CYBERJAYA, a town in Sepang, Selangor, was launched in 1997 on 2,800ha of mostly undeveloped land adjacent to Putrajaya, Malaysia’s administrative capital.
The site primarily comprised oil palm plantations.
Twenty-one years after the official launch, Cyberjaya today is bustling with activities. Rapid developments have taken place in the past almost two decades and there are quite a number of commercial buildings, residential blocks, offices for MSC-status companies as well as nine universities and colleges already established there.
Cyberjaya is also home to a boutique hotel, a community club, five schools and the headquarters for the local council.
In total, some 72 per cent of Cyberjaya’s land has been developed, is under construction or in planning stages.
According to the website for Setia Haruman Sdn Bhd, there are 20,213 completed residential units and 1,506 completed shops in Cyberjaya.
The town is home to around 85,000 people and more than 800 companies, of which 484 are MSCstatus firms.
Setia Haruman is Cyberjaya’s master developer entrusted with ensuring that the town is properly planned and developed with world-class infrastructure and amenities to make it a sought after location for multi-national companies (MNCs).
The company also wears the hat as a property developer and has constructed commercial, residential and enterprise buildings to meet the demands of the thriving community in the town.
Cyberjaya is well-connected, and the most convenient means of getting to the town is by road via the Kuala Lumpur-Putrajaya highway or also known as Maju Expressway (MEX) — it only takes a 20-minute drive from Kuala Lumpur to Cyberjaya.
MEX leads to the Elite Highway, from where drivers can then reach KLIA in another 10 minutes, while the South Klang Valley Expressway (SKVE) provides access to Port Klang.
As for public transport, there is the KLIA Transit (on the Express Rail Link network) serving Cyberjaya and Putrajaya via a station - Putrajaya/Cyberjaya.
The upcoming Mass Rapid Transit Sungai Buloh-Serdang-Putrajaya (MRT SSP) line will see two stations serving the area — Cyberjaya City Centre (near Limkokwing University) and Cyberjaya North (near Skypark @ Cyberjaya). Both stations are expected to be completed and operational by 2022.
According to Henry Butcher Malaysia: “The town features its own bus terminal, aptly named Cyberjaya Transport Terminal. Its bus routes, bearing the Dedicated Transportation System moniker, connects Cyberjaya to Ampang, Gombak, Bandar Tasik Selatan, Bandar Utama, Kepong, Shah Alam and Klang.”
BUYING LAND IN CYBERJAYA
Local property developers are still buying land in Cyberjaya, despite a slowdown in the real esate sector. The most recent was SP Setia Bhd, which acquired 23.07ha of freehold land from Setia Haruman for RM177.5 million.
According to SP Setia president and chief executive officer Datuk Khor Chap Jen, the land would be redeveloped into a residential project with an expected gross development value (GDV) of RM650 million.
SP Setia will undertake the project in a 70:30 joint venture with Setia Haruman.
In a statement, Khor said theproject is expected to commence in the second half of its fiscal year 2019 pending approvals.
“The project would take about six years to complete. It would be developed as a neco-themed sanctuary emulating Setia Eco Glades,” said Khor.
The 108.5ha eco-themed Setia Eco Glades is also a joint-venture between SP Setia and Setia Haruman.
EDGING CLOSER TO DIGITAL VISION
Developed alongside neighbouring Putrajaya, Cyberjaya has come a long way since its official launch in 1997. It is now edging closer to becoming a global technology hub, said Henry Butcher Malaysia.
The town, spanning an area ofabout28.94sqkm, serves as the nucleus of the Multimedia Super
Corridor (MSC), now known as MSC Malaysia.
“The site has evolved, living up to its aspiration and goal to becoming a high technology business district befitting its designation as a Special Economic Zone.
“It is now home to multiple multinational IT corporations, educational facilities as well as enterprise and retail points of interest, all set to facilitate its IT and tech-centric focus,” it said.
The most prominent academic institution in Cyberjaya is the Multimedia University campus, which was launched in 1999.
Another famed institution is the Limkokwing University of Creative Technology, another early established presence in the town.
Aside from these two, other institutions include University Malaysia of Computer Science, Cyberjaya University College of Medical Sciences, Cyber Putra College and Kirkby International College.
The Dpulze shopping centre, set at the heart of the town, is the first-of-its-kind establishment in Cyberjaya.
Developed by Dpulze Ventures Sdn Bhd, it became operational in 2014.
Dpulze is part of an integrated development that also features two hotels, two serviced apartment buildings and a neighbourhood mall with a gross floor area of 400,000 sq ft.
The RM500 million project sits on 1.74ha freehold land at Cyberjaya’s central business district along Persiaran Multimedia.
Henry Butcher Malaysia said Dpulze has proven itself to be the go-to haunt for students and professionals alike and made living in Cyberjaya, once said as the city without a soul, more bearable and complete.
Among the tenants are TGV Cinemas, Caring Pharmacy, MPH Bookstores, Yamaha Music School, Cobay, Ace Hardware, Daiso, Mr. D.I.Y. and Royal Sporting House.
LAND PRICE AND TRANSACTION
Most of Cyberjaya’s developments were completed around the 2010s, said Henry Butcher Malaysia.
It said six developments were completed as recently as 2017.They are Ceria Residences (RM400-RM600 per sq ft (psf); with built-up of 1,292 to 1,517 sq ft), CyberSquare SOHO (RM400-RM600 psf; 450 sq ft), Eclipse Residence (RM601-RM800 psft, 465-1,050 sq ft), Hyve SOHO Suites (RM401-RM800 psf; 452-579 sq ft), Kanvas SOHO(RM401-RM800 psf; 485-585 sq ft) and Masreca N19eteen (RM201-RM400 psf; 850 sq ft).
“In terms of unit sizes, there is a wide range to choose from in Cyberjaya. The smallest unit one can find measures 419 sq ft (The Domain @ NeoCyber), and the largest one measures 3,815 sq ft (Lakeview Residency). That said, most developments in Cyberjaya lean towards smaller units, offering units of less than 500 sq ft.
“Most completed developments in Cyberjaya have comparatively more affordable price tags for the time being. One can still find projects of RM201 toRM400 psf, with projects like Cyberia Smart Homes, Cyber Heights Villa, Masreca and Cyberia Crescent. Of the four, Cyberia Smart Homes and Cyberia Crescent were the earliest entrants, completed in the 2000s,”said Henry Butcher Malaysia.
It said the next tier (RM401-RM600 psf) is occupied by developments like Cristal Residence, Dpulze (which shares its space with Dpulze Shopping Centre), Gardenview, Lakeview, Mirage by the Lake, Mutiara Ville, Serin and Vega Residensi.
The firm said so far, the pricing for projects in Cyberjaya has not exceed RM800 psf, with the highest being RM601 to RM800 psf. These comprise projects which were recently completed and include Shaftsbury Square (completed 2013; 463 to 639 sq ft), Centrus SOHO (completed 2015; 450 sq ft), Garden Plaza (completed 2015; 450 sq ft), Solstice Residence (completed 2016; 450 sq ft), and Eclipse Residence (completed 2017; 465 to 1,050 sq ft). A common trend is that these have smaller units compared to older developments in the town, said Henry Butcher Malaysia.
Henry Butcher Malaysia said there are eight upcoming developments in Cyberjaya, three of which are PR1MA projects.
All three PR1MA developments (PR1MA Cyberjaya, PR1MA Cyberjaya 2 and PR1MA Lakefront) are priced around RM201 to RM400 psf, with built-ups starting at 850 sq ft. These developments are expected to be completed from 2019 to 2021.
The next tier (RM401 to RM600 psf) comprises Lakefront Residences (completion by 2020; 950 to 1,708 sq ft) and Aspire Residence (completion by 2020; 900 to 1,608sq ft). Kenswington Square Garden (completion by 2021; 450 to 815 sq ft), Edusphere @ Cyberjaya (completion by 2024; 450 to 790 sq ft) and Clique Cyberjaya (completion be 2019; 455 to 646 sq ft) are priced at RM601,000 to RM800,000 sq ft.
“Cyberjaya has come a long way since its official launch and has grown to be a sustainable township in and of itself. Now, there is no need to venture far to enjoy urban niceties, with most franchises establishing branches here,” it said.
Combined with a major student population and commercial opportunities, Henry Butcher Malaysia believes that Cyberjaya is poised to grow and develop further.
It said investors can capitalise on the future rental potential the town has to offer although currently there seems to be an excess in supply, while homemakers can give Cyberjaya due consideration, with its close and fast access to the capital city.