R&F Princess Cove Facade
  • Completed
  • Hot

R&F Princess Cove (Phase 1)

  • Service Residence
469 ft² - 1386 ft²
1 - 4
1 - 2
Construction ProgressCompleted

R&F Princess Cove Overview

Located at the southern tip of Peninsular Malaysia, R&F Princess Cove is a high-end residential property that emblazons one of Johor’s most prized addresses. It is Southeast Asia’s first HOPSCA (hotels, offices, parks, shopping malls, clubhouses and apartments) that comes with a breath-taking view of the Johor Straits and neighbouring island nation, Singapore. The project embodies a marina living concept infused with luxury living and is situated at one of the most enviable spots in Johor’s CBD (central business district).

R&F Princess Cove is developed by Guangzhou R&F Properties Co Ltd and occupies over 12 acres of land in its expansive integrated development which was built by the same developer. Completed at the tail-end of 2018, this residential project culminates the first out of five mega phases which are expected to be completed over the next decade. Boasting facilities and amenities such as squash courts, billiards room, jogging track and many more, R&F Princess Cove is dubbed a city within the city, offering an experience truly like no other.

Where location is concerned, R&F Princess Cove is surrounded by endless sources of entertainment, dining, and leisure. It is a mere 2 minutes away from Johor CIQ (customs, immigration and quarantine) on the road, while the proposed Johor Bahru-Singapore Rapid Transit System (RTS) link is 10 minutes away on foot. Staying true to its moniker of a city within a city, this project is considerably close to other important facilities such as education and healthcare.

R&F Princess Cove Location

Residential developments in and around the Johor CBD area are generally considered to be high in demand. This is mainly due to seamless access into Singapore through the causeway, which sits right across from the development. Also, local businesses have prospered through an influx of visitors from neighbouring Singapore, especially during the weekends. As such, properties in the said area tend to be exorbitant in nature, however, lower range units may be within reach of those who hail from the upper-middle-class category. Similarly, R&F Princess Cove seems to cater to a broader range of audience with an expansive selection of units, which complements its strategic location.

Over the years, the Johor CBD has seen a spike in entrepreneurship as bilateral relations between Malaysia and Singapore have been strengthened to boost the interdependent economy. This has also prompted Malaysians to seek careers in Singapore while living with their families in Johor. As an effect, over 300,000 Malaysians cross the Woodlands checkpoint daily to leverage on exchange rates, thus causing massive congestion along the Johor Causeway Bridge. Most of these workers begin commuting as early as 4.30 am to avoid being trapped in standstills which pick up by 5.30-6.00am. This can be a bit of a problem for those who live close, such as prospective buyers of the R&F Princess Cove residential property, who may be bothered by loud motorists. In addition, the congestion at the south could potentially cause delays for those who are travelling north into Johor Bahru as congestion could be backed up all the way inland.


The roads leading in and out of the residential project are relatively distant from the traffic mayhem via Jalan Sultan Ibrahim, which connects to Jalan Sultan Ismail before switching to Jalan Lingkaran Dalam to access northern parts of the city. Most prospective residents can expect to remain within the R&F integrated development for anything they need, ranging from food, entertainment and leisure. As for public transportation, prospective buyers can easily access the likes of the JB Sentral Bus Terminal, which covers the Johor Bahru City Centre area, and KTM JB Sentral Railway Station which is right next to it. Both public transportations sit about 1.2km away from R&F Princess Cove.


Staying true to the concept of a city within the city, R&F Princess Cove has loads to offer around its vicinity – all of which are within walking distance. Part of the R&F integrated development, R&F Mall JB is a mere 4-minute walk from the project (350 metres). The mall offers a wide range of food selection which includes Secret Recipe, San Francisco Coffee, Subway, Burger King, Vivo American Pizza & Panini, and Oldtown White Coffee, among many other varieties. The mall also houses other favourite essential outlets such as Jaya Grocer, Caring Pharmacy, MY News, Guardian and 7-Eleven.

For those who are seeking to move into R&F Princess Cove with families, education institutions are also close by to the residential project, but limited in selection. Sekolah Menengah Foon Yew is located approximately 2.6km east and can be reached in 6 minutes on wheels. Closer to the development sits Sekolah Jenis Kebangsaan (C) Pei Hwa which is about 1.5km away or 13 minutes on foot. There are also multiple schools available on the other side of the causeway bridge within the same area of focus. These schools are a longer drive out of the integrated development area, but present wider options for prospective buyers of the R&F Princess Cove project. Schools such as Sekolah Kebangsaan Ayer Molek, Sekolah Kebangsaan (P) Bandar Tinggi, Sekolah Kebangsaan Infant Jesus Convent, and Sekolah Rendah Islam Johor Bahru are all accessible within 10 minutes on the road.

Not too far west of the schools are other important healthcare facilities such as Sultanah Aminah Hospital, while KPJ Johor Specialist Hospital sits further up north in the Geylang Bahru area and is about 10 minutes away on road. Below is a complete list of amenities and facilities around R&F Princess Cove:


  • R&F Mall JB
  • Kotaraya
  • Johor Bahru City Square
  • Komtar JBCC
  • Zenith Lifestyle Centre


  • Sekolah Menengah Foon Yew
  • SK St Joseph
  • Sekolah Kebangsaan Ayer Molek
  • Sekolah Rendah Islam Johor Bahru
  • Sekolah Jenis Kebangsaan (C) Pei Hwa
  • SMK Infant Jesus Convent
  • Hilltop Private School (SRJ 25)
  • Institut Teknologi ANS Johor Bahru
  • Kolej MDIS Malaysia
  • Tengku Ampuan Mariam College
  • Raffles University
  • Pusat Akademi Sal Johor Bahru
  • Cosmopolitan College
  • Suria College of Hospitality
  • Metropoint College

Hospitals and medical facilities

  • Sultanah Aminah Hospital
  • KPJ Johor Specialist Hospital
  • MX Clinic JBCC
  • Thanni Skin Clinic
  • Ang Dental Surgery
  • Beverly Wilshire Medical Centre

R&F Princess Cove Floor Plan

Offering a wide range of unit sizes, R&F Princess Cove’s selection is made up of 1 to 4 bedroom units with built-ups ranging from 469 – 1,386 sq ft. The single-room units (Type D) are studios with fixed dimensions at 469 sq ft, while all other units spanning across 15 types have varying built-up sizes, with bay windows and extra sq ft being the differentiators. Here’s a brief overview of all available units:

  • Type A – 1,073 sq ft (3 rooms, 2 baths, 1 bay window)
  • Type A1 – 1,073 sq ft (3 rooms, 2 baths, 2 bay windows)
  • Type B – 797 sq ft (2 rooms, 1 bath, 1 bay window)
  • Type C – 1,059 sq ft (3 rooms, 2 baths, 2 bay windows)
  • Type D – 469 sq ft (1 room, 1 bath, 1 bay window)
  • Type E (dual key) – 1,318 sq ft (3 rooms, 2 baths, 3 bay windows)
  • Type F – 1,139 sq ft (3 rooms, 2 baths, 2 bay windows)
  • Type G – 873 sq ft (2 rooms, 2 baths, 2 bay windows)
  • Type H – 1,386 sq ft (4 rooms, 3 baths, 3 bay windows)
  • Type I – 873 sq ft (2 rooms, 1 bath, 2 bay windows)
  • Type J – 1,084 sq ft (3 rooms, 2 baths, 2 bay windows)
  • Type J1 – 1,081 sq ft (3 rooms, 2 baths, 2 bay windows)
  • Type K – 1,052 sq ft (3 rooms, 2 baths, 3 bay windows)
  • Type L – 1,097 sq ft (3 rooms, 2 baths, 2 bay windows)
  • Type M – 1,129 sq ft (3 rooms, 2 baths, 2 bay windows)
  • Type N – 1,074 sq ft (3 rooms, 2 baths, 1 bay window)

Considering the exquisite view of the causeway from R&F Princess Cove, prospective buyers could be tempted to seek units that have more bay windows. As for the size of the units, the project seems to cater to a vastly wide audience spanning across investors, singles, sharing, and growing family units.

R&F Princess Cove Facilities and Amenities

R&F Princess Cove features over 20 in-house amenities and facilities which are located on the fourth floor of the building. This is also where the Skypark is located, boasting an incredible view of the Johor Straits. Apart from that, the level includes other facilities and amenities such as infinity pool, children’s pool, gymnasium, sauna, prayer room, multi-purpose hall, children’s playground, squash courts, yoga room, recreational deck, and jogging track, among many more. Below is a complete list of facilities and amenities at R&F Princess Cove.

Facilities and amenities:

  • Entrance hall
  • Surau (prayer room)
  • Reading room
  • Apartment lobby
  • Multi-purpose hall
  • Child care centre and playground
  • Infinity pool
  • Children’s pool
  • Spa/sauna
  • Changing rooms
  • Gymnasium
  • Squash courts
  • Table tennis room
  • Billiards room
  • Games room
  • Cafe
  • Events and functions room
  • Yoga room
  • Playground
  • Recreational deck
  • Jogging track

R&F Princess Cove Property Analysis

Target Market

In terms of practicality, R&F Princess Cove would certainly find it difficult to appeal to those who prefer to live alone and work in Johor Bahru city or even Singapore, due to costs. This project could be mainly targeting property investors who actively seek out high-end developments that are able to guarantee a steady flow of monthly rental. These units could be leased to families and especially foreigners (expats and tourists) who prefer to experience the best of both countries by working (or travelling) in Singapore, but residing in Malaysia. This audience bracket would likely be identified as stable high-income professionals.

In the grander scheme of things, the developers of R&F Princess Cove could also be targeting Malaysians who want to settle down in a luxurious integrated complex which houses almost everything. This project provides prospective buyers the luxury of spending weekends abroad in Singapore within minutes of travel on the road.

Competitor Analysis

Price per sq ft for R&F Princess Cove is at approximately RM1,200. Judging from this, it can be said that this property caters to the higher-income market and would not be practical for those who prefer living alone to purchase. A quick search on the internet will reveal that other residential developments within the CBD are exorbitant and average between RM2,000-2,500 in monthly rent. In general, properties around R&F Princess Cove are expensive due to accessibility to various facilities and amenities as well as quick access into Singapore.

As you move out further into the Permas Jaya and Taman Mount Austin areas, however, similar developments that sit on freehold land are about half the price of R&F Princess Cove. Consider D’Ambience Residence in Permas Jaya, which goes for about RM220,000 and up. Although this development has larger built-ups, it is much cheaper, likely due to the fact that it was completed in 2014 and may need some updates. Located Austin Regency at Taman Mount Austin is the most recently completed project (2019) of the three, which commands a value of RM201,000 for its lower range units and a price of RM819,200 for its higher range units.minal price tag can be attributed to smaller built-ups.

It is important to note that both D’Ambience Residence and Austin Regency, sit much further away from the Johor Bahru city centre compared to R&F Princess Cove. And seeing as R&F Princess Cove provides seamless access to various amenities and facilities at its neighbouring integrated complex, prospective buyers would surely consider it as the prime option.

wdt_ID Development Built-up Selling price Price per sq ft Land tenure Year of completion
1 R&F Princess Cove, Johor Bahru 469-1,386 sq ft RM550,000 - RM1.4m onwards RM1,172 Freehold 2018
2 Austin Regency, Johor Bahru 490-1,317 sq ft From RM201,000 - RM819,200 RM410 Freehold 2019
3 D’Ambience Residences, Johor Bahru 513-1,414 sq ft RM220,000 onwards RM428 Freehold 2014

R&F Princess Cove Developer: Guangzhou R&F Properties Co Ltd

Named as Top Honorable Branded Property Developer in China, R&F Properties was founded in 1994 and has set foot in notable mainland cities such as Beijing, Shanghai, Xi’an, Nanjing, Chengdu, Hangzhou and many more. Its repertoire of properties includes residential, commercial, hotels, and shopping complexes.

It began to branch out of China in 2013 and first purchased 6 plots of land in Zone A, Iskandar Malaysia. This was followed by the R&F Princess Cove integrated complex which signifies the developer’s maiden project outside of the mainland.


R&F Princess Cove may be exorbitant in nature, but it surely promises a dwelling experience which is out of the ordinary, being just minutes away from Singapore. Possessing state-of-the-art facilities within its compound, and an endless world of dining and leisure in its surrounding complex, this HOPSCA embodies luxurious living with a touch of convenience.

Read more

Land Title:
  • Service Residence
1 - 4
1 - 2
Property status:
  • Hot
R&F Properties
No. of Storeys:
Total Units:
Year Of Completion:
Built-up Area (BUA):
469 ft² - 1386 ft²
Maintenance Fee:
RM0.40 psf
  • Surau
  • Cafeterias/Eateries
  • Function Room
  • Gymnasium
  • Jogging Track
  • Pool
  • Pool Deck
  • Reading Room
  • Sauna
  • View
  • Yoga Room / Deck


  • Johor,
  • Johor Bahru


Floor Plan

  • In Progress
From RM782,000
  • Service Residence
1 - 2
1 - 2
454 ft² - 882 ft²
  • In Progress
From RM377,000
  • Service Residence
1 - 2
1 - 2
500 ft² - 700 ft²
  • In Progress
From RM1,000,000
  • Service Residence
1 - 4
1 - 4
455 ft² - 2455 ft²
  • In Progress
From RM400,000
  • Service Residence
1 - 3
1 - 2
653 ft² - 1232 ft²
From RM550,000

Unique Selling Propositions

HOSPCA Concept
A HOSPCA concept development comprising Hotel, Office, Shopping mall, Park, Connectivity, and Apartment.  
Prime Residential Development
Right in the heart of Johor's business district, 2 minutes away from CIQ.  
Unparalleled Connectivity
Within 10 minutes walk, you'll find the RTS station, which is conveniently connected to Singapore.



15th January 2015

Malaysia gives nod for reclamation project in Johor Strait to resume

Malaysia has given its go-ahead to a reclamation project in the Johor Strait which had suspended work last year after drawing concerns from the Singapore Government. The reclamation works will involve extending the Johor Baru shoreline nearer to Singapore.



22nd October 2018

R&F Sales Gallery Launch


8th February 2019

R&F Mall to Launch Soon; R&F Marina Place to follow mid-year

The R&F Mall Johor Baru is set to excite shoppers with not just its proximity to the Customs, Immigration and Quarantine Complex (CIQ), but also an eclectic mix of retail experiences.The soon-to-open mall has a link bridge to the CIQ, providing convenient access to both locals and Singaporeans.


28th March 2019

R&F Mall Johor Bahru Opens

R&F Princess Cove is the first overseas project by Hong Kong-listed Guangzhou R&F Properties Co Ltd of China. The development also comprises a 5-star hotel, Grade A office building, a marina garden corridor, a commercial area, a luxury club house and apartments.


11th June 2019

R&F Mall Johor Bahru Wins Best Retail Development Award

Created by R&F Development Sdn Bhd, the mall is the first retail project of its kind in the Johor checkpoint area of Southern Malaysia, attracting a win for Best Retail Development at the 6th annual PropertyGuru Asia Property Awards (Malaysia) in April 2019 for the renowned Hong Kong developers.


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