R&F Princess Cove
Resale listings here run from RM385,000 to RM1,200,000 — a spread of RM815,000. Floor, facing and condition decide which end you pay. This page lays out price bands, rents, yields and risks across all 6 layouts.
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R&F Princess Cove in 30 seconds
R&F Princess Cove is a freehold condominium in Tanjung Puteri, Johor Bahru, Malaysia, developed by R&F Development Sdn Bhd and completed in 2018. It comprises 15 block(s), 35 storeys and 868 units. Address: Jalan Tanjung Puteri, Tanjung Puteri, 80300 Johor Bahru, Johor.
Layouts run 469 to 1,386 sq ft across 6 types. As at September 2026, resale listings range RM385,000 – RM1,200,000, with a mid-market level around RM752,500; transacted PSF sits at RM660–900 psf. Whole-unit rents are RM1,800 – RM4,550 a month, a gross yield of 4.0% – 4.5%. Maintenance: about RM0.40 psf per month.
Transport position: about 1.5–2 km from Bukit Chagar RTS station, roughly a 5-minute drive
Official median transacted price (historical reference): RM778,000 (904 psf), period 2021 – 2026 (434 subsale transactions), source list.my (data sourced from NAPIC / JPPH, with a lag of about 6 months). This figure is a combined statistic for the entire 116-acre "R&F Princess Cove / R&F Tanjung Puteri" development, mixing Phase 1, Phase 2 and Phase 3 together. Phases 2 and 3 are newer and priced higher (Phase 3 promotional pricing is about RM1,000–1,100 psf), so this RM904 psf is clearly above the actual level of Phase 1 subsale. brickz.my records 127 transactions on the same land parcel between March 2024 and February 2025 at a median of RM788,000 / RM948 psf, again mixing phases. When buying in Phase 1, do not use this median to convince yourself; insist that the agent provides actual transaction records for the same block, same size and the past 12 months. Another figure you must look at: list.my shows 102 transactions in 2024 and only 35 in 2025, a fall of 66% in one year. Note: official data lags 6–12 months between transaction and publication. The price and rent tables on this page use agent-corrected figures, about 20% above published data — that is what you would actually pay today.
What kind of project is R&F Princess Cove?
Every line below can be checked against the developer and official records. This is a completed 2018 project — you are buying a real unit you can walk into, not a rendering.
- Developer
- R&F Development Sdn BhdR&F Properties
- Completed
- 2018Completed · resale stock
- Tenure
- FreeholdOpen to foreign buyers (min-price rules apply)
- Total units
- 86815 block(s) · 35 storeys
- Layouts
- 6See price table below
- Maintenance
- about RM0.40 psf per monthConfirm with the management office
- Asking PSF
- RM660–900Agent-corrected asking range
- Gross yield
- 4.0–4.5%Whole-unit basis
R&F Properties is a Hong Kong-listed large-scale Chinese mixed-use developer, founded in Guangzhou in 1994 and known for its HOPSCA integrated-development model. Its China parent has faced debt-restructuring pressure in recent years, but Phase 1 of Princess Cove in JB is complete and handed over, with occupancy of about 95%.
Tanjung Puteri — what is around you
Full address: Jalan Tanjung Puteri, Tanjung Puteri, 80300 Johor Bahru, Johor (80300). Location decides who rents from you — and how easily you resell.
🚉 Getting around
- 🚉 RTS / railabout 1.5–2 km from Bukit Chagar RTS station, roughly a 5-minute drive
- 🛂 Checkpoint (CIQ)650 m covered pedestrian bridge directly to CIQ
- 🚌 Other transportDirectly beside JB Sentral bus terminal and railway station; 5-minute walk to City Square
🛍️ Malls & shopping
- R&F Mall JB (on site)
- KOMTAR JBCC
- R&F Marina Place
- Johor Bahru City Square
🎓 Schools
- Foon Yew High School
- Infant Jesus Convent
🏥 Hospitals
- Maria Hospital
- KPJ Johor Specialist Hospital
6 layouts, from 469 to 1,386 sq ft
The table shows the current resale price band and rent band for each layout. Mid-market sits around RM752,500, the top of market reaches RM1,200,000 — within one layout the spread comes down to floor, facing and condition.
| Layout | Area | Bed / Bath | Resale price band | PSF | Monthly rent |
|---|---|---|---|---|---|
| Type D | 469 sf | 1BR · 1 bath | RM385,000 – RM505,000 | RM821–1077 | RM1,800 – 2,150 |
| Type B | 797 sf | 2BR · 1 bath | RM540,000 – RM720,000 | RM678–903 | RM2,400 – 2,900 |
| Type G/I | 873 sf | 2BR · 2 bath | RM600,000 – RM780,000 | RM687–893 | RM2,650 – 3,100 |
| Type A/C/F/J | 1059-1139 sf | 3BR · 2 bath | RM695,000 – RM935,000 | RM610–883 | RM3,000 – 3,850 |
| Type E (dual-key) | 1318 sf | 3BR · 2 bath | RM840,000 – RM1,080,000 | RM637–819 | RM3,350 – 4,200 |
| Type H | 1386 sf | 4BR · 3 bath | RM900,000 – RM1,200,000 | RM649–866 | RM3,600 – 4,550 |
These are agent-corrected figures — based on the asking prices and signed rents currently in front of Koh Yue Lin, running about 20% above the published numbers on brickz.my / NAPIC and the major portals. That gap is not an error: official transaction data lags 6–12 months between recording and publication, and portal listings are often stale prices owners never updated. Portal basis for the same period: RM550–750 psf; this page uses RM660–900 psf. The official historical median is shown separately at the top of the page for trend.
PSF in this table is each layout’s own asking price divided by its area; the Asking PSF in the facts card is the project-wide agent-corrected band. Where one row merges layouts of very different sizes, the PSF cell is left blank rather than averaged.
Corrected as at 5 September 2026. Actual prices still depend on floor, facing, condition and negotiation; nothing here is an offer.
Price range by layout
Bar spans the low to the high end of the market for that layout · in Ringgit
R&F Princess Cove in the developer’s own visuals — real photos I shoot for you
Each image is labelled as a photograph or a developer rendering. The gap between those two is where post-signing disappointment usually lives, so I will not pass one off as the other.
Official floor plans and project visuals issued by R&F Development Sdn Bhd, from the developer's project site princesscove.com.my; copyright R&F Development Sdn Bhd.
The developer’s own drawings — 4 of the 6 layouts are here
These are the developer’s original drawings, not illustrations. Each carries real dimensions and room names, and I have checked every one against the official specification for area, bedroom and bathroom count. Much of what circulates online has been redrawn by agents, cropped so the dimensions are gone, or belongs to another project. Rule layouts out on paper first — it saves viewings.
Official floor plans and project visuals issued by R&F Development Sdn Bhd, from the developer's project site princesscove.com.my; copyright R&F Development Sdn Bhd.
Rents: RM1,800 to RM4,550 a month
Whole-unit gross yield runs about 4.0% – 4.5%. That is gross — before maintenance, assessment, quit rent, insurance and vacancy. Net yield typically lands 0.8 to 1.2 percentage points below this.
Monthly rent by layout
Whole unit, unfurnished to basic furnishing · Ringgit per month
Who rents at R&F Princess Cove, how long units sit empty, and who will buy from you later matter more than the yield figure. I can walk you through all three against your budget and purpose.
What actually gives R&F Princess Cove its value
0.53 km in a straight line to CIQ, among the closest residential projects to the checkpoint in central Johor Bahru
Measured between the project coordinates and those of Bangunan Sultan Iskandar, the straight-line distance is about 0.53 km, the closest of the four CIQ-area projects R&F, Suasana, TriTower and Astaka. A covered walkway links R&F Mall to CIQ, and the actual walk takes under about 10 minutes. The straight-line distance to Bukit Chagar RTS station is about 0.64 km. For anyone crossing the border daily, what this distance means in practice is that you can abandon the car and walk when traffic builds up, which is not possible living in Larkin or Tampoi.
Its own R&F Mall, winner of Best Retail Development (Malaysia) at the 2019 PropertyGuru Asia Property Awards
R&F Mall opened on 28 March 2019 with 87 shop lots and connects directly to the residential blocks, 0.04 km away in a straight line. In the same year it won Best Retail Development at the 6th PropertyGuru Asia Property Awards (Malaysia). Note that the award recognises architecture and planning, not how well the mall trades — see the risk section on occupancy.
A 200,000 sq ft Skypark on level 4 linking all 15 blocks
Phase 1 comprises 15 blocks of 35 storeys each, and level 4 is a single Skypark deck of about 200,000 sq ft connecting all 15 blocks. The deck carries more than 20 facilities including an infinity pool, children's pool, gym, sauna and spa, squash court, yoga room, reading room, multipurpose hall, prayer room, childcare centre and jogging track. All of it is reachable on foot from any block, which is uncommon among Johor Bahru high-rise projects.
Layouts from 469 to 1,386 sq ft, covering a range of budgets in one project
Phase 1 has 15 layout types: Type D 469 sq ft 1-bedroom, Type B 797 sq ft 2-bedroom, Type G/I 873 sq ft, Type A/C/F/J 1,059–1,139 sq ft 3-bedroom, Type E 1,318 sq ft dual key, Type H 1,386 sq ft 4-bedroom. Under one management and one set of facilities, budgets from just over RM300,000 to RM1 million can all get in, and the buyer pool on resale is wider than in a project with a single layout.
MoUs signed with an international school and a preschool operator in August 2025, closing an education gap
In August 2025, R&F Princess Cove signed memoranda of understanding with Paragon Private and International School and MindChamps Preschool Malaysia, bringing education facilities into the project. This is worth noting because education options around CIQ have been limited — the nearest international schools are in the Mount Austin / Tebrau area, 9–11 km away in a straight line.
🏊 Facilities
- 20+ facilities on the level 4 Skypark
- Infinity pool
- Children's pool
- Gymnasium
- Sauna / spa
- Surau (prayer room)
- Reading room
- Multipurpose hall
- Childcare centre
- Children's playground
- Squash court
- Table tennis room
- Billiards room
- Games room
- Café
- Yoga room
- Jogging track
- 4,000+ parking bays
What residents say — the good and the bad, both
Every review below is an attributed comment on a public platform, and each one links to the original. I have not filtered out the negative ones: what is actually wrong with a building is usually only visible to the people living in it. 5 in total — 2 positive, 3 critical.
「R&F Princess Cove is a fantastic place to live in. The amenities provided are top-notch and the view from some of the rooms is simply stunning. The swimming pools, jogging tracks, and exercise parks are perfect for someone who loves to stay fit and healthy.」
— Mohammad Loqman, PropertyGuru resident review 4.7/5, 6 September 2023「great location and as RTS completion is coming near i think it will boost all property prices nearby. great place for short or long term stay. i have no issue with management. fiber, plumbing works all resolve.」
— echan bonfire, PropertyGuru resident review 5/5, 19 February 2023「it's common to face wiring problem in the unit that will cause power trip, leakage that will cause fungus growing in the unit, not to mention the noise you have to tolerate if you are staying in low floor that is facing city.」
— Ivy Bong, PropertyGuru resident review 0/5, 27 June 2023「Lost parcels while staying here, management doesn't allow delivery people to go into lobby so all parcels are dumped outside the entrances without any CCTVs. It is also inconvenient to get around. Do not recommend.」
— The Stranger, PropertyGuru resident review 0.7/5, 14 September 2022「Another damn annoying drilling work started since Sunday night, and they don't even bother the drilling noise is disturbing the residents, I called the security hotline to complain, security said they have warned the drilling people to stop after 10pm, but not only they continue to drill until midnight.」
— Ivy Bong, PropertyGuru resident review 0/5, 27 June 2023Reviews remain the property of their authors and are quoted here to show the building as residents find it; ratings and content change over time — follow the link for the current version.
What is actually within reach
Location decides who rents from you and how easily you resell. Each distance below is labelled by how it was obtained; straight-line estimates say so — real walking routes detour around roads and overpasses and typically run 30–50% longer.
🚉 Getting around
- Bukit Chagar RTS stationJohor's first rapid transit station; the station structure was completed on 18 August 2026, with the RTS Link works overall at 90%about 0.64 km (straight line)
- CIQ / Bangunan Sultan Iskandar checkpoint buildingThe closest of the four CIQ-area projects; a covered walkway runs from R&F Mall and the walk takes under 10 minutesabout 0.53 km (straight line)
- JB Sentral railway stationKTM and bus terminal, linked to the RTS station by a walkway of about 400 metresabout 0.88 km (straight line)
- Johor-Singapore CausewayYou can abandon the car and walk across when traffic builds up, which is this project's most tangible locational valueabout 0.6 km (straight line)
🛍️ Shopping & dining
- R&F Mall JB (within the project)Opened March 2019 with 87 shop lots, connected directly to the residential blocks; winner of Best Retail Development (Malaysia) at the 2019 PropertyGuru Asia Property Awards, but with a high vacancy rateabout 0.04 km (straight line)
- Johor Bahru City SquareThe most established city centre mall in Johor Bahru, immediately next to CIQabout 1.14 km (straight line)
- KOMTAR JBCCSame block as City Square, home to the Angry Birds theme parkabout 1.29 km (straight line)
- Plaza PelangiEstablished neighbourhood mall, dense with supermarkets and tuition centresabout 2.25 km (straight line)
- Mid Valley SouthkeyOne of the largest malls in Johor Bahru, requires drivingabout 3.30 km (straight line)
🎓 Schools
- English College Johore Bahru (Maktab Sultan Abu Bakar)Long-established national-type secondary schoolabout 1.11 km (straight line)
- Sekolah Sultan Ibrahim Girls' SchoolCity centre girls' schoolabout 1.30 km (straight line)
- SJK(C) Foon Yew 1Chinese primary school in the city centre, on Jalan Trusabout 1.52 km (straight line)
- Foon Yew High School (Jalan Yahya Awal main campus)The largest Chinese independent secondary school in Malaysiaabout 1.90 km (straight line)
- Crescendo-HELP International SchoolThe nearest international schools are in the Mount Austin / Tebrau area; there is no international school within walking distance of this neighbourhoodabout 8.71 km (straight line)
🏥 Healthcare
- KPJ Puteri Specialist HospitalPrivate specialist hospitalabout 1.35 km (straight line)
- KPJ Johor Specialist HospitalPrivate specialist hospital, one of the most used private hospitals among Johor Bahru localsabout 1.68 km (straight line)
- Hospital Sultanah AminahThe largest public hospital in Johor, with 24-hour emergency servicesabout 2.52 km (straight line)
- Columbia Asia Hospital TebrauPrivate general hospital, requires drivingabout 7.33 km (straight line)
- Hospital Sultan IsmailPublic general hospitalabout 7.78 km (straight line)
Which kind of buyer are you?
Own-stay, investment, or a place for a child at school — the same project is judged on completely different things. Work out which one you are before you look at price.
Singapore-based workers crossing the border daily
At 0.53 km in a straight line to CIQ and 0.64 km to the RTS station, this is the only option in the area that lets you leave the car and walk when the checkpoint is heavily congested. Suits 797–1,139 sq ft 2- to 3-bedroom units. Note that utility rates on commercial title will eat into part of the commuting cost you save, so build that fixed monthly outlay into your budget before committing.
Rental investors who want liquidity
With over a thousand units and 15 layout types in Phase 1, the base of sale and rental listings is large, and finding both tenants and buyers is easier than in a small project. But the same reason cuts the other way: you have more competition too. PropertyGuru currently carries over four hundred for-sale and over eight hundred for-rent listings in Phase 1 alone, so pricing has to track the market and should not be set against a median that mixes phases.
Owner-occupier families intending to stay long term
The density of facilities on the level 4 Skypark is genuinely useful for families with children, the mall is downstairs, and on education the project signed MoUs with an international school and a preschool operator in 2025. What you have to accept is that this is a large high-density development: lifts and car parks are crowded at peak times, and the management score on PropertyGuru is only 3.4/5, so walk the lifts and the car park yourself when viewing.
Not suitable for: anyone treating daily short-let income as their main revenue
Short-let listings are dense here, but the Federal Court's Verve Suites decision confirms that a JMB can prohibit short-term letting outright by a single vote at a general meeting, and national short-term rental legislation has still not been enacted. If your instalment is only affordable on daily rates, this risk cannot be ignored. Run the cash flow on a long-term letting only basis before you buy.
What I will not hide from you
Every project has weaknesses. An agent not mentioning them does not make them go away — it just means you find out after you have signed. Here is what is actually wrong with this one.
⚠The parent company, R&F Properties, is still in debt restructuring, and its 2024 annual report drew a disclaimer of opinion from the auditors
Guangzhou R&F's 2024 annual report received a disclaimer of opinion from its auditors, and the company continues to respond through quarterly announcements. Offshore, the restructuring support agreement for the senior notes issued by Easy Tactic Limited has the backing of about 77% of principal holders, while onshore debt is being handled through a combination of cash buybacks, debt-for-asset swaps, trust units and extensions. The practical impact for buyers: Princess Cove was originally planned in 5 phases and only Phases 1–3 are complete, so there is performance risk over later phases and the shared facilities promised with them (waterfront park, opera house, further commercial components). If work stops, the "future amenities" you bought are just a promise on paper.
⚠R&F Mall, the project's own mall, has had thin footfall since opening, and the "mall premium" may never materialise
Vacancy problems at R&F Mall have persisted since it opened in 2019. Several TripAdvisor reviews are titled "Mall with many unopened shops" and "Many shops are still not open"; a 2026 YouTrip review states plainly that "R&F Mall is quiet, and it has been since it opened", and advises visitors not to compare it with City Square. A signing ceremony for new tenants in August 2025 brought in food and beverage, retail and beauty brands, but no specific occupancy percentage can be found in public sources. The practical impact for buyers: the premium you pay for "a mall downstairs" is not necessarily a premium tenants will pay.
⚠Utilities and assessment rates on commercial title make the fixed monthly cost noticeably higher than a residential condominium
This is a serviced residence built on commercial title, so utilities and assessment are charged at commercial rates. In practice: serviced apartments are billed at commercial electricity tariffs, about 50% higher than residential; the minimum monthly water charge is about RM35 for commercial against about RM6 for residential; and local authority assessment rates on serviced apartments are typically 1.5–2 times those on residential (in the Shah Alam case, 3.5% for condominiums against 5% for serviced apartments). Over a year that is a difference of several hundred to over a thousand ringgit, deducted straight from your net rental return.
⚠Transaction volume down 66% in a year, with more than eight thousand new units still coming in the same area
NAPIC data on list.my shows 102 transactions in this development in 2024 and only 35 in 2025, a fall of about 66% in one year. At the same time, Astaka Holdings, citing a New Straits Times report in its FY2025 results, notes that projects launched in Johor Bahru in 2023–2024 are estimated at more than 8,000 units, which will push up short-term supply at the peak of completions and suppress rents. The practical impact for buyers: when you come to sell, there may be dozens of owners in the same block queuing to sell while the pool of buyers shrinks — the negotiating power sits with the buyer, and an urgent sale usually has to come in 10–15% below the listing price.
⚠In PropertyGuru resident reviews, management and common areas are the lowest-scoring categories
Across 14 resident reviews on PropertyGuru the overall score is 3.7/5, with management at 3.4 and common areas at 3.5, the two lowest of the six categories. Specific complaints include wiring faults in units causing power trips, leaks leading to mould, late-night renovation drilling that continued after complaints, and parcels required to be left outside entrances with no CCTV, leading to losses. The practical impact for buyers: in a development of 15 blocks and several thousand units, loose management shows up directly in lift waiting times, car park order and common area cleanliness, and those are exactly what tenants weigh when deciding whether to renew.
⚠Short-term letting is widespread here, and a single JMB meeting can ban it outright
The project carries a large number of Airbnb listings, with professional operators such as Nest Home, Homefort Suites and RR JBcity already active. The legal risk is structural: in Innab Salil & Ors v Verve Suites Mont' Kiara Management Corporation [2020], the Federal Court held that a management corporation may prohibit short-term letting outright by by-law without breaching section 70(5) of the Strata Management Act 2013; Verve Suites passed its ban 96 votes to 4 at the time. National short-term rental legislation (STRA) has still not been enacted. The practical impact for buyers: if your investment model rests on daily short-let income, that income can be reduced to zero by a single vote at a general meeting, leaving you with long-term letting at a much lower rent.
What else is there around City Centre / RTS Line?
Within one area, big price gaps usually have reasons: tenure, age, density, management. Compare across first, then decide which to look at closely.
| Project | Built | Tenure | Units | PSF | Price band | Yield |
|---|---|---|---|---|---|---|
| R&F Princess Cove ← | 2018 | Freehold | 868 | RM660–900 | RM385,000 – RM1,200,000 | 4.0–4.5% |
| Suasana Iskandar Malaysia | 2017 | Freehold | 336 | RM967–1750 | RM625,000 – RM1,620,000 | 4.5–5.0% |
| TriTower Residence @ Johor Bahru Sentral | 2018 | Freehold | 360 | RM568–2040 | RM455,000 – RM1,080,000 | 4.5–5.5% |
| The Astaka @ 1 Bukit Senyum | 2018 | Freehold | 438 | RM761–1440 | RM1,980,000 – RM7,200,000 | 3.0–4.0% |
| Paragon Suites @ CIQ | 2018 | Freehold | 461 | RM526–1290 | RM505,000 – RM1,560,000 | 4.5–5.0% |
| Paragon Residences @ Straits View | 2015 | Freehold | 1,066 | RM502–992 | RM480,000 – RM2,160,000 | 4.0–4.5% |
| KSL D'Esplanade Residence | 2014 | Freehold | 1,000 | RM599–1289 | RM335,000 – RM1,560,000 | 5.0–5.5% |
Full list on the City Centre / RTS Line area page.
What does buying here actually cost in 2026?
From 1 January 2026, stamp duty for foreign buyers of Malaysian residential property rose from 4% to 8%. Johor’s state consent levy rose from 2% to 3% (minimum RM30,000) from July 2025. Together with legal fees, this is the cash you need on top of the purchase price.
| Item | Basis | On RM1,000,000 |
|---|---|---|
| Purchase price | — | RM1,000,000 |
| Stamp duty (foreigner, 8%) | From 1 Jan 2026 | RM80,000 |
| Johor consent levy (3%) | Minimum RM30,000 | RM30,000 |
| Legal fees & disbursements (~1%) | — | ≈ RM10,000 |
| Total on top | — | ≈ RM120,000（12%） |
Johor sets a minimum purchase price for foreigners, and the rules differ between commercial title (serviced apartment / SOHO) and residential title. R&F Princess Cove is Freehold — confirm with your lawyer which regime applies before you place a booking. Get this wrong and the transfer can fail. I can check the title category for this project first.
The 13 questions buyers ask me most
How much does R&F Princess Cove cost on the resale market?
As at September 2026, R&F Princess Cove resale listings run RM385,000 to RM1,200,000, with a mid-market level around RM752,500 and transacted PSF of RM660–900. By layout: Type D (469 sf) RM385,000–RM505,000; Type B (797 sf) RM540,000–RM720,000; Type G/I (873 sf) RM600,000–RM780,000; Type A/C/F/J (1059-1139 sf) RM695,000–RM935,000; Type E (dual-key) (1318 sf) RM840,000–RM1,080,000; Type H (1386 sf) RM900,000–RM1,200,000. Within one layout the spread comes from floor, facing and condition — WhatsApp me for the live list.
What are rents and yields at R&F Princess Cove?
Whole-unit rents run RM1,800 – RM4,550 a month. That is a gross yield of about 4.0% – 4.5% — gross, so after maintenance, assessment, quit rent, insurance and vacancy, net yield is typically 0.8–1.2 points lower.
Is R&F Princess Cove freehold, and can foreigners buy?
R&F Princess Cove is Freehold. Foreigners may buy subject to Johor’s minimum purchase price for foreign buyers. Residential title and commercial title (serviced apartment / SOHO) fall under different rules — have your lawyer confirm which applies before booking. From 2026 foreign-buyer stamp duty is 8%, plus Johor’s 3% consent levy (minimum RM30,000).
When was R&F Princess Cove completed and who built it?
R&F Princess Cove was completed in 2018 and is occupied resale stock: 15 block(s), 35 storeys, 868 units. Developer: R&F Development Sdn Bhd. R&F Properties is a Hong Kong-listed large-scale Chinese mixed-use developer, founded in Guangzhou in 1994 and known for its HOPSCA integrated-development model. Its China parent has faced debt-restructuring pressure in recent years, but Phase 1 of Princess Cove in JB is complete and handed over, with occupancy of about 95%.
How is transport at R&F Princess Cove, and how far is the checkpoint?
about 1.5–2 km from Bukit Chagar RTS station, roughly a 5-minute drive; 650 m covered pedestrian bridge directly to CIQ; Directly beside JB Sentral bus terminal and railway station; 5-minute walk to City Square
What layouts does R&F Princess Cove have?
6 layouts: Type D 469 sf (1BR), Type B 797 sf (2BR), Type G/I 873 sf (2BR), Type A/C/F/J 1059-1139 sf (3BR), Type E (dual-key) 1318 sf (3BR), Type H 1386 sf (4BR). Areas run 469 to 1,386 sq ft. I can supply the developer’s official floor plans — WhatsApp me the layout you want to see.
What is the maintenance fee at R&F Princess Cove, and what facilities are there?
Maintenance is about about RM0.40 psf per month (confirm with the management office). Facilities include: 20+ facilities on the level 4 Skypark, Infinity pool, Children’s pool, Gymnasium, Sauna / spa, Surau (prayer room), Reading room, Multipurpose hall, Childcare centre, Children’s playground, Squash court, Table tennis room, Billiards room, Games room.
Who is R&F Princess Cove suitable for?
Singapore commuters (CIQ reachable on foot or by RTS); Rental investors (active sales and rental market; multiple Asia Property Awards); Investors seeking dual-key flexibility for letting; Cross-border short-stay and homestay operators
What are the risks of buying at R&F Princess Cove?
Parent company R&F Properties’ financial position is under market scrutiny; brand reputation carries volatility risk; High density across 15 towers and several thousand units; management is rated only average (PropertyGuru 3.4/5); Secondary PSF varies widely; some units carry inflated premiums and need screening; Parking and lift congestion at peak hours
What malls, schools and hospitals are near R&F Princess Cove?
Malls: R&F Mall JB (on site), KOMTAR JBCC, R&F Marina Place, Johor Bahru City Square. Schools: Foon Yew High School, Infant Jesus Convent. Hospitals: Maria Hospital, KPJ Johor Specialist Hospital.
Online sources show a median of RM778,000 / RM904 psf for R&F Princess Cove. Why is that so far from the Phase 1 prices quoted by agents?
Because brickz, EdgeProp and list.my all combine the entire 116-acre development (Phase 1 together with Phases 2 and 3) into a single NAPIC land parcel statistic, and none of them separates the phases. Phase 2 is asking about RM847 psf and Phase 3 has promotional pricing of about RM1,000–1,100 psf, which pulls the Phase 1 subsale figure up. To see the real Phase 1 market, you have to ask an agent to pull transaction records for the same block, same size and the past 12 months, or run a search at the land office yourself. Do not use this blended median to convince yourself you have bought cheaply.
Is R&F Mall downstairs actually busy? Will it affect my rent?
The mall opened in March 2019 with 87 shop lots, but the vacancy problem has persisted from opening until now — several TripAdvisor reviews are titled "Mall with many unopened shops", and a 2026 travel review still describes it as consistently quiet. A signing ceremony in August 2025 brought in food and beverage and retail brands, but no specific occupancy rate can be found in public sources. The effect on rent is this: tenants will pay a premium for a supermarket and food court downstairs, but not for an empty mall downstairs. When viewing, go on a weekday afternoon and count the empty lots yourself.
I am buying to live in. Will utilities really cost more than at an ordinary condominium?
Yes. This is a serviced residence built on commercial title: electricity is charged at the commercial tariff (about 50% higher than residential), the minimum monthly water charge is about RM35 for commercial against about RM6 for residential, and local authority assessment rates on serviced apartments are typically 1.5–2 times those on condominiums. There is a remedy: if you can satisfy TNB that the unit is purely owner-occupied and not used for business, you can apply to convert to the residential electricity tariff. Before buying, ask the management office or the JMB whether a collective application has been made, and ask the seller for the last three months of electricity bills to check which rate is applied.
Get the units actually for sale, sent to your phone
This page gives you the market bands. What you actually need is the R&F Princess Cove units on the market today — which floor, which facing, what condition, what the owner is asking and how much room there is. Tap below and I will put it together for you.
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