R&F Princess Cove Phase 1, Johor Bahru

Reviewed by iProperty Editorial Team, June 2025Quick SummaryR&F Princess Cove is a freehold mixed-use development at Jalan Tanjung Puteri 1, Tanjung Puteri, Johor Bahru, developed by R&F Development Sdn Bhd, a subsidiary of Hong Kong Stock Exchange-listed Guangzhou R&F Properties Co. Ltd. The development spans 116 acres across multiple phases and is designated a landmark HOPSCA development, combining hotel, office, parks, shopping, clubhouse, and apartments. Phase 1, completed in 2018, comprises 15 residential towers with a 200,000 sq ft Level 4 Skypark, directly integrated with R&F Mall. Phase 2 is completed and Phase 3 is expected by November 2029. The development is directly adjacent to JB Sentral KTM, within 5 minutes walk of the CIQ Complex, and close to the future Bukit Chagar RTS Link station which is expected to begin passenger operations in January 2027. Main trade-offs are the very high unit count across phases, the current absence of operational rail transit to Singapore, and the development's dependence on cross-border commuter demand to support its scale.Key FactsProject name: R&F Princess CoveDeveloper: R&F Development Sdn BhdParent company or group: Guangzhou R&F Properties Co. Ltd. (listed on Hong Kong Stock Exchange)Location: Jalan Tanjung Puteri 1, Tanjung Puteri, Johor Bahru, JohorProperty type: Serviced apartment (mixed HOPSCA development)Tenure: FreeholdApproving authority: Majlis Bandaraya Johor Bahru (MBJB)Total site area: 116 acresPhase 1: 15 towers, approximately 3,200 to 3,700 units, completed 2018Phase 2: Completed approximately 2021 to 2022Phase 3: Expected completion 30 November 2029Unit size range: 464 sq ft to 1,471 sq ftIntegrated mall: R&F Mall (3 floors, opened 2019)Skypark: 200,000 sq ft on Level 4, connecting Phase 1 towersNearest rail (current): KTM JB Sentral, adjacentFuture rail: Bukit Chagar RTS Link station, near CIQ Complex; expected operations January 2027 (as of June 2025)CIQ Complex: Within 5 minutes walkWhat Is R&F Princess Cove? Overview and Core IdentityR&F Princess Cove is a freehold HOPSCA mixed-use development in Tanjung Puteri, Johor Bahru, developed by R&F Development Sdn Bhd, a subsidiary of Guangzhou R&F Properties Co. Ltd., a company listed on the Hong Kong Stock Exchange. The development was approved by Majlis Bandaraya Johor Bahru.The master plan spans 116 acres and is R&F Properties' first project outside China. Phase 1, completed in 2018, comprises 15 interconnected residential towers rising above R&F Mall, with a 200,000 sq ft Skypark on Level 4 providing recreational space across all towers. An Olympic-sized infinity pool forms the centrepiece of the Skypark. Phase 2 is completed, and Phase 3 has an expected completion date of 30 November 2029.Where Is R&F Princess Cove Located? Location and Public TransportR&F Princess Cove is located in Tanjung Puteri, directly adjacent to Johor Bahru's city centre. The CIQ Complex (Johor Bahru Customs, Immigration, and Quarantine) and City Square JB are within a 5-minute walk. KTM JB Sentral railway station is adjacent, providing ETS train services toward Kuala Lumpur and KTM Shuttle Tebrau services toward Woodlands in Singapore (as of June 2025).The Bukit Chagar RTS Link station is located near the CIQ Complex. The JB-Singapore RTS Link is expected to begin passenger operations in January 2027, connecting Bukit Chagar to Woodlands North MRT on Singapore's Thomson-East Coast Line in approximately 5 minutes (as of June 2025). When operational, this will significantly enhance cross-border connectivity for R&F Princess Cove residents.What Roads Serve R&F Princess Cove? Road Access and Traffic RealityR&F Princess Cove is accessible via Jalan Tanjung Puteri 1 in Tanjung Puteri, directly connected to the Johor Bahru city centre road network. The Causeway toward Singapore is accessible within approximately 5 minutes by car from the development in off-peak conditions.The Johor Bahru Causeway experiences severe congestion during weekday morning peaks (southbound toward Singapore) and evening peaks (northbound into JB), often extending delays to several hours. The forthcoming RTS Link is expected to provide a rail alternative that bypasses Causeway road traffic when operational in January 2027.What Are the Unit Sizes at R&F Princess Cove? Unit Layouts and ParkingR&F Princess Cove offers residential units across a built-up range from 464 sq ft to 1,471 sq ft. The Phase 1A official brochure confirms built-up sizes from 874 sq ft to 1,391 sq ft for the Phase 1A residential component.Unit configurations include 1-bedroom, 2-bedroom, and larger layouts across the phases. Car parking is provided within the development's podium structure for all residential towers.What Facilities Does R&F Princess Cove Have?The 200,000 sq ft Level 4 Skypark is the development's signature shared facility, connecting all 15 Phase 1 towers and featuring an Olympic-sized infinity pool, landscaped gardens, and a clubhouse. Facilities across the development include gymnasium, swimming pool, jogging track, children's playground, BBQ areas, and 24-hour security. R&F Mall at podium level provides 3 floors of retail, F&B, and entertainment for residents.Is R&F Princess Cove High Density? Density and Vertical LivingPhase 1 alone comprises 15 towers with an estimated 3,200 to 3,700 units on 12.6 acres. Across all phases on 116 acres, the total unit count extends across multiple additional towers. The interconnected tower structure and Level 4 Skypark are designed to distribute and manage the large residential population across shared facilities. Lift demand across 15 Phase 1 towers during peak morning periods is a practical daily-living consideration.What Amenities Are Near R&F Princess Cove?ConnectivityKTM JB Sentral, adjacent; ETS services toward KL and KTM Shuttle Tebrau toward WoodlandsBukit Chagar RTS Link station (future), near CIQ; expected passenger operations January 2027 (as of June 2025)JB Sentral Bus Terminal, adjacentJohor Bahru Causeway, approximately 5 minutes drive in off-peak conditionsShopping & AmenitiesR&F Mall (integrated), 3 floors, opened 2019City Square JB, within 5 minutes walkJohor Bahru City Centre commercial belt, within approximately 1 kmFood ParadiseR&F Mall F&B outlets, within the developmentJohor Bahru city-centre hawker and restaurant options, within approximately 1 kmTop SchoolsMultiple JB city-centre schools within the Tanjung Puteri and Johor Bahru city corridor, within approximately 2 to 5 kmLeisureJohor Straits waterfront views from Skypark and upper-floor unitsDanga Bay recreational area, approximately 5 km by carAll distances are approximate, measured from Jalan Tanjung Puteri 1. Drive times are off-peak estimates. The Causeway corridor experiences severe peak-hour congestion during weekday cross-border peaks.How Does R&F Princess Cove Compare With Nearby Condominiums?Danga Bay integrated developments (Johor Bahru) are mixed waterfront residential developments approximately 5 km from R&F Princess Cove in the Johor Bahru waterfront corridor, offering a comparison for buyers evaluating large-scale freehold waterfront residential products in JB.JB city-centre condominium projects in the Tanjung Puteri and Johor Bahru CBD corridor offer comparison baselines for buyers evaluating R&F Princess Cove's scale, pricing, and cross-border connectivity positioning against smaller and older established JB residential developments.Who Is R&F Princess Cove Suitable For?R&F Princess Cove may suit cross-border commuters, Singapore-based buyers, investors, and professionals who work in Johor Bahru's central business district or commute to Singapore. The development's proximity to JB Sentral KTM, the future Bukit Chagar RTS Link, and the CIQ Complex makes it among the most directly transit-adjacent residential addresses in Johor Bahru.It is less suited to buyers who prefer lower-density communities, residents without frequent Singapore connectivity needs, or buyers who are sensitive to the very large community scale across the full development.What Are the Main Trade-Offs to Consider?The Johor Bahru-Singapore Rapid Transit System Link is the most significant forward-looking connectivity factor for R&F Princess Cove. As of June 2025, the RTS Link is not yet operational, with passenger operations expected in January 2027. Buyers should not assume current RTS Link connectivity when evaluating the development.The Causeway is the current road crossing to Singapore and is subject to severe congestion during weekday peak hours. KTM JB Sentral offers rail service to Woodlands via the Shuttle Tebrau as an interim alternative.The very large unit count across multiple phases — with Phase 1 alone comprising 15 towers — means the development has a substantial residential population to manage. Phase 3 completion is not expected until 30 November 2029, meaning construction activity within the 116-acre site will continue for several years.This digest is based on verified developer sources, official transport data, and map-confirmed distances as of June 2025.