Comparisons
Twin Tower vs R&F Princess Cove vs The Astaka: Which Fits Your Plan?
Quick answer
Twin Tower Residence (2023) is next to Bukit Chagar RTS with the highest 2-bedroom asking rents of the three. R&F Princess Cove is a waterfront township about a 9-minute drive away, with a lower recorded median of about RM904 psf. The Astaka (2018) offers 2,207–2,659 sq ft luxury units from about RM2.6m. All are freehold.
In this guide
- Key takeaways
- The three projects at a glance
- Location: which is closest to the RTS Link and CIQ?
- Unit sizes: compact, mid-sized or very large?
- Rent comparison: what tenants pay
- Price per square foot: what explains the gap?
- Worked example: yield on each option
- Lifestyle: what is daily life like at each?
- Resale appeal: what will the next buyer value?
- A viewing checklist for all three
- Who should choose which? Buyer scenarios
- Conclusion
- Sources
If you are weighing Twin Tower vs R&F Princess Cove vs The Astaka, you are comparing three very different ways to own a freehold home in Johor Bahru city centre. Twin Tower Residence is a compact, newer serviced residence right beside the Bukit Chagar RTS Link station. R&F Princess Cove is a large waterfront township near the Causeway with its own mall. The Astaka @ 1 Bukit Senyum is a landmark luxury tower with very large units. This guide puts them side by side so you can see which fits your plan.
Key takeaways
- Twin Tower is the RTS pick: completed 2023, next to Bukit Chagar station, with studios to 3-bedrooms and 2-bedroom asking rents mostly RM3,200–3,300 a month.
- R&F Princess Cove is the budget and township pick: phased completion around 2019–2024, about a 9-minute drive to the RTS, with a recorded median of about RM904 psf over 438 sales.
- The Astaka is the luxury pick: completed 2018, 70 floors, units of about 2,207–2,659 sq ft asking RM2.6m–3.15m, about a 5–8 minute drive to the RTS.
- All three are freehold. Figures are public asking or recorded data from Oct–Nov 2026 and are indicative only.
The three projects at a glance
Rents and sale prices below are asking figures from Mudah in early November 2026 unless marked “recorded”, which refers to subsale transactions published on list.my. Distances are approximate.
| Item | Twin Tower Residence | R&F Princess Cove | The Astaka @ 1 Bukit Senyum |
|---|---|---|---|
| Developer | Parasky Projects (SKS Group) | R&F Properties | Astaka Holdings |
| Tenure | Freehold | Freehold | Freehold |
| Completed | 2023 | Phased, about 2019–2024 | 2018 |
| Scale | 458 units, 41 storeys | Large multi-phase township | 438 units, 70 floors |
| To Bukit Chagar RTS | Next to the station | About a 9-minute drive | About a 5–8 minute drive |
| Unit sizes | 599 / 882 / 1,054 / 1,216 sf | Studio 450–550 sf; 2BR 750–1,000 sf; 3BR larger | About 2,207–2,659 sf |
| Asking rent (per month) | Studio RM2,200–3,000; 2BR RM3,000–3,500; 2+1 RM3,300–4,000 | Studio RM2,200–2,700; 2BR RM2,599–3,500 (median RM2,900); 3BR RM2,999–4,200 | 2,207 sf RM5,800–7,200; 2,659 sf RM8,700–9,500 |
| Asking sale price | Studio RM720k–780k; 2BR RM1.00m–1.15m | Studio RM499k–730k; 2BR RM668k–828k; 3BR RM768k–1.48m | RM2.60m–2.95m; 2,659 sf about RM3.15m |
| Price per sq ft | Asking RM1,134–1,395 (median about RM1,224) | Asking median about RM972; recorded median about RM904 | Asking median about RM1,269; recorded median about RM1,029 |
Location: which is closest to the RTS Link and CIQ?
The RTS Link will run about 4 km from Bukit Chagar to Woodlands North in roughly five minutes, with passenger service now expected from February 2027 according to the operator’s October 2026 announcement. For anyone planning to commute, distance to Bukit Chagar is the first filter. See our RTS Link guide for details.
Twin Tower Residence: walk to the station
Twin Tower is on Jalan Tengku Azizah, right beside the Bukit Chagar station. JB CIQ, JB Sentral, City Square and KOMTAR JBCC are within walking distance. For a daily commuter there is no car, bus or ride-hailing step in the morning.
R&F Princess Cove: waterfront township near the Causeway
Princess Cove sits on the Tanjung Puteri waterfront, next to the Causeway, with R&F Mall on site. It is about a 9-minute drive to the RTS station. Residents enjoy sea views and a self-contained township lifestyle with shopping downstairs.
The Astaka: hilltop landmark
The Astaka @ 1 Bukit Senyum is a 70-floor landmark on Bukit Senyum, about a 5–8 minute drive from the RTS. It offers sweeping city and sea views and a quieter, more private setting.
Unit sizes: compact, mid-sized or very large?
The three projects target very different households:
- Twin Tower offers right-sized city layouts from a 599 sq ft studio to a 1,216 sq ft 3-bedroom. See our floor plan guide.
- R&F Princess Cove has a wide mix from about 450 sq ft studios to larger 3-bedrooms, with plenty of choice at each size.
- The Astaka offers very large homes of about 2,207–2,659 sq ft, comparable to landed living in the sky.
Rent comparison: what tenants pay
For the most-rented layout, the 2-bedroom, Twin Tower’s asking range of RM3,000–3,500 (most at RM3,200–3,300) is the highest of the group, compared with a median of about RM2,900 at Princess Cove. Studios are close: Twin Tower’s median is about RM2,350 and Princess Cove’s is also about RM2,350. The Astaka sits in a different segment altogether, with asking rents of RM5,800–9,500 for its large units.
Why does a Twin Tower 2-bedroom command more? The main reasons are its newer build and the ability to walk to both the RTS and CIQ, which matter to Singapore-linked tenants. Read more in our Twin Tower rent guide.
Price per square foot: what explains the gap?
Princess Cove’s recorded median of about RM904 psf and The Astaka’s recorded median of about RM1,029 psf are lower than Twin Tower’s asking median of about RM1,224 psf. Three things explain most of the difference:
- Asking vs recorded. Twin Tower’s figure is an asking median; the others are recorded medians, which are usually lower. Recent Princess Cove records in 2025–26 have mostly been around RM940–1,250 psf, closer to Twin Tower’s range.
- Unit size. Larger units, like The Astaka’s, normally carry a lower psf than compact ones.
- Location premium. Being next to the RTS and walkable to CIQ is a premium that buyers pay for and that tenants reward with higher rent.
We present Princess Cove fairly as the budget alternative: you get more space for your money in a lively township. Twin Tower is for buyers who want the RTS location. Our psf explainer shows how to judge a fair price.
Worked example: yield on each option
Gross yield = annual rent ÷ price. Using mid-range asking figures:
| Example unit | Monthly rent | Annual rent | Price | Gross yield |
|---|---|---|---|---|
| Twin Tower 2BR 882 sf | RM3,300 | RM39,600 | RM1,050,000 | about 3.8% |
| Twin Tower 2+1 1,054 sf | RM3,650 | RM43,800 | RM1,020,000 | about 4.3% |
| Princess Cove 2BR | RM2,900 | RM34,800 | RM768,000 | about 4.5% |
| The Astaka 2,207 sf | RM6,500 | RM78,000 | RM2,750,000 | about 2.8% |
The arithmetic for the first row: 3,300 × 12 = 39,600; 39,600 ÷ 1,050,000 = 0.0377, or about 3.8%. Princess Cove’s lower entry price gives a slightly higher gross yield; Twin Tower earns the highest 2-bedroom rent with the strongest commuter location; The Astaka is chosen more for lifestyle than yield. Net yields will be lower after fees and costs; see our yield guide.
Lifestyle: what is daily life like at each?
- Twin Tower: city-centre convenience. Walk to City Square, KOMTAR JBCC, old-town food streets and JB Sentral; facilities include a pool, gym, sauna, steam room and jogging track.
- R&F Princess Cove: township living with R&F Mall below, waterfront views and a large resident community.
- The Astaka: exclusive, spacious homes with panoramic views, suited to those who entertain at home or want a prestige address.
Resale appeal: what will the next buyer value?
Every purchase is also a future sale, so it helps to ask what story each project will tell a buyer five or ten years from now.
- Twin Tower: “freehold, completed 2023, next to the RTS” is short, clear and easy to verify. Compact layouts also keep the ticket size within reach of a wide pool of buyers, including investors targeting commuter tenants.
- R&F Princess Cove: a large, active resale market (438 recorded sales from 2021 to 2026) gives sellers plenty of reference prices, and the lower entry point attracts first-time buyers. With many units available, presentation and pricing matter when you sell.
- The Astaka: a niche, high-value market. Fewer buyers can afford a RM2.6m-plus unit, but those who can are drawn by its landmark status and space.
A viewing checklist for all three
- Time the walk or drive to Bukit Chagar station at 7–8am on a weekday.
- Compare like with like: 2-bedroom against 2-bedroom, asking against asking, recorded against recorded.
- Ask for the current maintenance fee and sinking fund rate per sq ft and add it to your yield sums.
- Check natural light, afternoon sun and noise from roads or the waterfront.
- Look at how many similar units are listed for rent nearby, which tells you how much competition you will face as a landlord.
- Confirm tenure, title and any restrictions with your lawyer before paying a deposit.
Our full viewing checklist covers what to inspect inside the unit itself.
Who should choose which? Buyer scenarios
Singapore commuter: Twin Tower
If you will cross to Singapore every working day, walking to Bukit Chagar station beats any drive. Twin Tower’s studio or 2-bedroom is the natural fit, and it is the layout commuter tenants most often rent if you later move out.
First-time investor with a moderate budget: Twin Tower or Princess Cove
Princess Cove offers a lower entry price and a slightly higher gross yield. Twin Tower offers the higher rent, newer building and RTS location, which many investors see as the more resilient long-term story.
Family wanting space and a mall downstairs: Princess Cove
Larger 3-bedroom units and R&F Mall on site make daily life easy for families who do not need to be beside the RTS.
Upgrader or high-net-worth buyer: The Astaka
For a prestige home of more than 2,000 sq ft with views across the Strait, The Astaka is in a class of its own.
Retiree with family in Singapore: Twin Tower
A 2+1 or 3-bedroom next to the RTS makes visits to and from Singapore simple, with shopping and healthcare a short trip away.
If you would like to compare actual Twin Tower units, floor plans and current availability, WhatsApp Darren and we will send you the latest options. You can also see current listings.
Conclusion
All three are freehold and each leads in its own category. R&F Princess Cove is the value-for-space township choice; The Astaka is the luxury landmark; Twin Tower Residence is the newest of the three and the one you can walk from to the Bukit Chagar RTS Link, with the highest 2-bedroom rents in the group. For anyone whose plan revolves around the RTS, Twin Tower is the best fit.
Sources
- Mudah.my – R&F Princess Cove listings
- list.my – R&F Princess Cove recorded subsales
- Mudah.my – The Astaka @ 1 Bukit Senyum listings
- list.my – The Astaka @ 1 Bukit Senyum recorded subsales
- PropertyGuru – Twin Tower Residence rental listings
- Malay Mail – RTS Link service start pushed back to February 2027 (2 Oct 2026)
Frequently asked questions
Is R&F Princess Cove cheaper than Twin Tower?
Generally yes on a per-unit and per-sq-ft basis. In Nov 2026 Princess Cove 2-bedroom asking prices were about RM668k–828k, with a recorded median of about RM904 psf, while Twin Tower 2-bedrooms asked RM1.00m–1.15m. The difference reflects Twin Tower's newer build and its position next to the Bukit Chagar RTS station, which supports higher rents.
Which of the three is closest to the RTS Link?
Twin Tower Residence is next to the Bukit Chagar RTS Link station and is the only one of the three within easy walking distance. The Astaka is roughly a 5–8 minute drive away and R&F Princess Cove roughly a 9-minute drive. For daily Singapore commuters, walking access avoids peak-hour traffic around the Causeway.
Why does The Astaka have a low yield?
The Astaka's units are very large, about 2,207–2,659 sq ft, and priced around RM2.6m–3.15m. Even with asking rents of RM5,800–9,500 a month, the gross yield works out at roughly 2.5–3.5%. Buyers there usually prioritise space, views and prestige over rental return, which makes it a lifestyle purchase more than a yield play.
Are all three projects freehold?
Yes. Twin Tower Residence, R&F Princess Cove and The Astaka @ 1 Bukit Senyum are all listed as freehold. That means tenure is not a deciding factor between them, so buyers usually decide on location, unit size, budget and lifestyle. Always confirm tenure and title details on the actual unit with your lawyer before signing.
Which is best for renting to Singapore commuters?
Twin Tower Residence is the strongest fit. Its studios and 2-bedroom units are the layouts commuters most often rent, and being beside the RTS station and walkable to CIQ is exactly what this tenant group looks for. That is reflected in 2-bedroom asking rents mostly at RM3,200–3,300 a month, the highest of the three.
