I was sceptical cbj last time. however, after doing lots of minor researches, I found out the place will soon attract a lot of people due to amenities and the expats community. please be careful that this still requires lot of time for the town to really mature. therefore buy those projects to be completed way way back like skypark for instance. I bought that also because I believe it is one of a kind and will be considered landmrk of cbj. if u want to invest in cbj now, go for cyberia. that is the best in my opinion for student rental. but be prepared for student abusing ur unit

I have a feeling that african population in klang valley has overtake indian population. If this situation continue for next few year probably they can overtake chinese as second majority in KV.

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 

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 

We see this risk too, but we don't mind selling our Sri Damansara house & move to Cyberjaya.

I am not sure, but those who buy for investment may have same thought.

Other than this, we see HER risk is low, because our 20 years well maintained house at Sri Damansara is fetching > RM 800k.

When all those ONG area in KL is selling sky high, there will be many who move to not so ONG place, which offers latest concept & better living.

If it is really like Sri Damansara selling at PJ price, then those who bought there is really bid bumbo. 

There are already few big Uni there like LKW, MMU, CUCMS, some MNC companies, and MSC status. I agree that it is still lacking in some sense like makan-makan place.

Though the price is not cheap, but plenty of commercial and residential development is going on for a reason.

Some ppl see this place as risk, some ppl see it for its potential. There is no right or wrong.

I see it as potential. If you can get a decent yield on your purchase in siber, seriously should dive for it and hold on it and see what will happen in few years time!

Bro, look at it this way

10 years ago = 100% ppl think that cyberjaya has no potential
5 years ago = 85% ppl think that cyberjaya has no potential
now = 60% ppl think that cyberjaya has no potential  (at least how i feel from a balance of hater and supporter)

hey, it is moving....

Yea, I think Cyberia is interesting in terms of ROI but IMHO, it's purely for rental yield. The apartment will probably struggle to compete with the newer projects to be completed in few years time as people buying for their own stay (if eventually people decided that Cyberjaya is 'livable') will tend to go for the newer units. Cyberia is full of students and may not appeal to home buyers.

Don't get me wrong, I think Cyberia is great but if I am looking for a home, I'll consider other newer units but have to prepare to fork out more. Home buyers generally would not mind fork out a bit more if buying for own stay, but investors are more attached to the 'numbers' when it omes to where to put there money.

I thought cyberia is giving decent ROI. To be honest, I am not familiar with cyberia.

Hi twincharger, so any good recommendations on good own stay properties in Cyberjaya? 

Where where?

Ah, that TeoChew rice+porridge, must be newly opened not too long ago.

Understand your concern on oversupply, Worgen. Would you mind sharing why you think there will be an oversupply issue? Perhaps there are something that you know which we all don't know.

Don't get me wrong, I'm not doubting your statement but I just feel amazed at how people simply use the word 'oversupply' of properties in certain development area, without sharing the facts and figures.

My understanding is, ther current daytime population in Cyberjaya is 54,000 with only 10,000 residents chose to live there (ie night time population). There are about 3200 residential units in Cyberjaya NOW which works out to be an average of 3 person occupying one unit. So thw facts and figures show that there is currently shortage of residential properties in Cyberjaya.

By 2016, the daytime population in Cyberjaya is expected to increase to 100,000 due to the increase in number of MNCs, SMEs and educational institutions. Let's assume 20% of the 100,000 daytime population decides to live in Cyberjaya (that is already very conservative and actual percentage will depends on how Cyberjaya developed into a lifestyle township by 2016) - that will mean there is a projected 20,000 residents (ie night time population in Cyberjaya).

By 2016, with all the projects currently in the pipeline being completed, there will be a total of 14,000 residential units. So we are looking at 20,000 residents to 14,000 residential units by 2016 which works out to an average of 1.4 people per unit. I don't know about you but this doesn't sound like an oversupply to me. Remember there will also be a preference on certain types of residential properties eg apartments, bungalows, terrace house etc, so there may also be a concentration of preference towards certain quarters of property type, which will add on to the shortage.

Unless we have another 10-15 projects being launched over the next 1-2 years, based on the facts and figures above, oversupply doesn't seem to be an issue now. On the contrary, a shortage of supply MAY be possible if you digest the numbers above.

Of course, the economics of property market is not purely science as it also depends on a lot of other factors but I am just sharing the facts and figures to help investors out there to make a sound decision. Being an investor myself, I'm happy to exchange sharing as I am also learning stuff everyday

In fact, I like Damansara the most.

Our house at Sri Damansara costs RM 800k, even an old house at Kepong costs RM 600k. It is hard to simply tie the working population to house price. If u ask how many working & staying at Kepong, how can the house there be affortable? It is like DesaPark City 15 years ago. Today, Kepong address has DesaPark City, Sunway SPK, & tonnes of condo development.

If Eco Glades building at Damansara, it will cost me > RM 2 M which is double.

Don't forget Malaysia government is building 1 Malaysia home, it will costs > RM 300k and it is never cheap. If even the government is building and selling expensive, what can the developer do loh?

I told already. It is hard to simply tie the working population to house price.

Yes, I believe Cyberjaya will slowly attracts people like magnet, not limited to only those working there.

Brother, I like your comments.

gua student mmu,kesian gua semua tempat tinggal mahal

cyberjaya is definetyly a big no for me

reason :
halal policy, no street hawker allowed

cyberjaya is actually very big potential 1 but restricted by halal policy since there is a lot of university and big company.

1 ) no chinese restorent , no dim sum, no sao pao, no pak kuk teh, no yong tao fu, no street hawker, no pub, no cha siao .
2) without all these chinese food, those chinese worker in cyberjaya wont move to cyberjaya.
3) more company fload to cyberjaya will only boost puchong, serdang and SK area.

Unless halal policy removed , if not i dont see ong affect ( residence condo ) in cyberjaya.

cyberjaya only suit for rental ( unleast for now, future not sure - so many competitor )
mega mall also dont have potential to attact chinese move to cyberjaya, cause food in cyberjaya damn expensive, a normal mix nice will cost you RM 8 . just food will cost you atleast Rm 25 per day .
No cheap food court, you only can take expensive food.

No chinese move in, cyberjaya only target for foreign worker and student.

Cyberjaya is a big no for own stay.
For investment also kinda risky with overprice and so many competitor.

somemore no toto , no magnum .

I want to buy number also hard le.

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Added on October 21, 2012, 10:28 am

I think it might very hard to get the license ? If not why hardly see pork n beer.

Cyber apa pun tak ada ( no Chinese school also ), but price expensive like hell.
I rather buy bukit jalil if compare to cyber with this price.

So cyberjaya no Halal policy right ?

Heard there is a gimmick now that the first downpayment is 6k and u can own a unit in cyberjaya.