Tanjung Puteri, Johor Bahru city centre · Under construction · Serviced apartments
R&F Princess Cove Phase 3
The third phase of R&F Princess Cove, marketed as New Casa Suites @ Mercu 3, beside the Johor Bahru CIQ: 2,285 units in three blocks, each registered separately with its own price band, from RM640,178 on the permit and keys due in December 2029.
Replies on WhatsApp from Jason himself · No obligation
Jason’s take
I like it for buyers who want new and RTS-ready: the station opens in 2027, long before your keys in December 2029. Before you book, compare it with the finished Phase 2 units next door. They are cheaper today and you can move in now.
Jason Lim · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
Answer block
R&F Princess Cove Phase 3 at a glance
Every figure here comes from the developer, the government housing register or the property records named at the foot of the page. Where sources disagree, the range is shown. Where nobody has published a number, it is not on this page.
Development
R&F Princess Cove Phase 3
Registered as Mercu 3, R&F Tanjung Puteri
Address
Tanjung Puteri, JB city centre
The Princess Cove plot closest to Bukit Chagar RTS
Tenure
Freehold
Keys due
15 December 2029
30 Dec 2029 for 13578-8; after a 16-month extension
Blocks
3 blocks
51, 44 and 25 storeys
Units
2,285
726 + 1,137 + 422
Layouts
313–3,979 sq ft
Studio to 4 bed, plus penthouses
Foreign buyers
Larger units only
Units at or above RM1 million, with state consent
Why this address
Four things buyers weigh at R&F Princess Cove Phase 3
A new phase beside the CIQ and the RTS Link, joining a completed community. Here is the case, and the catch.
Next to the RTS Link and CIQ
The Bukit Chagar RTS station, with trains to Woodlands North, is now due to open in February 2027 (announced 2 October 2026), well before Phase 3’s keys. The approved advertisement highlights a 650-metre sheltered link bridge to the CIQ.
Part of an existing community
Phase 3 joins the completed Princess Cove towers and R&F Mall, so shops and food are already running.
An Urban Sky Park
A level 6 deck with pool, tennis and basketball courts, gym and childcare centre, plus a level 4 badminton hall and link bridge to R&F Mall.
What to weigh: delay and supply
Keys were originally due August 2028; an approved 16-month extension moves this to December 2029. Phase 2 next door has thousands of completed units, so compare before deciding.
The development
R&F Princess Cove Phase 3, decoded
Three blocks, each registered separately with the ministry. Unveiled in September 2024 and ground broken in December 2024.
The blocks
Facilities
From the developer’s approved advertisement for the first stage of Phase 3 (the “Urban Sky Park”).
Water
Level 6: pools and wellness
- Swimming pool
- Kids’ pool
- Jacuzzi
- Sauna and changing rooms
Active
Level 6: sports and fitness
- Gym
- Yoga room
- Tennis court
- Basketball court
- Leisure track
- Outdoor gym
Residents
Level 6: shared spaces
- Leisure lawn
- Covered BBQ area
- Children’s playground
- Childcare centre
- Multipurpose room
- Recreation area
Indoor
Level 4
- Badminton hall
- Table tennis room
- Snooker room
- Link bridge to R&F Mall
Where the project is now
Layouts
All 10 R&F Princess Cove Phase 3 layouts
10 layout types, from 313 to 2,558 sq ft. Sizes from the developer’s published plans, checked October 2026. Other layouts may exist; ask for the full list. Tap any layout and the drawing comes to your WhatsApp.
Studio — 313 sq ft
Studio · 1 bath · 313 sq ft · smallest unit
Get this floor planAsk price & availability →Type C4a — 840 sq ft
2 bed 2 bath · 840 sq ft · 2 bedroom variant
Get this floor planAsk price & availability →Type D3 — 1,161 sq ft
3 bed 2 bath · 1,161 sq ft · 3 bedroom variant
Get this floor planAsk price & availability →Type D2 — 1,275 sq ft
3 bed 3 bath · 1,275 sq ft · large 3 bedroom
Get this floor planAsk price & availability →Type E — 1,555 sq ft
4 bed 3 bath · 1,555 sq ft · largest standard layout
Get this floor planAsk price & availability →Penthouse (2-storey) — 2,558 sq ft
2,558 sq ft · its size figure garbled
Get this floor planAsk price & availability →On video
Jason’s take on R&F Princess Cove
Five things buyers should know about the R&F Princess Cove development, which Phase 3 is part of.
Gallery
R&F Princess Cove Phase 3 in pictures
Images from the developer’s marketing material unless stated. Ask for the full set on WhatsApp.
Free PDF: JB Condo Prices & Rents 2026
Recorded prices and rents for 122 JB condos, plus asking prices, rents and yields by area. Compare this project with its neighbours before you make an offer. What is inside
Location & connectivity
Where R&F Princess Cove Phase 3 sits
Tanjung Puteri, Johor Bahru city centre, beside the CIQ: the Princess Cove plot closest to the Bukit Chagar RTS station.
The government record
The statutory name is Mercu 3, R&F Tanjung Puteri
This is what the Ministry of Housing records from the developer’s statutory returns: the price band on the advertising permit and the certified construction progress. A brochure price can be revised; the permit price was filed.
| Project code | Registered name | Units | Price band on the permit | Built | Keys due |
|---|---|---|---|---|---|
| 13578-6 | Mercu 3 (51 storeys) | 726 | RM761,168 – RM9,837,426 | 39% | 15 Dec 2029 |
| 13578-7 | Mercu 3 (44 storeys) | 1,137 | RM640,178 – RM2,116,680 | 42% | 15 Dec 2029 |
| 13578-8 | Mercu 3 (25 storeys) | 422 | RM846,905 – RM1,275,259 | 45% | 30 Dec 2029 |
Read from teduh.kpkt.gov.my on 30 September 2026. Open the filed advertisement (PDF).
The recorded numbers
The price numbers
Recorded sales and asking prices are different things. Transacted figures come from deals recorded with the government valuation department; asking figures are what owners or the developer are listing at.
| Measure | Figure | Source and date |
|---|---|---|
| Price on the permit block 13578-6 | RM761,168 – RM9,837,426 | KPKT TEDUH |
| Price on the permit block 13578-7 | RM640,178 – RM2,116,680 | KPKT TEDUH |
| Price on the permit block 13578-8 | RM846,905 – RM1,275,259 | KPKT TEDUH |
| Asking price 229 portal listings | About RM400,000 – RM5 million (about RM790–RM1,180 psf) | PropertyGuru, Oct 2026 |
Listing prices are asking prices, not transactions. Ask Jason for recent transactions, and always ask which block code your unit belongs to.
Layouts
Which unit size suits you
| Layout | Size | Usually suits |
|---|---|---|
| 1 bedroom | 555 sq ft | Cross-border workers, first rental investment |
| 2 bedrooms | 852–876 sq ft | Couples, small families, flatshare rentals |
| 3 bedrooms | 1,156 sq ft | Families; more of these reach the foreign-buyer price floor |
| 4 bedrooms | 1,555 sq ft | Larger families, own stay |
| Penthouses | 2,558–3,979 sq ft | Buyers wanting a top-floor home with a view |
Foreign buyers: block 13578-8 has the highest starting price, so a larger share of its units are close to or above Johor’s RM1 million floor. In the other blocks, look at the 3-bedroom and larger units.
See also R&F Princess Cove Phase 2, completed, next door.
Track record
About R & F Development Sdn. Bhd.
R&F Development Sdn Bhd is part of the Guangzhou R&F Properties group.
Phase 3 joins the completed Princess Cove towers and R&F Mall on the same waterfront site.
Around the building
What is near R&F Princess Cove Phase 3
The closest places on the map, measured in a straight line from the building. Driving distances are longer.
🚉 Getting around
- Johor Bahru Sentral~800 m
- Johor Bahru Sentral~800 m
- Bukit Chagar~1.2 km
🛍️ Malls
- R&F Mall~300 m
- Johor Bahru City Square~900 m
- UTC Johor~1.0 km
🎓 Schools
- Foon Yew High School~1.2 km
- Sekolah Menengah Teknik Tanjung Puteri Johor Bahru~1.4 km
- Sekolah Menengah Kebangsaan Dato Jaafar~1.5 km
- SK Ayer Molek~1.5 km
🏛️ Colleges and universities
- Open University Malaysia~500 m
- Unitar International University~1.1 km
- Kolej Vokasional Tanjung Puteri~1.3 km
🏥 Hospitals
- Maria Hospital~1.5 km
- Century Orthopaedic Specialist Clinic~2.4 km
- Sultanah Aminah Hospital~2.8 km
Map data © OpenStreetMap contributors. Names as recorded on the map; check opening and enrolment details yourself.
Straight answers
Frequently asked questions
When will I get the keys?
The SPA date is 15 December 2029 (30 December 2029 for block 13578-8), after an approved 16-month extension. If the developer is later than the date in your SPA, you may be able to claim LAD.
Why are there three project codes?
Each block is registered with the ministry separately, with its own storeys, price band and progress. Always ask which code your unit belongs to, then track that code on TEDUH.
Can a foreigner buy here?
Yes for units at or above Johor’s minimum price for foreigners, with state consent. The larger layouts and higher floors are the most likely to qualify; many smaller units do not. Check a unit with Can a foreigner buy it?
What is the price of R&F Princess Cove Phase 3 (Mercu 3)?
The price band on the advertising permit for R&F Princess Cove Phase 3 (Mercu 3) is RM640,178 to RM9,837,426, according to KPKT TEDUH records. Final prices depend on the unit and floor.
When will R&F Princess Cove Phase 3 (Mercu 3) be completed?
R&F Princess Cove Phase 3 (Mercu 3) is due for handover in December 2029, according to the SPA date in the ministry’s record.
Who is the developer of R&F Princess Cove Phase 3 (Mercu 3)?
R&F Princess Cove Phase 3 (Mercu 3) is developed by R&F Development.
Where is R&F Princess Cove Phase 3 (Mercu 3) located?
R&F Princess Cove Phase 3 (Mercu 3) is a serviced apartment project in Tanjung Puteri, beside the Johor Bahru CIQ, with 2,285 units across three blocks. The map and nearby landmarks are in the fact sheet above.
Can foreigners buy R&F Princess Cove Phase 3 (Mercu 3)?
Foreign buyers in Johor generally need a property priced at RM1 million or more (the state minimum can vary by area and type), plus state consent, and cannot buy Bumiputera lots. At R&F Princess Cove Phase 3 (Mercu 3), only the units priced at RM1 million or more would usually qualify, typically the larger layouts. Read the full guide: Can foreigners buy property in Malaysia?
How do I get the latest price list, floor plans or a viewing for R&F Princess Cove Phase 3 (Mercu 3)?
WhatsApp Jason Lim (REN 84424, IQI Realty) at +60 16-341 6299. He can send the latest price list and available units, floor plans, a full cost estimate, and arrange a viewing. There is no obligation.
Berapa harga R&F Princess Cove Phase 3 (Mercu 3) dan bila siap?
R&F Princess Cove Phase 3 (Mercu 3) terletak di Tanjung Puteri, bersebelahan CIQ Johor Bahru (pangsapuri servis). Julat harga dalam permit iklan ialah RM640,178 hingga RM9,837,426 (rekod KPKT TEDUH). Serahan kunci dijangka Disember 2029 (mengikut SPA). WhatsApp Jason untuk harga terkini, pelan lantai dan lawatan.
R&F Princess Cove Phase 3 (Mercu 3) 价格多少？什么时候完工？
R&F Princess Cove Phase 3 (Mercu 3)位于新山关卡旁（富力公主湾），属于服务式公寓项目。根据房屋及地方政府部（KPKT TEDUH）记录，广告准证价格范围约RM64万至RM983.7万。预计2029年12月交房（按买卖合约）。欢迎WhatsApp Jason索取最新价格表、平面图或预约看房。
Which schools are near R&F Princess Cove Phase 3?
On map data, the nearest schools are Foon Yew High School (~1.2 km), Sekolah Menengah Teknik Tanjung Puteri Johor Bahru (~1.4 km), Sekolah Menengah Kebangsaan Dato Jaafar (~1.5 km). Distances are straight-line from the building.
Is there a train or bus station near R&F Princess Cove Phase 3?
The nearest stations on map data are Johor Bahru Sentral (~800 m), Johor Bahru Sentral (~800 m), Bukit Chagar (~1.2 km).
What is the nearest hospital and mall to R&F Princess Cove Phase 3?
The nearest hospital on map data is Maria Hospital (~1.5 km), and the nearest mall is R&F Mall (~300 m).
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View project →Get the current price list and units available at R&F Princess Cove Phase 3
Prices move and the better units go first. Tell me your budget and whether you are buying to live in or to rent out, and I will send back the units that fit, not a generic brochure.
No agent fee is payable by the buyer on new developer launches.
Jason Lim
10 years in Malaysian property · Johor Bahru & Kuala Lumpur · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6
I work with local families, investors and buyers from Singapore and overseas. If a project is not right for what you need, I will say so; that is usually worth more than the brochure.