Princess Cove RNF Phase 3 Johor Bahru

Princess Cove RNF Phase 3 at a glance

• From price: RM 720,000 to RM 3,100,000
• Asking psf: RM 1,600 per sq ft
• Tenure: Freehold
• Completion: expected 2027
• Units: 4,385, 56 floors
• Density: about 78 homes a floor (4,385 units ÷ 56 floors)

Princess Cove RNF Phase 3 scorecard

Six sub-scores from 0 to 10, each with its formula and inputs. Data-based, not a recommendation; there is no overall total.

• Price vs area: not scored — Not enough data on record. Formula: 5 − (gap % ÷ 5), kept within 0–10. Gap = this project's lowest asking psf against the median lowest asking psf of the other new launches in the same locality (needs 2 or more). Parity = 5; every 5% cheaper adds a point.
• Rail access: not scored — Not scored for this area (rail data covers the Klang Valley only). Formula: 10 − (walk minutes − 5) ÷ 2, kept within 0–10. Five minutes or less = 10; 25 minutes or more = 0. Walk = measured OpenStreetMap route where one exists, otherwise straight-line × 1.3 at 80 m a minute.
• Density: 0.3 / 10 — 4,385 units ÷ 56 floors = 78.3 a floor; 4 of 144 other projects pack more. Formula: 10 × share of the portal's projects that put more homes on each floor (units ÷ floors). Fewer homes per floor scores higher.
• Supply pressure in area: 7.7 / 10 — 7,926 incoming + planned vs 67,912 standing in Johor Bahru district: 12%. Formula: 10 × (1 − pipeline ÷ 50%), kept within 0–10. Pipeline = condominium/apartment units under construction plus planned, as a share of the units already standing (NAPIC stock table). 0% = 10; 50% or more = 0.
• Affordability vs district income: 4.5 / 10 — RM 720,000 ÷ (RM 8,977 × 12), Johor Bahru 2024: 6.7 years. Formula: 10 − 1.5 × (years − 3), kept within 0–10. Years = entry price ÷ (median monthly household income × 12) for the district (DOSM). Three years or less = 10.
• Developer record: not scored — Not enough data on record. Formula: 10, minus 5 for each sick project, 10 for each abandoned project and 3 for each entry on the TEDUH offence list; minus 2 when TEDUH lists fewer than 2 projects (short record). Not scored until the developer is looked up on TEDUH.

Strengths

• Incoming and planned condominium/apartment supply equals 12% of the 67,912 units standing in Johor Bahru district (NAPIC Residential Property Stock Table, Q2 2026)

Watch-outs

• 13.8% of the 2,329 condominium/apartment units launched in Johor Bahru district from Q3 2025 to Q2 2026 were reported sold (NAPIC Table New Launches, Q2 2026)
• Entry price is about 6.7 years of Johor Bahru's median household income (2024) (DOSM Household Income Survey via data.gov.my)
• About 78 homes a floor (4,385 units over 56 floors)

Where the Princess Cove RNF Phase 3 asking price sits

Asking psf midpoint RM 1,600, above the Johor new-launch median of RM 1,360 (16 projects on this site with an asking psf).

The market around Princess Cove RNF Phase 3

• Supply pipeline: about 12% (1,519 building + 6,407 planned against 67,912 condominium and apartment units standing in Johor Bahru district, Q2 2026; NAPIC stock table)
• Sales of new launches: 13.8% of 2,329 condominium and apartment units launched in Johor Bahru district from Q3 2025 to Q2 2026 were reported sold (NAPIC)
• Price against incomes: the entry price of RM 720,000 is about 6.7 years of Johor Bahru's median household income (DOSM)

Who Princess Cove RNF Phase 3 suits

• Transit commuter: Not scored for this area (rail data covers the Klang Valley only)
• Own-stay family: Weak match (1 of 3 checks) — – No 3-bedroom layout on record; ✓ Largest layout 1,556 sq ft; – Nearby schools not on record. Rule: A 3-bedroom layout on record · largest home ≥ 1,000 sq ft · a school within a 10-minute walk
• First-home buyer: Partial match (1 of 2 checks) — – Entry price is about 6.7 years of district median household income; ✓ Smallest layout 314 sq ft, from RM 720,000; Not scored for this area (rail checks cover the Klang Valley only). Rule: Entry price ≤ 5 years of district median income · smallest home ≤ 700 sq ft · walk to rail ≤ 10 min
• Rental investor: Partial match (1 of 2 checks) — Not scored for this area (rail checks cover the Klang Valley only); – No 1-bedroom layout on record; ✓ Incoming + planned supply is 12% of standing stock in the area. Rule: Walk to rail ≤ 10 min · 1-bedroom layouts on record · incoming + planned supply < 20% of stock. Rental figures are not on record.

A match is a fit with the numbers, not advice to buy.

Princess Cove RNF Phase 3: checked facts

Analysis built 2026-10-30 from the figures on this page and public data: NAPIC, DOSM via data.gov.my, KPKT TEDUH, GTFS Static and Rapid Rail ridership via data.gov.my, OpenStreetMap and OSRM. Asking prices are not valuations.