Avalon Cybersouth Review: From RM 803,800 — Worth Buying?

Quick answer: who is Avalon Cybersouth for?

Avalon Cybersouth suits a family that wants a new 2-storey landed home with 4 bedrooms and 4 bathrooms in a gated and guarded precinct, beside Cybersouth Lake in Dengkil. All 343 homes are stratified link houses from 2,004 to 2,454 sq ft, laid out with cul-de-sacs and park space, and each comes with a car porch for two cars. It is a driving address: the nearest MRT stations the developer names are Putrajaya City Centre and Cyberjaya City Centre, and none appears in the list of places within a few kilometres. For the latest price list and available units, WhatsApp +60 17-279 8932.

My view

In one line: For a family that wants a 4-bedroom landed home in a gated precinct, this is a practical choice from RM 803,800; the trade-offs are a leasehold title and a life that runs on the car.

Living there: The cul-de-sac layout makes it easier to let children play near the front door. The nearest daily shop is a 99 Speedmart about 1.2 km away in a straight line, the malls in the table below are all 5.6 km or more away, and there is no rail station nearby, so each adult in the household may need a car. The maintenance fee is charged on land size: about RM 315 a month for Type A and about RM 400 for Types B and C.

Who it suits, who it doesn't: It suits a family of four to six that works in Cyberjaya, Putrajaya or around the airports and drives. It does not suit someone who relies on public transport or wants to walk to a mall. It also does not suit a buyer who only wants freehold, as the title here is leasehold.

How long to hold: I would treat it as a long-term family home rather than a short-term buy and sell. Completion is expected by Q2 2028, so there is a wait. All three types have the same 4 bedrooms, so a growing family may not need to move up later.

Check for yourself at the viewing: the actual land area of the lot you pick, since corners and other larger lots pay a higher fee; the price gap between Type A and Types B and C, and whether the extra 4 ft of width is worth it to you; the quit rent and assessment tax; and drive to your workplace on a weekday morning to see how long it takes.

• Suits: a family of four to six that wants a gated landed home with a lake and park setting; owners working in Cyberjaya, Putrajaya or around the airports who drive.
• Think twice if: you rely on public transport, or only want freehold.

Project facts (checked, updated October 2026)

What is near Avalon Cybersouth?

All distances below are straight-line.

For driving, the developer names the ELITE, SKVE, LDP, MEX, Putrajaya-Cyberjaya Expressway and North-South Expressway. Its wider list also includes SJK(C) Dengkil, Multimedia University, Xiamen University, Limkokwing University, UNITEN and Nilai University; Alamanda, Mitsui Outlet Park and IOI City Mall; Cyberjaya Hospital and Putrajaya Hospital; and KLIA Terminals 1 and 2.

Which Avalon Cybersouth layout suits you?

What to pick. All three types have the same room count, so the choice is about width and setting. Type A is 4 ft narrower and about 400 sq ft smaller, which keeps the entry price lower. Types B and C share the wider 26 by 70 ft lot; Type B is the one facing the lake. If you have young children, a Garden Home on a cul-de-sac may be worth more to you than the lake view. Each home is fully extended with an open-plan layout.

What does it cost to hold each month?

The maintenance fee is RM 0.22 per sq ft a month, charged on the land size rather than the built-up:

These figures use the standard lot size; lots with more land, such as corners, will pay more, so ask for the land area of the exact lot. Quit rent and assessment tax come on top.

Price and size against nearby launches

Avalon's price per sq ft is about RM 394 to RM 628 gross. Myra Cove and Sanderling 2 are freehold high-rise homes with lower entry prices but much smaller built-ups. Erica Residence is a landed semi-detached choice at more than twice Avalon's starting price. For a 4-bedroom landed home with a 2-car porch, Avalon is the most affordable entry in this group, with the leasehold title as the trade-off.

Facilities

The precinct is gated and guarded, with cul-de-sacs and park living. It has a grand entrance, a central park with a multipurpose hall and clubhouse facilities, and is designed with green initiatives under its GreenRE Silver certificate. The Meria Cybersouth shoplots facing the lake are within walking distance.

Pros and cons (my view)

How to view Avalon Cybersouth

WhatsApp Shyan Yee (REN 46305, IQI Realty) at +60 17-279 8932 for the price list, floor plans and a viewing. Full specifications are on the Avalon Cybersouth project page.