The Asteriaz vs Princess Cove RNF Phase 3

The short answer.

Short answer: The Asteriaz starts about 34% lower and Princess Cove RNF Phase 3 is freehold. 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 3, side by side
Fact	The Asteriaz	Princess Cove RNF Phase 3
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 720,000 to RM 3,100,000
Price psf	—	RM 1,600
Asking psf (developer)	RM 841	RM 1,600
Built-up	560-915 sq ft	314-1,556 sq ft
Bedrooms	11	—
Total units	848	4,385
Blocks / floors	—	56
Car parks	—	1-1
Maintenance fee	RM0.51 per sqft including sinking fund	RM 0.42 psf (incl. sinking fund)
Completion	New Launch TBC	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 The Asteriaz wins

Lower starting price: RM 474,900, RM 245,100 (about 34%) below RM 720,000.
Lower asking price per sq ft: from RM 841 against RM 1,600.
Fewer homes: 848 units against 4,385.

Where Princess Cove RNF Phase 3 wins

Smaller entry layout: from 314 sq ft against 560 sq ft.
Larger biggest layout: 1,556 sq ft against 915 sq ft.
Earlier expected completion: 2027 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 720,000.
The Asteriaz is leasehold; Princess Cove RNF Phase 3 is freehold.
Land title differs: The Asteriaz 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 has the lower monthly charge, at RM 0.42 psf (incl. sinking fund).
Princess Cove RNF Phase 3 goes larger, up to 1,556 sq ft.
The Asteriaz is the smaller community, at 848 units.
Princess Cove RNF Phase 3 completes earlier, in 2027.

Point by point.

If budget decides it, The Asteriaz is the cheaper way in, listed from RM 474,900; Princess Cove RNF Phase 3 begins RM 245,100 higher, about 34% more.

At the top end, Princess Cove RNF Phase 3 reaches higher, up to RM 3,100,000.

Princess Cove RNF Phase 3 goes larger, up to 1,556 sq ft, while The Asteriaz covers 560 to 915 sq ft.

Only Princess Cove RNF Phase 3 states a price per sq ft (RM 1,600); The Asteriaz does not, so no per-sq-ft comparison is made.

The Asteriaz sits on leasehold land, Princess Cove RNF Phase 3 on freehold land.

On timing, The Asteriaz is new launch, with completion expected in 2029 and Princess Cove RNF Phase 3 is under construction, with completion expected in 2027.

Only The Asteriaz lists a bedroom count: 11 bedrooms.

Unit count: 848 at The Asteriaz, 4,385 at Princess Cove RNF Phase 3.

Maintenance is listed at RM0.51 per sqft including sinking fund for The Asteriaz and RM 0.42 psf (incl. sinking fund) for Princess Cove RNF Phase 3.

Car parks: Princess Cove RNF Phase 3 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 3
Buyers who only consider freeholdPrincess Cove RNF Phase 3
Buyers who prefer fewer neighboursThe Asteriaz
Buyers watching the monthly chargePrincess Cove RNF Phase 3

What to check before choosing

Construction progress: The Asteriaz and Princess Cove RNF Phase 3 are not yet completed, so check the latest stage of work against the expected date.
Lease term: The Asteriaz is leasehold, so confirm how many years remain on the title.
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.

Work out stamp duty and legal fees

Which one I would point you to.

On holding cost, Princess Cove RNF Phase 3 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 4,385, which shows up in lift waits and how busy the facilities feel. The Asteriaz has the lower entry price at RM 474,900, though the layout you end up choosing matters more than the headline figure. Princess Cove RNF Phase 3 is freehold, so there is no lease to renew. 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 The Asteriaz and Princess Cove RNF Phase 3?

The Asteriaz is listed from RM 474,900 and Princess Cove RNF Phase 3 from RM 720,000, a difference of RM 245,100 or about 34%. Price lists change with each release.

Which one has the larger units?

The Asteriaz: 560 to 915 sq ft. Princess Cove RNF Phase 3: 314 to 1,556 sq ft.

What are the tenure and completion of each?

The Asteriaz: leasehold, 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.