are a quiet town centre and the need for a car for most errands.

### Q: What is the Cyberjaya condo price range in 2026?
The middle half of high-rise asking prices ran from RM250,000 to RM450,000, with a median of RM340,000 across 1,371 SuperHomes listings from 1 January to 24 August 2026. Serviced residences had a median asking price of RM255,000 and condominiums RM399,000.

### Q: Is Cyberjaya investment property worth buying in 2026?
For rental income, selectively. Asking rents against asking prices point to about 6% gross and 3.8% net in the worked example in this guide (SuperHomes listing records, 2026). Recorded landed prices have been flat since 2021, so do not count on capital growth.

### Q: Which Cyberjaya MRT station is closer to the town centre?
Neither is in the campus and commercial core. Cyberjaya Utara (PY39) and Cyberjaya City Centre (PY40) both sit on the eastern side of the township, so check the drive or feeder bus from the specific building.

### Q: Does the MRT run from Cyberjaya to KLCC?
Almost. The MRT Putrajaya Line runs without a change to Tun Razak Exchange in roughly 35 to 40 minutes (a SuperHomes estimate) and on to Persiaran KLCC station. For KLCC station on the LRT Kelana Jaya Line, change at Ampang Park (PY20).

### Q: Cyberjaya vs Putrajaya: which is cheaper?
Cyberjaya, on asking prices. The median high-rise asking price was RM340,000 in Cyberjaya and RM492,000 in Putrajaya in SuperHomes listing records from January to August 2026. Cyberjaya's units are smaller on average, so compare price per square foot for the buildings you shortlist.

### Q: Is Cyberjaya freehold or leasehold?
Mostly freehold. All 106 residential sales recorded in Cyberjaya from January 2024 to August 2025 were freehold (SuperHomes analysis of JPPH-recorded transactions). Nearby Cybersouth and Selangor Cyber Valley are leasehold, so confirm the title with a land search.

### Q: How much is a terrace house in Cyberjaya?
A 2-storey terrace recorded a median RM1,050,000 across 47 sales from January 2024 to August 2025, with the middle half between RM917,500 and RM1,250,000 (SuperHomes analysis of JPPH-recorded transactions, extracted 14 October 2026).

## Next Step

Use the recorded sales and asking medians in this Cyberjaya property guide 2026 as your benchmark. See what is on the market on the [Cyberjaya area page](/area/selangor/cyberjaya), compare any asking price with recorded sales on the same street, and test the rent in the [rental yield calculator](/tools/rental-yield-calculator) before you book a viewing.