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Gen Sphere vs Princess Cove RNF Phase 2

Two new launches in Johor Bahru, side by side on the same facts.

Gen Sphere from
RM 609,000
Princess Cove RNF Phase 2 from
RM 690,000
Tenure
Freehold / Freehold
Completion
2029 / 2023
See the comparison

The short answer.

Gen Sphere and Princess Cove RNF Phase 2 are both in Johor Bahru. The main differences: Gen Sphere starts about 12% lower and Princess Cove RNF Phase 2 is already completed. Each point is set out below.

For the latest price list and available units, WhatsApp +60 10-827 8932.

Same facts, same order.

Developer list prices and figures from the project records. Walking times follow OpenStreetMap routes at 80 m a minute; other distances are straight-line.

Gen Sphere and Princess Cove RNF Phase 2, side by side
FactGen SpherePrincess Cove RNF Phase 2
DeveloperMajestic Gen Sdn BhdR&F Development Sdn Bhd
Address23 & 25, Jalan Serampang, Taman Sri Tebrau, 80050 Johor Bahru, JohorJalan Tanjung Puteri 1, R&F Tanjung Puteri, 80300 Johor Bahru, Johor
TenureFreeholdFreehold
Land titleCommercial under HDACommercial (Under HDA)
Property typeServiced ApartmentServiced Apartment
Pricefrom RM 609,000 to RM 1,120,000from RM 690,000 to RM 3,400,000
Price psfRM 1,250 – RM 1,392RM 1,400 – RM 2,300
Asking psf (developer)RM 1,250–1,392RM 1,400–2,300
Built-up459-755 sq ft471-1,471 sq ft
Total units9963,724
Blocks / floors5050
Car parks1-11-1
Maintenance feeTBCRM 0.42 psf (incl. sinking fund)
CompletionNew Launch 2029Ready To Move Completed 2023

Prices are developer list prices and change with each release. Station distances are straight-line unless a walking time is given.

Project data updated 2026-09-18Walking routes from OpenStreetMap

Where each one comes out ahead.

Worked out from the numbers above, one line per figure that differs. No figure is weighted; you decide which ones matter.

Where Gen Sphere wins

  • Lower starting price: RM 609,000, RM 81,000 (about 12%) below RM 690,000.
  • Lower asking price per sq ft: from RM 1,250 against RM 1,400.
  • Smaller entry layout: from 459 sq ft against 471 sq ft.
  • Fewer homes: 996 units against 3,724.

Where Princess Cove RNF Phase 2 wins

  • Larger biggest layout: 1,471 sq ft against 755 sq ft.
  • Earlier expected completion: 2023 against 2029.

What actually differs

  • Gen Sphere starts lower, at RM 609,000 against RM 690,000.
  • Land title differs: Gen Sphere is commercial under HDA, Princess Cove RNF Phase 2 is commercial (under HDA). Residential title is billed at domestic utility rates.
  • Princess Cove RNF Phase 2 goes larger, up to 1,471 sq ft.
  • Gen Sphere is the smaller community, at 996 units.
  • Princess Cove RNF Phase 2 completes earlier, in 2023.

Point by point.

If budget decides it, Gen Sphere is the cheaper way in, listed from RM 609,000; Princess Cove RNF Phase 2 begins RM 81,000 higher, about 12% more.

At the top end, Princess Cove RNF Phase 2 reaches higher, up to RM 3,400,000.

Princess Cove RNF Phase 2 goes larger, up to 1,471 sq ft, while Gen Sphere covers 459 to 755 sq ft.

The listed price per sq ft is RM 1,250 – RM 1,392 for Gen Sphere and RM 1,400 – RM 2,300 for Princess Cove RNF Phase 2.

Both projects are freehold.

On timing, Gen Sphere is new launch, with completion expected in 2029 and Princess Cove RNF Phase 2 is completed (2023).

Gen Sphere is the smaller community, with 996 units against 3,724.

Monthly charges: Gen Sphere TBC; Princess Cove RNF Phase 2 RM 0.42 psf (incl. sinking fund).

Car parks are listed as 1 at Gen Sphere and 1 at Princess Cove RNF Phase 2; confirm the count for your exact unit.

Which suits whom

  • Buyers who want the lower entry priceGen Sphere
  • Families who need more floor areaPrincess Cove RNF Phase 2
  • Buyers who want to move in soon and inspect a real unitPrincess Cove RNF Phase 2
  • Buyers who prefer fewer neighboursGen Sphere

What to check before choosing

  • Ask how far construction has gone at Gen Sphere, and how that compares with the expected completion.
  • Car parks: confirm the number and location of bays for the exact unit, in writing.
  • Work out the monthly maintenance for your actual unit size; a small gap per sq ft adds up on a larger layout.
  • Price list: list prices change with each release, so ask for the current list and the price of the specific unit.
  • Foreign buyers: a purchase in KL needs consent from the land authority, so allow time for it in your plan.
Work out stamp duty and legal fees

Which one I would point you to.

If you want to move in now, Princess Cove RNF Phase 2 is the one to see: it is finished, so you can walk the actual unit rather than judge it from a plan. Gen Sphere is still under construction, completing 2029, which only suits you if the wait is not a problem. Gen Sphere is the quieter building at 996 units against 3,724, which shows up in lift waits and how busy the facilities feel. Gen Sphere has the lower entry price at RM 609,000, though the layout you end up choosing matters more than the headline figure. Either way, ask for the current price list and walk both before you decide — I can arrange that.

Written by

Yee Woei Shyan, REN 46305, IQI Realty Sdn Bhd

Arrange both viewings on WhatsApp

Questions, answered from the record.

How far apart are the starting prices of Gen Sphere and Princess Cove RNF Phase 2?

Gen Sphere is listed from RM 609,000 and Princess Cove RNF Phase 2 from RM 690,000, a difference of RM 81,000 or about 12%. Price lists change with each release.

Which one has the larger units?

Gen Sphere: 459 to 755 sq ft. Princess Cove RNF Phase 2: 471 to 1,471 sq ft.

What are the tenure and completion of each?

Gen Sphere: freehold, new launch, with completion expected in 2029. Princess Cove RNF Phase 2: freehold, completed (2023).

What costs come on top of the price?

Stamp duty on the transfer, and if you take a loan, stamp duty on the loan agreement at 0.5% of your loan. Legal fees are separate. Foreign buyers in KL also need consent from the land authority.

Data last updated: 2026-09-18. Station distances are straight-line; prices are developer list prices and change with each release.

Both price lists, one viewing day.Ask on WhatsApp.

You get the current price list for each project, the latest offers and back-to-back viewings at both sales galleries. Enquiries and viewings: Yee Woei Shyan, REN 46305, IQI Realty Sdn Bhd.

  • Both price listsEvery layout in both projects
  • Floor plans bedrooms
  • Two viewings, one dayBoth are in Johor Bahru

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