Three ways to run your unit
Go whole-unit 12-month as the base case — the 450 sq ft Type A studio is a single-household product and the 775 sq ft Type B two-bedroom is a household product, and neither carries a room-rental or short-stay right on the open record. Room rental in the Type B's existing second bedroom is conditional only: it waits for the management's written position on multi-tenancy, pets and submeters. Short-stay stays blocked until that same written position arrives.
Pick a model card, put in your own numbers, and the answer updates as you type.
Loading the renovation ROI comparison…
The conversion play: 1,424 SOHO units, two real formats, one honest split — how does it work?
CyberSquare Cyberjaya is a freehold commercial-titled SOHO development by Binastra Land in Cyber 5 under MPSepang, completed in 2017 with 1,424 units across Apex and Vertex towers. For rental investors, whole-unit leasing of 450 sq ft studios and 775 sq ft two-bedrooms is the baseline; room rental and short stays require written management approval.
CyberSquare pays the owner who fits the exact format for the tenant the tech town already pulls — and refuses to pretend a studio and a two-bedroom are the same investment. The Type A 450 sq ft studio is a one-household product: a young tech worker or postgraduate who wants privacy, reliability and a clean handover. The Type B 775 sq ft two-bedroom is a household product with a sharing temptation attached. Pet-friendly whole-unit tenancies are the scarce side of this market — a tenant with one clean cat struggles to find a Cyberjaya landlord — and managed co-living for university and tech sharers is the other under-served lane, gated harder. Treat both as a decision lens; the calculator at the top of this page decides.
The upstream move is fit-out, not marketing. A SPEEDRENO rental fit-out is reversible and condition-led, and at CyberSquare it should sit after the model decision, not before it: ask for a quote that separates basic repair and durable furnishing from anything that only pays back if sharing or short stay is later allowed. The finished unit then lists on SPEEDHOME against the demand you chose. What the fit-out cannot do is change what the parcel allows: the management's written position on short-stay, multi-tenancy and renovation gates every model here. Work through the room rental and co-living guide only after that letter is in hand — the guide is a plan, not permission.
The CyberSquare record: what the public facts verify
Verified: CyberSquare is a freehold mixed development by Binastra Land Sdn Bhd (Binastra Group) on a 6.95-acre site at Persiaran Apec, Cyber 5, Cyberjaya — 1,424 SOHO units across the 37-storey Apex Tower (670 units) and 38-storey Vertex Tower (754 units), plus two 6-storey office-suite blocks and a 3-storey retail podium, completed 2017. The StarProperty project record carries the developer, the scale, both formats and the facilities list; the local authority is Majlis Perbandaran Sepang (MPSepang). The record also places Multimedia University, Limkokwing University and the multinational tech campuses — Dell, HP, DHL — in the immediate catchment, with MEX, ELITE, LDP and SKVE for drivers.
| Question | Public-record answer |
|---|---|
| Developer | Binastra Land Sdn Bhd (Binastra Group) |
| Tenure and title | Freehold; commercial-titled SOHO and mixed development |
| Scale | Apex Tower 37 storeys / 670 units; Vertex Tower 38 storeys / 754 units; office blocks; retail podium |
| Completion | 2017 |
| Formats | Type A studio 450 sq ft, 1 bath; Type B 2-bedroom 775 sq ft, 2 baths |
| Catchment | MMU, Limkokwing, Dell / HP / DHL campuses; MEX, ELITE, LDP, SKVE |
| Management position on short-stay, multi-tenancy, pets | Not in the public record; the written by-law register governs |
On pets: SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms. That is SPEEDHOME's offer, not a building ruling; the register row above stays the building's own answer.
The number that is easy to miss: "CyberSquare" is a mixed-use estate, not a residential block. The 1,424 SOHO units share the parcel family with office suites and a retail podium, and the commercial title carries a commercial utility tariff unless a domestic conversion is in place. Your unit, your tariff class and your by-laws belong to one floor of one tower; a podium figure never appraises a SOHO.
What the record does not settle: the management corporation's current written stance on short-stay, multi-tenancy and pets; the per-unit title category; and a dated rent comparable for your format. Those are owner homework, and the diligence list below is where you do it.
Which model is even on the table?
Nothing beyond a conventional whole-unit letting is on the table until the management answers in writing. The operating model is set by the parcel's actual layout and the management's written position on short-stay, multi-tenancy and renovation—not by bedroom count. Get the MC letter first; the model table follows.
SPEEDHOME's recommendation for CyberSquare: whole-unit 12-month pending the MC letter — SPEEDHOME's default until management's written position arrives.
| Model | Status here | What decides it | SPEEDHOME pick |
|---|---|---|---|
| Whole-unit, 12-month | Recommended base case | The studio for the single tech worker, the two-bed for the household; one tenancy agreement, one rent cycle | ✓ default |
| Pet-friendly whole-unit | Strongest differentiation | Your written pet position plus a durable fit-out; scarce supply in a tech-town rental market | ✓ default |
| Existing-bedroom sharing | Conditional, Type B only | Written MC clearance for multi-tenancy; the Type B's second bedroom raises the question, the letter answers it — and the studio has no room thesis at all | what-if MC |
| Co-living service | Do not assume | An operator scope that survives common-area rules, and explicit clearance; check electrical load before any submeter plan | ✗ by-law |
| Short stay | Do not underwrite | Current written by-laws; a tech town invites business-nightly interest, which makes the by-law question live, not settled | ✗ by-law |
Which numbers must you run before committing any capital?
Underwrite the exact format: a studio case and a two-bed case are different investments that happen to share an address. Purchase, refurbishment, furnishing, service charge, vacancy allowance and rent are editable precisely because no public source establishes current figures for either format. The calculator at the top of this page carries these inputs.
- Enter the purchase basis and a dated comparable for the same tower and format — a 450 sq ft studio is not evidence for a 775 sq ft two-bedroom.
- Add the actual service charge and sinking-fund contributions from the latest statements, the utility tariff class the unit actually sits on, plus insurance, repairs and a vacancy allowance rather than a headline yield figure.
- Compare a condition-led scope against a higher-spend package; if the extra spend does not lift economic NOI enough to justify itself, it is dominated.
- Add a sharing scenario only for a Type B, only after the MC has answered in writing, and only if a viewing proves the plan carries separate occupants.
The self-management cost calculator separates recurring operations from a one-off fit-out. The output is a decision range.
What exact diligence should you run before an offer or renovation?
The viewing is a diligence exercise, not a décor inspection. Obtain these before committing capital:
- The issue document of title and the parcel plan — the per-unit title category, the approved layout, and the parking and accessory parcels that travel with the unit.
- The current by-laws or house rules in writing, covering renovation, existing-bedroom sharing, pets, short stay and submeters; ask the management office to identify the document and clause, and keep the letter itself. (SPEEDHOME coliving is cat-friendly — cats welcome in our coliving rooms.)
- The latest maintenance and sinking-fund statements and AGM material, and the utility tariff class the unit sits on.
- The actual condition on a viewing: the advertised layout against the parcel, appliances, water marks, ventilation, car park allocation and the access route — photograph everything that could later become a repair or move-out dispute.
- Dated, same-format comparables with condition recorded; ask SPEEDHOME for current listing evidence rather than reusing old asking prices.
What are the downside risks and stop rules?
The main downside is buying a mixed-use SOHO parcel on an income story that depends on an operating model you cannot prove. A studio that only works at a speculative premium, a two-bedroom that needs an added room, or a short-stay plan without written permission should fail the screen before booking fees or renovation deposits are paid. Set the walk-away points early: no title evidence, no answer on the rule that underpins the model, a major condition defect without a priced remedy, or no current same-format comparable. If the conventional whole-unit case remains viable, you keep a clean exit; do not rescue a weak one with an aggressive room or short-stay assumption. Never add partitions here — works need the management's prior written approval, and the compact formats punish overbuilding fastest.
Short stay stays a stop rule until the written by-law text says otherwise. A portal listing or an agent's verbal view is not a record, and a management corporation can prohibit short-term letting by by-law. Preserve the inspection and handover record whichever tenancy is chosen.
FAQ
Can a CyberSquare studio be converted into a room-rental unit?
No. The Type A 450 sq ft studio is a compact one-household product, and this page has no evidence that an extra bedroom or partition is approved. Underwrite it as a whole unit and obtain the parcel plan and written management rules before considering any alteration.
Does a CyberSquare two-bedroom automatically suit co-living?
No. Two existing bedrooms make a shared arrangement physically possible to investigate, but they do not prove permission, demand or better economics. Confirm the approved layout, the management's written position and dated same-format comparables before funding a specialised fit-out.
Who actually rents here?
The record points to young tech workers and postgraduates tied to MMU, Limkokwing and the multinational campuses around Cyber 5. That is a whole-unit, twelve-month market first; anything beyond it depends on the written rules.
What should the owner enter in the ROI calculator?
The actual purchase and acquisition costs, current annual charges and tariff class, a written renovation or furnishing quote, and dated rent evidence for the same CyberSquare format and condition. Treat every provisional value as an editable planning assumption until the source document replaces it.
Can an owner run short stay here?
Only the current written by-law text settles it — obtain that before buying guest equipment or advertising nightly rates.
Matched SPEEDHOME landlord close
If you would rather not run the unit yourself, this is the part where one company takes the whole journey. A contractor leaves after the handover, an agent leaves after the signing, a handyman leaves after one fix — and rent follow-up, tenant problems and repairs fall back on you. Not because anyone failed; because it was never anyone's job in between. SPEEDRENO gets the unit rent-ready for the tenant you actually want (with a clear skip list, so you don't pay for work the market won't reward), SPEEDHOME rents it out and manages the tenancy — rent collection, tenant issues, lawful eviction when needed — and SPEEDFIX handles repairs at one price. Owners stay with SPEEDHOME because things move fast, and because there is a company with a full-time team behind the tenancy, not an individual agent. The landlord plans — Standard at RM799 + SST a year, Protect at one month's rent, Protect+ at one and a half — sit on top of that service.
For a CyberSquare unit, the matched close is format discipline: a 1,424-unit SOHO estate rewards the owner whose unit is fitted for the exact tenant the format serves and whose tenancy is run end-to-end by one company — that is what keeps the unit let through every intake cycle. Start on the landlord page, or work through the landlord investment decision guide first if the operating model itself is still open.