About This Development
Morgan Tower Star Palace | 48-Storey Ultra-Luxury Koh Pich Penthouse
Morgan Tower Star Palace Phnom Penh price, rental yield, and foreign ownership. This is a completed condo (resale availability), listed in our off-plan hub for comparison. 48-storey landmark tower on Koh Pich (Diamond Island) by Morgan Group. Star Palace collection: only 24 exclusive 5-bedroom sky residences (~498sqm each). 360-degree panoramic city and river views. Foreign ownership eligible condo Cambodia (strata title). Completed 2022.
Project Overview
Pricing, yields, and availability are indicative – ultra-luxury resale inventory is extremely limited.
Morgan Tower Star Palace represents Phnom Penh’s most exclusive residential offering – a collection of just 24 ultra-luxury penthouses within the 48-storey Morgan Tower landmark on Koh Pich (Diamond Island). Developed by Morgan Group, one of Cambodia’s largest and most established developers, these ~498sqm 5-bedroom sky residences offer 360-degree panoramic views of the Mekong River and city skyline. At ~$5,800-6,000/sqm, pricing reflects the ultra-luxury segment where capital preservation and prestige take precedence over yield. Foreign ownership eligible (strata title). Completed 2022 with hard title.
Who buys/rents here: Ambassadors, diplomatic staff, corporate leadership, high-net-worth families seeking trophy residences and ultimate privacy.
Deal Pack (Verified Docs) – click to view what you’ll receive
- Current availability + verified pricing (no obligation)
- Star Palace floor plans and specifications
- Rental comparables for ultra-luxury Koh Pich segment
- Foreign ownership eligibility summary (strata title)
- SPA checklist (what to confirm with your lawyer)
- Within 24 hours: Full deal pack sent to your email.
- Within 48 hours: Senior team follow-up to answer questions.
- No pressure: Ultra-luxury decisions take time.
Amenities
Morgan Tower offers 5-star amenities befitting its ultra-luxury positioning, with dedicated services for Star Palace residents.
Wellness & Recreation
Building Services
Mixed-Use Facilities
Why Koh Pich (Diamond Island)?
Koh Pich is Phnom Penh’s premier luxury district – a masterplanned island development that has transformed into the city’s most prestigious address. Home to diplomatic residences, international schools, premium retail, and entertainment venues, it offers an unmatched lifestyle for high-net-worth individuals.
Tenant profile: Ambassadors, executives, diplomatic staff, international families
Rental demand: Strongest in Phnom Penh for ultra-luxury segment
Key draws: Security, exclusivity, waterfront, international schools
Connectivity: Direct access to CBD, Riverside, and major arterials
Location Map
Approximate area map (Koh Pich, Diamond Island). Exact building pin provided on request.
Developer: Morgan Group
Morgan Group is one of Cambodia’s largest and most established developers, known for landmark commercial towers, luxury residential projects, and large-scale mixed-use developments. Their portfolio has shaped the Phnom Penh skyline along Koh Pich and Tonle Bassac. Morgan Tower is their flagship Grade-A commercial and ultra-luxury residential building, completed to international engineering standards.
Developer Track Record
Morgan Group has delivered multiple landmark projects across Phnom Penh. Verify full portfolio independently.
Annual Holding Costs
Ultra-luxury properties carry higher holding costs proportional to their premium positioning and extensive amenities. Figures are indicative for the ultra-luxury segment and should be confirmed with building management in writing.
Unit Types & Prices (Morgan Tower Star Palace)
Morgan Tower is a mixed-use development with Grade-A office space (floors 4-45), retail podium, and the exclusive Star Palace ultra-luxury residential collection at the crown.
Star Palace Specifications
| Type | Beds | Size | Price | $/sqm |
|---|---|---|---|---|
| Star Palace Penthouse | 5 Bed | ~498sqm | ~$2.9M | ~$5.8-6k |
Note: Only 24 Star Palace units exist in the entire tower. Resale inventory is extremely limited. Office units (65-149sqm) also available at different price points.
Rental Yield (Koh Pich Ultra-Luxury) + Net Yield Notes
Star Palace units sit in the ultra-luxury tier where capital preservation and prestige take precedence over rental yield. This segment attracts ambassadors, diplomatic staff, corporate leadership, and international families.
Gross rent (498sqm 5-Bed Star Palace): ~$6,000-12,000/month
Annual gross rent: ~$72,000-144,000
Purchase price: ~$2.9M
Indicative gross yield: ~2.5-5%
Net yield lower after holding costs (~$35-40k/year). Ultra-luxury segment prioritizes capital preservation over yield. Rental competition is minimal due to limited supply (only 24 units).
Can Foreigners Own This?
Yes. Foreign ownership via strata title (hard title) is available under Cambodia’s 2010 Foreign Ownership Law. Units from the first floor upward are eligible, subject to the 70% foreign quota.
Ownership type: Strata title (hard title) – genuine ownership
Eligible floors: First floor and above
Foreign quota: Max 70% of building
Requirements: Valid passport
Transfer: Can sell, inherit, or transfer
Learn more: Foreign Ownership Guide · Strata Title Explained
Is This Right For You?
✓ This suits investors who want:
Trophy property in Phnom Penh’s most prestigious address · Capital preservation over yield · Ultimate privacy and exclusivity · Completed building with hard title (rare for ultra-luxury) · 360-degree panoramic views · Large floorplate for family or entertaining · Best-in-class amenities and concierge
✗ This may not suit investors who:
Prioritize rental yield over capital preservation · Have budget constraints (entry ~$2.9M) · Want smaller, more liquid units · Seek off-plan pricing discounts · Need rental management simplicity · Are uncomfortable with ultra-luxury segment liquidity
Risk & Mitigations
→ Ultra-luxury segment has fewer buyers. Mitigated by limited supply (only 24 units) and hard title status. Realistic 12-24 month sale timeline.
→ Tenant pool is niche (diplomats, executives). Mitigated by minimal competition (only 24 Star Palace units exist).
→ ~$35-40k/year in management fees, parking, and taxes. Factor into yield calculations.
→ Independent lawyer review recommended before signing SPA
→ See our taxes & fees guide
Frequently Asked Questions
Can foreigners buy at Morgan Tower Star Palace?
Yes. Foreigners can purchase strata title (hard title) units under Cambodia’s 2010 Foreign Ownership Law. Units from the first floor upward are eligible, subject to the 70% foreign quota. Learn more about strata title ownership.
How many Star Palace penthouses are available?
Only 24 Star Palace ultra-luxury penthouses exist in Morgan Tower. Each is approximately 498sqm with 5 bedrooms and panoramic 360-degree city and river views. Resale inventory is extremely limited.
What’s the estimated rental yield?
Indicative gross yields of 2.5-5% for the ultra-luxury segment. Star Palace units typically rent for $6,000-12,000 per month to executives, diplomats, and international families. Net yields are lower after holding costs (~$35-40k/year). See our rental management guide.
Who typically rents these units?
Ambassadors, diplomatic staff, corporate leadership, and international families. The ultra-luxury segment attracts long-term, high-quality tenants who value privacy, prestige, and security. Not suitable for Airbnb or short-term rental.
What is the resale outlook?
Strong due to limited supply (only 24 units), hard title status, completed building, and Koh Pich’s position as Phnom Penh’s premier luxury district. Ultra-luxury segment prioritizes capital preservation. See our exit strategy guide.
Is the project completed?
Yes. Morgan Tower was completed in 2022 and is ready for immediate occupancy or rental. This eliminates construction risk and provides hard title ownership (rare for ultra-luxury). See our banking guide.
Exit Strategy Options
Investor Essentials (Foreign Buyers)
Explore Similar Projects
Important Disclaimers
- Prices: Indicative resale prices, subject to availability.
- Yields: Gross estimates for ultra-luxury segment. Net lower after costs.
- Foreign ownership: Per 2010 law, subject to quota.
- Due diligence: Independent advice recommended for high-value purchases.
Last verified: 2026-01-14. Ultra-luxury resale inventory is extremely limited.
Ready to Explore Morgan Tower Star Palace?
One of Phnom Penh’s most exclusive residential offerings. Only 24 ultra-luxury penthouses with hard title ownership. Get availability, pricing, and answers to your questions.
Development Details
| Developer | Morgan Group |
| Property Type | Apartment |
| Location | Phnom Penh |
| Total Units | 700 |
| Price Range | $185,000 - $3,500,000 |
| Expected Completion | Q4 2022 |
| Current Status | Completed |
| Posted Date | November 23, 2025 |
| Development ID | #246 |