Why Is Cyberjaya One of the Top Choices for Data Centres in Selangor?
【Why Is Cyberjaya One of the Top Choices for Data Centres in Selangor?】
When people talk about Data Centres, the first questions they usually ask are:
“Is there enough power?”
“Is the land large enough?”
“Is it close enough to Kuala Lumpur?”
But if you look at Data Centre development from the perspective of **land investment and site selection**, you will realise something important:
**A Data Centre does not simply choose a piece of land.**
It chooses an entire infrastructure ecosystem.
And in Selangor, why has **Cyberjaya** become one of the key locations for Data Centre operators?
The answer is not simply because land is available.
It is because:
**Cyberjaya already has many of the critical ingredients required by the Data Centre industry.**
---
## 1. Cyberjaya Was Never Just an Ordinary Industrial Area
Cyberjaya was originally planned and developed with a strong focus on:
* Technology
* Information and Communications Technology
* Digital economy
* High-tech industries
* Knowledge-based businesses
This makes Cyberjaya fundamentally different from a conventional industrial area.
A typical industrial area may follow this model:
**Land → Factory → Warehouse → Logistics**
Cyberjaya is much closer to:
**Land → Fibre → Power → Cloud → Data → Technology**
That is a completely different development ecosystem.
Once a location has accumulated technology companies, telecommunications infrastructure, Data Centres and specialised professional services, new Data Centre operators do not have to build the entire ecosystem from scratch.
This is known as the:
# **Cluster Effect**
---
# 2. For a Data Centre, Land Price Is Not Everything
Many landowners looking at the Data Centre boom immediately ask:
**“How much is my land worth per square foot?”**
But that may not be the right first question.
For a Data Centre, the critical questions are:
### 1. Power
Is sufficient electricity capacity available?
### 2. Fibre
Is there high-capacity and reliable fibre connectivity?
### 3. Water
Is there sufficient and reliable water supply?
### 4. Connectivity
Are highways, airports and major commercial areas easily accessible?
### 5. Planning
Does the planning framework allow Data Centre development?
### 6. Scalability
Is there enough space for future expansion?
Therefore:
**A RM100 psf piece of land is not necessarily more valuable than a RM70 psf piece of land.**
If the RM100 psf land does not have sufficient power capacity, it may remain an ordinary industrial property.
But if the RM70 psf land already has:
**Power + Fibre + Water + Planning + Connectivity**
its development potential could be completely different.
---
# 3. One of Cyberjaya's Major Advantages: Fibre Connectivity
A Data Centre is a critical part of the digital economy.
Without reliable, high-capacity and resilient network connectivity, a Data Centre cannot operate effectively.
Cyberjaya has developed a relatively mature telecommunications and fibre infrastructure ecosystem as one of Malaysia's technology and ICT centres.
One particularly important component is:
# **Dark Fibre Connectivity**
For large-scale Data Centres, this can be highly important.
Data Centres need large volumes of fast, stable and redundant connectivity to:
* Cloud service providers
* Enterprise customers
* Internet networks
* Other Data Centres
* Digital infrastructure
Cyberjaya has also continued to strengthen its Dark Fibre infrastructure.
This means Cyberjaya's advantage did not appear overnight.
It is the result of **years of infrastructure investment and accumulation**.
---
# 4. The Second Critical Factor: Power
If Fibre is the nervous system of a Data Centre,
then:
# **Power is the heart.**
A conventional factory may require hundreds of kVA or several MVA.
A large Data Centre, however, can require electricity capacity at a much higher MW scale.
And with the rapid growth of:
* Artificial Intelligence
* GPU computing
* Cloud computing
* Big Data
* High-performance computing
power availability has become one of the most important factors determining Data Centre site selection.
Therefore, a professional land investigation should not simply ask:
**“Is TNB available?”**
It should ask:
**Where is the nearest substation?**
**How much MW capacity is available?**
**Can the supply be expanded?**
**What infrastructure upgrades are required?**
**How many supply connections are needed?**
**Is there sufficient redundancy?**
This is what professional **Data Centre Land Investigation** should look like.
---
# 5. Cyberjaya Already Has a Data Centre Cluster
One of Cyberjaya's biggest advantages is simple:
**Data Centres are already here.**
International Data Centre operators and technology companies have established facilities in Cyberjaya.
When multiple international operators choose the same location, something important happens:
# **A Data Centre Cluster is formed.**
And once a cluster develops, it creates a powerful multiplier effect.
For example:
Fibre infrastructure improves.
Power infrastructure expands.
Roads and supporting infrastructure improve.
Technology talent enters the area.
Engineering companies move in.
Cooling-system suppliers enter the market.
Security companies enter.
Facility management companies enter.
Cloud service providers establish operations.
Eventually, the area develops into a complete:
# **Data Centre Ecosystem**
This is one reason why:
**An area that already has Data Centres can become more attractive for the next Data Centre.**
---
# 6. Cyberjaya's Strategic Location Is Another Major Advantage
Cyberjaya occupies a strategic position within the:
**Kuala Lumpur – Putrajaya – KLIA**
corridor.
For Data Centres, being located in the city centre is not necessarily the priority.
What matters more is the combination of:
**Land + Power + Fibre + Highways + Airport + Talent**
Cyberjaya provides relatively strong connectivity to these resources.
It connects to:
* Kuala Lumpur
* Putrajaya
* KLIA
* Major commercial areas
* Industrial areas
* Key highways
For Data Centre engineering teams, management teams, suppliers and international clients, this location provides practical operational advantages.
---
# 7. Proximity to KLIA Is an Advantage That Should Not Be Overlooked
Data Centres are highly automated.
But they are not completely human-free.
Large Data Centre projects require:
* Engineers
* IT professionals
* Electrical engineers
* Mechanical engineers
* Cooling specialists
* Security teams
* Facility management
* Project management
* Equipment suppliers
International teams may also need to travel to Malaysia for:
* Project management
* Equipment installation
* Commissioning
* Maintenance
* Technical support
These teams may come from:
Singapore
Hong Kong
Tokyo
Seoul
Taiwan
China
Europe
The United States
Therefore:
**Being relatively close to KLIA is not a minor advantage.**
For international Data Centre operators, it can be a meaningful operational benefit.
---
# 8. Cyberjaya's Real Value Is the Ecosystem — Not Just the Land
This is one of the biggest things land investors often overlook.
Imagine:
**Area A** has a 30-acre site.
**Area B** also has a 30-acre site.
Both are offered at the same price.
Many investors would say:
“Same size, same price. What's the difference?”
The difference could be enormous.
### Area A:
No sufficient power.
Limited fibre.
Insufficient water.
Poor road access.
Planning restrictions.
No nearby substation.
Limited expansion potential.
Result:
**30 acres may remain ordinary industrial land.**
### Area B:
Adequate power.
Strong fibre connectivity.
Reliable water supply.
Good highway access.
Existing Data Centre cluster.
Established supply chain.
Government support for digital development.
Expansion potential.
Result:
**The development potential of the same 30 acres could be completely different.**
Therefore:
**Land area is only the first layer of value.**
Infrastructure is the second layer.
Development potential is the third.
---
# 9. But There Is One Very Important Warning for Landowners
Do not assume:
**“Cyberjaya has many Data Centres, therefore every industrial land in Cyberjaya can become a Data Centre site.”**
That is a dangerous assumption.
Every potential Data Centre site needs to be investigated individually.
For example:
### Land Title
What is the land use?
Industrial?
Commercial?
Agricultural?
Are there restrictions in interest?
Are there special conditions?
---
### Planning
What does the applicable Local Plan say?
Is the site suitable for Data Centre development?
Is Planning Permission required?
Is land-use conversion required?
---
### Power
How many MW can potentially be supplied?
How far is the nearest substation?
What upgrading works are required?
---
### Water
Is there sufficient water supply?
Can the cooling system requirements be supported?
---
### Fibre
Is fibre already available?
Are there multiple independent fibre routes?
Is Dark Fibre available?
---
### Access
Can heavy equipment and specialised vehicles access the site?
Can the existing road network support construction and operations?
---
### Flood Risk
Is the site exposed to flooding?
Is the elevation suitable?
Is the drainage system adequate?
---
### Expansion
A Data Centre is a long-term infrastructure asset.
Therefore:
**Future expansion capability can be extremely important.**
---
# 10. The Future Competition May Not Be About Who Has the Cheapest Land
In traditional property investment, investors often compare:
**RM50 psf**
versus
**RM60 psf**
versus
**RM80 psf**
But Data Centre land is increasingly evaluated according to a different set of criteria.
The real comparison may be:
**Power per acre**
**Fibre availability**
**Water availability**
**Planning compatibility**
**Development timeline**
**Infrastructure cost**
**Expansion potential**
**Total development cost**
In other words, the professional Data Centre land investment question is no longer simply:
> **“Which land is the cheapest?”**
It becomes:
> **“Which site can be developed into a Data Centre most efficiently, quickly and reliably?”**
Those are two completely different questions.
---
# 11. So, Why Is Cyberjaya One of the Top Data Centre Locations in Selangor?
Because it combines multiple critical factors required by the Data Centre industry:
**① Established technology ecosystem**
**② Mature fibre connectivity**
**③ Power infrastructure**
**④ Existing Data Centre cluster**
**⑤ International business ecosystem**
**⑥ Proximity to Putrajaya**
**⑦ Proximity to KLIA**
**⑧ Highway connectivity**
**⑨ Development land availability**
**⑩ Government support for the digital and high-tech economy**
When all these factors come together, something important happens:
# **Cyberjaya is not simply a place with Data Centres.**
It has developed into:
# **A Data Centre Ecosystem.**
---
# 12. For Landowners, What Should You Really Be Asking?
If you own:
**10 acres**
**20 acres**
**30 acres**
or even:
**50 acres**
of land,
do not immediately ask:
**“How much can I sell this land for?”**
First ask:
# **“Does this site have Data Centre potential?”**
Then conduct a proper:
# **Data Centre Land Due Diligence**
Review:
Land Title
↓
Land Use
↓
Planning
↓
Power
↓
Water
↓
Fibre
↓
Road Access
↓
Flood Risk
↓
Topography
↓
Development Cost
↓
Expansion Potential
↓
Market Demand
Only after these factors have been properly investigated can you begin to determine:
**What is this land really worth?**
---
# FINAL THOUGHT
One of the biggest mistakes in land investment is:
**Only looking at today's price.**
A professional land investor looks beyond today's price and asks:
# **“What can this land become in the future?”**
Ordinary land may simply remain land.
Industrial land can become a factory.
Commercial land can become a commercial centre.
But land with the right characteristics for Data Centre development has the potential to become:
# **One of the most important types of infrastructure assets in the digital economy.**
So, when you ask me:
**“Which area in Selangor should we pay close attention to for Data Centre land?”**
Cyberjaya is definitely one of the areas I would put on the list and investigate seriously.
But remember:
**Cyberjaya having Data Centres does NOT mean every piece of land in Cyberjaya is Data Centre land.**
The real value comes from the combination of:
**Land + Power + Water + Fibre + Planning + Connectivity + Development Feasibility.**
That is why:
**Buying land is not simply about checking the title.**
**Selling land is not simply about finding a buyer.**
True professional land investment begins with:
# **Investigating the land properly before determining its value.**
---
**寸土如金，我是马丁。**
**Martin Teo | Land & Industrial Property Specialist**
**Connecting Opportunities. Creating Value.**
【为什么 Cyberjaya，是雪兰莪州 Data Centre 首选区域之一？】
很多人谈到 Data Centre，第一时间想到的是：
「电够不够？」
「土地够不够大？」
「离 KL 够不够近？」
但如果你真的从土地投资和 Data Centre 开发的角度去研究，就会发现：
Data Centre 选择的，从来不只是一块土地。
它选择的是一个完整的基础设施生态系统。
而在雪兰莪州，Cyberjaya 为什么一直是 Data Centre 业者重点关注的区域之一？
答案，不只是因为它有地。
而是因为：
Cyberjaya 已经拥有 Data Centre 所需要的产业基础。
───
一、Cyberjaya 从一开始，就不是普通工业区
Cyberjaya 的发展定位，本来就是以科技、资讯通讯、数字经济及高科技产业为核心。
所以它与一般工业区最大的区别是：
普通工业区可能是：
土地 → 工厂 → 仓库 → 物流
而 Cyberjaya 更接近：
土地 → Fibre → Power → Cloud → Data → Technology
这是一种完全不同的产业逻辑。
当一个地区已经聚集大量科技企业、数据中心、通讯基础设施及相关专业服务时，新进入的 Data Centre 业者就不需要从零开始建立整个生态。
这就是产业集群效应。
───
二、Data Centre 最重要的，不一定是土地价格
很多地主看到 Data Centre 热潮，第一个问题是：
「我的土地多少钱一方尺？」
其实这个问题可能问错了。
Data Centre 真正关心的是：
1. Power
有没有足够的电力？
2. Fibre
有没有足够的光纤连接？
3. Water
有没有稳定的水资源？
4. Connectivity
道路、高速公路、机场是否方便？
5. Planning
土地规划用途是否允许？
6. Scalability
未来有没有扩建空间？
所以：
一块 RM100/sq ft 的土地，不一定比 RM70/sq ft 的土地更有价值。
如果 RM100 的土地没有足够电力，
它可能永远只是一块普通工业地。
但是一块已经具备：
Power + Fibre + Water + Planning + Connectivity
的土地，
它的开发价值就完全不同。
───
三、Cyberjaya 最大的优势之一：Fibre Connectivity
Data Centre 是数字经济的基础设施。
没有稳定、高容量、低延迟的网络连接，Data Centre 就很难发挥真正的价值。
Cyberjaya 长期作为马来西亚科技及 ICT 发展中心之一，因此已经拥有相对成熟的光纤网络基础设施。
尤其是：
Dark Fibre Connectivity
对于大型 Data Centre 来说非常重要。
为什么？
因为 Data Centre 之间、Cloud 服务商、企业客户及互联网网络之间，需要大量高速、稳定及具备冗余能力的连接。
而 Cyberjaya 近年来仍持续强化 Dark Fibre 网络。
这意味着：
Cyberjaya 的优势不是今天才开始建立。
它已经经过多年的基础设施累积。
───
四、第二个核心：Power
如果说 Fibre 是 Data Centre 的神经系统，
那么：
Power 就是心脏。
传统工业厂房可能只需要几百 kVA、几个 MVA。
但是大型 Data Centre 的电力需求，可以达到非常高的 MW 等级。
尤其是现在 AI、GPU、Cloud Computing 快速发展以后：
Power Capacity 已经成为 Data Centre 土地价值最重要的因素之一。
所以土地调查不能只查：
「有没有 TNB？」
而应该进一步调查：
附近 Substation 在哪里？
目前可以提供多少 MW？
未来有没有扩容能力？
需要建设多少条 transmission / supply connection？
供电是否具备 redundancy？
这才是专业的 Data Centre Land Investigation。
───
五、Cyberjaya 已经有 Data Centre Cluster
Cyberjaya 最大的优势之一，就是：
它已经有 Data Centre。
而且不是只有一家公司。
包括国际 Data Centre 及科技企业已经在 Cyberjaya 建立设施。
当越来越多国际企业选择同一个区域，就会形成：
Data Centre Cluster
产业集群一旦形成，就会产生一个非常重要的效果：
基础设施越来越完善。
例如：
Fibre 建起来，
Power infrastructure 加强，
道路改善，
专业人才进入，
工程公司进入，
冷却系统供应商进入，
Security 公司进入，
Facility Management 公司进入，
Cloud 服务商进入。
最后形成一个完整的：
Data Centre Ecosystem。
这也是为什么：
“已经有 Data Centre 的地方”，往往更容易吸引下一座 Data Centre。
───
六、Cyberjaya 的地理位置，也是重要优势
Cyberjaya 的位置非常特别。
它位于：
Kuala Lumpur – Putrajaya – KLIA
这个重要经济及交通走廊之间。
对于 Data Centre 来说，它不需要一定建在 KL 市中心。
相反，Data Centre 更需要：
土地 + 电力 + Fibre + 高速公路 + 国际机场 + 人才
而 Cyberjaya 恰好能够连接这些资源。
从 Cyberjaya 前往：
Putrajaya
KLIA
Kuala Lumpur
Selangor 各主要商业及工业区域
都有相对便利的交通条件。
对于 Data Centre 的工程团队、管理团队、供应商及国际客户来说，这种区位具有实际价值。
───
七、靠近 KLIA，也是一个容易被忽略的优势
Data Centre 虽然高度自动化，
但它并不是完全不需要人。
大型 Data Centre 项目涉及：
工程师、
IT 专业人员、
设备供应商、
电气工程师、
机械工程师、
冷却系统专家、
Security、
Facility Management、
项目管理团队。
有时候国际团队需要从：
Singapore
Hong Kong
Tokyo
Seoul
Taiwan
China
Europe
United States
来到马来西亚进行项目管理、设备安装或维护。
所以：
靠近 KLIA，并不是一个小优势。
对于国际 Data Centre Operator 来说，这是实际的运营便利。
───
八、Cyberjaya 最大的价值，是“生态”，不是单纯“土地”
这也是土地投资者最容易忽略的一点。
假设：
A 地区有一块 30 英亩土地。
B 地区也有一块 30 英亩土地。
价格一样。
很多人会说：
「一样的面积，一样的价格，有什么分别？」
其实分别可能非常大。
如果 A 地区：
没有足够电力，
没有 Fibre，
没有水，
道路不足，
Planning 不允许，
附近没有 Substation，
未来没有扩建空间，
那么：
30 acres 可能还是普通工业地。
但是 B 地区：
有足够 Power，
有 Fibre，
有 Water，
有高速公路，
有 Data Centre Cluster，
有专业供应链，
有政府发展支持，
有扩建空间，
那么：
30 acres 的开发价值可能完全不同。
所以：
土地面积只是第一层价值。
基础设施才是第二层价值。
而开发潜力，才是第三层价值。
───
九、但是，我必须提醒地主一个非常重要的问题
不要因为：
「Cyberjaya 有很多 Data Centre」
就认为：
Cyberjaya 每一块工业地都可以建 Data Centre。
这是非常危险的误解。
Data Centre Land Investigation 必须逐项检查。
例如：
Land Title
土地用途是什么？
Industrial？
Commercial？
Agriculture？
有没有 Restriction in Interest？
有没有 Special Condition？
───
Planning
Local Plan 怎么规定？
土地是否属于适合 Data Centre 的规划区域？
需要不需要 Planning Permission？
需要不需要改变土地用途？
───
Power
可以获得多少 MW？
距离 Substation 多远？
需要什么升级工程？
───
Water
有没有足够水源？
Cooling System 是否能够满足要求？
───
Fibre
附近有没有 Fibre？
是否有多条不同路线？
有没有 Dark Fibre？
───
Access
大型设备运输车辆能不能进入？
道路承载能力够不够？
未来有没有交通限制？
───
Flood Risk
土地有没有水灾风险？
地势够不够高？
排水系统如何？
───
Expansion
Data Centre 是长期运营资产。
所以：
有没有未来扩建空间，非常重要。
───
十、未来 Data Centre 的竞争，可能不是“谁土地便宜”
过去房地产投资者经常比较：
RM50/sq ft
vs
RM60/sq ft
vs
RM80/sq ft
但是未来 Data Centre Land 的竞争逻辑可能完全不同。
真正需要比较的是：
Power per acre
Fibre availability
Water availability
Planning compatibility
Development timeline
Infrastructure cost
Expansion potential
Total development cost
也就是说：
未来真正专业的 Data Centre Land Investment，不是：
「谁的土地最便宜？」
而是：
「谁的土地最容易、最快、最稳定地变成 Data Centre？」
这两个问题，答案完全不同。
───
十一、所以，为什么我认为 Cyberjaya 是雪兰莪州首选区域之一？
因为它已经同时拥有多个 Data Centre 所需要的核心条件：
① 科技产业基础
② 成熟的 Fibre Connectivity
③ 电力基础设施
④ Data Centre Cluster
⑤ 国际企业生态
⑥ 靠近 Putrajaya
⑦ 靠近 KLIA
⑧ 高速公路网络
⑨ 土地发展空间
⑩ 政府推动数字经济及高科技产业的政策环境
这些条件叠加在一起，
就形成了一个非常重要的结果：
Cyberjaya 不只是“有 Data Centre”。
而是：
Cyberjaya 已经成为 Data Centre Ecosystem。
───
十二、对于地主来说，真正值得研究的问题是什么？
如果你手上刚好有：
10 acres
20 acres
30 acres
甚至：
50 acres
的土地，
不要马上问：
「可以卖多少钱？」
先问：
这块地有没有 Data Centre Potential？
然后做一份完整的：
Data Centre Land Due Diligence
包括：
Land Title
↓
Land Use
↓
Planning
↓
Power
↓
Water
↓
Fibre
↓
Road Access
↓
Flood Risk
↓
Topography
↓
Development Cost
↓
Expansion Potential
↓
Market Demand
全部调查完成以后，
才有资格判断：
这块土地到底值多少钱。
───
最后，我想说一句
土地投资最容易犯的错误，就是：
只看今天的价格。
真正专业的土地投资者，
看的不是：
「这块地现在多少钱？」
而是：
「这块地未来可以变成什么？」
普通土地，
可能只是土地。
工业土地，
可以变成工厂。
商业土地，
可以变成商业中心。
而具备条件的 Data Centre Land，
有机会成为：
数字经济时代最重要的基础设施资产之一。
所以在雪兰莪州，
如果你问我：
“哪里值得关注 Data Centre Land？”
Cyberjaya，
绝对是我会放在前列、认真调查的区域之一。
但请记住：
Cyberjaya 有 Data Centre ≠ 你的土地就是 Data Centre Land。
真正决定土地价值的，
永远是：
土地条件 + 电力 + 水源 + Fibre + 规划 + 交通 + 开发可行性。
这也是为什么：
买土地，不只是看 Title。
卖土地，也不只是找买家。
真正专业的土地投资，
是先把土地：
“调查清楚，再决定价值。”
Remark: 目前，我手上有一块Cyberjaya, 永久地契，商业用地，可开发Data center， 1.8英亩的土地，正在出售。欢迎‘’买家‘’直接讯问详情。
寸土如金，我是马丁。
专注土地｜工业地产｜工厂｜投资
Connecting Opportunities. Creating Value.
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