The Asteriaz vs Princess Cove RNF Phase 2

The short answer.

Short answer: The Asteriaz starts about 31% lower, Princess Cove RNF Phase 2 is freehold and Princess Cove RNF Phase 2 is already completed. Both sit in Johor Bahru, and the details follow.

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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.

The Asteriaz and Princess Cove RNF Phase 2, side by side
Fact	The Asteriaz	Princess Cove RNF Phase 2
Developer	Exsim	R&F Development Sdn Bhd
Address	Kebun Teh, JB, Johor Bahru, Malaysia	Jalan Tanjung Puteri 1, R&F Tanjung Puteri, 80300 Johor Bahru, Johor
Tenure	Leasehold	Freehold
Land title	Commercial under HDA	Commercial (Under HDA)
Property type	Condominium	Serviced Apartment
Price	from RM 474,900 to RM 769,900	from RM 690,000 to RM 3,400,000
Price psf	—	RM 1,400 – RM 2,300
Asking psf (developer)	RM 841	RM 1,400–2,300
Built-up	560-915 sq ft	471-1,471 sq ft
Bedrooms	11	—
Total units	848	3,724
Blocks / floors	—	50
Car parks	—	1-1
Maintenance fee	RM0.51 per sqft including sinking fund	RM 0.42 psf (incl. sinking fund)
Completion	New Launch TBC	Ready 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 The Asteriaz wins

Lower starting price: RM 474,900, RM 215,100 (about 31%) below RM 690,000.
Lower asking price per sq ft: from RM 841 against RM 1,400.
Fewer homes: 848 units against 3,724.

Where Princess Cove RNF Phase 2 wins

Smaller entry layout: from 471 sq ft against 560 sq ft.
Larger biggest layout: 1,471 sq ft against 915 sq ft.
Earlier expected completion: 2023 against 2029.
Lower listed maintenance rate: RM 0.42 psf (incl. sinking fund), against RM0.51 per sqft including sinking fund. Check what each figure includes.
Freehold title, against leasehold.

What actually differs

The Asteriaz starts lower, at RM 474,900 against RM 690,000.
The Asteriaz is leasehold; Princess Cove RNF Phase 2 is freehold.
Land title differs: The Asteriaz 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 has the lower monthly charge, at RM 0.42 psf (incl. sinking fund).
Princess Cove RNF Phase 2 goes larger, up to 1,471 sq ft.
The Asteriaz is the smaller community, at 848 units.
Princess Cove RNF Phase 2 completes earlier, in 2023.

Point by point.

The starting prices sit about 31% apart: RM 474,900 for The Asteriaz versus RM 690,000 for Princess Cove RNF Phase 2, a difference of RM 215,100.

The upper end of the range belongs to Princess Cove RNF Phase 2, at RM 3,400,000.

Built-up sizes run 560 to 915 sq ft at The Asteriaz and 471 to 1,471 sq ft at Princess Cove RNF Phase 2.

A per-sq-ft figure is listed for Princess Cove RNF Phase 2 only, at RM 1,400 – RM 2,300.

On title, The Asteriaz is leasehold; Princess Cove RNF Phase 2 is freehold.

The Asteriaz is new launch, with completion expected in 2029; Princess Cove RNF Phase 2 is completed (2023).

Only The Asteriaz lists a bedroom count: 11 bedrooms.

In scale, The Asteriaz has 848 units and Princess Cove RNF Phase 2 has 3,724.

Monthly charges: The Asteriaz RM0.51 per sqft including sinking fund; Princess Cove RNF Phase 2 RM 0.42 psf (incl. sinking fund).

Car parks: Princess Cove RNF Phase 2 lists 1 per unit; The Asteriaz does not state a figure, so ask for the allocation of the exact unit.

Which suits whom

Buyers who want the lower entry priceThe Asteriaz
Families who need more floor areaPrincess Cove RNF Phase 2
Buyers who only consider freeholdPrincess Cove RNF Phase 2
Buyers who want to move in soon and inspect a real unitPrincess Cove RNF Phase 2
Buyers who prefer fewer neighboursThe Asteriaz
Buyers watching the monthly chargePrincess Cove RNF Phase 2

What to check before choosing

Ask how far construction has gone at The Asteriaz, and how that compares with the expected completion.
Lease term: The Asteriaz is leasehold, so confirm how many years remain on the title.
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. The Asteriaz is still under construction, completing TBC, which only suits you if the wait is not a problem. On holding cost, Princess Cove RNF Phase 2 is the lighter one at RM 0.42 psf (incl. sinking fund) against RM0.51 per sqft including sinking fund; on a 1,000 sq ft unit that difference runs to a few hundred ringgit a month, every month. The Asteriaz is the quieter building at 848 units against 3,724, which shows up in lift waits and how busy the facilities feel. 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

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Questions, answered from the record.

How far apart are the starting prices of The Asteriaz and Princess Cove RNF Phase 2?

The Asteriaz is listed from RM 474,900 and Princess Cove RNF Phase 2 from RM 690,000, a difference of RM 215,100 or about 31%. Price lists change with each release.

Which one has the larger units?

The Asteriaz: 560 to 915 sq ft. Princess Cove RNF Phase 2: 471 to 1,471 sq ft.

What are the tenure and completion of each?

The Asteriaz: leasehold, 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.