Cyber 11, Cyberjaya · Completed 2013–2017 (phased) · Subsale
Mutiara Ville
A freehold serviced-apartment development in Cyber 11, built in phases around the four-storey Gem-In lifestyle mall, with studios to 4-bedroom homes of about 450–1,180 sq ft and Multimedia University close by.
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Answer block
Mutiara Ville at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
Mutiara Ville
By Seri Mutiara Development Sdn Bhd, listed by PropertyGuru as in liquidation
Address
Persiaran Sepang, off Persiaran Multimedia
Cyber 11, 63000 Cyberjaya
Tenure
Freehold
nuprop records a commercial land title, as is usual for serviced apartments; check the title
Completion
2013 to 2017, in phases
EdgeProp gives 21 September 2013 for the first phase; iRumah gives end 2016 and PropertyGuru 2017. Records differ
Blocks
Several towers
PropertyGuru counts 10 blocks of 4 to 29 floors; EdgeProp lists 2 towers in phase 1 and one 16-storey tower in phase 2
Units
Records differ
EdgeProp records 372 units in phases 1 and 2; iRumah gives 1,360 for the whole development
Layouts
About 450–1,180 sq ft
Studios, 3 and 4 bedrooms, including some duplexes (PropertyGuru)
Foreign buyers
Generally not eligible
Asking prices sit far below the RM2 million Zone 1 minimum
Why this address
Four things buyers weigh at Mutiara Ville
A low entry price and a strong rental base near the universities. Here is the case, and the catch.
Student and staff demand
Multimedia University and Limkokwing University are nearby (PropertyGuru), which supports a steady pool of tenants for whole units and rooms.
A mall at the base
EdgeProp describes more than 40,000 sq ft of facilities and the four-storey Gem-In lifestyle mall within the development.
High recorded yield
EdgeProp estimates a gross rental yield of about 6.4%, and iRumah about 5.9% for 2025, on a recorded median of about RM380 psf.
What to weigh: a developer in liquidation and mixed records
PropertyGuru lists the developer as in liquidation, and sources disagree on unit numbers and completion dates. Ask the management body about strata titles, sinking fund and building upkeep before you offer.
The development
Mutiara Ville, decoded
Built in phases from 2013. Records disagree on the number of towers and units, so check the block you are buying in with the management office.
Facilities
As listed by PropertyGuru, nuprop and EdgeProp; floor levels are not published.
Water
Pools
- Swimming pool
- Wading pool
- Pool deck
Active
Sports and fitness
- Gymnasium
- Tennis court
- Squash court
- Yoga studio
Residents
Shared spaces
- Sky lounge
- Sky garden
- Reading room
- Game room
- Multi-purpose hall
- BBQ corner
- Children’s playground
- Nursery
Daily
Convenience
- Gem-In lifestyle mall
- Mini market
- Cafeteria
- Business centre
- Covered parking
- 24-hour security
Where the project is now
Layouts
All 4 Mutiara Ville layouts
4 layout types, from 450 to 1,180 sq ft. Sizes from the developer’s published plans, checked October 2026. Other layouts may exist; ask for the full list. Tap any layout and the drawing comes to your WhatsApp.
Smallest unit (size band) — 450 sq ft
450 sq ft · studios/duplexes offered
Get this floor planAsk price & availability →3 bedroom (size band) — 975 sq ft
3 bed 2 bath · 975 sq ft
Get this floor planAsk price & availability →4 bedroom (size band) — 1,180 sq ft
4 bed 3 bath · 1,180 sq ft · Largest
Get this floor planAsk price & availability →Price and rent by layout
What each layout is asking at Mutiara Ville
Asking prices and rents seen on PropertyGuru in October 2026, matched to each layout by size. Asking prices are not sale prices; compare them with the recorded transactions above.
| Layout | Size | Asking price | Asking rent | Listings |
|---|---|---|---|---|
| Studio (size band) | 500 sq ft | – | RM1,000–1,500/mo | 4 |
| 3 bedroom (size band) | 975 sq ft | – | RM1,400–1,900/mo | 9 |
| 4 bedroom (size band) | 1,180 sq ft | – | RM1,699–2,199/mo | 2 |
| – | about 500–600 sq ft | – | RM999–1,200/mo | 2 |
| – | about 1,000–1,100 sq ft | – | RM2,000/mo | 1 |
| – | about 1,100–1,200 sq ft | – | RM1,999/mo | 1 |
Location & connectivity
Where Mutiara Ville sits
Persiaran Sepang, off Persiaran Multimedia, Cyber 11, 63000 Cyberjaya, Selangor.
The recorded numbers
The price numbers
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Transacted price median, last 48 months | RM380 psf · typical RM293–481 psf | EdgeProp, viewed Oct 2026 |
| Transacted price 3 bed, 975 sq ft | Median about RM400 psf | iRumah, viewed Oct 2026 |
| Asking price for sale | From about RM170,000 · about RM214–571 psf | PropertyGuru building page, Oct 2026 |
| Asking rent whole units, 3–4 bed | About RM1,500–2,099 a month | PropertyGuru listings, Oct 2026 |
Transacted rows are recorded sales (EdgeProp: last 48 months to October 2026). EdgeProp’s record high of RM1,070 psf (July 2020) is far above every other sale and looks like an outlier; its low was RM227 psf (November 2023). Asking rows are listing prices seen in October 2026, not transactions. EdgeProp estimates the gross yield at about 6.4%.
Track record
About Seri Mutiara Development
Mutiara Ville was developed by Seri Mutiara Development Sdn Bhd, whose registered address is in the Gem-In Mall within the development (nuprop).
PropertyGuru lists the company as in liquidation. Day-to-day upkeep of a completed strata development rests with its management body, so speak to them before buying.
Around the building
What is near Mutiara Ville
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Cyberjaya Utara~3.8 km
- Cyberjaya City Centre~3.9 km
🛍️ Malls
- Gem In Mall~200 m
- DPulze Shopping Centre~1.9 km
- Shaftsbury Square Shop & Retail~3.1 km
🎓 Schools
- SJK (C) Union, Cyberjaya~500 m
- SK Cyberjaya~700 m
- SMK Cyberjaya~800 m
- Hall~900 m
🏛️ Colleges and universities
- University of Cyberjaya~900 m
- Multimedia University~1.0 km
- City University Cyberjaya Campus~2.3 km
🏥 Hospitals
- Hospital Cyberjaya~500 m
- Hospital Putrajaya~4.5 km
- National Cancer Institute~4.5 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Is it for you?
Which kind of buyer are you?
The same building suits different people for different reasons. Pick the line that sounds like you.
🏠 Living here yourself
Layouts here run from about 450 to 1,180 sq ft. Ask me which stacks get the better view and the least afternoon sun; that changes the price more than the floor.
💰 Buying to rent out
Compare the recorded rents in "The price numbers" above with the instalment on your loan. Smaller layouts usually rent faster; larger ones hold tenants longer.
👨👩👧 Family with children
Check the school and clinic distances in the location section, the number of car parks per unit and how busy the lifts are at 7.30 am.
✈️ Buying from overseas
Foreigners can only buy above the state minimum price and pay 8% stamp duty from 2026. Ask me which units here qualify before you shortlist.
Straight talk
What I will not hide from you
Every project has trade-offs. These are the ones I would want to know before paying a deposit.
- ⚠️ More than ten years old. Ask for the last AGM minutes and how much maintenance owners still owe; arrears show up as poor upkeep later.
- ⚠️ Serviced apartments usually sit on commercial land. Utility tariffs and some loan terms can be less favourable than for a residential title.
- ⚠️ Asking prices are not sale prices. Compare any offer with the recorded transacted price per sq ft above before you commit.
The real cost
What buying here costs in 2026
Worked example for a unit at RM170,000, around the typical asking price here. Your figures will differ with the price and the bank.
| Malaysian buyer (90% loan) | Foreign buyer (70% loan) | |
|---|---|---|
| Purchase price | RM170,000 | RM170,000 |
| Down payment | RM17,000 | RM51,000 |
| Loan amount | RM153,000 | RM119,000 |
| Stamp duty on transfer (MOT) | RM2,400 | RM13,600 |
| Stamp duty on loan (0.5%) | RM765 | RM595 |
| Lawyer, sale agreement (incl. 8% SST) | RM2,295 | RM2,295 |
| Lawyer, loan agreement (incl. 8% SST) | RM2,066 | RM1,607 |
| Cash needed before keys | RM24,526 | RM69,097 |
| State consent fee for foreigners | – | Set by each state; ask me for the figure |
Estimates only. Stamp duty: 1–4% tiers for Malaysians and PRs, 8% flat for foreigners from 1 Jan 2026. Legal fees follow the Solicitors’ Remuneration Order 2023. First-time Malaysian buyers of homes up to RM500,000 may get a stamp duty exemption until 2027. Valuation, disbursements and moving costs are not included.
Get these numbers for a real unitCalculate my exact costs →Straight answers
Frequently asked questions
How many units are there, and what sizes?
Records differ. EdgeProp records 372 units in the first two phases, while iRumah gives 1,360 for the whole development. Sizes run from about 450–500 sq ft studios to 1,180 sq ft 4-bedroom units.
Is Mutiara Ville freehold?
Yes. PropertyGuru, nuprop and iRumah all give freehold tenure; nuprop records the land title as commercial.
Can a foreigner buy here?
In Selangor’s Zone 1 (Petaling, Gombak, Hulu Langat, Sepang and Klang districts) a foreigner may buy only a strata or landed-strata home priced at RM2 million or more, with State Authority consent from the Selangor Land and Mines Office (PTG Selangor) under section 433B of the National Land Code. Bumiputera-quota and low-cost units are excluded. Stamp duty on the transfer of a home is a flat 8% for foreign buyers from 1 January 2026. Asking prices here are far below RM2 million, so units are generally not open to foreign buyers.
What does it rent for?
PropertyGuru listings in early October 2026 asked about RM1,500–2,099 a month for whole 3- and 4-bedroom units. Rooms are also let separately.
Berapa harga Mutiara Ville?
Harga transaksi median ialah sekitar RM380 sekaki persegi (EdgeProp, 48 bulan terakhir). Harga tawaran bermula sekitar RM170,000. Hartanah ini pegangan bebas dan disiapkan secara berperingkat antara 2013 dan 2017.
Mutiara Ville 价格多少？租金多少？
根据EdgeProp，过去48个月成交中位价约每平方尺RM380；挂牌价从约RM17万起，三至四房整间月租约RM1,500至RM2,099。永久地契，2013至2017年分期完工。
Which schools are near Mutiara Ville?
On map data, the nearest schools are SJK (C) Union, Cyberjaya (~500 m), SK Cyberjaya (~700 m), SMK Cyberjaya (~800 m). Distances are straight-line from the building.
Is there a train or bus station near Mutiara Ville?
The nearest stations on map data are Cyberjaya Utara (~3.8 km), Cyberjaya City Centre (~3.9 km).
What is the nearest hospital and mall to Mutiara Ville?
The nearest hospital on map data is Hospital Cyberjaya (~500 m), and the nearest mall is Gem In Mall (~200 m).
How much cash do I need to buy at Mutiara Ville?
For a unit at RM170,000,, a Malaysian buyer with a 90% loan needs about RM69,097 before getting the keys, covering the down payment, stamp duty and legal fees. A foreign buyer with a 70% loan needs about RM500,000, before the state consent fee. The full table is in "What buying here costs in 2026".
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View project →Get the current price list and units available at Mutiara Ville
Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
Buying, selling or renting: one conversation, no obligation.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.