Third Avenue — most tenants search it as 3rd Avenue Cyberjaya — is a freehold SOHO and serviced-residence project of two towers on Jalan Teknokrat 3 in the Cyber 4 precinct, developed by TEE Resources (a subsidiary of SGX-listed TEE Land) and completed around 2018. It holds 701 units, with built-ups published from 484 to 1,173 sq ft; the SOHO mix runs compact, roughly 450 sq ft for a Type A studio to about 650 sq ft for a Type D two-bedroom. There is no rail at the door: Cyberjaya City Centre MRT sits about 2.3 km away, a drive or e-hail rather than a walk.
A SOHO, not a condo — why that changes the search
The registry's project record is blunt about what this is: an integrated development with office and retail components wrapped around the residential floors. Practically, that means daytime foot traffic through the shared podium, a tenant mix that includes businesses registered to SOHO units, and a management regime written for mixed use. None of that is a defect — it is the reason per-unit asking rents here tend to undercut pure-play condominiums in the same township. If you compare 3rd Avenue against Cyberjaya condos on price alone without adjusting for the SOHO character, the comparison is already wrong.
Layout expectations follow the same logic. The published formats cluster small: studio-type and two-bedroom SOHO footprints occupy most of the tower inventory, and even the largest units cap near 1,173 sq ft. Singles and couples working in Cyberjaya are the demand base this was built for.
| Cyberjaya Residential Format (3rd Avenue SOHO vs Pure Condominium) | Development Structure & Density | Typical Layout & Built-Up Size | Asking Rent & Service Charge Structure | Daily Foot Traffic & Podium Environment |
|---|---|---|---|---|
| 3rd Avenue SOHO & Serviced Residence (Cyber 4) | Freehold integrated development of two towers (701 units) with office and retail components; completed c.2018 | Compact footprints from 484 to 1,173 sq ft (Type A studio ~450 sq ft to Type D two-bedroom ~650 sq ft) | Per-unit asking rents tend to undercut pure-play condos; service charges frequently excluded from advertised rent | Daytime foot traffic through shared podium; businesses registered to SOHO units; 800m jogging loop on levels 16–26 |
| Cyberjaya Pure-Play Condominiums | Pure residential condominium developments across Cyberjaya township | Full-service family condo formats; larger floor plans with school-run practicality | Higher baseline asking rents compared to compact SOHO stock | Pure residential quiet without integrated office or retail podium footfall |
Rent expectations — how do you read Cyberjaya asking prices?
No published figure survives contact with the live market, so treat any portal range as a lagging indicator. The workable method: open the live rental search filtered to this project, sort by matching layout, and read the current asking distribution — that feed is the source of truth for any specific unit. Two practical Cyberjaya notes: SOHO stock tends to be offered partly furnished, and quoting almost always excludes the service charge, so ask which sinking-fund amount the advertised rent carries before comparing across buildings.
Move-in cash planning follows the standard local shape — first month's rent, a utility deposit around half a month, stamping through e-Duti Setem — unless the listing is Zero Deposit eligible, in which case the security-deposit leg is replaced by the managed rental-risk system described later on this page.
The 2.3 km question: what is the rail reality in Cyber 4?
Cyberjaya City Centre MRT is the nearest station, and the honest access modes are car, e-hailing, or feeder services — not walking. Budget the door-to-door cost of that last 2.3 km before signing, because at daily commute frequency it is a real line item, not a rounding error. The reverse also matters: if your workplace is inside Cyberjaya itself, the 2.3 km becomes irrelevant and the building's Cyber 4 position — minutes from the technology-park office nodes — is the actual commute.
What is the 800-metre jogging trail threaded through levels 16 to 26?
The facility deck is where this project shows its era and its ambition: a swimming pool, jacuzzi and wading pool, a clubhouse, BBQ area and children's playground — and the signature piece, an 800-metre jogging loop that climbs through levels 16 to 26 of the tower. A vertical trail is an unusual amenity; it tells you the podium was designed for residents who stay in rather than commute out every evening. At viewing, judge it by maintenance, not brochure: pool water quality and trail surface condition are the two tells for how well the building is being run.
Who does this building work for?
- Cyberjaya tech, BPO and shared-services staff who drive or e-hail to work and want a ten-minute, not forty-minute, daily radius
- Singles and couples comfortable in compact SOHO footprints, for whom the lower asking rent funds other things
- Tenants who value the mixed-use convenience — ground-floor retail, F&B, the office crowd's weekday economy — over pure residential quiet
- Anyone screening specifically for Zero Deposit eligibility, which is assessed per listing rather than per building
It fits poorly if you are car-free and depend on walking-distance rail, or if you need a full-service family condo with school-run practicality. Those tenants should compare against township condominiums elsewhere in Cyberjaya instead of stretching into a SOHO.
What viewing checks are specific to this project?
Bring the move-in and move-out checklist as your baseline, then add these building-specific stops: stand in the podium at lunchtime to feel the office-crowd flow past your lift lobby; test sound transfer from the retail component if your unit faces it; confirm in writing which parking bays are included in rent (some units price bays separately); and photograph every furnished item in partly-furnished SOHO stock, where handover disputes most often originate. Before signing, run the questions every tenant should ask a landlord — the service-charge and sublet-policy answers matter more in a mixed-use SOHO than in a standard apartment.
How does Zero Deposit work at 3rd Avenue?
Zero Deposit is the managed rental-risk system: it replaces the upfront cash security deposit on qualifying listings, keeps landlords protected through rental protection rather than held cash, and is not an insurance or guarantee product. Severe end-of-tenancy damage beyond fair wear and tear still goes through the standard claims process. Eligibility is decided listing by listing — check the Zero Deposit tag on the current 3rd Avenue availability before assuming it applies to the unit you want.
SPEEDHOME is one option worth comparing alongside the routes above.
Tenants' FAQ: which questions come up most?
Is 3rd Avenue walkable to the MRT?
No. Cyberjaya City Centre MRT is roughly 2.3 km away. Plan on driving, e-hailing or a feeder connection, and cost that into the monthly budget.
Are SOHO units legal to live in?
SOHO formats are designed for live-work use and this project's residential component operates as serviced-residence stock; the per-unit position is confirmed by the management office at viewing. Ask for that confirmation in writing rather than accepting a listing description.
What's the biggest cost surprise here?
Service charges on SOHO stock. Advertised rents frequently exclude them, and mixed-use podiums carry real operating costs — get the exact monthly figure before comparing against other Cyberjaya buildings.
SPEEDHOME is one option worth comparing alongside the routes above.