Time Square 12 Sihanoukville: Pre-Launch Guide to Megakim’s Newest Coastal Project

Megakim World Corp never launches quietly. When this top Cambodian developer announces a new tower, units sell quickly—often before buyers finish reading details. Time Square 11 in BKK3 is already over 90% sold. Time Square 10 on Otres Beach in Sihanoukville reached 70% sold within weeks of its mid-2025 launch.

Every project in the portfolio shows the same trend. Time Square 12, now in pre-announcement and expected to launch May to June 2026, is also drawing strong interest from buyers who do not want to miss out as they did on previous launches.

This article explains what is known about Time Square 12, why Sihanoukville is now one of Southeast Asia’s top coastal investment locations, how Megakim has built its reputation, and how to register early with Riel Property for the best pricing when sales open.

Megakim World Corp: The Track Record Behind the Name

Before examining the project, we need to see what Megakim has actually built and delivered. This is not a first-time developer asking buyers to take a leap of faith. Megakim has completed and handed over towers in Phnom Penh since 2017, through multiple market cycles including COVID, and has consistently delivered on its promises.

The completed and active portfolio tells the story clearly:

• Time Square 1 – Completed 2017. Phnom Penh. Sold out.
• Time Square 2 – Completed 2021. Phnom Penh. Sold out.
• Time Square 3 – Completed 2023. Phnom Penh. Sold out.
• Time Square 302 (TS6) – BKK1, Phnom Penh. Near completion. Exclusive resale units available via Riel Property.
• Time Square 9 Gatsby – BKK1, Phnom Penh. 36 floors. Pre-launch, priced ~$1,700/sqm, from $88,000.
• Time Square 11 – BKK3, Phnom Penh. 39 floors. Recently launched. Over 90% sold.
• Time Square 10 – Otres Beach, Sihanoukville. Launched mid-2025. Groundbreaking December 2025. Over 70% sold. From ~$45,000.

Each of these projects is available with full investment data, developer track record context, and direct purchase support through Riel Property’s end-to-end service, covering everything from unit selection and legal coordination through to handover, furnishing, and tenant placement.

That sequencing matters. Buyers who secured units at Time Square 3 at pre-sale pricing saw the market price of those same units rise at completion. Buyers who moved quickly on Time Square 10 got the best coastal pricing before 70% of the inventory disappeared. The lesson the Megakim buyer community has learned across a decade of projects is straightforward: early positioning at pre-launch pricing is where the value sits, and it does not last long.

Time Square 12 is next. The pre-announcement period is the time for informed buyers to register interest, learn about pricing before it is public, and secure a good position before the launch rush.

Time Square 11 Sold Out: Why That Matters for TS12 Buyers

Time Square 11’s sell-through rate goes beyond a developer’s success. It guides buyers considering Time Square 12. The newly launched 39-floor BKK3 tower in central Phnom Penh is now over 90% committed. TS11’s demand came from local repeat buyers, international investors familiar with the brand, and first-time Cambodia buyers referred by owners.

This buyer community stays active between projects, moving to the next launch. Time Square 12, opening May to June 2026, will meet pent-up demand from investors who missed TS11 pricing, buyers seeking Sihanoukville coastal exposure, and Russian-speaking investors drawn to this project.

Time Square 12: What Makes This Project Different

Two features separate Time Square 12 from the standard coastal condominium launch, and both of them matter specifically to the international buyer profile that Sihanoukville is now attracting at scale.

An International School with Chinese and Russian Curriculum

The inclusion of an international school within the development, offering both Chinese and Russian curriculum programmes, is not a cosmetic amenity. It changes who can realistically use this development as a primary or second home, not just a rental investment. Families relocating from Russia, China, or the broader CIS region who need to maintain their children’s education have historically been constrained by the availability of schools in coastal areas. A development that includes this infrastructure within its own footprint removes that constraint entirely.

For investors, the school creates a tenant profile that stands apart from the short-stay tourist market. Families with children sign twelve-month leases, keep properties in good condition, and do not use units for parties. These tenants are the most stable in any residential market, and their presence ensures steady occupancy and stable rental rates, unlike short-stay tenants.

The InterContinental Effect

An InterContinental Hotel is currently under construction on a popular beach adjacent to the Time Square 12 site. This is significant for multiple reasons. InterContinental does not open hotels in locations without conducting extensive market due diligence. The brand’s presence signals institutional-level confidence in Sihanoukville’s recovery trajectory and long-term tourism potential. It also pulls the destination up the international visibility ladder, placing Sihanoukville on booking platforms, travel itineraries, and corporate travel programmes that previously overlooked it.

The proximity of a five-star branded hotel to a residential condominium development consistently supports property values and short-stay rental rates in comparable coastal markets worldwide. Buyers at Time Square 12 are not just investing in a beachfront unit. They are investing in a location that an international hotel brand has simultaneously validated with its own capital.

Why Russian-Speaking Investors Are Particularly Interested in Sihanoukville

Sihanoukville has a history with Russian-speaking residents that predates the Chinese investment wave of 2016 to 2019 by many years. Russian-owned restaurants, guesthouses, travel agencies, and community businesses established themselves along the coast well before the city became an international development story. That community infrastructure never fully disappeared, and it is now reasserting itself as Sihanoukville moves through its recovery cycle.

For Russian-speaking investors and relocators, the practical pull factors are compounding rapidly. Sihanoukville International Airport already operates direct flights from Kuala Lumpur, providing straightforward regional access for travellers connecting through Southeast Asian hubs. Direct flights from Russia are in active development, which would eliminate the multi-leg journey that currently adds friction to the relocation decision. When that route opens, the accessibility of Sihanoukville from Moscow and other Russian cities will be comparable to long-haul domestic travel, and the community and lifestyle infrastructure that Russian residents have built along the coast will become immediately accessible to a much larger pool of potential buyers and tenants.

Add the international school with a Russian curriculum, the presence of an established Russian-speaking expat community, Cambodia’s genuinely accessible long-term visa options, and property prices that remain a fraction of comparable coastal markets in Thailand or Europe, and the case for Russian-speaking families and investors is not just compelling on paper. It is specific, practical, and increasingly well-known within Russian-language property investment communities.

Для наших русскоговорящих клиентов: Ознакомьтесь с полным гидом по инвестициям в Камбоджу

Cambodia’s “My Second Home” Programme and Visa Access for Retirees

Cambodia does not operate a formal property-linked golden visa programme in the same way that some other countries do. Still, its visa flexibility achieves a comparable result through simpler means. The business visa (E-class) renews indefinitely, effectively permitting unlimited long-term residence without the complexity or financial thresholds of formal immigration programmes. For retirees aged 55 and above, Cambodia’s retirement visa is among the most accessible in Southeast Asia, requiring no minimum investment and no complex financial proof requirements.

Cambodia’s developing My Second Home framework positions the country explicitly as a lifestyle and retirement destination for international residents, encouraging long-stay visitors with accessible visa pathways, improving healthcare infrastructure, and a low cost of living that makes a comfortable lifestyle achievable on a modest fixed income or pension. A freehold beachfront condo in Sihanoukville, with international school facilities and a branded hotel next door, represents exactly the kind of second-home environment this programme is designed to attract.

For retirees from Russia, Europe, or the broader international community who are assessing Southeast Asia for long-term residence, the combination of Cambodia’s visa accessibility, Sihanoukville’s improving infrastructure, and a development like Time Square 12 with built-in community facilities produces an option that Thailand and Vietnam, despite their stronger name recognition, currently struggle to match on the same terms.

Sihanoukville vs. Phuket and Pattaya: The Honest Comparison

Thai coastal markets are the obvious regional comparison for any investor evaluating Sihanoukville. Both Phuket and Pattaya are established, internationally recognised beach destinations with mature property markets, strong Russian expat communities, and proven rental demand. Understanding where Sihanoukville sits relative to those markets is essential for calibrating the investment case correctly.

The ownership structure difference alone is worth dwelling on. Thai law does not permit foreigners to own land or condominium units on a freehold basis in their own name. 30-year leasehold arrangements, sometimes extendable to 60 years, are the standard vehicle for foreign ownership in Phuket and Pattaya. In Cambodia, foreigners hold a genuine freehold strata title to their condominium unit. The title registers in the buyer’s name, the ownership does not expire, and the legal position is materially stronger than anything Thailand currently offers foreign buyers.

Phuket and Pattaya are better-known names. Sihanoukville is a cheaper entry point to an earlier stage of a comparable story, with a better ownership structure and a currency that removes exchange-rate risk for dollar-aligned investors. Buyers who reached Phuket in 2005 and Pattaya in 2008 made very different returns from those who entered at peak pricing a decade later. Sihanoukville in 2026 is closer to early-stage positioning than to mature-market positioning.

Sihanoukville’s Infrastructure Expansion: The Physical Case

The investment case for Sihanoukville is not built on lifestyle appeal alone. It rests on a series of infrastructure developments that are physically changing the city’s connectivity and accessibility, directly supporting property values.

The Phnom Penh to Sihanoukville expressway, completed with Chinese financing, cut the overland journey between the capital and the coast from several hours to approximately two. That link transforms Sihanoukville from an isolated beach destination into a weekend escape within easy reach of Phnom Penh’s two-million-plus population and its large expatriate community. It also means that a buyer who owns property in both cities, as an increasing number of Megakim investors do across the Time Square portfolio, can move between them without the friction that previously made Sihanoukville feel remote.

Sihanoukville International Airport operates direct flights from Kuala Lumpur, providing immediate regional connectivity for Southeast Asian travellers and creating a one-stop option from most major cities worldwide. Direct flights from Russia are under active development. When that route opens, it will place Sihanoukville within direct reach of the Russian market, which currently travels through Bangkok, Singapore, or KL to reach the coast. The timing aligns closely with the anticipated Time Square 12 launch window.

Koh Rong, Cambodia’s most-visited island, sits less than an hour by fast boat from Sihanoukville’s port. For buyers whose priority is a beach-and-island lifestyle alongside a property investment, the Sihanoukville coastal position provides access to one of Southeast Asia’s genuinely underdeveloped island destinations, serving as an immediate extension of the lifestyle proposition.

The After-Sales Reality: What Happens After You Buy

Buying a coastal property from overseas is straightforward compared to managing it from overseas. The majority of international buyers who purchase in Sihanoukville will not live there full-time, at least not initially. They need rental management, property maintenance, tenant placement, and a reliable point of contact who responds when issues arise. Most developers and agents provide none of this after the contract is signed.

Riel Property’s after-sales support covers the full ownership journey from handover to ongoing management. This includes snagging coordination at handover to ensure the unit meets specification before the buyer accepts the keys, furniture pack sourcing and installation for units being prepared for the rental market, tenant sourcing and placement for long-term lets, ongoing property management coordination through trusted local partners, and regular ownership reporting for remote investors who want to stay informed without having to chase information.

For buyers purchasing Time Square 12 from Russia, Europe, the Middle East, or anywhere outside Cambodia, this after-sales infrastructure is not optional support. It is the practical mechanism that determines whether the investment performs as modelled or underperforms due to avoidable post-purchase issues. A well-chosen unit in a strong location with poor management consistently underperforms a slightly less perfect unit managed properly. Riel Property’s service model is built on the understanding that long-term owner success is the business because satisfied owners come back, refer other buyers, and build the kind of trust that a transactional agency model never generates.

How to Register Interest in Time Square 12 Now

Time Square 12 is not officially launched. Pricing, floor plans, and full specifications will be released at or around the May to June 2026 launch window. What is available now is the opportunity to register with Riel Property to receive the project announcement before it reaches the general market, access early-bird pricing that typically represents the strongest value in any Megakim launch, and understand the payment structure and unit mix before the opening-day rush compresses availability.

The pattern across every Time Square project is consistent: the investors who move at pre-launch get the pricing that makes the returns work most cleanly. The investors who decide after the public launch often find that the units they wanted have gone, and the pricing on remaining inventory reflects the demand that has already moved through the project. With TS11 at over 90% sold and TS10 at over 70% sold within weeks of launch, there is no reason to expect Time Square 12 to follow a different trajectory.

To join the waiting list, receive the formal project announcement directly, and discuss unit selection and pricing structure with the Riel Property team, contact us through rielproperty.com. Early registrants receive priority access to the best-positioned units at the opening price.