R&F Princess Cove Site Visit & FULL Video Walkthrough (August 2023)

[@vwchan841]

Very good overview of the entire region and development!

[@AlphaMarketingSG]

Thank you

[@JackyThamGK]

as a Johorean live in JB, i want to let those Singaporean know, don't buy this project or unit, already warning by local, read or do more research about this property, then you will know why

[@AlphaMarketingSG]

Local Johorean needs vs someone who live/work in SG needs are not the same

[@JackyThamGK]

@@AlphaMarketingSG i have many friend who work/live in SG, real scenario situation not example case, i tell the truth, and many disaster case you can search yourself, i never gain or benefit from saying this, also no any motivation to sell or ads from R&F pressure. let the audience judge for themselves.

[@AlphaMarketingSG]

Sure. Your comments are noted. TQ@@JackyThamGK

[@Samlowkiapeng1888]

Most mcst problem, yes? Anything else i shld look out for

[@AlphaMarketingSG]

Come visit Princess Cove phase 1 and see for yourself they manage well or not @@Samlowkiapeng1888

[@jasminemichael3654]

Hi, great vid. If bridge closed, can we walk from CIQ to RnF Mall?

[@AlphaMarketingSG]

@@jasminemichael3654 yes

[@eatdrinkrunwalk]

I have been scouting around for Malaysian properties, and R&F is one of them that I have viewed. In my opinion, the property's furnishing is subpar and the facilities is poorly maintained. For example, the gym is big, but no aircon and there is a broken mirror for the longest time. The tenants' profile there is also questionable. Mainly workers who travel to singapore to work on a daily basis. One house can have several workers...image is poor. If you want to stay in JB to manage your costs, just rent out your Singapore house and rent a unit at JB, no need to buy. Rent is very cheap.....makes more sense and have a peace of mind.

[@AlphaMarketingSG]

Renting in JB is also an option if it is purely cost reduction. But we see alot of retiree buying also because nothing beats owning your own home in terms of control and what you are willing to put into it

[@vwchan841]

Well, but at the end of the day, does the proximity and location of these condos to the train station trump all? All I care about is making some money over time from these hopefully. Its not possible that Singapore will somehow "come down" in stature and economic prominence, is it?

[@AlphaMarketingSG]

@@vwchan841 in Singapore, anything near an MRT station has a premium, both in sale and rental prices. I think anywhere in the world as well that is a common trend.

[@vwchan841]

But I am not referring to Singapore side. I am obviously pointing to the other side in Malaysia. That, has a lot of potential spill-over effect I feel as Singapore simply becomes too expensive for its own good.

[@skywu653]

千万别买 会后悔 租客一枚

[@firdausbj1]

The R&F Mall walkway bridge linking to CIQ no longer can be used because it is now broken and needs to make way for the RTS !

[@AlphaMarketingSG]

its just a temporary removal, will be put back later this year with some minor changes

[@colinscottie4499]

Thanks for making the video. We got one unit at princess cove. Great video. I show my friends

[@AlphaMarketingSG]

That's great. Any help or questions can reach out to me

[@colinscottie4499]

@@AlphaMarketingSG so nice of you. I surely will

[@hummit]

Location is perfect. MRT connection. Mall connection. Proximity to CIQ. But to actually buy a unit there you need to think long term. The long term picture is that the ringgit will continue to fall against SGD as it has been for the last donkey years. The other aspect is whether you can resell the unit when you want to. The prices of these units can buy bungalow elsewhere in Malaysia so I doubt the locals would want to buy small condo vs big bungalow, or can afford to buy. So the pool of buyers will be limited to Singaporeans. But many older Singaporeans do toy with the idea of retiring in JB so I'm not sure whether that will jack up the demand for R&F and its prices. But for many renting is a viable option instead of putting down hundreds of thousands. I suppose for the less risk averse will buy and the more risk averse would rent. I don't know.......their government changes their laws on a whim and usually at the detriment of foreigners. The odds are stacked against buying one, for me at least. But the saying goes, One man's meat is another man's poison - so another fellow may do brisk AirBNB to make it work for him but for a guy who doesn't want a second job doing AirBNB, it's a no for now.

[@AlphaMarketingSG]

Alot of Malaysian buyers too for the smaller unit. Its a somewhat outdated assumption that Malaysians will always buy landed. In KL or Penang, condo living is very common. JB is also getting alot more traction on this as local traffic gets worse and RTS is ready, more will live closer to the city. Regarding currency, its a whole other long topic that I did in another video, but from real estate perspective, other popular overseas destinations like UK, AU, TH also had currency devalue vs SGD. By that logic alone, nothing overseas bought recently had a good currency exchange. If rates drop in the US next year, MYR will improve.

[@iejodan8354]

video 4:20 mentioned project completed 5 years ago, 5:00 intercom not installed? is the project even completed?

[@AlphaMarketingSG]

Phase 1 completed 2018. This unit intercom not installed as owner in China not using

[@terrenceterrence]

Alot of one unit one phoenix renting and doing their business in the project. If that is your ideal neighbours...feel free to buy.

[@AlphaMarketingSG]

Is it? LoL

[@Defender888888]

what does one unit one phoenix mean?

[@twong6531]

the mall it's a ghost town

[@AlphaMarketingSG]

Low occupancy yes but not ghost town la

[@hlimkb]

very quiet when I visited 2 yes ago, got DIY

[@naga2015kk]

Your english is very good. Keep it up. You did NOT use "actually this, actually that" as it "actually walk on the bridge to link..." or "we can actually see Singapore..." Singaporean can't complete one sentence without "actually"....hahahaa

[@AlphaMarketingSG]

Thank you

[@chloewang-he7og]

Can foreigner buy individual title landed in Malaysia Penang? Whats the minimum purchase price for Landed housing for foreigners for non mm2h and also for mm2h??

[@AlphaMarketingSG]

@@chloewang-he7og Penang Island landed I think is minimum RM1.8mil. Under the new MM2H, you follow the MM2H requirement or state requirement whichever is higher

[@chloewang-he7og]

@@AlphaMarketingSG some agents said Landed house for Resale secondary market must b 3M minimum. Getting confused

[@AlphaMarketingSG]

@@chloewang-he7og im not 100% sure whats the latest number for Penang? You can ask a local Penang agent better

[@daveshen9323]

How much is for Dual key ??

[@AlphaMarketingSG]

R&F last transacted for Phase 2 dual key about RM1.5mil. Phase 1 can probably get cheaper asking maybe RM1.3mil

[@a1bi0rix174]

Is there a pool or gym?

[@AlphaMarketingSG]

yes there is a pool and a gym

[@justice217]

malaysia properties, buy on your own risk.

[@AlphaMarketingSG]

All investments have risk

[@starshine9836]

If with train at 2026, how long will it take from jb to sg vice versa

[@AlphaMarketingSG]

The train trip itself will be 5mins or less. Considering the KTM Shuttle today also about that time. The big question is actually immigration. Do watch my earlier videos on how the RTS works. There will be a single immigration point that should shorten the process alot. I think we should expect the immigration process to be 30mins or less realistically

[@marinekong235]

train ride 5 mins, queue to get into train 30 mins, queue to get into station 1 hour loh with 7,000 units and assuming 2 person per unit commutes and others. Live the nightmare twice a day?

[@BillAng-rh1tr]

stayed at one of the unit... the walls are moldy thanks to leaks from toilets above really a lot of people use the place.. lifts is a nightmare trying to come and go during the early morning hours tiles in bathroom was slippery parking good luck.... rental around RM 1800 good luck getting your 1% return... not to forget the wonderful smell of sewer along the straits! link bridge is also cut already

[@AlphaMarketingSG]

Tq for sharing your experience. Cut bridge will back up in June

[@delacau]

what would be a better investment for RM 1M apartment, a place close to CIQ in JB or a place somewhere in the KLCC area?

[@AlphaMarketingSG]

Personally as someone based in Singapore/JB, I would prefer JB City Center primarily because you have spillover effect from Singapore when MRT connects in 2026. KLCC is a nice place but I dont see where the upside is going to come from

[@eatdrinkrunwalk]

For investment, KLCC will make more sense...just make sure you get a property near KLCC Twin Tower or Pavilion area and near the train station.

[@AlphaMarketingSG]

@@eatdrinkrunwalk but again in my opinion for KLCC, you have an even smaller resale market vs JBCC. How many Malaysians will want/ afford to buy KLCC versus how many SGD earners will buy JBCC with MRT. That pool is much bigger in the later group

[@You-o2b1b]

Investment in property has to look at 5years and 10years down the road. With the MRT link , will the surrounding property or even JBCC will get the boost. Another things is the economy factors...Will JB rise up and attract more foreign investments when JB and Singapore can ties up better then the past.

[@AlphaMarketingSG]

of course JB property price will improve with MRT. That is common sense haha. Even in KL@@You-o2b1b

[@Shinichiakiyamaaa]

Does every tenant pay for the mcst? Or defaulters rate are high?

[@AlphaMarketingSG]

MCST paid by landlord. Same as Singapore. Tenant pays for utilities

[@Shinichiakiyamaaa]

@@AlphaMarketingSG defaulters for landlord high right? That’s the worry for all jb properties.

[@AlphaMarketingSG]

@Shinichiakiyamaaa payment rate is high because many SG based owners. In fact R&F phase 1 reduced MCST fees from 0.42psf to 0.28psf. In Puteri Harbour, I know at least 3-4 condos with >90% collection rate

[@mimiltakes]

Malaysia property selling in Singapore dollor? Nice...

[@AlphaMarketingSG]

makes it easier to understand the pricing

[@cac1504]

Makaysian drive cars. So prefer to be further from Singapore to beat the stress.

[@AlphaMarketingSG]

There are many types of Malaysian. Not all Malaysian in SG are from JB

[@BasilLeaf-o4c]

So much supply still have phase 2,3,4 …. Etc . What is the exit plan ??? More importantly it is over priced

[@AlphaMarketingSG]

Right now demand is overwhelmingly more than supply. Phase 1 effectively fully occupied

[@marinekong235]

don't waste time taking the shuttle - take bus / MRT - i can make it from Clementi to JB under 90 mins, record was 60 min.

[@AlphaMarketingSG]

Ya actually by bus during off peak period its not too long

[@gabrielchoi5213]

buy . hong kong people buying and first phase rents are up a lot. second phase still got good deals.

[@gabrielchoi5213]

however, the hotel i dont think r and f has money to build that right now due to china distress developer issue.

[@ohgeokchuang9546]

How much is one unit like this?

[@AlphaMarketingSG]

Phase 2 similar unit going to TOP soon is about RM1million cash buyer. PM me 81261626 to have a visit and compare

[@mindful47]

By Singapore standard , it is a luxury to live in a condo and at a cost of sgd300 000 is truly cheap because theres no way to get this size plus such a view in Singapore at this price. However Singaporeans who are truly working in Singapore would not need to buy a condo in JB because of traveling time and inconveniences. For JB people , this would have been too expensive. So I do not understand why R and F is still trying to develop this.

[@AlphaMarketingSG]

MRT connecting Woodlands to JB completing in 2026. Will reduce travel time by alot

[@chekeocha4923]

In 10 to 20 years time, properties will be so expensive in Singapore..rental will also be very high..

[@dennyalter8289]

How much the price now for type A phase 2?

[@AlphaMarketingSG]

Cash price around RM1-1.1million for 1184sqft

[@kilicoyeak5161]

Is subsale or ?

[@AlphaMarketingSG]

From developer

[@pohlinlam]

@@AlphaMarketingSG mean Singaporean can buy under 1M?

[@AlphaMarketingSG]

@@pohlinlam Can if you buy from certain developers. Some developers can sell to foreigners below RM1mil. Resale then must be RM1mil in most places in Johor except Medini

[@rubiahaziz9557]

👌👍🤲

[@AlphaMarketingSG]

Thank you for watching

[@AndyGoh-xs7ow]

Bay window include the size of the condo plan

[@AlphaMarketingSG]

Bay window not included. Free space

[@tyh5023]

How much for dual key

[@AlphaMarketingSG]

Rm1.1-1.2mil for dual keys now. Cash buy. 1317sqft

[@RichSola-s4n]

I want sales

[@AlphaMarketingSG]

So does everyone

[@mengtongfoo1104]

panda eyes...

[@AlphaMarketingSG]

Me hv panda eyes?

[@Ann-ig6hj]

I bet there wouldn't be a hotel built there. Too narrow space.

[@AlphaMarketingSG]

Well it can be done if they want to. The site is more than 1 acre so is possible

[@limkelvin1209]

don’t understand why JB condo facilities and furnishings do not look like condo. for the price I think can get a better deal elsewhere

[@AlphaMarketingSG]

Depends on the condo I guess. For R&F I understand if some say the condo facilities are not 5 star. There are other condos with more "atas" facilities if facilities if what you are looking for.

[@圣斗士]

poor commercial activities at the mall... many shoplots are empty....

[@AlphaMarketingSG]

thats true. The mall underperform many malls in JB. But its picking up. Ground floor there are 2 big F&B opening soon. Plus a very big brand name in final stages of discussion

[@RT-nb7fm]

RTS is not MRT. It is LRT. This development is way too overpriced. Don't understand why would you want to have a Causeway view? It jam all the time and air pollution from the vehicles is very high! I don't think i want to compromise my health for the convenience.

[@AlphaMarketingSG]

If you prioritize seaview and environment, you can look at Puteri Harbour. But there no RTS and you will need to take alot of Grab/ or drive. So its a matter of priorities

[@BasilLeaf-o4c]

Cheapo looking interior.

[@AlphaMarketingSG]

Haha come and visit, I show you in person then you can decide again

[@steventay]

yes it seem bad

[@AlphaMarketingSG]

@@steventay it's not as bad as it looks. Come visit

[@steventay]

@@AlphaMarketingSG i mean after phase 2 out.. phase 1 price free fall

[@marinekong235]

RM1,000,000 for rental of RM1,800? hahaha Buy a 3 room HDB for $300,000 and get rental of $3,000. Then rent a unit for RM1,800 and still have about RM8,200 to spend. Makes sense???

[@AlphaMarketingSG]

RM1800 cannot rent any whole unit in R&F, can maybe rent room only. If you buy HDB in Singapore you have to fulfil a 5 year MOP first. But ya if you already completed MOP, some people do rent out HDB ad use rent to stay in JB

[@marinekong235]

@@AlphaMarketingSG so what is the going rate now for whole unit in R&F?

[@AlphaMarketingSG]

@@marinekong235 Studio/1 bedroom about RM2,500, 2 bedrooms from RM3,000-3,500. 3 Bedroom RM3,500 median up to RM4,000. A fairly wide range for the larger sizes depending on furnishing and view

[@marinekong235]

@@AlphaMarketingSG so about RM1m to buy and rent out about RM3,500 minus RM400 for maintenance so left with RM2900x12 = RM34,800 per year, ROI=3.48%. i bought a 3 room HDB for $300k and renting out now at $3k - that's 12% and to sell, the transacted price is about $390k.

[@AlphaMarketingSG]

@@marinekong235 you buy HDB no need to go through 5 year MOP?

[@jialatboleh8590]

Buy penang property and malacca. Permas jaya not bad too

[@AlphaMarketingSG]

How you correlate Penang, Melaka and Permas Jaya? 😂

[@BasilLeaf-o4c]

The interior looks old fashion and cheapo

[@AlphaMarketingSG]

Haha come and visit, I show you in person then you can decide again

[@petertay569]

Keen to view showflat

[@AlphaMarketingSG]

Hi Peter. Do reach out to me at 81261626 for me to arrange. TQ @@petertay569

[@JanghoTango]

👎👎👎👎👎第一期 单位的生活阳台外 垃圾堆积 没有人清理，烂透了 !!

[@AlphaMarketingSG]

you can report to management

[@JanghoTango]

@@AlphaMarketingSG they do nothing

[@zeroh3049]

mm2h just pass, a lot of them will choose jb

[@AlphaMarketingSG]

Yes