Best Condos for Foreign Investors in Phnom Penh 2026

Phnom Penh’s condominium market is entering 2026 with a clearer investment landscape than it has offered for several years. The post-COVID correction has largely worked through the system. Developer supply has become more selective. And the tenant demand base, driven by a growing expatriate population, returning international businesses, and a recovering tourism sector, is deepening in the districts that matter most to foreign investors. For buyers considering a Cambodia allocation this year, the timing is well-placed, and the shortlist of projects worth serious attention is relatively straightforward to build.

This article covers the six strongest condominium opportunities currently available for foreign buyers in Phnom Penh in 2026, ranging from a near-completed BKK1 tower with immediate rental income potential, through to landmark pre-sale towers that are already commanding strong early sales momentum. Entry prices, yield expectations, ownership structure, and developer credibility are all examined for each project.

Why 2026 Is a Considered Entry Point for Phnom Penh Property

The case for Phnom Penh condominiums in 2026 is not built on speculation. It rests on a set of observable conditions: a capital city with a growing expatriate population generating consistent rental demand in the BKK1 and BKK3 districts, a developer market that has consolidated around builders with proven completion records, and a legal ownership framework that gives foreign buyers clear, registered freehold title to their units.

BKK1 remains the benchmark address for international tenants in the city. Embassy staff, senior NGO professionals, corporate executives, and international school families consistently pay $700 to $850 USD per month for quality one-bedroom units in the district, with larger apartments commanding proportionally higher rents. That tenant profile, stable, well-paid, and strongly preferring quality managed buildings, supports the 6% to 9% gross yields that make Phnom Penh’s central condominium market so compelling by international comparison.

For buyers who have been watching the market, 2026 offers an interesting combination. Near-completed projects offer immediate rental income with no construction wait. Pre-sale towers from proven developers allow entry at pricing that will not be available post-completion. Both positions are valid depending on the investor’s timeline and income priorities.

Time Square 302 (TS302): Immediate Income in BKK1

Time Square 302, also known as Time Square 6, is the most time-sensitive opportunity on this shortlist. The tower is a BKK1 residential skyscraper developed by Megakim World Corp, approaching handover in early 2026. For investors whose priority is getting a quality unit into the rental market without waiting through a multi-year construction period, this is the project to focus on first.

Riel Property holds exclusive resale units at TS302, specifically made available for foreign investors seeking prime BKK1 access. These are not off-plan commitments. They are units in a building that is effectively complete, in Phnom Penh’s strongest-performing expat rental district, available for purchase now, with a clear and immediate path to rental income. That combination is unusual in the current market, where most new inventory is pre-sale and two to three years from handover.

BKK1’s tenant demand is not seasonal or speculative. The embassy cluster, the concentration of international NGO headquarters, the proximity to international schools and premium restaurants, and the district’s long-established reputation as Phnom Penh’s prime international address all combine to produce a tenant pool that is consistently active throughout the year. Gross yields based on BKK1 comparable data sit in the 6% to 8% range, with well-managed units in quality buildings at the upper end of that band.

• Location: BKK1, Phnom Penh
• Status: Near completion, handover imminent
• Gross Yield: 6–8% (BKK1 comparables)
• Key Advantage: Exclusive resale units via Riel Property, immediate rental income potential
• Ownership: Freehold strata title

For any investor who has been waiting to enter the Phnom Penh market, TS302 removes the most common reason for delay. The building is ready. The location is prime. Contact Riel Property directly for verified unit packs, current availability, and yield projections based on comparable BKK1 rental data.

UC88 Wyndham Garden BKK1: Branded Hospitality in the Heart of the City

UC88 Wyndham Garden is one of the most distinctive projects on the 2026 shortlist. Positioned in BKK1 and scheduled for delivery in September 2026, it combines branded hotel infrastructure with freehold residential condominiums, under the internationally recognised Wyndham Garden flag. For foreign investors, the Wyndham branding adds a layer of operational credibility and international visibility that most standalone condominium developments cannot offer.

Branded residences and hotel-affiliated condominiums consistently outperform standard condominium stock on short-stay rental income, primarily because they benefit from the parent brand’s reservation systems, international marketing reach, and standardised quality expectations. For buyers targeting the premium short-stay or serviced apartment rental market in Phnom Penh, UC88 offers access to that infrastructure from a BKK1 address, with a September 2026 delivery timeline, making it one of the closest-to-completion new-build opportunities currently available in the district.

• Location: BKK1, Phnom Penh
• Brand: Wyndham Garden (international hospitality brand)
• Delivery: September 2026
• Key Advantage: Branded hotel management, short-stay and serviced rental potential
• Ownership: Freehold strata title

Time Square 11 (TS11): The Value Entry Point in Central BKK3

Time Square 11 is Megakim World Corp’s most recent launch, and for investors seeking maximum capital efficiency at entry, it is the project that makes the arithmetic work most clearly. A 39-floor premium tower on Street 113 in BKK3, the building sits approximately five minutes from BKK1 and within comfortable walking distance of the Russian Market at Toul Tom Poung. Central access without the BKK1 price premium is the core proposition.

Units start from approximately $45,000 USD, fully finished and furnished, with freehold strata title ownership. The payment structure is deliberately accessible for overseas buyers: 20% at contract, 1% per month across a 35-month construction period, and 45% at key handover, targeted for June 2029. That structure allows an investor to lock in today’s pre-sale pricing while spreading the capital outlay across three years of construction, a model that suits buyers who are building a Cambodia position alongside other commitments rather than deploying a single large lump sum.

The BKK3 rental market is supported by a growing ecosystem of cafés, international restaurants, co-working spaces, and expat-oriented retail that makes the district increasingly attractive to the digital nomad and younger professional tenant segment. Gross yields in the area track BKK1 closely, at 6% to 8%, with the lower entry price producing stronger yield-on-cost metrics for investors buying at today’s pre-sale levels.

• Location: BKK3 / Chamkarmon, Phnom Penh
• Developer: Megakim World Corp
• Floors: 39 storeys, 390 units
• Starting Price: From ~$45,000 USD (fully furnished)
• Payment Plan: 20% at contract, 1%/month x 35 months, 45% at handover
• Completion: June 2029
• Gross Yield: 6–8%
• Ownership: Freehold strata title

Time Square 9 Gatsby (TS9): Art Deco Prestige in BKK1 at Pre-Launch Pricing

Time Square 9 Gatsby is the most architecturally distinctive project in the current Megakim World Corp pipeline. A 36-storey art deco-influenced tower on Street 278 in BKK1, TS9, is at the pre-launch stage with pricing currently set at approximately $1,700 USD per square metre, which represents a 30% to 50% discount relative to equivalent completed BKK1 stock. That gap is the investment thesis in a single number.

The project offers 500 units across a range from one-bedroom apartments starting at approximately $88,000 USD through to four-bedroom units at 186 square metres from $455,000 USD. The rooftop wellness facilities, gym, and panoramic city views position TS9 firmly in the premium segment, targeting the senior expatriate and professional tenant profile that consistently drives BKK1’s strongest rental rates. Completion is targeted for approximately 2029, with flexible payment terms available at the pre-launch stage.

For investors who want BKK1 exposure but are reluctant to pay completed-building premiums, TS9 at pre-launch pricing offers the most direct route into the district’s top tier at a meaningful discount to where the market will price this asset at completion.

Gato Tower: Landmark Mixed-Use at the Top of BKK1

Gato Tower is a different scale of proposition entirely. At 67 floors and 297 metres, it will be among the tallest buildings in Cambodia upon completion, rising from a prime position on Norodom Boulevard at Street 334 in BKK1. Backed by MIRAKU Capital with Japanese-Cambodian funding, the tower combines luxury residences, a hotel component, and commercial space in a genuinely mixed-use structure that is rare in the Phnom Penh market at this specification level.

The integrated hotel and commercial elements are not cosmetic. They create a self-contained amenity ecosystem within the building that supports consistent occupancy, reduces vacancy sensitivity in standalone residential towers, and positions units in the premium rental segment that commands the city’s highest per-square-metre rents. Riel Property holds exclusive resale units at Gato Tower, providing foreign investors with access to the project outside the standard developer queue.

For investors whose benchmark is not the Phnom Penh market average but rather the top end of what the city’s premium residential sector can deliver, Gato Tower is the project that anchors the high end of this shortlist.

• Location: Norodom Boulevard / Street 334, BKK1
• Height: 67 floors, 297 metres
• Type: Mixed-use: luxury residences, hotel, commercial
• Backing: MIRAKU Capital (Japanese-Cambodian)
• Status: Showroom open, construction advancing
• Key Advantage: Exclusive resale units via Riel Property, landmark BKK1 address
• Ownership: Freehold strata title

J Tower 3: Phnom Penh’s Tallest Residential Address

J Tower 3 rises 77 floors and 310 metres above Tonle Bassac in the Chamkarmon district, making it the tallest residential tower in Phnom Penh. With 360 units across three-bedroom configurations of 166 to 178 square metres, priced at approximately $1,853 USD per square metre, J Tower 3 is a large-format luxury product aimed squarely at buyers for whom scale, views, and address prestige are the primary criteria.

At 70% sold with construction at 18% progress and a 2028 completion target, the sales momentum confirms that this is not a speculative vanity project. The reinforced concrete construction specification, combined with the building’s hard title structure and the Tonle Bassac district’s growing reputation as a premium residential address, provides the structural and legal confidence that buyers in the luxury segment rightly require. Riel Property holds exclusive resale units, offering international buyers a direct path into one of the city’s most significant residential towers without navigating the developer’s primary sales process.

• Location: Tonle Bassac / Chamkarmon, Phnom Penh
• Height: 77 floors, 310 metres (tallest residential in Phnom Penh)
• Units: 360 total, 3-bedroom configurations (166–178 sqm)
• Price per sqm: ~$1,853 USD
• Completion: 2028
• Sales Progress: 70% sold
• Key Advantage: Exclusive resale units via Riel Property, penthouse-level views
• Ownership: Hard title

Full Comparison: Six Projects for Foreign Buyers in 2026

Matching the Right Project to the Right Buyer

No single project on this list is the right answer for every buyer. The most important variable is not the building itself but the alignment between the project’s characteristics and the investor’s actual objectives.

For Immediate Income: TS302

Buyers who want a tenanted property generating income as quickly as possible should focus on TS302 first. The building is effectively complete, the location is prime BKK1, and Riel Property holds exclusive resale units that can move from purchase to the rental market rapidly. This is not available at most other projects on this list, where completion is two to three years away.

For Branded Hospitality Returns: UC88 Wyndham Garden

Buyers targeting the short-stay or serviced apartment market with the benefit of international brand infrastructure should prioritise UC88. Delivery in September 2026 means income generation begins within months of purchase, and the Wyndham Garden affiliation provides the marketing and management infrastructure that maximises occupancy rates in that segment.

For Capital Efficiency and Staged Payments: TS11

Buyers with a defined budget who want maximum value per dollar invested, with a manageable payment structure during construction, should focus on Time Square 11. The $45,000 entry point, fully furnished freehold unit, and 35-month instalment plan make this the most accessible project on the list for first-time Cambodia investors or those building a portfolio position incrementally.

For BKK1 at Pre-Completion Pricing: TS9 Gatsby

Buyers who specifically want BKK1 exposure but are not willing to pay completed-building prices should act on TS9 Gatsby at the pre-launch stage. The 30% to 50% discount to comparable completed stock in the district is the window that closes as construction progresses. Megakim’s completion record across nine-plus projects reduces the delivery risk associated with pre-launch pricing elsewhere.

For Landmark Luxury: Gato Tower and J Tower 3

Buyers at the premium end of the market, for whom address prestige, architectural distinction, and the top tier of the Phnom Penh rental segment are the priorities, should evaluate both Gato Tower and J Tower 3. Both offer exclusive access to resale units through Riel Property, bypassing the standard developer queue for buyers who are ready to move.

Why Buying Through Riel Property Makes a Measurable Difference

Several of the projects on this list, most notably TS302, Gato Tower, and J Tower 3, are available to foreign buyers through Riel Property on an exclusive resale basis. That exclusivity is not a marketing term. It means that certain units are not available through the developer’s standard sales channels and can only be accessed via Riel Property’s platform, giving buyers a faster and cleaner path to purchase in projects that have already reached high sell-through rates.

Beyond access, the Riel Property model is structured around what overseas buyers actually need after the purchase, not just before it. Unit selection advice within each building, remote purchase coordination including Power of Attorney pathways, handover snagging support, furniture pack management, tenant placement, and ongoing ownership reporting are all part of the service. Most agencies and developers treat the sale as the endpoint. Riel Property treats it as the beginning.

For investors purchasing from the UK, Europe, Australia, Russia, the Middle East, or anywhere else outside Cambodia, that continuity of support through the full ownership journey is not a nice-to-have addition. It is the practical difference between a Cambodia investment that performs and one that underperforms due to avoidable post-purchase issues.

To access verified unit packs, current pricing, yield projections, and developer documentation for any of the projects in this article, visit Riel Property and speak with the team directly.