Went to drive around Cyberjaya last weekend after all the hype about developments going on there. Initially, I wasn't quite convinced that it will be anything big (at least not soon) but looking further ahead and after checking out all the projects there, I've changed my thoughts.

Here's my thoughts (critics and comments welcomed!) :

I feel there is a potential for it to be something 'big' - question is whether it will be 3 years, 5 years or 10 years, but personally it's a matter of time. Here's why I've said that. The fundamentals are there. The government has a big commitment to develop Cyberjaya due to their 'promise' to many MNCs already there, so they cannot afford this to fail. Many large developers (SP Setia, Mah Sing, OSK etc) are already present there so there must be strong fundamentals going forward. It will be a matter of time before the demand here picks up and prices soar. Time is the only variable but I think it will be within the next 10 years.

So I think it all boils down one thing - do I have the holding power if I invest in a property here? This is where I find Cyberjaya unqiue. Unlike earlier successful development townships (Kota Kemuning, Desa Park City, Setia Alam etc etc) where rental demand initially is very poor (you buy and expect little or no rental initially), Cyberjaya ALREADY has good demand for rental market (especially students and employees in Cyberjaya). However, this applies only to selected types of properties like apartments. This is the key point to me - if I buy say an apartment now, I can quite easily rent it out, and provided the rental justifies the purchase price, this property will be 'self-sustainable'. I just have to wait till the right time (ie 3 years, 5 years, 10 years??) and dispose it later.

So, in summary, if you are confident that Cyberjaya will eventually become BIG and there is NOW good market rental that gives a self-sustaining investment, then it seems like a green light for me.

Time to check out some projects 

I personally think this oversupply concern is a chicken and egg situation... there are actually quite a lot of people working in Cyberjaya but most live outside Cyberjaya (ie day population >> night population). Most people tends to live near their workplace but we all know why most employees in Cyberjaya don't - mainly because there is not enough 'lifestyle' (shopping malls, restaurants, cafes, entertainment outlets etc).

There is currently about only 10,000 people living in Cyberjaya with 3200 residential units (that's average of 3 person per unit). That definately sounds to me as shortage of residential properties in Cyberjaya, for NOW.

By 2016, there will be 14,000 residentail units available. The current daytime population is about 54,000 people and is expect to grow to 100,000 by 2016 when more companies and new tertiary institutions opened in Cyberjaya (already in the pipeline).

Simple mathematics tells me that even only 20% of the 100,000 people by 2016 choose to live in Cyberjaya, there will still be a resident population of 20,000. Divide that by the 14,000 residential units available by 2016 gives you 1.4 person per unit. Remember 20% is very conversative as we would expect a higher percentage of daytime population to choose to live in Cyberjaya by 2016 when the 'lifestyle' is made available then.

I did not simply come out with the numbers above - picked it from the following sources (unless the numbers in the sources are not correct la)

http://www.mmail.com.my/story/cyberjaya-quiet-no-more
http://en.wikipedia.org/wiki/Cyberjaya

So will there be an oversupply? Answer is yes and no depending on how confident you are with Cyberjaya having it's own 'lifestyle' by 2016. If you drive around and look at the type of projects going on there, you'll know the answer. One thing is for sure, there ARE a lot of people already working in Cyberjaya - just a question of whether they will choose to live there.

By the way, I'm not attached to any organisation, and not promoting Cyberjaya. I also started being very doubtful about Cyberjaya but the facts are interesting - I'm just a normal joe who is keen with property investments and love crunching numbers to look at the facts. At the end of the day, numbers are only guidelines 

Puchong is the best. especially around my house area. wanna buy? $$$$ kekeke

xyyap , if you don't want your SEG kuih and betting your luck with the next batch from the oven, you can pass on to me ..the more the merrier.

I believe Cyberjaya will have an upbeat time ahead. As for those harping for the need of LRT on this area to be "wong", not every place needed LRT to grow, esp for those higher end area. Imagine sticking an LRT station in the middle of the Tropicana or setia eco park, or desa park city. These areas can grow with the affluent without the need of LRT.

No need to wait for LRT or MRT... there is already a KLIA Transit station (Station Name : Putrajaya/Cyberjaya), which is just 10 mins drive away from Cyberjaya City Centre  Putrajay/Cyberjaya Station ---> KL Sentral in only 17 minutes at RM 9.50 one way, and in a ultra modern and comfortable train. No need to cramp into LRT/MRT. Frequency is every 30 mins during off peak. Of coz cannot compare with LRT/MRT's frequency la

Now that would be another good reason to stay in Cyberjaya 

September student intake .

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Added on September 4, 2012, 8:23 pm
Just back from Cyberjaya. Went for a long ride just checking out areas and facilities and progress. Been doing this like at least 2 times a week for the last 6 months.

Most people (locals) that I know ( about 15 of them) who work in Cyberjaya are staying in the peripherals just like you mentioned.

May I ask what are your  specific reasons?

The transit station is not walking distance from cyberjaya. You need to take taxi which will cost you around RM10. or Take bus to that station.

There are few reasons,

1. I feel stress over the place becos have a lot of PH. Also, for me, CJ is a good place to work for but it dont create an environment for me to relax or hang around. I still feel more comfortable with the eateries/places with more chinese population.

2. No doubt, majority of the purchasers are Chinese, even my brother and few frens hv actually invested the Villas/Bungalow there but none of them have the intention to move in upon VP. Mainly for investment purpose. Hoping to sell it to foreigners after holding few years. But, my quetion is will the foreigner wanted to settle down at CJ? So, you may just do a random survey with you frenz, how many of you from Damansara/Subang/Cheras etc etc will be settling down at CJ?

This is my personal view only yeah...no offence...

You need to take taxi which will cost you around RM10 ----> exactly! which is why I've mentioned its a 10 mins drive from Cyberjaya City Centre. The point is, there is already a convenient (and high speed) public transport to KL Sentral. Driving short distance to LRT/MRT/KTM stations is quite common which is where the feeder bus concept comes in eg in Subang Jaya KTM, Kelana Jaya LRT. Not every properties nearby these stations are within walking distance to the station, but at least there is a station reachable within 10 mins by car, and that's the same case with Cyberjaya.

I personally think this oversupply concern is a chicken and egg situation... there are actually quite a lot of people working in Cyberjaya but most live outside Cyberjaya (ie day population >> night population). Most people tends to live near their workplace but we all know why most employees in Cyberjaya don't - mainly because there is not enough 'lifestyle' (shopping malls, restaurants, cafes, entertainment outlets etc).

There is currently about only 10,000 people living in Cyberjaya with 3200 residential units (that's average of 3 person per unit). That definately sounds to me as shortage of residential properties in Cyberjaya, for NOW.

By 2016, there will be 14,000 residentail units available. The current daytime population is about 54,000 people and is expect to grow to 100,000 by 2016 when more companies and new tertiary institutions opened in Cyberjaya (already in the pipeline).

Simple mathematics tells me that even only 20% of the 100,000 people by 2016 choose to live in Cyberjaya, there will still be a resident population of 20,000. Divide that by the 14,000 residential units available by 2016 gives you 1.4 person per unit. Remember 20% is very conversative as we would expect a higher percentage of daytime population to choose to live in Cyberjaya by 2016 when the 'lifestyle' is made available then.

I did not simply come out with the numbers above - picked it from the following sources (unless the numbers in the sources are not correct la)

http://www.mmail.com.my/story/cyberjaya-quiet-no-more
http://en.wikipedia.org/wiki/Cyberjaya

So will there be an oversupply? Answer is yes and no depending on how confident you are with Cyberjaya having it's own 'lifestyle' by 2016. If you drive around and look at the type of projects going on there, you'll know the answer. One thing is for sure, there ARE a lot of people already working in Cyberjaya - just a question of whether they will choose to live there.

By the way, I'm not attached to any organisation, and not promoting Cyberjaya. I also started being very doubtful about Cyberjaya but the facts are interesting - I'm just a normal joe who is keen with property investments and love crunching numbers to look at the facts. At the end of the day, numbers are only guidelines 

very good analysis.. HOWEVER.. i think there is something missed out which "the right type of property for the right type of market" ..

Generally, I only see 2 types of properties in Cyber..
1) highend condos and landed props that worth > 800k
2) property cater for short term staying (SoXo, studio) and student market.. (e.g. The Place, dpulse, ARC)

But for those cater for general mass (2storey DSL, >1000sqft apartment/condo) are less.. and these are the biggest market segment for Cyberjaya working population, young adults, family, ppl who gonna start a family.. that is why properties surrounding cyberjaya are still prefered choice of many due to cheaper and bigger home...  Amenity is just part of the story... IMHO, price vs build up also part of house buyers consideration..

All the landed props in Cyber are of highend which is pretty much beyond reach of majority of cyberjaya working adults.. are there working adults buy SOHO n studio for own stay? mostly i heard are for investment.. renting this pigeon holes could cost 1/3 of average working adults in Cyberjaya..

Thus IMHO, SK, Puchong, Serdang, Kajang etc still remain top pick due to its more affordable house, more variety, pay less for more build up compare to cyber..

p/s: for other prime location like KL n PJ, ppl willing to pay more for less space due to its amenities.. but i dont see the same for cyberjaya at this moment..

my 2c

Give 5 to 8 years, this will change.

Give 5 to 8 years, this will change.

Probably but let's look at the opportunity cost. If you invest the same amount elsewhere you may get a better Rental Yield or Capital Appreciation 

CBJ has it potential but IMHO this is a potential area selling with the matured area cost. I'd consider investing in CBJ too if the price is 40-50% lower because maturity of a township takes time 

Probably but let's look at the opportunity cost. If you invest the same amount elsewhere you may get a better Rental Yield or Capital Appreciation 

CBJ has it potential but IMHO this is a potential area selling with the matured area cost. I'd consider investing in CBJ too if the price is 40-50% lower because maturity of a township takes time 

xyyap , if you don't want your SEG kuih and betting your luck with the next batch from the oven, you can pass on to me ..the more the merrier.

I believe Cyberjaya will have an upbeat time ahead. As for those harping for the need of LRT on this area to be "wong", not every place needed LRT to grow, esp for those higher end area. Imagine sticking an LRT station in the middle of the Tropicana or setia eco park, or desa park city. These areas can grow with the affluent without the need of LRT.