Cyberjaya and Putrajaya offer a range of housing options from modern high-rise condominiums to landed terrace and semi-detached homes. Both townships were purpose-built, meaning properties are generally newer, well-planned and equipped with modern facilities. Rental is the most practical option for most expatriates on work passes.
Where to Live
Cyberjaya Central
The core township area surrounding Persiaran Multimedia and Persiaran APEC. High concentration of condominium developments — Shaftsbury, Cyberia, Lakeview, DeArc. Walking distance or short drive to most MSC Status company offices. Best for professionals without children seeking convenience.
Cyberjaya Residential Precincts
Landed properties — terrace houses, semi-detached and bungalows — in precincts surrounding the commercial core. Quieter, more space, private gardens. Popular with families. Longer drive to offices but access to good amenities including Tamarind Square and Cyberjaya City Centre mall.
Putrajaya Precincts
Putrajaya is divided into numbered precincts. Precincts 8–11 are popular residential areas with a mix of government staff quarters, private condominiums and landed housing. Quieter than Cyberjaya with more green space. Good for families but requires a car for most daily needs.
Nearby Alternatives
Puchong, Sepang and Dengkil offer cheaper rentals within 20–30 minutes of Cyberjaya. IOI City Mall area (Putrajaya South) has newer developments at competitive prices. Suitable for those prioritising budget over proximity to the office.
Typical Rental Prices
| Property Type | Size | Monthly Rental (RM) | Notes |
|---|---|---|---|
| Studio / Small Apartment | 400–600 sq ft | RM 900 – 1,400 | Cyberia and older Cyberjaya condos. Suitable for single professionals. |
| 2-bedroom Condo | 800–1,100 sq ft | RM 1,400 – 2,200 | Most common expat rental. Furnished units widely available. |
| 3-bedroom Condo | 1,100–1,500 sq ft | RM 2,000 – 3,200 | Good for couples or small families. Most include pool and gym. |
| Terrace House (2-storey) | 1,500–2,000 sq ft | RM 2,200 – 3,500 | More space, private garden. Popular with families with children. |
| Semi-Detached / Bungalow | 2,500+ sq ft | RM 4,000 – 8,000+ | Premium option. Often include private pool. Putrajaya precincts. |
How to Rent a Property
- Search and shortlist Use property portals (iProperty, PropertyGuru, Mudah) or engage a local real estate agent. Agents typically charge half a month's rent as commission for tenancies of 12 months or more — paid by the tenant.
- View properties Always view in person. Check water pressure, air-conditioner condition, internet availability (Unifi/TIME fibre coverage in Cyberjaya is generally excellent), mobile signal and parking allocation.
- Negotiate and agree terms Rental prices are negotiable, especially for longer leases or unfurnished units. Agree on the tenancy period (typically 12 or 24 months), rental amount, included utilities and maintenance responsibilities.
- Sign the Tenancy Agreement A standard Tenancy Agreement (TA) is prepared by the landlord or agent. Have it reviewed before signing. Key clauses: break clause, notice period, renewal terms, and who is responsible for maintenance and repairs.
- Pay deposits Standard deposits: 2 months security deposit + 0.5 month utility deposit + first month's rent in advance. Total upfront cost is typically 3.5 months' rental. Ensure deposits are documented in the TA and receipts obtained.
- Stamp the agreement The TA must be stamped at the Inland Revenue Board (LHDN) to be legally enforceable. Stamp duty is calculated on the annual rental value and is typically a small amount. Stamping can be done at any LHDN office or online.
- Conduct inventory check Before moving in, do a thorough inventory of all items in the property, noting any existing damage in writing and with photographs. Both parties should sign the inventory checklist. This protects your deposit on move-out.
Can Expatriates Buy Property?
Eligibility
Foreign nationals may purchase property in Malaysia subject to a minimum purchase price threshold — currently RM 1 million for most property types in most states. Properties in certain categories (Malay Reserve land, low-cost and affordable housing) are not available to foreigners. Approval from the State Authority is required for some property types.
Malaysia My Second Home (MM2H)
The MM2H programme offers long-stay visas for foreign nationals who meet financial criteria. MM2H participants have more flexibility in property purchase. The programme has undergone revisions — check current eligibility requirements with an approved MM2H agent or the Tourism Ministry.
Financing
Malaysian banks offer mortgage financing to foreign nationals, typically up to 70% of property value (versus 90% for citizens). You will need a valid Employment Pass, minimum 2 years of Malaysian income history and a strong credit profile. Engage a mortgage broker familiar with expatriate lending for the best rates.