PETALING JAYA (Jan 15) — Located side by side in the southern corridor of Greater Kuala Lumpur, Putrajaya and Cyberjaya were developed with distinct national objectives: the former as Malaysia’s administrative capital, and the latter as a technology and innovation hub, often dubbed the country’s Silicon Valley.
Construction in Putrajaya began in 1995 across approximately 12,100 acres, while Cyberjaya was launched in 1997 on around 7,150 acres. Despite their similar age and proximity, both townships have evolved along different paths, influenced by unique planning philosophies and market drivers.
Landed homes remain a key feature in both Putrajaya and Cyberjaya, but the market activity and price trends show a divergence. Cyberjaya historically recorded higher transaction volumes, with 246 landed sales in 2022, increasing to 299 in 2023, before falling to 164 units in 2024. Putrajaya, in contrast, experienced a decline from 198 units in 2022 to 89 in 2023, with a modest rebound to 100 in 2024.
Transaction values reveal another contrast: while Putrajaya’s market is smaller in volume, premium landed properties command higher prices. For example, a semi-detached home in Precinct 8 changed hands for RM1.18 million (RM316.86 psf), while another in Precinct 18 sold for RM1.7 million (RM647.37 psf). In Cyberjaya, semi-detached units at Setia Eco Glades sold for RM1.58 million (RM390.41 psf), and townhouses at Casabayu @ Cybersouth fetched RM550,000 (RM482.03 psf).
Putrajaya’s planning prioritises low-density residential layouts with extensive greenscapes and amenities such as Alamanda Shopping Centre, Taman Saujana Hijau, and the Putrajaya Wetlands Park. Connectivity is enhanced via the MRT Putrajaya Line through Putrajaya Sentral, supporting structured urban living.
Looking ahead, EdgeProp EPIQ data shows no upcoming landed residential projects in Putrajaya from 2026 to 2029, with new supply focused entirely on vertical developments. Key upcoming projects include:
Myra Putri: 310 condominium units, completion 2026, starting from RM393,690.
TERRA: Lakeside mixed development with 348 units, completion 2028, from RM485,800.
Residensi Setia Seraya: 363 units, 311 sold, completion 2027, starting from RM411,000.
Pangsapuri Putra Idaman: 502 units, 469 sold, completion 2028, priced from RM250,000.
Additionally, Kota Madani, Putrajaya’s first government-led mega-project spanning 102 acres in Precinct 19, will deliver 10,000 vertical units for civil servants and pensioners, with the first 3,000 units expected by end-2027 and full completion by 2032.
In contrast, Cyberjaya continues to expand both landed and non-landed residential supply. From 2026 to 2028, 606 landed units are planned across projects such as Allegro semi-detached (68 units), Sejati Residences terrace (170 units), Lyra Residensi terrace (182 units), and Avalon @ Cybersouth (177 units). Prices range from RM784,600 to RM1.71 million.
Non-landed developments will add 1,234 units between 2026 and 2028, with prices from RM509,800 to RM558,000.
Cyberjaya’s appeal stems from its role as a technology-led township, supported by the recent expansion of AI and cloud infrastructure. Key employment clusters include AIMS Cyberjaya, NTT Cyberjaya 4, Amazon AWS KUL—Dengkil, and Malaysia Semiconductor IC Design Park 2, driving residential demand and reinforcing the township’s positioning as a hub for tech and industrial activity.
The contrasting growth patterns of Putrajaya and Cyberjaya highlight different investment opportunities in the Klang Valley.
Putrajaya’s future developments emphasise affordable vertical housing, suited for commercial property investors and office space development near administrative zones.
Cyberjaya’s ongoing expansion supports demand for industrial land in Selangor, factories in Puchong, and office space in Bukit Jalil, benefiting from its tech-driven employment clusters.
Both townships offer connectivity and amenities, but Cyberjaya’s pipeline aligns strongly with the growth of data centres, cloud computing, and semiconductor facilities, making it an attractive choice for industrial and commercial property investors seeking long-term appreciation.
Yao Mu Realty, based in Kuala Lumpur, Malaysia, specializes in industrial real estate for factories and land, delivering professional and efficient solutions.
Posted by Yao Mu Realty Sdn Bhd on 15 Jan 26
Malaysia