Cyberjaya new launch guide: Sepang projects, prices and the MRT in Malaysia

113 new launch projects are selling across Sepang district, 5 of them on the Cyberjaya area page and 9 more in Cyberjaya's other precincts, and 22 more are upcoming (PropLaunch listings). Two stations on the MRT Putrajaya line have Cyberjaya addresses, and the KLIA Transit airport train stops at Putrajaya & Cyberjaya and at Salak Tinggi.

Cyberjaya is the planned tech township most people know, but it is only one part of Sepang district. The rest runs from Dengkil and Salak Tinggi down to Sepang town, the coast and the KLIA side, with a strip of Puchong in the north. Prices, project types and the daily commute differ a lot across that area, so it helps to look at Cyberjaya and the rest of Sepang separately.

Quick answer: 113 projects are selling across Sepang district, 5 on the Cyberjaya area page and 9 in Cyberjaya's other precincts, and 22 are upcoming (permit issued, no sales yet). The median entry price (each project's lowest list price) is RM562k across the district: RM980k on the Cyberjaya area page, RM740k in Cyberjaya's other precincts and RM525k elsewhere in Sepang. Cyberjaya Utara and Cyberjaya City Centre are the two MRT stations in Cyberjaya.

See new launches in Sepang

Source: PropLaunch listings (data as of 5 Nov 2026)

Cyberjaya and Sepang in brief

Sepang is a district in the south of Selangor, between Putrajaya and the coast. Its main towns are Cyberjaya in the north-west, Dengkil in the north, Salak Tinggi and Bandar Baru Salak Tinggi in the middle, and Sepang town near the coast, with the airport side to the south and the Nilai border to the east. The local council for the whole district, including Cyberjaya, is Majlis Perbandaran Sepang (MPSepang).

Cyberjaya was built as a technology township and is still managed as one. Cyberview Sdn Bhd is the designated technology hub developer for Cyberjaya, and its masterplan splits the city into four zones: a Global Business District in the north, a commercial downtown, an Innovation District in the south and a talent and community zone in the west. Addresses use numbered precincts, which is why so many read "Cyber 3", "Cyber 9" or "Cyber 11".

Outside Cyberjaya, new projects mostly go by their township. Of the projects still selling there, many carry "Salak" or "Jenderam" (near Dengkil) in their name or locality, and others sit in Bandar Cybersouth or 16 Sierra. Many others are small landed schemes named "Taman" something, with no township shown.

Where Cyberjaya projects are listed

The Cyberjaya area page has 5 projects for sale. Another 9, inside Cyberjaya's precincts (Cyber 6, 9, 11 and 12, Taman Pinggiran Cyber and Selangor Cyber Valley), are on the Sepang area page, so look at both when you shortlist. Both groups count as Cyberjaya here. Bandar Cybersouth, despite the name, is a separate township near Dengkil and sits with the rest of Sepang.

Getting around: the MRT, KLIA Transit, ELITE and MEX

Cyberjaya and Sepang have two rail lines and two main highways. The MRT runs north into Kuala Lumpur, the KLIA Transit runs between KL Sentral and the airport, and the highways connect the district to Shah Alam, Nilai and the city.

MRT Putrajaya line

The Putrajaya line is 57.7km long with 36 operating stations, 27 elevated and 9 underground. Its first phase opened on 16 Jun 2022, and the second phase, which includes every station in and near Cyberjaya, opened on 16 Mar 2023. The line ends at Putrajaya Sentral, where you can change to the KLIA Transit.

Source: MRT Corp, Putrajaya line stations (as of 28 Oct 2026)

Only Cyberjaya Utara and Cyberjaya City Centre are in Cyberjaya. 16 Sierra has a Puchong address and Putrajaya Sentral is in Putrajaya, though both are close to parts of Cyberjaya. Cyberjaya is spread out, and from many homes the nearest station is a drive or a feeder bus ride away. Map the distance from the project to the station, and confirm feeder bus routes on the operator's app before you count on them.

KLIA Transit

The KLIA Transit stops at KLIA T1, KLIA T2, Salak Tinggi, Putrajaya & Cyberjaya, Bandar Tasik Selatan and KL Sentral. Trains run every 15 minutes at weekday peak hours and every 30 minutes off-peak and at weekends. It is the faster rail link from Sepang into the city, and the only one that reaches Salak Tinggi.

Source: KLIA Ekspres, KLIA Transit fares and timetable (as of 28 Oct 2026)

Open a line, then a station, to see the projects selling or upcoming within 1 km of it.

Stations: © OpenStreetMap contributors. Projects selling or upcoming within 1 km in a straight line, from PropLaunch listings (data as of 5 Nov 2026).

If you plan to drive to Salak Tinggi station and take the train, the Salak Tinggi Park & Ride charges RM5 a day in the covered multistorey car park from 1 Oct 2026, with a monthly season pass of RM195 from 1 Nov 2026. Fares and timetables change, so confirm them on the operator's app before you plan a daily commute around them.

ELITE and MEX

Most Sepang homes are built around the car. The ELITE expressway runs 63km from the NKVE at Shah Alam to the North-South Expressway at Nilai North, and PLUS names it as a main route to KLIA and Putrajaya. The Maju Expressway (MEX), open since 13 Dec 2007, runs over 26km from Kampung Pandan in Kuala Lumpur to its Putrajaya Interchange, and is the direct road link between the city and Putrajaya and Cyberjaya.

Both are toll roads, so drive your route at the hours you would travel and check the toll rates on the operators' sites.

Cyberjaya new launch projects still selling

Every project here still has units for sale, newest launch first. Prices are each project's list-price range, from its cheapest unit to its most expensive, so a given unit can sit anywhere in that range. "Not shown" under units left means the listing has no count yet.

Information, not an offer. Confirm prices and availability with the developer before you book.

On the Cyberjaya area page

Source: PropLaunch listings (data as of 5 Nov 2026)

In Cyberjaya's precincts, on the Sepang area page

Source: PropLaunch listings (data as of 5 Nov 2026)

Some Cyberjaya projects have most of their units left, while others are nearly sold out. When a project is that far sold, what remains is often specific layouts or plots, so ask for the full list of units left and their prices.

Projects with "Selangorku" in the name are part of an affordable housing scheme, with lower list prices. Affordable-scheme projects may limit who can buy, so check the eligibility rules with the developer first.

Few Cyberjaya listings show tenure. Of those that do, The Vybe @ Techzone, Sejati Residences and Windsor Villa are listed as freehold, and Aludra Residensi and Auva as leasehold. For the rest, ask the developer what the land title says.

Sepang new launches outside Cyberjaya

Outside Cyberjaya, 99 projects are selling across the rest of Sepang district, with 8,155 of 17,355 units left where counts are shown. Most are landed: 80 of them are terrace houses, semi-detached homes, townhouses or bungalows, mostly in small schemes. The 19 high-rise projects are larger, often with several hundred units each.

The table shows the projects outside Cyberjaya that first went on sale in 2026, newest first.

Source: PropLaunch listings (data as of 5 Nov 2026)

The other projects outside Cyberjaya launched earlier and still have units left, including phases at Bandar Cybersouth, 16 Sierra, Serenia City and Kota Warisan. Each one is on the Sepang area page and under launches with units left, with its units left and list prices.

Upcoming projects

In all, 22 Sepang projects have a sales permit but no sales yet, with 4,892 units between them. The sub-area column shows which part of the district each one is in.

Source: PropLaunch listings (data as of 5 Nov 2026)

Their median entry price is RM630k, against RM562k for projects already selling. Several are affordable-scheme projects capped near RM250k to RM300k.

Price ranges: landed vs high-rise, Cyberjaya vs the rest

Cyberjaya has tended to cost more to enter than the rest of Sepang, mostly because of its landed homes. Across the district, the median entry price is RM562k: RM980k on the Cyberjaya area page, RM740k in Cyberjaya's other precincts and RM525k elsewhere.

Source: PropLaunch listings (data as of 5 Nov 2026)

For landed homes, the median entry price is RM1.05m on the Cyberjaya area page and RM1.03m in Cyberjaya's other precincts, against RM600k in the rest of Sepang. Outside Cyberjaya, larger homes in places such as 16 Sierra, Bukit Puchong and Abadi Heights start well above that. The highest list price in the district is RM3.78m.

High-rise entry prices are low across the district, because many projects are affordable-scheme flats: the median entry price for the 25 high-rise projects is RM250k. The lowest list price in the district is RM191k.

Most projects in the district have at least some units listed under RM1m.

How launch prices have moved since 2019–20

New terrace, townhouse and cluster homes in Cyberjaya and Sepang that started selling in the latest period have a median list price of RM429 per sq ft, against RM385 per sq ft for those that started in 2019–20: a change of 11%. Each two-year period is listed with the number of projects behind its figure.

Median list price per sq ft of built-up area for each project, by the year its sales started, with price-controlled affordable schemes left out. These are developers' list prices, not what buyers paid, and each period's mix of projects is different.

Source: PropLaunch listings (data as of 5 Nov 2026)

A higher median can mean prices rose, or that newer launches are in pricier spots or offer different homes, so read it as a guide to direction rather than a precise rise. For what homes have actually sold for, check the transaction data published by NAPIC.

Rental market notes: universities, tech firms and data centres

Cyberjaya has a renter base tied to its universities and employers. The University of Cyberjaya is at Persiaran Bestari, Cyber 11, and Multimedia University runs its Cyberjaya campus alongside one in Melaka. Further south, Xiamen University Malaysia is in Bandar Sunsuria, Sepang.

Data centres are a visible part of the township. NTT's sixth Cyberjaya data centre, CBJ6, opened in Oct 2023 at a cost of over RM234m, with 7MW of critical IT load, on a campus that already had five.

The National Property Information Centre (NAPIC) publishes no vacancy or rent figure for Sepang or Cyberjaya.

For the first half of 2026, NAPIC reported 23,375 unsold completed serviced apartments across Malaysia, worth RM19.33bn, alongside 33,094 unsold completed homes, according to The Edge on 10 Sep 2026. Over 55% of those serviced apartments were priced between RM500,001 and RM1m. These are national figures, not Sepang ones.

Rents depend on the building, layout, floor and furnishing. Before you buy to let, collect asking rents for similar units in the same or nearby buildings and set them against maintenance fees, sinking fund, quit rent, assessment, insurance and loan interest. You can run those numbers in our rental yield calculator.

Example: Say you are looking at a serviced suite listed at RM600,000, and similar units nearby ask RM2,000 a month. Annual rent: RM2,000 x 12 = RM24,000. Gross yield: RM24,000 / RM600,000 = 4%. Net yield will be lower once maintenance, quit rent, assessment, empty months and loan costs come off. (Both figures are example assumptions.)

Schools, universities, hospitals and malls

Cyberjaya has the district's densest cluster of schools, colleges and daily services, while the rest of Sepang relies more on town centres in Salak Tinggi, Dengkil and Sepang.

Source: each institution's website (as of 28 Oct 2026)

For hospital care, Cyberjaya Hospital is a public Ministry of Health hospital that began phased operations on 11 Nov 2022, health news site CodeBlue reported in Oct 2022. Check which services are running now on the ministry's site or the hospital's own channels.

Government schools are assigned by address, and places at private and international schools change every year, so contact the schools directly if school access drives your choice of home.

Who it suits, and what to check before you book

Which part of Sepang fits depends on where you work, your budget and whether you need a train.

If you work in Cyberjaya or Putrajaya, the Cyberjaya projects put you closest, with a median entry price of RM980k on the area page and RM740k in the other precincts. The two Cyberjaya MRT stations and the KLIA Transit at Putrajaya & Cyberjaya help if you also travel into Kuala Lumpur.

If you want a landed home under RM800k, most of that choice is outside Cyberjaya, in the Salak, Jenderam and other township schemes, where the median landed entry price is RM600k. Many of these are small schemes, so check the developer's track record and the completion date.

If you fly often or work near KLIA, the Salak Tinggi area sits on the KLIA Transit, and its station has a park and ride.

If you are buying to rent out, there is no local vacancy data to go on, so base your sums on asking rents for similar units nearby, not a developer's projected rent.

Before you book anywhere in the district, check:

• Location against transport. Map the project to the nearest MRT or KLIA Transit station, and drive the route at peak hours.
• Completion and track record. A few projects in the district are flagged as late in the listings, so check each project page. Ask any developer for the expected vacant possession (VP) date, when you get the keys.
• Supply nearby. Large high-rise projects add many units at once. Ask how many units in the same building and nearby are due to complete around the same time.
• Land title and eligibility. Ask the developer for the tenure and, for affordable-scheme projects, the buyer eligibility rules.
• Financing. Ask your bank what it will lend before you pay a booking fee.

Frequently asked questions

Which MRT stations are in Cyberjaya?

Two Putrajaya line stations have Cyberjaya addresses: Cyberjaya Utara and Cyberjaya City Centre. 16 Sierra, the station to the north, has a Puchong address, and Putrajaya Sentral, at the south end, is in Putrajaya.

Is Cyberjaya part of Sepang?

Yes. Cyberjaya is a township inside Sepang district in Selangor, and the district council, MPSepang, covers it along with Dengkil, Salak Tinggi and Sepang town.

How many new launches are there in Cyberjaya now?

As of 5 Nov 2026, 5 projects on PropLaunch's Cyberjaya area page have units for sale, with 743 units left. Another 9, in Cyberjaya's precincts, are listed on the Sepang area page, with 1,883 units left.

What is the cheapest new launch in Cyberjaya or Sepang?

The lowest list price in the district is RM191k. Projects at the bottom of the range are often under an affordable housing scheme that may limit who can buy. In Cyberjaya, the lowest is RM200k on the area page and RM250k in the other precincts.

Is Cyberjaya freehold?

Not all of it. Few Cyberjaya listings show tenure: some are listed as freehold, some as leasehold, and most show none. The developer can tell you what the land title says.

How do I get from Cyberjaya to KLIA by train?

Take the KLIA Transit from Putrajaya & Cyberjaya station, which connects to the MRT at Putrajaya Sentral. The KLIA Transit also stops at Salak Tinggi before the airport. Trains run every 15 minutes at weekday peaks and every 30 minutes at other times.

Is there an oversupply of serviced apartments in Cyberjaya?

NAPIC publishes no figure for Cyberjaya or Sepang alone. Nationally, it counted 23,375 unsold completed serviced apartments in the first half of 2026. Before you buy to let, find out how many units are completing near the project and collect asking rents for similar units.

Does PropLaunch sell these units?

No. PropLaunch is an information site, not a real estate agency, and does not negotiate sales. A registered estate agency arranges viewings and price lists.

Before you book in Cyberjaya and Sepang

First decide whether you need to be in Cyberjaya itself or whether a township elsewhere in Sepang suits your commute and budget better, then shortlist from the tables above. Get the current price list, tenure and completion date from each developer, and ask your bank what it will lend before you pay a booking fee. Viewings and bookings go through the developer or a registered estate agency.

For first-time buyers, Budget 2027 proposes a full stamp duty exemption on first homes up to RM500,000 and a partial one up to RM750,000, for SPAs signed from 1 Jan 2027 to 31 Dec 2030. It is a proposal and not yet law, so confirm the final rules with LHDN or your lawyer before you rely on it.

See new launches in Sepang

This guide is general information, not financial, legal or tax advice. Rules and rates change; confirm the figures that apply to you with your bank, your lawyer or LHDN before you commit. PropLaunch is not a real estate agency.

Related guides

• Buying a new launch in Malaysia: the complete 2026 guide
• Rental yield: what a good return looks like in Malaysia
• Cheras: where the new MRT stations are pulling launches