R&F Princess Cove, Johor – Waterfront Living Near Singapore
Key Investor Information
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Development Overview
R&F Princess Cove is a masterplanned mixed-use project by Guangzhou R&F Properties, located in the Johor Bahru city centre (JBCC), immediately adjacent to the Malaysia–Singapore border.
Phase 1: Consists of nine towers (Blocks A–I) now fully completed and sold out.
Phase 2: Comprises Towers E3 and E5. Tower E5 is the current focus with 1- to 4-bedroom units available, many ready for immediate occupancy.
Phase 3: Underway with new phases planned to capitalise on future growth and RTS connectivity.
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Unit Mix & Layouts
Available units: 1-bedroom, 2-bedroom, 3-bedroom, and 4-bedroom options.
Typical sizes:
1BR: 655 sq ft
2BR: 818–958 sq ft
3BR: 1,255–1,507 sq ft
4BR: 1,891 sq ft
Each tower is well-equipped with resort-style amenities, including sky gardens, swimming pools, gyms, and children’s play zones .
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Connectivity
RTS Link to Singapore: The Johor Bahru–Singapore Rapid Transit System (RTS) Link, expected to complete in 2027, will terminate next to the development, reducing commute times to Singapore's Woodlands North MRT to 5 minutes.
Access to KL & Penang: Convenient links to the North-South Expressway and nearby train stations offer easy access to other Malaysian cities.
Walking distance: To CIQ checkpoint and Johor Bahru Sentral, ideal for both commuters and investors targeting the rental market.
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R&F Mall & Onsite Conveniences
R&F Princess Cove includes a fully integrated shopping mall (R&F Mall), featuring:
International retailers like H&M, Uniqlo, Skechers
F&B outlets: Starbucks, Nando’s, local cafes, bakeries, and casual dining
Cinema, supermarket, children’s indoor play park
Promenade with waterfront dining and walking paths
Investor Outlook
Rental Yields
Typically range from 5–6% gross for well-located, furnished units targeting Singapore-based tenants or expats working in Johor Bahru.
Capital Appreciation
Asking prices for Phase 2 remain around 60–70% lower than comparable Singapore city-fringe condominiums.
The upcoming RTS and limited supply of similar integrated waterfront projects in the region are expected to support future price growth.
Historically, early buyers in Phase 1 have seen appreciation, with resale interest growing as completion nears.
Economic Growth & Tech Investment
Johor is fast becoming a strategic hub for tech and innovation, with major multinationals like Microsoft, NVIDIA, and Tesla establishing or expanding operations in Malaysia, particularly in Johor and the Iskandar region. These moves are boosting demand for skilled talent and executive housing, especially near integrated developments like R&F Princess Cove.
The long-term impact of this tech-driven economic growth is expected to support both property value appreciation and rental demand, especially in well-positioned projects with access to Singapore via the RTS link.
Malaysia My Second Home (MM2H)
Foreign buyers may be eligible to apply for the MM2H visa, which offers a 5–10 year renewable residency permit. This program enables longer stays without frequent visa renewals and includes benefits such as multiple-entry access and the ability to bring dependents. While financial requirements vary by state and age group, Johor is one of the more MM2H-friendly regions due to its lower cost of living and proximity to Singapore.
Request Investor Pack
Reach out to our team at info@alestriaproperty.co.uk or complete the form to receive a no obligation investor pack.
Frequently Asked Questions – R&F Princess Cove
Can foreigners buy property at R&F Princess Cove?
Yes, foreigners can purchase freehold strata-titled condominiums at R&F Princess Cove. There are no additional restrictions beyond Malaysia’s general minimum price threshold (currently RM600,000 in Johor for foreign buyers).
Are the units ready to move into?
Yes, Phase 2 units (Tower E5) are complete and move-in ready. This makes them suitable for immediate occupation, rental income, or MM2H visa application support.
What facilities are included?
Residents enjoy access to swimming pools, sky gardens, gyms, playgrounds, a clubhouse, and 24-hour security. The integrated R&F Mall also offers restaurants, cafes, retail, a cinema, and a waterfront promenade.
What is the long-term investment outlook?
With direct cross-border connectivity, competitive pricing versus Singapore, and high-quality amenities, R&F Princess Cove is well-positioned for capital appreciation, particularly as the RTS Link nears completion.
What unit types are available?
The current release includes fully furnished 1, 2, 3, and 4-bedroom apartments. Sizes range from approximately 650 sq ft to nearly 1,900 sq ft, with dual-key layouts also available in select units.
How close is R&F Princess Cove to Singapore?
The development is located less than 1km from the Johor–Singapore Causeway and JB CIQ checkpoint. It’s walkable in under 10 minutes, and the upcoming RTS Link will offer a direct 5-minute connection to Singapore’s Woodlands North MRT from 2027.
What kind of rental yields can I expect?
Gross rental yields typically range from 4% to 6%, depending on unit size, furnishing, and lease strategy. Dual-key units and room-by-room rentals may achieve higher returns.
What are the maintenance fees and costs of ownership?
Monthly maintenance fees at R&F Princess Cove are approximately RM0.35 to RM0.40 per sq ft, depending on the unit and tower. This includes upkeep of common facilities, security, and building management. Property owners should also budget for annual quit rent and assessment tax, which are typically low by international standards.