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- Gen Sphere vs Princess Cove RNF Phase 3
Gen Sphere vs Princess Cove RNF Phase 3
Two new launches in Johor Bahru, side by side on the same facts.
- Gen Sphere from
- RM 609,000
- Princess Cove RNF Phase 3 from
- RM 720,000
- Tenure
- Freehold / Freehold
- Completion
- 2029 / 2027
The short answer.
Both projects are in Johor Bahru. What separates them most is that Gen Sphere starts about 15% lower. The breakdown is 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.
| Fact | Gen Sphere | Princess Cove RNF Phase 3 |
|---|---|---|
| Developer | Majestic Gen Sdn Bhd | R&F Development Sdn Bhd |
| Address | 23 & 25, Jalan Serampang, Taman Sri Tebrau, 80050 Johor Bahru, Johor | Jalan Tanjung Puteri 1, R&F Tanjung Puteri, 80300 Johor Bahru, Johor |
| Tenure | Freehold | Freehold |
| Land title | Commercial under HDA | Commercial (Under HDA) |
| Property type | Serviced Apartment | Serviced Apartment |
| Price | from RM 609,000 to RM 1,120,000 | from RM 720,000 to RM 3,100,000 |
| Price psf | RM 1,250 – RM 1,392 | RM 1,600 |
| Asking psf (developer) | RM 1,250–1,392 | RM 1,600 |
| Built-up | 459-755 sq ft | 314-1,556 sq ft |
| Total units | 996 | 4,385 |
| Blocks / floors | 50 | 56 |
| Car parks | 1-1 | 1-1 |
| Maintenance fee | TBC | RM 0.42 psf (incl. sinking fund) |
| Completion | New Launch 2029 | Under Construction 2027 |
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 111,000 (about 15%) below RM 720,000.
- Lower asking price per sq ft: from RM 1,250 against RM 1,600.
- Fewer homes: 996 units against 4,385.
Where Princess Cove RNF Phase 3 wins
- Smaller entry layout: from 314 sq ft against 459 sq ft.
- Larger biggest layout: 1,556 sq ft against 755 sq ft.
- Earlier expected completion: 2027 against 2029.
What actually differs
- Gen Sphere starts lower, at RM 609,000 against RM 720,000.
- Land title differs: Gen Sphere is commercial under HDA, Princess Cove RNF Phase 3 is commercial (under HDA). Residential title is billed at domestic utility rates.
- Princess Cove RNF Phase 3 goes larger, up to 1,556 sq ft.
- Gen Sphere is the smaller community, at 996 units.
- Princess Cove RNF Phase 3 completes earlier, in 2027.
Point by point.
On entry price, Gen Sphere starts at RM 609,000 and Princess Cove RNF Phase 3 at RM 720,000, a gap of RM 111,000 or about 15%.
Princess Cove RNF Phase 3 has the wider price spread, topping out at RM 3,100,000.
For space, compare 459 to 755 sq ft (Gen Sphere) with 314 to 1,556 sq ft (Princess Cove RNF Phase 3); the smallest layout is not necessarily the cheapest unit.
On a per-sq-ft basis the sheet shows RM 1,250 – RM 1,392 (Gen Sphere) and RM 1,600 (Princess Cove RNF Phase 3).
There is no tenure difference here; each is freehold.
As for when you get keys, Gen Sphere is new launch, with completion expected in 2029, while Princess Cove RNF Phase 3 is under construction, with completion expected in 2027.
Unit count: 996 at Gen Sphere, 4,385 at Princess Cove RNF Phase 3.
Maintenance is listed at TBC for Gen Sphere and RM 0.42 psf (incl. sinking fund) for Princess Cove RNF Phase 3.
Parking: Gen Sphere 1, Princess Cove RNF Phase 3 1. Allocation can vary by unit type.
Which suits whom
- Buyers who want the lower entry priceGen Sphere
- Families who need more floor areaPrincess Cove RNF Phase 3
- Buyers who prefer fewer neighboursGen Sphere
What to check before choosing
- Construction progress: Gen Sphere and Princess Cove RNF Phase 3 are not yet completed, so check the latest stage of work against the expected date.
- Parking allocation can differ by unit type, so get the answer for your unit in writing rather than for the project as a whole.
- Maintenance: multiply each rate by the size of the unit you are looking at, so you compare real monthly bills rather than rates.
- The prices here are developer list prices; get the latest price list before you commit to a unit.
- Foreign buyers: a purchase in KL needs consent from the land authority, so allow time for it in your plan.
Which one I would point you to.
Gen Sphere is the quieter building at 996 units against 4,385, 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.
Questions, answered from the record.
How far apart are the starting prices of Gen Sphere and Princess Cove RNF Phase 3?
Gen Sphere is listed from RM 609,000 and Princess Cove RNF Phase 3 from RM 720,000, a difference of RM 111,000 or about 15%. Price lists change with each release.
Which one has the larger units?
Gen Sphere: 459 to 755 sq ft. Princess Cove RNF Phase 3: 314 to 1,556 sq ft.
What are the tenure and completion of each?
Gen Sphere: freehold, new launch, with completion expected in 2029. Princess Cove RNF Phase 3: freehold, under construction, with completion expected in 2027.
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.
WhatsApp +60 10-827 8932- Both price listsEvery layout in both projects
- Floor plans bedrooms
- Two viewings, one dayBoth are in Johor Bahru