R&F Princess Cove JB Review (2026)

R&F Princess Cove towers by the Strait of Johor — R&F Princess Cove in Johor Bahru. Photo: R&F Malaysia, CC BY-SA 4.0, via Wikimedia Commons

At a glance

Distance to RTS: About 1.5 km (published by IQI)
CIQ link: 650 m covered pedestrian bridge
Developer: R&F Development (Guangzhou R&F group)
Phases: Phase 1 handed over 2017; Phase 2 from April 2024; Phase 3 launched
Prices: From about RM375k (313 sq ft studio)
Rents: About RM2,200 (studio) to RM4,500 (4 bed) a month

Location and the walk to Bukit Chagar

R&F Princess Cove is on reclaimed land at Tanjung Puteri, right beside the Causeway. IQI puts it about 1.5 km from Bukit Chagar RTS, with an estimated 34-minute walk, which suggests the route is far longer than the straight line. We have not timed it.

Its real advantage is the old CIQ. A 650 m covered pedestrian bridge runs from the development and R&F Mall to the Bangunan Sultan Iskandar complex, which is how residents walk across to Singapore by bus today. When the RTS opens in February 2027, Princess Cove residents will need to decide between the Causeway buses from the CIQ and a short ride to Bukit Chagar. Some listings advertise a “direct link bridge to RTS”; we could not confirm one exists.

Units and prices

Princess Cove is a 116-acre freehold township with a gross development value of RM40 billion, launched in 2014 and planned to take 15 to 20 years. It is being built in phases.

Phase	Units	Status
Phase 1	3,472	Handed over 2017, 95% occupancy (late 2024)
Phase 2, Seine Region	3,724	Handed over in stages from April 2024
Phase 3, New Casa Suites	4,385 serviced apartments, 313 to 1,555 sq ft	Launch set for early 2025, about RM1,000 psf estimated

On 12 October 2026, PropertyGuru showed 409 Phase 1 sale listings. The first page asked RM375,300 for a 313 sq ft studio, RM470,000 for a 600 sq ft 1+1, RM650,000 to RM1,200,000 for 2-bedders, and RM868,000 to RM1,500,000 for 3- and 4-bedders of about 1,050 to 1,400 sq ft. IQI quotes a starting price of RM700,000, which we think refers to an earlier release.

Can Singaporeans buy here?

Yes, but only units priced at RM1 million or more, with state consent. That generally means the larger 3- and 4-bedroom units. Listings for a 313 sq ft studio and a 600 sq ft unit claim “foreigner eligible” or “foreigner can buy”; we could not confirm the basis, so treat those as unproven until a lawyer sees the approval.

Princess Cove has a lot of stock. When you come to sell a RM1m-plus unit, you will compete with many similar ones, and if its value falls below RM1m you can generally only sell to Malaysians. Read our buying guide for the rules and use the cost calculator for stamp duty and the levy.

Rental evidence

Princess Cove has the deepest rental market of any project we track: 834 Phase 1 listings on PropertyGuru on 12 October 2026. First-page asking rents were:

Layout	Size	Asking rent
Studio	450 to 500 sq ft	RM2,200 to RM2,300
2 bedroom	797 to 900 sq ft	RM2,500 to RM2,800
3 bedroom	1,100 to 1,200 sq ft	RM3,550 to RM3,600
4 bedroom	1,400 sq ft	RM4,500

That depth helps you check the market and hurts you as a landlord: plenty of choice for tenants keeps rents in check. A 3-bedder asking RM3,600 a month on a RM1.05m price is a gross yield of about 4.1%.

Who it suits

Princess Cove suits a buyer who wants a finished home with a mall, marina promenade and a covered walk to the CIQ, and who is comfortable using buses or a short ride rather than walking to the RTS. For Singaporeans, it suits someone buying a larger unit at RM1m or more.

It suits less well if a short walk to Bukit Chagar is your main reason to buy JB property. Several projects are closer.

What to check before you book

Which phase and tower the unit is in, and how long the walk is to the link bridge from there.
That the unit is priced at RM1m or more, or that any “foreigner eligible” claim is backed by a written approval.
How the route to Bukit Chagar works once the station opens.
Rents actually signed in your tower, since listings far outnumber deals.
Maintenance fees and how well the older Phase 1 blocks are kept.

Compare it with the closer projects in condos near Bukit Chagar RTS.

Project	Distance to RTS	From	Tenure	Developer	Status	Can Singaporeans buy?
R&F Princess Cove Tanjung Puteri	1.5 km	RM375,300	Freehold	R&F Development	Phase 1 completed 2017; Phase 2 handed over from April 2024; Phase 3 launched 2025	Most units are below RM1m. Only larger units clear the floor unless the developer has approval for a specific unit.

Distances and starting prices as published by each project's source (linked under Sources), checked 12 October 2026. Prices move with each release, so ask for the current price list before you decide.

Common questions

Is R&F Princess Cove near the RTS?

It is about 1.5 km from Bukit Chagar RTS by IQI's figure, with an estimated 34-minute walk. It is much closer to the old CIQ, which it reaches by a 650 m covered bridge.

Can Singaporeans buy at R&F Princess Cove?

Yes, units priced at RM1 million or more, with state consent. Most 1- and 2-bedroom units are below that. Some listings claim smaller units are 'foreigner eligible'; ask for the written approval before relying on it.

How much rent does R&F Princess Cove get?

On 12 October 2026, PropertyGuru showed 834 rental listings for Phase 1. Studios were asked at about RM2,200 to RM2,300, 2-bedders at RM2,500 to RM2,800, and 3-bedders at about RM3,550 to RM3,600 a month.

Is R&F Princess Cove freehold?

PropertyGuru lists it as freehold.

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Sources

Facts on this page were checked against these sources on 12 October 2026.