G.A.T.O Tower BKK1 | Japanese Luxury Condo and Hotel, Phnom Penh
About This Development
G.A.T.O Tower BKK1 | Japanese Luxury Condo and Hotel, Phnom Penh
$100 million Japanese-Cambodian mixed-use tower on Street 334, BKK1. 67 floors (296.5m) housing 472 luxury condos and 238 high-end hotel rooms (710 units total). Designed by Shin Takamatsu Architect and Associates (Japan). Freehold hard title, foreign eligible. Penthouses on floors 63-66 with up to 5m ceilings, wellness hub with Japanese onsen on 48F, infinity pool and sky bar on 67F. Managed by WH Living and Properties. Construction Q1 2026, completion 2030.
G.A.T.O Tower for Sale in BKK1, Phnom Penh
This is an off-plan luxury condominium and hotel development for sale in BKK1, Phnom Penh, with foreign ownership eligible freehold hard title (strata, above ground floor, subject to quota).
G.A.T.O Tower is in pre-sale. All pricing, yields, floor counts, and specifications are indicative until officially confirmed. 710 units: 472 condos and 238 hotel rooms.
G.A.T.O Tower is BKK1’s most ambitious new launch – a $100 million, 67-storey (296.5m) mixed-use landmark on Street 334 near Norodom Boulevard. A Japanese-Cambodian joint venture by MIRAKU Capital, designed by Shin Takamatsu Architect and Associates (Japan). The tower houses 472 luxury condos plus 238 high-end hotel rooms (floors 9-26), creating a “vertical city” with hospitality services for residents. Sky Crown on 67F with infinity pool and sky bar. Wellness hub on 48F with Japanese onsen. Penthouses on floors 63-66 with ceilings up to 5m. Freehold hard title. From $90,000 (~$2,900-3,700/sqm). BKK1 luxury yields typically 6.0-8.0% gross. The hotel component may support serviced rental options and stronger tenant demand.
Target buyer: International investors and high-net-worth buyers seeking a landmark BKK1 address with Japanese design standards and integrated hotel services. Long-hold investors with a 2030 completion horizon.
Deal Pack (Pre-Sale Access) – click to view what you’ll receive
- Priority unit selection and confirmed pricing
- Pre-sale payment plan options
- Floor plans and unit configurations
- Hotel component details and rental programme (if available)
- Foreign ownership eligibility summary
- SPA checklist and due diligence pack
- Typically same day (business hours): Full pre-sale pack sent.
- Usually within 1 business day: Team follow-up with unit options.
- No pressure: Take your time.
Amenities
G.A.T.O Tower is designed as a “vertical city” across 67 floors (296.5m). Each zone has a distinct purpose, from hotel hospitality to wellness and sky-level entertainment. 472 condos plus 238 hotel rooms, managed by WH Living and Properties with Japanese oversight.
The Sky Crown (67F)
Wellness and Business Hub (48F)
Executive Living (61F-66F)
Building Services
Why BKK1?
G.A.T.O Tower sits on Street 334 near Norodom Boulevard – one of BKK1’s most prestigious addresses. Phnom Penh’s undisputed premium district: Phnom Penh hosts around 29 embassies, many clustered in BKK1 and nearby districts. Home to international schools, premium dining and the strongest rental demand in Cambodia.
Tenant profile: Diplomats, corporate executives, high-net-worth expats
Rental demand: Strongest in Phnom Penh – $400-$5,000/month range
Key draws: Embassy cluster (many of PP’s ~29), AEON Mall 1, international schools, Bassac Lane
Land values: Exceeding $7,000/sqm – severely limited new supply
Character: Phnom Penh’s crown jewel – 1.4 sqkm special district
Location Map
G.A.T.O Tower is located on Street 334, near Norodom Boulevard, BKK1. Approximate area map.
Developer: MIRAKU Capital and Development
MIRAKU Capital and Development Co., Ltd is a Japanese-Cambodian joint venture chaired by Nagato Daiko. The company brings together Japanese construction standards and Cambodian market expertise. G.A.T.O Tower is designed by Shin Takamatsu Architect and Associates, a renowned Japanese architectural firm. Property management by WH Living and Properties Co., Ltd with Japanese oversight.
MIRAKU Capital is a new developer without a completed project track record in Cambodia. The $100M investment and appointment of renowned Japanese architect Shin Takamatsu signal serious intent, but this is a first project. Investors should conduct thorough due diligence on the developer’s financial backing, construction partnerships and project guarantees. See developer track record guide.
Annual Holding Costs
Transfer tax ~4% of property value. See taxes and fees guide and hidden costs guide.
Unit Types and Pricing
G.A.T.O Tower comprises 710 units in total: 472 luxury condominiums and 238 high-end hotel rooms. Condos span floors above the hotel (9-26F), with penthouses on floors 63-66 featuring double-height ceilings up to 5m. Sizes range from 31 sqm studios to 420+ sqm penthouses.
Unit Overview (Pre-Sale)
| Type | Beds/Bath | Size | Price | ~$/sqm |
|---|---|---|---|---|
| Studio | 1/1 | 31 sqm | $90,000 | ~$2,903 |
| 1-Bedroom | 1/1 | 45 sqm | $140,000 | ~$3,111 |
| 2-Bedroom | 2/2 | 79 sqm | $290,000 | ~$3,671 |
| 3-Bedroom | 3/2 | 111 sqm | $360,000 | ~$3,243 |
| Penthouse (63-66F) | 6/4 | 420 sqm | POA | TBC |
Note: 472 condo units total. Sizes range from 31 sqm to 420+ sqm. Hotel component (238 rooms, floors 9-26) is separate. Pricing per realestate.com.kh – confirm current availability directly. Pre-sale pricing may offer upside versus completion pricing, though outcomes vary by market conditions.
Rental and Yields
BKK1 commands the highest rental demand in Phnom Penh. The integrated 238-room hotel (floors 9-26) at G.A.T.O Tower may support serviced rental options and stronger occupancy, though terms are TBC.
BKK1 luxury gross yields: ~6.0-8.0%
BKK1 rental range: $400-$5,000/month (size and quality dependent)
G.A.T.O Tower GRR: TBC – confirm with MIRAKU
Hotel component: May support serviced rental programme
Illustrative only. Net yields lower after costs. Actual rents depend on unit type, floor, furnishing and market conditions. Completion 2030 – market conditions may change significantly.
Regional Comparison: Why Cambodia?
Cambodia remains one of Southeast Asia’s most undervalued property markets. Read: Why Cambodia for freehold investment →
Mature, lower yields
Emerging, highest yields
Strong growth, leasehold
Historic benchmark ranges for prime CBD new-builds (2024 data). Emerging markets carry higher risk.
Can Foreigners Own This?
Yes. Freehold hard title (strata) above ground floor, subject to the 70% foreign ownership quota per Cambodian law.
Ownership: Freehold hard title (strata)
Floors: First floor and above
Quota: Max 70%
Requirements: Valid passport
Transfer: Can sell, inherit, or transfer
Learn more: Strata Title Guide · Foreign Buyer Guides
Is This Right For You?
✓ This suits investors who want:
A landmark BKK1 address designed by a renowned Japanese architect. 472 condos plus 238-room integrated hotel with potential serviced rental programme. $100M backing from a Japanese-Cambodian partnership. Japanese onsen and wellness hub on 48F. Infinity pool and sky bar on 67F. Freehold hard title in Phnom Penh’s strongest rental district. Premium penthouses (63-66F) with double-height 5m ceilings and up to 420 sqm. Japanese construction standards and management oversight. Long-hold investment with a 2030 completion horizon.
✗ This may not suit investors who:
Need immediate rental income (completion 2030). Prefer developers with completed project track records. Want GRR terms confirmed before committing. Are uncomfortable with a 4+ year construction timeline. Prefer smaller, proven developments. Are concerned about 710-unit supply volume in a single tower. Want a low entry price outside BKK1 luxury segment.
Risk and Mitigations
MIRAKU Capital has no completed projects in Cambodia. The $100M investment and Japanese architect appointment signal intent, but first-project risk is real. Conduct thorough due diligence. See developer track record guide.
Construction Q1 2026, completion 2030. A 67-storey, 296.5m tower with 710 units is a complex, multi-year build. Market conditions, costs and demand may change significantly over 4+ years. See due diligence checklist.
67 floors (296.5m) with 710 units is an exceptionally ambitious build for BKK1. Large-scale projects carry higher execution risk. Confirm construction milestones and progress regularly.
Multiple premium launches in BKK1 (Le Conde 2, Time Square 9). Increased luxury supply could affect rental rates and resale values by 2030.
USD widely used in Cambodia. Capital gains tax rules have been subject to timing changes – for immovable property, has been deferred previously and timing remains subject to change. Confirm with your adviser. Taxes guide.
Independent lawyer review strongly recommended for SPA. Transfer tax ~4%. Due diligence checklist.
Frequently Asked Questions
Can foreigners buy at G.A.T.O Tower?
Yes. Freehold hard title (strata) above ground floor, subject to the 70% foreign ownership quota. Strata title guide.
What is the estimated rental yield?
BKK1 luxury condos typically deliver 6.0-8.0% gross. The integrated hotel component may support serviced rental options. GRR terms TBC. See rental management guide.
When will G.A.T.O Tower be completed?
Construction scheduled Q1 2026, targeted completion 2030. A 67-storey (296.5m) tower with 710 units is a major build – confirm timeline and milestones directly with MIRAKU.
Who is the developer?
MIRAKU Capital and Development Co., Ltd – a Japanese-Cambodian joint venture chaired by Nagato Daiko. 710 units across 67 floors (296.5m). Designed by Shin Takamatsu Architect and Associates (Japan). Managed by WH Living and Properties Co., Ltd. This is MIRAKU’s first project in Cambodia – conduct thorough due diligence. See developer track record guide.
How many floors does G.A.T.O Tower have?
67 floors (296.5m). 710 total units: 472 luxury condos and 238 hotel rooms (floors 9-26). Penthouses on floors 63-66.
What is the pricing?
Studios from $90,000 (31 sqm), 1-beds from $140,000 (45 sqm), 2-beds from $290,000 (79 sqm), 3-beds from $360,000 (111 sqm). Penthouses POA (420 sqm). Price per sqm ranges from approximately $2,900-$3,700. Confirm current availability and pricing directly.
What makes this different from other BKK1 condos?
Japanese architect (Shin Takamatsu), 296.5m height, integrated hotel (238 rooms, floors 9-26), $100M investment, penthouses with 5m ceilings (63-66F), wellness hub with onsen (48F), infinity pool and sky bar (67F), 10 levels of parking. Positioned as a landmark rather than standard residential tower. BKK1 guide.
What is the estimated price per sqm?
TBC. The from ~$90,000 entry price is listed on realestate.com.kh but price per sqm varies significantly by unit type, floor level and configuration. BKK1 new-build comps range from ~$1,700/sqm (Time Square 9) to ~$2,424/sqm (Le Conde 2) and higher for ultra-premium. Request the full pricing pack for current G.A.T.O Tower rates. BKK1 guide.
How do I exit or sell?
Freehold strata title – sell to foreigners or Cambodians. BKK1 has the strongest resale liquidity in Phnom Penh. Some investors target uplift between pre-sale and completion, but outcomes are market-dependent. Capital gains tax rules subject to change – confirm timing with your adviser. See exit strategy guide.
Exit Strategy Options
Investor Essentials (Foreign Buyers)
Explore Similar Projects
Important Disclaimers
- Status: Pre-sale. Construction Q1 2026, completion 2030 (targeted).
- Floors: 67 (296.5m). 710 units: 472 condos + 238 hotel rooms.
- Prices: Studios from $90k, 1-beds from $140k, 2-beds from $290k, 3-beds from $360k. Penthouses POA.
- Yields: BKK1 range 6.0-8.0% gross (indicative). Net lower after costs.
- Developer: MIRAKU is a new developer without completed projects. Due diligence essential.
- Foreign ownership: Freehold strata, subject to 70% quota.
Last updated: 14 February 2026. Subject to change.
Interested in G.A.T.O Tower?
BKK1’s tallest tower: 67 floors, 296.5m, 710 units. Japanese architect Shin Takamatsu. Integrated hotel. Freehold hard title. Studios from $90k. Get floor plans, payment plans and unit options.
Development Details
| Property Type | Apartment |
| Location | BKK1 (Boeung Keng Kang 1) |
| Total Units | 472 |
| Price Range | From $90,000 |
| Expected Completion | 2030 |
| Current Status | Pre Launch |
| Posted Date | February 14, 2026 |
| Development ID | #949 |
