Cyberjaya
Planned tech city — affordable, green and family-friendly, now on the MRT Putrajaya Line
Snapshot
The numbers at a glance
RM 1,200–1,800
1BR Rent / month
RM 500–700
PSF (new launch)
4.5–6%
Rental Yield
Moderate
Expat Density
Low–Moderate
Walkability
Figures verified June 2026 · Indicative ranges from transacted data (Brickz / EdgeProp / NAPIC), 2026; vary by project, age and tenure
The character
What Cyberjaya is really like
Planned tech city — affordable, green and family-friendly, now on the MRT Putrajaya Line.
Traffic here runs low–moderate, walkability is low–moderate, and the expat presence is moderate. Below is the honest cost picture and what surrounds the neighbourhood day to day.
Cost breakdown
Rent & PSF
| Property type | Monthly rent |
|---|---|
| Studio | RM 1,000–1,500 |
| 1 bedroom | RM 1,200–1,800 |
| 2 bedroom | RM 1,600–2,500 |
| 3 bedroom | RM 2,200–3,200 |
| PSF — new launch | RM 500–700 |
| PSF — subsale | RM 400–550 |
International schools
Nexus International School Putrajaya
IB / British · 10 min away
RM 50,000–95,000 / year
Healthcare nearby
Cyberjaya Hospital
Public / teaching · 8 min away
An-Nur Specialist Hospital (Bangi)
Private · 15 min away
Shopping & lifestyle nearby
DPULZE Shopping Centre
Mall · 2 min away
IOI City Mall (Putrajaya)
Mall · 10 min away
Shaftsbury Square
Retail & dining · 2 min away
MRT Putrajaya Line (Cyberjaya stations)
Transit · 5 min away
Notable projects
Developments in the area
Informational only — we do not list or sell property.
Cyberjaya high-rise condos
Various
- Tenure
- Mixed
- PSF
- RM 400–600
- Status
- Varies
Honest pros & cons
What works
- Among the most affordable entry prices in Greater KL
- Planned, green and low-traffic, now served by the MRT Putrajaya Line
- Strong rental pool from tech firms, universities and Putrajaya civil servants
- DPULZE and IOI City Mall (one of Malaysia's largest) close by
What to weigh
- Car-dependent and quiet away from the campus and office cores
- Still maturing as a lived-in community; some oversupply
- Further from central KL than other Selangor options
- Selangor's RM2m foreign-purchase threshold applies
Common questions
Cyberjaya FAQ
How much is rent in Cyberjaya?
Indicative monthly rents in Cyberjaya run from about RM 1,000–1,500 for a studio to RM 1,600–2,500 for a two-bedroom; a one-bedroom is typically RM 1,200–1,800. These are indicative 2026 ranges — confirm current listings before budgeting.
What are property prices in Cyberjaya?
Indicative prices in Cyberjaya are around RM 500–700 per sq ft for new launches and RM 400–550 for sub-sale units, with gross rental yields of roughly 4.5–6%. Figures vary by project and unit type.
Can foreigners buy property in Cyberjaya?
Yes — foreigners can buy in Cyberjaya, subject to Selangor's minimum foreign purchase price (indicatively RM 2,000,000 (varies by zone)) and the usual approvals. We represent the buyer, not developers, so we'll tell you honestly whether a given unit is worth it.
Is Cyberjaya a good area for expats and families?
Expat density in Cyberjaya is moderate, walkability is low–moderate, and traffic runs low–moderate. It also has international schools within reach, including Nexus International School Putrajaya. In short: among the most affordable entry prices in greater kl.
What international schools are near Cyberjaya?
International schools within reach of Cyberjaya include Nexus International School Putrajaya. See our full Selangor school guide for curricula and current fees.
More in Selangor
Kota Damansara
MRT-connected, school-rich township — a practical family base on KL's north-west fringe
Damansara Utama (Uptown)
Mature, walkable PJ favourite — the Uptown food-and-café belt with deep local roots
Subang Jaya (SS15)
University-and-mall township — dense amenity, strong tenant demand, landed and high-rise mix
In 15 minutes, you’ll know your next move
A free discovery call — not a sales call. You walk away with a clear, honest read of your situation, even if that read is “not yet, and here’s why.”
- Which MM2H tier your numbers actually reach — and the gap if they don't
- The 2–3 neighbourhoods that fit your budget, schools, and commute
- Your real all-in cost, and the one or two mistakes people in your situation make