R&F Princess Cove
Resale listings here run from RM320,000 to RM1,000,000 — a spread of RM680,000. 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 RM320,000 – RM1,000,000, with a mid-market level around RM627,500; transacted PSF sits at RM550–750 psf. Whole-unit rents are RM1,500 – RM3,800 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
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
- Transacted PSF
- RM550–750Recent resale 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 RM627,500, the top of market reaches RM1,000,000 — 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 | RM320,000 – RM420,000 | RM682–896 | RM1,500 – 1,800 |
| Type B | 797 sf | 2BR · 1 bath | RM450,000 – RM600,000 | RM565–753 | RM2,000 – 2,400 |
| Type G/I | 873 sf | 2BR · 2 bath | RM500,000 – RM650,000 | RM573–745 | RM2,200 – 2,600 |
| Type A/C/F/J | 1059-1139 sf | 3BR · 2 bath | RM580,000 – RM780,000 | RM548–737 | RM2,500 – 3,200 |
| Type E (dual-key) | 1318 sf | 3BR · 2 bath | RM700,000 – RM900,000 | RM531–683 | RM2,800 – 3,500 |
| Type H | 1386 sf | 4BR · 3 bath | RM750,000 – RM1,000,000 | RM541–722 | RM3,000 – 3,800 |
Bands combine September 2026 listings with recent transactions; they are not live quotes. Actual prices depend on floor, facing, condition and negotiation.
Price range by layout
Bar spans the low to the high end of the market for that layout · in Ringgit
Rents: RM1,500 to RM3,800 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
Walking or short-hop access to CIQ and the checkpoint once RTS opens; the benchmark "walk to the checkpoint" project
Mature on-site retail including R&F Mall
15 towers and several thousand units, giving very high sales and rental liquidity
Multiple Asia Property Awards for best high-rise investment development
🏊 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
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 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 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.
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 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 | RM550–750 | RM320,000 – RM1,000,000 | 4.0–4.5% |
| Suasana Iskandar Malaysia | 2017 | Freehold | 336 | RM806–1458 | RM520,000 – RM1,350,000 | 4.5–5.0% |
| TriTower Residence @ Johor Bahru Sentral | 2018 | Freehold | 360 | RM473–1700 | RM380,000 – RM900,000 | 4.5–5.5% |
| The Astaka @ 1 Bukit Senyum | 2018 | Freehold | 438 | RM634–1200 | RM1,650,000 – RM6,000,000 | 3.0–4.0% |
| Paragon Suites @ CIQ | 2018 | Freehold | 461 | RM438–1075 | RM420,000 – RM1,300,000 | 4.5–5.0% |
| Paragon Residences @ Straits View | 2015 | Freehold | 1,066 | RM418–827 | RM400,000 – RM1,800,000 | 4.0–4.5% |
| KSL D'Esplanade Residence | 2014 | Freehold | 1,000 | RM499–1074 | RM280,000 – RM1,300,000 | 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 10 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 RM320,000 to RM1,000,000, with a mid-market level around RM627,500 and transacted PSF of RM550–750. By layout: Type D (469 sf) RM320,000–RM420,000; Type B (797 sf) RM450,000–RM600,000; Type G/I (873 sf) RM500,000–RM650,000; Type A/C/F/J (1059-1139 sf) RM580,000–RM780,000; Type E (dual-key) (1318 sf) RM700,000–RM900,000; Type H (1386 sf) RM750,000–RM1,000,000. 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 RM1,500 – RM3,800 a month, a gross yield of about 4.0% – 4.5%. That is gross: 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.
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