R&F Princess Cove, Johor Bahru Waterfront Living Near Singapore

Waterfront residences opposite Singapore, linked to JB–SG CIQ and adjacent to the future RTS terminus.

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R&F Princess Cove
Key Property information

From RM 600K / £11oK / $150K USD

  • R&F Princess Cove is a landmark, multi-phase waterfront development in Johor Bahru, located just 650 metres from the JB–SG CIQ via a sheltered link bridge. Developed by R&F Properties, it combines high-rise residences with integrated retail, leisure, and cultural amenities, including the R&F Mall and an opera house.

    • Freehold, commercial-title development

    • Phases 1 and 2 completed; Phase 3 launching with handover targeted for 2030

    • On-site yacht berth and extensive residents’ facilities

    • Strong appeal for owner-occupiers, commuters to Singapore, and investors

  • Units & Pricing (Phase 3 – C2-1 & C3-1 Towers)

    • 1 Bedroom / 1 Bathroom - 556 to 579 sq ft - RM 600k to RM 800k (approx. £99k-£132k / $127k-$169k)

    • 2 Bedroom / 2 Bathroom - 821 to 894 sq ft - RM 800k to RM 1.5m (approx. £132k-£248k / $169k–$317k)

    • 3 Bedroom / 2–3 Bathroom - 1,157 to 1,277 sq ft - RM 1.05m to RM 1.5m (approx. £173k-£248k / $222k-$317k)

    • 4 Bedroom / 3 Bathroom - 1,556 sq ft - RM 2.2m to RM 2.4m (approx. £364k-£397k / $465k-$507k)

    (£/USD conversions are approximate, based on exchange rates at time of publishing.

    • Waterfront city address in Johor Bahru, directly beside the Strait of Johor.

    • Linked to JB–SG CIQ via a sheltered bridge; near the future Bukit Chagar RTS Link station.

    • Easy road access to major highways and public transport hubs.

    • Immediate access to R&F Mall, City Square, and Komtar JBCC, with schools, healthcare, and dining options nearby.

    • Direct link bridge to R&F Mall for retail, dining, and entertainment.

    • Cultural venues including an opera house within the precinct.

    • Olympic-size swimming pool, gym, badminton and tennis courts, basketball court, jogging track, and outdoor recreation zones.

    • Child-friendly spaces including playground, kids’ pool, and childcare centre.

    • Multipurpose rooms, yoga studio, BBQ areas, landscaped leisure lawns.

    • 24-hour security and on-site property management.

Ownership & Buyer Information

Rental Yields

While actual returns depend on unit type, furnishing, and management, R&F Princess Cove benefits from strong tenant demand driven by proximity to Singapore and JB’s business district. Comparable properties in the area can achieve yields in the 3.5%-4.5% range for long-term lets, with higher potential from short-stay rentals where permitted.

Capital Growth & Exit Potential

The Johor–Singapore corridor is undergoing major infrastructure upgrades, including the nearly completed Rapid Transit System (RTS) link and the Johor–Singapore Special Economic Zone (JS-SEZ). These projects are expected to boost cross-border demand and support long-term capital appreciation. The waterfront location and integrated lifestyle offering enhance future resale potential.

Malaysia My Second Home (MM2H)

Foreign buyers meeting state minimum price thresholds (currently RM 600,000 in Johor) may use qualifying property purchases to apply for MM2H residency, subject to the programme’s prevailing rules. MM2H offers long-term stay options, multiple-entry visas, and lifestyle benefits for retirees, investors, and frequent visitors.

Legal Support

Foreigners can purchase freehold units at R&F Princess Cove, subject to Johor state regulations. Our trusted partners can assist with the full legal process, including:

  • Sale & Purchase Agreement (SPA) review and execution

  • Coordination with the developer’s lawyer

  • Guidance on state levies, stamp duty, and the Memorandum of Transfer (MOT)

  • Mortgage arrangements for eligible buyers

  • Fund transfer documentation and translation support

Waterfront Residences & Integrated Lifestyle

Aerial dusk view of R&F Princess Cove in Johor Bahru, showing the integrated waterfront residences, marina, and promenade.
Architectural rendering of R&F Princess Cove Phase 3 in Johor Bahru, showcasing the high-rise waterfront residences with integrated retail podium at dusk.
Daytime waterfront view of R&F Princess Cove with Marina Place, Opera House, and high-rise towers against a clear sky.
Night view of the illuminated Marina Place and Opera House at R&F Princess Cove, Johor Bahru.
Daytime aerial photo of R&F Princess Cove, highlighting its waterfront location near the Johor–Singapore Causeway.
Outdoor swimming pool at R&F Princess Cove in Johor Bahru, framed by high-rise residential towers and tropical landscaping.
Daytime view of the swimming pool at R&F Princess Cove, surrounded by landscaped gardens and modern residential buildings.

Prime Johor Bahru Waterfront Location

R&F Princess Cove enjoys a landmark position at the gateway between Malaysia and Singapore, directly adjacent to the Johor–Singapore Causeway. Residents benefit from unmatched connectivity, with Johor Bahru’s CIQ (Customs, Immigration and Quarantine Complex) just a short walk away and Singapore’s Woodlands district minutes across the border.

Within the integrated precinct, you’ll find Marina Place, the Opera House, retail outlets, dining, and leisure options, all set against panoramic views of the Straits of Johor. The development is also close to City Square Mall, JB Sentral, and key amenities throughout Johor Bahru.

 

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Buying an Apartment at R&F Princess Cove: FAQs

  • Yes. Foreigners can buy freehold, strata-titled apartments at R&F Princess Cove, subject to Johor’s minimum price threshold for foreign buyers (currently RM600,000). Legal support for the Sale and Purchase Agreement (SPA) is included, but buyers may appoint their own independent lawyer if preferred.

  • Fully furnished 1, 2, 3 and 4 bedroom apartments are offered, with select dual-key layouts available. Sizes range from 550 to 1,900 sq ft depending on tower and phase.

  • Yes. Phase 2 units are completed and suitable for immediate occupation or rental. New phases have their own timelines.

  • The development is less than 1 km from the Johor–Singapore Causeway and JB CIQ. It is a short walk to the CIQ complex and minutes across to Singapore’s Woodlands. The RTS Link under construction is planned to provide a direct cross-border connection when operational.

  • Swimming pools, gym, sky gardens, children’s play areas, clubhouse and 24-hour security; plus on-site lifestyle at R&F Mall, the Opera House, waterfront promenade and marina facilities.

  • Based on recent examples, long-term rents equate to 3.5% to 4.5% gross (varies by unit, furnishing and level). Dual-key and short-stay strategies can achieve higher returns where permitted.Gross rental yields for well-located, furnished units here typically range from 5%–6%, particularly for apartments targeting Singapore-based tenants or expats in Johor Bahru. Dual-key layouts and short-stay leasing strategies may achieve higher returns.

  • The development offers a significant value gap versus comparable Singapore city-fringe condominiums. Previous analysis referenced 60% to 70% lower asking prices for Phase 2, which is a key driver for cross-border buyers.

  • Connectivity via the Causeway and future RTS, integrated waterfront lifestyle and competitive pricing position the project for sustained rental demand and potential capital appreciation.

  • Typical maintenance fees are RM0.35 to RM0.40 per sq ft per month (approximately £0.06 to £0.07 / $0.07 to $0.08). Budget also for assessment tax, quit rent, insurance and utilities. (£/USD conversions are approximate, based on exchange rates at time of publishing.)

  • Property ownership does not grant residency, but qualifying buyers may apply for Malaysia My Second Home (MM2H) under the programme’s prevailing rules.

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