R&F Princess Cove Phase 3 New Casa Suites Review 2026: CIQ Link Bridge, Pros & Cons
R&F Princess Cove Phase 3, also known as New Casa Suites, is the newest residential phase within the established R&F Princess Cove waterfront development at Tanjung Puteri, Johor Bahru.
Its strongest selling points are the existing R&F ecosystem, the 650m covered pedestrian link from the wider development to JB CIQ, access to R&F Mall, broad layouts from compact studios to four-bedroom homes, and an indicative price position around RM9XX per sqft.
The main buyer question is whether these benefits sufficiently balance Phase 3's very large planned supply of 4,385 residences across five blocks.
Reviewed & Analysed ByEdven Ng & Josephine Sia · ENJ Real EstateCIQ Connectivity · Supply · Block Planning · Layouts · Price Position · Construction · Buyer Suitability
Is R&F Princess Cove Phase 3 Worth Considering?
New Casa Suites is particularly relevant for buyers who want a freehold residence within an established CIQ-connected waterfront community, but prefer larger and more conventional layouts than many compact RTS-area launches.
Its indicative RM9XX-per-sqft position can appear attractive against selected newer CIQ projects marketed at higher rates. However, buyers must not study price alone. Phase 3's planned 4,385 residences create substantial future internal competition.
ENJ view: Phase 3 is most convincing when the buyer values the existing R&F Mall, working CIQ access, waterfront setting and a practical two- or three-bedroom layout—not when the decision relies only on an optimistic rental forecast.
R&F Princess Cove Phase 3 — Key Project Facts
CURRENT PROJECT INFORMATIONProjectNew Casa Suites
DeveloperR&F Development
LocationTanjung Puteri, JB
TenureFreehold
TypeServiced Residence
Residential Supply4,385 Units
BlocksC1, C2, C3, C3A & C5
Retail63 Lots*
Unit RangeApprox. 313–1,555 sqft
LayoutsStudio–4 Bedroom
CIQ Access650m Covered Link*
ConstructionC1 Topped Out
*The 650m covered link serves the wider R&F Princess Cove development towards JB CIQ. Phase 3 also has planned connectivity towards R&F Mall. Confirm the final Phase 3-to-bridge walking route, opening arrangements and access points before purchase.
CIQ Link Bridge and RTS — What Is Actually Connected?
ENJ CONNECTIVITY CHECKR&F Princess Cove already benefits from a roughly 650m covered pedestrian link serving the wider development and the Johor Bahru CIQ area. Phase 3 is also planned with connectivity towards R&F Mall, allowing residents to enter the existing commercial and pedestrian ecosystem.
The Bukit Chagar RTS is a separate cross-border rail system connecting Johor Bahru with Woodlands North. R&F Princess Cove is within the wider RTS and CIQ growth corridor, but buyers should not describe New Casa Suites as if the RTS platform is directly beneath the building.
ILLUSTRATED CONNECTIVITY ROUTE
How Phase 3 Connects Towards CIQ and RTS
New Casa SuitesSelected Phase 3 block
→Planned connection
R&F MallRetail and daily convenience
→Wider R&F route
650m Covered LinkExisting precinct-to-CIQ access
→Covered walk
JB CIQMalaysia–Singapore checkpoint
β’Separate onward walk
RTS Bukit ChagarSeparate cross-border rail station
Important: This illustration explains the connectivity sequence; it is not a scale map. The existing CIQ bridge and the RTS station are separate infrastructure. Confirm the final door-to-entry route from the selected block.
β Existing CIQ Advantage
The covered CIQ link is already part of the wider R&F environment. This is more tangible than relying entirely on an unbuilt future connection.
β Verify the Full Route
Confirm the exact route from the selected Phase 3 block to R&F Mall, the existing link and the relevant CIQ or RTS entrance. Bridge length is not the same as total door-to-station walking distance.
650mcovered CIQ link serving wider R&F precinct
≈4 kmofficial RTS Link route length
6 minestimated RTS train journey
40,000estimated RTS daily ridership upon opening
Phase 3 Supply Analysis — 4,385 Residences Is the Main Risk Check
ENJ BLOCK & SUPPLY ANALYSISNew Casa Suites is a very large urban development. Current Phase 3 information lists 4,359 apartments and 26 penthouses, giving a total of 4,385 residences.
VISUAL SUPPLY BREAKDOWN
Five Blocks, One Large Residential Ecosystem
Tower height represents relative unit supply—not the actual architectural height of each block.
4,385Total Residences
9.6% of supply
C1422 unitsTOPPED OUT
25.9% of supply
C21,137 units
16.6% of supply
C3726 units
23.9% of supply
C3A≈1,050 units
23.9% of supply
C5≈1,050 units
ENJ visual analysis: C2 represents the largest stated block by unit count, while C1 is substantially smaller and had reached structural topping out as of June 2026.
| Block | Approx. Residential Supply | ENJ Buyer Reading |
|---|---|---|
| C1 | 422 units | Smallest stated block by unit count; structural topping-out announced in June 2026. |
| C2 | 1,137 units | Largest single stated block and likely to require closer lift and floor-density review. |
| C3 | 726 units | Includes selected penthouse floors within the current block planning. |
| C3A | Approx. 1,050 units | Large supply segment that may compete with similar units in other blocks. |
| C5 | Approx. 1,050 units | Another large supply segment within the same Phase 3 ecosystem. |
WHAT LARGE SUPPLY MEANS
Large supply is not automatically negative. It can support extensive facilities, retail activity and a more active community. But it also creates more units competing for the same future tenants and resale buyers.
Buyers should compare block, floor, lift allocation, facing, layout scarcity and completion sequence rather than treating all 4,385 residences as one identical product.
New Casa Suites Layout Review — Which Size Is More Practical?
ENJ LAYOUT ANALYSISILLUSTRATED SPACE COMPARISON
From Compact Studio to Family-Sized Residence
313sqft
Studio
≈566sqft
1 Bedroom
≈857sqft
2 Bedroom
≈1,215sqft
3 Bedroom
1,555sqft
4 Bedroom
Building size represents relative floor area, not actual floor-plan shape. Midpoints are used for the published one-, two- and three-bedroom size ranges.
| Layout | Indicative Size | Potential Buyer Fit | Main Check |
|---|---|---|---|
| Studio | From approx. 313 sqft | Compact city use and lower-entry investment | Usable space, storage and rental competition |
| 1 Bedroom | Approx. 555–577 sqft | Singles, couples and Singapore-linked tenants | Facing, kitchen arrangement and privacy |
| 2 Bedroom | Approx. 820–894 sqft | Couples, small families and long-term rental | Bedroom size, bathroom access and total price |
| 3 Bedroom | Approx. 1,156–1,275 sqft | Families, multi-generation use and larger tenants | Maintenance cost and actual room usability |
| 4 Bedroom | Approx. 1,555 sqft | Premium family own stay and larger households | Higher purchase price and narrower resale pool |
Most Balanced: Two Bedrooms
The 820–894 sqft range may offer a more practical balance between total price, liveability and tenant appeal than the smallest compact formats.
Most Differentiated: Three and Four Bedrooms
Larger layouts face less direct comparison with compact RTS studios, but carrying cost and the future resale-buyer pool must still be considered.
Highest Internal Competition
Where many identical units are released within the same block, facing, view, floor and final net price become especially important.
Own-Stay Advantage
New Casa Suites provides more conventional family-size choices than many new launches concentrated mainly around small investment units.
Price Analysis — Is Around RM9XX Per Sqft Good Value?
ENJ PRICE-POSITION REVIEWCurrent E&J sales information positions selected Phase 3 units at approximately RM9XX per sqft, while several newer CIQ and RTS projects may be marketed around RM1,3XX per sqft or above.
This difference can create a strong value argument, particularly for buyers prioritising larger layouts. However, price per sqft should never be viewed alone.
INDICATIVE PRICE-POSITION ILLUSTRATION
More Space Per Ringgit — But Supply Must Be Considered
R&F Phase 3
VALUE POSITION
≈RM9XX psf
Selected Newer Launches
HIGHER ENTRY POSITION
≈RM1,3XX+ psf
Illustrative market positioning only—not a valuation or live quotation. Compare the latest net price, floor, facing, layout, package and completion status before deciding.
CompareNet Purchase Price
CheckBlock & Facing
IncludeMaintenance Cost
BenchmarkCompleted Phase 2
ENJ PRICE VIEW
A lower price per sqft can provide more usable space for the same budget, but it may also reflect higher supply, a longer completion wait or different positioning. Compare the latest net price with completed Phase 2 units and competing new launches using the same unit size and view quality.
Construction Progress — C1 Tower Topped Out in June 2026
VERIFIED PROJECT MILESTONER&F Group announced that the main structural framework of New Casa Suites C1 Tower reached its topping-out milestone on 6 June 2026.
This is a useful confidence point because buyers can assess visible construction progress instead of relying only on early concept material. Nevertheless, C1 topping out does not mean the entire five-block Phase 3 development is completed.
β Positive Evidence
A completed structural framework for C1 shows tangible progress within Phase 3.
β Do Not Overread It
Buyers should still monitor finishing work, infrastructure, other blocks, vacant-possession timing and their own SPA delivery terms.
Facilities and Handover Features
CURRENT PROJECT INFORMATIONPhase 3 is planned around an Urban Sky Leisure Park concept. Published facilities include a 50m swimming pool, gym, yoga room, tennis and basketball courts, indoor badminton, table tennis, snooker, sauna, Jacuzzi, children’s areas, leisure tracks and landscaped spaces.
Current show-unit information also highlights air-conditioning, digital locksets, selected ceiling treatments, tiled floors, double glazing where applicable, and kitchen fittings such as hood, induction cooker and quartz-stone counter.
BUYER CHECK
A long facility list adds lifestyle value, but 4,385 residences also create significant shared demand. Buyers should review facility capacity, access between blocks, future maintenance cost and whether the selected block has convenient access to the amenities used most often.
R&F Phase 2 vs Phase 3 — Do Not Treat Them as the Same Product
ENJ PHASE COMPARISON| Factor | Phase 2 · Seine Region | Phase 3 · New Casa Suites |
|---|---|---|
| Status | Completed; handover began in 2024 | Under construction; C1 topped out in June 2026 |
| Inspection | Actual unit, view and building can be inspected | Buyer relies on show unit, sales material and ongoing progress |
| Rental Evidence | Existing tenancy and occupancy can be studied | Future rental performance remains projected |
| Layout Strategy | Depends on available completed or subsale units | Wider studio-to-four-bedroom new-launch selection |
| Payment | Normal completed-property financing or subsale process | Progressive-payment structure during construction |
Buyers who need immediate occupation or real rental evidence may prefer Phase 2. Buyers wanting a newer product, staged payment and broader unit selection may consider Phase 3.
R&F Princess Cove Phase 3 Pros & Cons
ENJ REVIEW · PROS & BUYER CONSIDERATIONSβ Pros — What We Like
Established R&F ecosystem
R&F Mall, waterfront amenities and existing residential phases already create activity around the precinct.
Covered access towards CIQ
The wider development has an existing 650m covered link to the CIQ area.
Freehold tenure
Relevant for buyers who prioritise long-term ownership in central Johor Bahru.
Wide layout range
Studio to four-bedroom formats serve different household requirements.
Price-per-square-foot position
Selected RM9XX-per-sqft positioning may compare favourably with newer compact launches.
Visible construction progress
C1 reached structural topping out in June 2026.
β Cons & Buyer Considerations
Very large Phase 3 supply
4,385 residences may create substantial internal rental and resale competition.
Different block characteristics
Supply ranges from approximately 422 to 1,137 units per block.
Not directly at the RTS platform
The CIQ link and the RTS system should not be presented as the same connection.
Long-term facility load
Large resident numbers may affect shared-space usage and management.
Future rental is not proven
Phase 3 rental results cannot yet be treated like completed Phase 2 data.
Package terms can change
Legal-fee support, subsidies and other incentives require current written confirmation.
Who Is New Casa Suites Suitable For / Not Suitable For?
ENJ BUYER SUITABILITYπ More Suitable For
Singapore-linked buyers
Buyers who value covered CIQ access and the wider cross-border corridor.
Families wanting larger layouts
Two-, three- and four-bedroom options provide more liveable space.
Buyers wanting an established precinct
R&F Mall and completed earlier phases reduce reliance on an entirely future ecosystem.
Price-per-square-foot buyers
Buyers comparing usable space against newer compact RTS launches.
Long-term holders
Buyers prepared to wait for completion and the surrounding RTS story to mature.
↔ May Not Be Suitable For
Very low-density buyers
The project scale is unlikely to match a boutique-residence preference.
Immediate own-stay buyers
Phase 2 or another completed project may be more suitable.
Buyers wanting the shortest RTS walk
Projects around Bukit Chagar may offer a more direct station-oriented position.
Investors relying on guaranteed rent
Actual Phase 3 occupancy and rental rates will only become clear after completion.
Buyers selecting only by rebate
The underlying unit, facing and long-term holding cost must still make sense.
View Full R&F Princess Cove Phase 3 Project Details
For current floor plans, available blocks, facing, latest package, construction information and unit-specific quotations, continue to the main E&J New Casa Suites product page.
View New Casa Suites Details →R&F Princess Cove Phase 3 — Frequently Asked Questions
What is R&F Princess Cove Phase 3 called?
Phase 3 is known as New Casa Suites and is the latest residential phase within the R&F Princess Cove waterfront development.
Is New Casa Suites freehold?
Yes. Current Phase 3 project information identifies the serviced residences as freehold.
How many residences are planned?
Current information lists 4,359 apartments and 26 penthouses, giving a total of 4,385 residences across Blocks C1, C2, C3, C3A and C5.
Can residents walk to JB CIQ?
The wider R&F Princess Cove development has an approximately 650m covered pedestrian link towards JB CIQ. Buyers should verify the complete walking route from their selected Phase 3 block.
Is Phase 3 directly linked to RTS Bukit Chagar?
R&F Princess Cove is within the wider CIQ and RTS corridor, but the existing CIQ bridge and the RTS station are separate infrastructure. Confirm the final walking route rather than assuming a direct lobby-to-platform connection.
What layouts are available?
The development includes studios and one- to four-bedroom layouts, with published sizes ranging from approximately 313 to 1,555 sqft.
What is the construction status?
R&F Group announced that C1 Tower reached its structural topping-out milestone on 6 June 2026. Other construction and final handover timelines should be checked against current developer and SPA information.
Is R&F Phase 3 suitable for rental investment?
It may appeal to Singapore-linked and CIQ-area tenants, but returns are not guaranteed. Large supply, final net price, furnishing, management and future competing stock must be included in the calculation.
ENJ Sources & Review Method
Reviewed & Analysed By: Edven Ng & Josephine Sia · ENJ Real Estate
Last reviewed: 6 September 2026
Primary project sources: Current R&F Malaysia Phase 3 information, official C1 topping-out announcement, published Phase 3 layouts and the current E&J New Casa Suites product page.
Transport source: MRT Corp Malaysia RTS Link project and technical information.
Independent market reference: The Edge Malaysia’s New Casa Suites preview coverage.
ENJ original analysis: Block-supply interpretation, layout suitability, Phase 2 versus Phase 3 comparison, price-position analysis, Pros & Cons and buyer matching.
All prices, packages, subsidies, unit availability, completion, bridge access, management rules and foreign-buyer eligibility should be reconfirmed using the latest written documents before purchase.
Which New Casa Suites Block and Layout Fits You?
Tell E&J your budget, nationality and intended purpose—own stay, long-term rental or future use. We can compare current units by block, floor, facing, layout, net price and purchase package.
Disclaimer: This article is for general property-comparison and educational purposes only. It does not constitute legal, tax, financial or guaranteed investment advice. All project information is subject to change and should be verified before purchase.
