Gateway location
核心门户
The official project brochure states a 650 m sheltered link to JB CIQ.
楼书标示约650米有盖通道直达新山关卡。
JOHOR BAHRU · MALAYSIA
R&F Princess Cove
for Singapore buyers.
一个核心地段，两种出租策略
An independent Johor Bahru property guide covering prices, layouts, RTS and CIQ access, long-term leasing and short-stay assumptions—without headline promises.
用透明、可调整的数据模型，评估富力公主湾长租与短租投资潜力。
650 mCovered link to CIQ
有盖通道连接关卡
有盖通道连接关卡
313–1,555sq ft layout range
多元户型面积
多元户型面积
FreeholdPhase 3 tenure
第三期永久产权
第三期永久产权
THE INVESTMENT CASE · 投资逻辑
Positioned for demand on both sides of the stay curve.
Long-term tenants value daily convenience, transit access and practical layouts. Short-stay guests value an easy-to-understand location, integrated amenities and proximity to the border.
长租客重视日常便利、交通与实用户型；短租客则看重清晰的地段优势、综合设施及跨境便利。
RTS catalyst
地铁催化剂
LTA targets end-2026 passenger service, with a five-minute station-to-station journey.
新柔地铁目标于2026年底载客，两站车程约5分钟。Integrated living
综合生活圈
R&F Mall, dining, leisure and waterfront facilities sit within the precinct.
商场、餐饮、休闲与滨水设施汇聚于同一社区。Flexible product
多元产品
Studios through four-bedroom homes support different guest and tenant profiles.
从单间至四房，覆盖多类租客与旅客需求。SINGAPORE BUYER RESEARCH · 新加坡买家指南
Answer the important questions before selecting a unit.
01
Singapore buyer guide
Foreign-buyer process, financing questions, ownership costs and due diligence.
02Prices & floor plans
Compare unit quantum, size, tenure and buyer fit.
03Rental yield analysis
Model gross versus net yield, vacancy, management and maintenance.
04RTS & CIQ connectivity
Assess the location for commuters, tenants and cross-border owners.
05Risks & exit strategy
Stress-test currency, resale liquidity, regulation and management rules.
TWO OPERATING MODELS · 两种运营模式
Stability or upside?
Model both.
LONG RENT
Lower operating intensity
Prioritise tenant quality, lease length and predictable monthly collections.
运营强度较低，重点在租客素质、租期与稳定月租。SHORT STAY
Higher revenue potential, higher workload
Performance depends on occupancy, nightly rate, reviews, seasonality and building rules.
收入取决于入住率、房价、评价、淡旺季及大厦管理规定。RETURN MODELLER · 回报测算器
Make the assumptions yours.
Illustrative pre-tax operating returns before financing and acquisition costs. Edit every core revenue assumption. No appreciation is assumed.
税前、贷款前示意测算，不含购置成本，亦不假设升值。
LONG RENT · 长租
SHORT STAY · 短租
LONG RENT · 长租
3.81%illustrative net operating yield示意净营运回报率
- Effective annual income
- RM 30,780
- Est. annual operating costs
- − RM 6,153
- Net operating income
- RM 24,627
- Monthly NOI
- RM 2,052
SHORT STAY · 短租
5.26%illustrative net operating yield示意净营运回报率
- Gross booking revenue
- RM 54,568
- Est. annual operating costs
- − RM 20,550
- Net operating income
- RM 34,018
- Monthly NOI
- RM 2,835
Model assumptions: long-rent management 8% of collected rent; short-stay platform + operator 21% of booking revenue; maintenance RM0.35/sq ft/month; short-stay utilities RM450/month; assessment, quit rent and insurance RM1,200/year. Cleaning is assumed to be charged to guests. Verify actual fees, financing, taxes, furnishing, sinking fund and management rules before purchase.
MARKET CHECK · 市场参考
Asking rents, not promises.
Recent public listings provide a starting range. They are asking rents—not signed tenancy evidence—and should be verified unit by unit.
Public listing snapshotSizeAsk / monthAsk / sq ft
1 bed / 1 bath500 sq ftRM2,700RM5.40
2 bed / 1 bath800 sq ftRM2,700RM3.38
3 bed / 2 bath1,200 sq ftRM3,700RM3.08
3 bed / 2 bath1,500 sq ftRM3,800RM2.53
Snapshot checked 27 Aug 2026 from PropertyGuru’s R&F Princess Cove Phase 1 rental page. Availability, furnishing, view, condition and lease term vary.
RESIDENCE FIT · 户型匹配
Choose for the renter—not only the buyer.
Compact homes can support solo tenants and couples; larger formats widen the family and group-stay audience but require more capital and upkeep.
Studio
313 sq ftEfficient entry point
适合单人居住与精简配置1 bedroom
555–595 sq ftBalanced for couples
适合情侣与跨境通勤者2 bedrooms
781–894 sq ftFlexible tenant pool
适合合租、小家庭或多人短住3–4 bedrooms
1,156–1,555 sq ftFamily and group format
适合家庭长租与团体住宿
INVESTOR DISCIPLINE · 投资纪律
A professional case includes the risks.
Short-stay permission
Malaysia’s strata framework allows JMB/MC rules to affect short-term rental activity. Confirm the current by-laws, house rules, local requirements and insurance position in writing.
短租可能受联合管理机构或管理机构规章影响，投资前须书面确认。Execution risk
Nightly rate alone does not create returns. Occupancy, service quality, response time, cleaning, utilities and review scores all matter.
每晚房价并非全部；入住率、服务、清洁与评分共同决定表现。Financing and exit
Stress-test interest rates, vacancy, furnishing replacement and transaction costs. Compare cash-on-cash return—not only gross yield.
应对利率、空置、家具更新与交易成本进行压力测试。PRIVATE INVESTOR BRIEFING · 私人投资简报
Bring a unit.
Leave with a decision model.
Request a side-by-side analysis based on your budget, financing profile and preferred operating strategy. Your enquiry opens directly in WhatsApp and is routed to the dedicated R&F Oraxis assistant.
提交后将直接进入 WhatsApp，并由富力公主湾专属 Oraxis AI 助手即时接待。