Marina Cove, Johor Bahru, Johor • Serviced Residence
Wave Marina Cove is a rare freehold, low-density waterfront serviced residence by Adawan Development, part of IOI Properties Group, sitting directly within the Marina Cove riverside township on Johor…
The short answer first — then dig into photos, price and risk below.
Wave Marina Cove is a freehold serviced residence in Marina Cove, Johor Bahru, Johor, by Adawan Development (IOI Properties Group), with layouts around 553 - 1,344 sqft, completed Completed - ready to move in, with an estimated gross rental yield of 3.4%–4.0%. Lewis Chong rates it 6.9/10 — not currently recommended. Only consider if the price, package or personal use-case is unusually strong.
Long-Term Holder. Ready-viewing buyers / Long-term holding.
Check the floor plans first, then use the photos to judge facade, facilities and surroundings before you commit to a viewing.
Gallery
Project visual reference.
Select Floor Plan Type
Type 1B • Floor / layout plan
Type 1B layout — the entry-level unit at 553 sqft with 1 bedroom, a study and 1 bathroom.
Request current layout options, size range, facing, floor level, and available unit stack.
Check the practical details first before reading the deeper investment view.
Cross-check these details against the developer's brochure before you book a viewing.
Project Name
Location
Developer
Tenure
Completion Year
Price From
Built-up Range
Bedrooms
Total Units
Nearest Mall
| Project Name | Wave Marina Cove |
|---|---|
| Location | Marina Cove, Johor Bahru, Johor |
| Developer | Adawan Development (IOI Properties Group) |
| Tenure | Freehold |
| Completion Year | Completed - ready to move in |
| Price From | Contact for Pricing |
| Built-up Range | 553 - 1,344 sqft |
| Bedrooms | 1 - 3+1 |
| Total Units | 1,465 units across 6 towers (A-F) |
| Nearest Mall | KSL City Mall |
A clean first scan of the project before you compare package, layout and risk.
Rare freehold status in Marina Cove, a gated waterfront township on Johor Bahru's Tebrau Coast within Iskandar Malaysia
Panoramic views across the Johor Strait toward the Singapore skyline from most units and the pool deck
Low-density living — just 8 units per floor across 6 towers (A to F), 1,465 units total
Over 2 acres of resort-style facilities spread across Level 5 and Level 7, including twin infinity pools and a play pool
Flexible layouts from 553 sqft (1-Bedroom + Study) to 1,344 sqft (3-Bedroom + Study)
Minutes from the CIQ checkpoint via the Eastern Dispersal Link (EDL) — ideal for Singapore cross-border commuters
Use these numbers as a shortlist guide for unit comparison.
Pricing not published yet — WhatsApp Lewis for the latest price list
Quick guide only. Lewis can help check a more realistic bank package before you book.
Estimated instalment
RM 2,866
Maintenance guide
RM 194
Sinking fund guide
RM 19
Assessment & quit rent guide
RM 84
Monthly holding guide
RM 3,163
Cash buffer guide
RM 101,500
Instalment assumes 90% margin, 4.2% p.a., 35 years — indicative of the current Bank Negara OPR environment; confirm actual rates with your bank.
Use this as a viewing checklist. Confirm exact travel time with Google Maps or Waze on your actual viewing day.
Nearest mall
KSL City Mall
Nearest commercial hub
JB City Centre & Johor Bahru City Square
Lewis's honest take: overall score, realistic rental yield, the main risks, and which alternatives to compare before you decide.
Only consider if the price, package or personal use-case is unusually strong.
Suitable for
Avoid if
May not suit buyers who need confirmed walking distance to rail transit.
May not suit families who prioritise school and park convenience above all else.
Risk
Medium-High
Holding Period
3-7 years
Confidence
6.9/10
Lewis's screening model
6.9/10
Scored by the same model across every project on this site — price, tenure, location and rental demand. A screening aid, not a personal valuation.
Relative Value
Whether the entry price is justified by location quality, rental support, supply risk control and resale audience.
6.5/10
Location Score
Area strength, amenity depth, maturity and daily convenience.
7.1/10
Rental Demand
Tenant depth from jobs, lifestyle, education, medical, rail and city demand.
6.5/10
Accessibility
Rail, road, commute and practical access signals from public information and maps.
6.5/10
Future Growth
Infrastructure, commercial development, township maturity and growth catalysts.
7.5/10
Supply Risk Control
Higher score means healthier control against nearby competing supply.
8.1/10
Liquidity
Estimated resale audience depth and ability to exit later.
6.7/10
Score is a value-first Lewis framework using brochure facts, public map/infrastructure signals, rental-source checks, supply-risk control and market-source verification. A low price alone does not create a high score.
The score is not a decoration. Each factor points to what must be verified before booking.
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
Factor
Score
Why it matters
What to verify next
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Score
Why it matters
What to verify next
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Score
Why it matters
What to verify next
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Why it matters
What to verify next
| Factor | Score | Why it matters | What to verify next |
|---|---|---|---|
| Relative Value | 6.5/10 | Whether the entry price is justified by location quality, rental support, supply risk control and resale audience. | Compare price against location quality, rent support, supply risk and resale audience before treating it as a good deal. |
| Location Score | 7.1/10 | Area strength, amenity depth, maturity and daily convenience. | Check daily route, surrounding amenities, road access and actual neighbourhood feel. |
| Rental Demand | 6.5/10 | Tenant depth from jobs, lifestyle, education, medical, rail and city demand. | Compare current PropertyGuru, iProperty and SPEEDHOME rental listings before relying on the estimate. |
| Accessibility | 6.5/10 | Rail, road, commute and practical access signals from public information and maps. | Verify Google Maps or Waze travel time during peak hour, not only brochure distance. |
| Future Growth | 7.5/10 | Infrastructure, commercial development, township maturity and growth catalysts. | Check MRT Corp, DBKL, developer masterplans and latest area development news. |
| Supply Risk Control | 8.1/10 | Higher score means healthier control against nearby competing supply. | Compare nearby launches, completed stock, rental competition and density before booking. |
| Liquidity | 6.7/10 | Estimated resale audience depth and ability to exit later. | Check Brickz, EdgeProp and comparable resale supply so the exit audience is realistic. |
Expected rental
RM 2,000 - RM 2,350
Estimated yield
3.4% - 4.0%
Tenant profile
Long-Term Holder
Estimate only. Confirm current furnished rent, vacancy buffer, maintenance fee and competing completed supply before booking. Updated: September 2026 · brochure completion reference: Completed - ready to move in.
Rare freehold status in Marina Cove, a gated waterfront township on Johor Bahru's Tebrau Coast within Iskandar Malaysia Panoramic views across the Johor Strait toward the Singapore skyline from most units and the pool deck Low-density living — just 8 units per floor across 6 towers (A to F), 1,465 units total
Rare freehold status in Marina Cove, a gated waterfront township on Johor Bahru's Tebrau Coast within Iskandar Malaysia
Panoramic views across the Johor Strait toward the Singapore skyline from most units and the pool deck
Low-density living — just 8 units per floor across 6 towers (A to F), 1,465 units total
Over 2 acres of resort-style facilities spread across Level 5 and Level 7, including twin infinity pools and a play pool
Flexible layouts from 553 sqft (1-Bedroom + Study) to 1,344 sqft (3-Bedroom + Study)
May not suit buyers who need confirmed walking distance to rail transit.
Traffic and actual travel time should be checked during weekday peak hour.
Final package, rebate, car park allocation and legal fee support can change without notice.
Rental estimate should be checked against current completed supply nearby.
Likely target audience: local own-stay families, upgraders or practical renters in the surrounding area.
Common buyer questions, related projects and a shorter enquiry form for next-step checks.
Adawan Development (IOI Properties Group) has not published an open price list for Wave Marina Cove on the resale/subsale market. Unit sizes run 553 to 1,344 sqft across 7 layout types. WhatsApp Lewis for the current asking price, unit type and tower availability.
Wave Marina Cove is a freehold (permanent title) development — a rare tenure for a waterfront project in this part of Johor Bahru.
It sits within the Marina Cove waterfront township on Jalan Sultanah Aminah, Johor Bahru, along the Tebrau Coast in Iskandar Malaysia — minutes from the CIQ checkpoint via the Eastern Dispersal Link (EDL).
The project is developed by Adawan Development, part of IOI Properties Group.
Seven layouts: Type 1B (553 sqft, 1-Bedroom + Study), Type 2A (793 sqft, 2-Bedroom), Type 2B (933 sqft, 2-Bedroom + Study), Type 2C (942 sqft, 2-Bedroom + Study), Type 2D (952 sqft, 2-Bedroom + Study), Type 3A (1,103 sqft, 3-Bedroom) and Type 3B (1,344 sqft, 3-Bedroom + Study).
Yes. Wave Marina Cove is fully completed and ready for immediate move-in.
Over 2 acres of facilities across Level 5 and Level 7, including twin infinity pools, a play pool and spa pool, putting green, gymnasium, sauna and steam rooms, an indoor half basketball court with rock-climbing wall, badminton court, BBQ pavilions, a private cinema lounge, function and meeting rooms, a kids' playroom and a reading room.
The CIQ checkpoint is just minutes away via the Eastern Dispersal Link (EDL), and Woodlands, Singapore is roughly 8km away — making it popular with cross-border commuters.
Wave Marina Cove is a freehold serviced residence in Marina Cove, Johor Bahru, Johor, by Adawan Development (IOI Properties Group), with layouts around 553 - 1,344 sqft, completed Completed - ready to move in, with an estimated gross rental yield of 3.4%–4.0%. Lewis Chong rates it 6.9/10 — not currently recommended. NO. Only consider if the price, package or personal use-case is unusually strong.
Wave Marina Cove has a Lewis Investment Score of 6.9/10 based on relative value, rental demand, supply risk control, liquidity, location quality, accessibility and future growth. Low price alone does not make a project top tier.
Ask Lewis to verify current nearby rental listings as the starting rental check, then compare maintenance, vacancy and furnishing cost before making an investment decision.
The current framework labels the project risk as Medium-High. The final risk depends on latest nett price, unit selection, competing supply and rental evidence.
Wave Marina Cove is most suitable for Long-Term Holder.
Wave Marina Cove may not suit Short-Term Flipper.
The exit strategy is to buy a unit with clear resale audience, practical layout, sensible entry price and rental demand that can still compete with nearby completed projects.
Buyers comparing Wave Marina Cove usually also look at Amora Park @ Aliff Harmoni, Tampoi, The Astaka @ One Bukit Senyum and SKS Pavillion Residences. The better choice depends on budget, area and purpose — compare by Lewis Score, commute, rent evidence, maintenance and layout.
Check Brickz, EdgeProp and NAPIC evidence for actual transaction range, completed comparable prices and supply trend before relying on asking price.
The suggested holding period is 3-7 years, subject to loan comfort, vacancy buffer, market cycle and personal exit plan.
Foreign buyers can purchase units meeting the Johor foreign-buyer minimum threshold of RM 1,000,000. Confirm current available unit pricing and State Authority Consent requirements with Lewis.
Foreign buyers pay a flat 8% stamp duty on the purchase price (effective 1 January 2026 under Budget 2025/2026, replacing the graduated 1%–4% citizen scale). Malaysian permanent residents (PR) continue to enjoy standard citizen rates.
Wave Marina Cove can suit own-stay buyers comparing Marina Cove, Johor Bahru because it offers serviced residence options Contact for Pricing, with freehold tenure and layouts around 553 - 1,344 sqft.
For investment, compare Wave Marina Cove against nearby completed rental supply, realistic furnishing cost, maintenance fee and tenant demand before booking.
Ask for latest nett price, rebate, package validity, available unit stack, car park allocation, maintenance estimate, floor plan and loan comfort check.
Lewis Chong, REN 69566 under IQI Global, can help compare latest package, floor plan, loan comfort, rental logic and alternatives.
WhatsApp Lewis to verify the nearest MRT/LRT station and walking distance. Confirm actual walking distance and any covered link before relying on transit access.
The nearest mall reference is KSL City Mall, along with CIQ Checkpoint (Johor Bahru - Singapore Woodlands) and JB City Centre & Johor Bahru City Square. Confirm current retail, school and healthcare access before booking.
Yes. WhatsApp Lewis to request current layout types, size options, facing, floor level, available unit stack and floor plan images where available.
Ask for the latest nett price, rebate, car park allocation, legal package, booking terms and availability before paying any booking fee.
Yes. Share your budget, income range, commitments and preferred loan margin so the monthly instalment and cash needed can be estimated before viewing.
Get price list, floor plans — or book a viewing
Enter your details and Lewis sends the latest price list, floor plans and rental-yield notes on WhatsApp. Usually within ~15 min (9am–9pm).
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Compare these before booking so you can check price, area, risk and rental logic side by side.
Johor
Contact for Pricing
Same freehold tenure, useful for comparing long-term holding logic.
Johor
Contact for Pricing
Same freehold tenure, useful for comparing long-term holding logic.
Johor
Contact for Pricing
Same freehold tenure, useful for comparing long-term holding logic.
