Cyberjaya

Cyberjaya works as a rental play. Employment is concentrated and stable, the tenant pool renews annually with the university intake, and entry prices are half of what the inner suburbs cost — which is how gross yields here run a point or more above Mont Kiara.

Resale is the weakness and we say so plainly. Owner-occupier demand is shallow, new supply keeps arriving, and exit can take twice as long as the same money would in Petaling Jaya. Buy here for income with a long horizon, not for capital appreciation on a five-year view.