R&F Princess Cove: Is It a Smart Investment in 2025?
Updated September 2025
With its waterfront location, freehold tenure, and direct link to Singapore, R&F Princess Cove in Johor Bahru has become one of the most prominent developments in Southern Malaysia. But in 2025, is it really a smart investment?
This review looks closely at the project’s location, facilities, pricing, and market context and compares it with other major Malaysian markets to help investors decide.
Location: Johor Bahru city centre with Singapore access
R&F Princess Cove occupies one of the most strategic addresses in Johor Bahru.
Causeway connection: Directly opposite Singapore via the CIQ and Causeway.
RTS Link: The upcoming Rapid Transit System (RTS), due to open end-2025, will connect Johor Bahru to Singapore’s Woodlands in minutes.
Waterfront lifestyle: Marina boardwalk, integrated retail mall, and commercial hub within the development.
Urban convenience: Close to Johor city centre amenities including shopping, healthcare, and international schools.
This strategic position makes R&F one of the few projects to directly benefit from cross-border commuter demand.
Development overview
As one of Johor Bahru’s largest integrated projects, R&F Princess Cove has been designed as a self-contained township.
Tenure: Freehold - rare for prime waterfront developments.
Scale: Multi-phase project with residential, retail, commercial, and hospitality components.
Completion: Phases 1 and 2 completed and occupied; additional phases delivering through 2024–2025.
Unit sizes: From 707 sq ft (1-bed) to more than 2,600 sq ft (4-bed + duplex).
Facilities: Clubhouse, gym, swimming pools, landscaped gardens, commercial podium, marina boardwalk, and direct CIQ link bridge.
For buyers, the appeal lies not only in the individual apartments but in the scale of the masterplan.
Johor property market snapshot
Johor Bahru’s property market has always been shaped by its relationship with Singapore.
Cross-border demand: Thousands commute daily to Singapore; RTS will further boost this flow.
Pricing gap: Condominiums in Johor are typically 4-5 times cheaper than Singapore equivalents.
Rental yields: R&F Princess Cove investors generally achieve 3.5 to 4.5 percent gross yields, with 2-bedroom units performing best.
Capital growth: Capital growth at R&F Princess Cove has been steady. Early buyers who entered around 2015–2016 paid RM450,000–500,000 for one-bedroom units; today, equivalent units are marketed around RM580,000–650,000, a 15–25% increase over eight years. Looking ahead, the RTS and Johor–Singapore SEZ are expected to underpin further upside, with analysts forecasting 5–7% growth in the years following RTS completion.
Investment case: Why consider R&F Princess Cove?
R&F Princess Cove delivers a resilient investment case, with consistent rental yields today and strategic growth potential once the RTS opens.
Pricing (2025):
1-Bedroom: From RM580,000 (about £100,000 / $127,000 USD)
2-Bedroom: From RM800,000 (about £140,000 / $175,000 USD)
3-Bedroom: From RM1.1m (about £190,000 / $240,000 USD)
Dual Key / 4-Bedroom: From RM1.4m+ (about £240,000+ / $305,000+ USD)
Strengths:
Freehold title on prime waterfront land.
RTS opening by end-2025.
Integrated lifestyle offering.
Price advantage versus Singapore.
Considerations:
High density across towers.
Resale demand can be slower due to high foreign ownership.
Competitive rental market - 2-bed units usually deliver the best ROI.
How R&F Princess Cove compares
Placing R&F alongside other Malaysian destinations highlights its unique positioning.
R&F Princess Cove (Johor): Freehold waterfront with RTS and Causeway proximity; commuter-driven demand.
Medini Iskandar (Johor): Lower entry pricing and exemption from Johor’s RM1 million foreign buyer minimum, but projects are leasehold and lack direct Singapore connectivity.
Kuala Lumpur / Penang: More liquid resale markets with diversified tenant bases, but no Singapore commuter demand.
Langkawi: Tourism-led, lifestyle-driven market; attractive for holiday homes, but rental demand is seasonal and foreign ownership more limited.
This makes R&F a strategic commuter play, rather than purely a lifestyle or tourism-led market.
Buyer profile
R&F Princess Cove is best suited for:
Yield-focused investors targeting 3.5 to 4.5% gross returns.
International buyers wanting freehold entry into Malaysia.
Expats and digital nomads who want part-time use with appreciation potential.
It may be less ideal for:
Buyers seeking low-density or landed property.
Investors needing quick resale liquidity.
Investors focused solely on local Malaysian tenant demand, the strongest market here is cross-border commuters.
Summary & next steps
R&F Princess Cove combines freehold tenure, waterfront views, and direct Singapore access, with entry prices from about $127,000 USD (around £100,000 or RM580,000) and larger units still available well under £250,000. For international investors looking to diversify into Southeast Asia, it offers a resilient option, with yields driven by commuter demand and upside potential once the RTS is operational.
View R&F Princess Cove property details or Contact our team if you’d like further information.
R&F Princess Cove Johor Property FAQs
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Yes. With the RTS opening in 2025 and strong commuter-driven demand, it offers consistent gross yields of around 3.5 to 4.5 percent, with upside potential from long-term infrastructure growth.
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The RTS is expected to significantly boost commuter flows between Johor and Singapore, strengthening rental demand and supporting capital appreciation prospects for well-located projects like R&F.
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R&F benefits from direct Causeway and RTS proximity. Medini Iskandar is cheaper and foreigners can buy below the RM1 million threshold, but projects there are leasehold and less commuter-driven. Kuala Lumpur and Penang offer larger, more liquid markets, while Langkawi is lifestyle and tourism-led with seasonal demand.
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It offers freehold condominiums in a prime waterfront location opposite Singapore. While Johor generally sets a RM1 million minimum for foreign purchases, R&F Princess Cove has special approvals that allow foreigners to buy units below this level, making it more accessible than many other projects in the state.
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Rental demand is stronger here than in peripheral areas due to direct Causeway access, especially for two-bedroom units that appeal to Singapore-linked commuters.
