7 Makara
Phnom Penh, Cambodia
Central commercial district - Olympic Stadium area, major boulevard connectivity, mixed commercial and residential character, and a more affordable central entry point.
This guide is built for foreign investors and buyers exploring 7 Makara (Prampir Makara) as an investment district. It covers pricing, yields, tenant demand, risks, and practical guidance for this central but commercially mixed area of Phnom Penh.
All pricing and yields are indicative
About 7 Makara
7 Makara (Prampir Makara) is a central Phnom Penh district that sits between the historic Daun Penh to the north and the wider Chamkar Mon district to the south. It is named after the date of the fall of the Khmer Rouge (7 January 1979) and covers a commercially active area anchored by the Olympic Stadium, major boulevards, and traditional market zones.
Unlike the polished residential character of BKK1 or the institutional feel of Tonle Bassac, 7 Makara is predominantly commercial and mixed-use. Monivong Boulevard, one of Phnom Penh's main north-south arteries, runs through the district carrying heavy commercial traffic. The streets around Veal Vong Market and Orussey Market are busy trading zones with traditional shophouse architecture and ground-floor retail.
The Olympic Stadium precinct provides the district's most recognisable landmark. Originally built in the 1960s by renowned architect Vann Molyvann, the complex includes the stadium, a swimming pool, and surrounding sports facilities. The area around the stadium attracts a mix of local recreation, events, and commercial activity that differentiates it from purely residential districts.
For foreign investors, 7 Makara presents a central-city value proposition with significant micro-location risk. Entry pricing is below the prime districts, and the central positioning offers strong transport connectivity. However, street-level quality varies dramatically - the same district contains polished boulevard-facing developments and traditional low-rise commercial streets. Careful micro-location selection is essential, and foreign-eligible condo stock is more limited than in BKK1 or Tonle Bassac.
General information only - not legal or tax advice. Pricing and yields are indicative and vary by project and street. Last updated: March 2026.
Why Consider 7 Makara
7 Makara's investment case centres on central positioning, commercial tenant access, and lower entry versus prime districts. A practical rather than premium play.
Central City Positioning
7 Makara sits at the geographic heart of Phnom Penh. Monivong Boulevard, Kampuchea Krom Boulevard, and Mao Tse Tung Boulevard provide direct connectivity to every major district. This central access supports tenant convenience and commercial activity.
Lower Entry Than Prime Districts
At $1,200-$2,400/sqm, 7 Makara offers central positioning at roughly 30-50% below BKK1 pricing. For investors seeking city-centre access without premium-district premiums, this represents a meaningful cost advantage.
Commercial Tenant Base
The district's commercial character attracts a different tenant profile from residential districts. Small business operators, traders, service industry workers, and young professionals drawn to the central location and more affordable rents than neighbouring BKK1.
Olympic Stadium Precinct
The Vann Molyvann-designed Olympic Stadium is a heritage and community anchor. The surrounding area has development potential as Phnom Penh continues to invest in its cultural and sports infrastructure. Proximity to this precinct adds character to nearby developments.
The Olympic Stadium in 7 Makara was designed by Vann Molyvann, Cambodia's most celebrated architect. Built in the 1960s, it is considered a masterpiece of New Khmer Architecture and one of the most significant modernist buildings in Southeast Asia. The complex is undergoing restoration and redevelopment.
Buying remotely in 7 Makara? We provide after-sales support for overseas buyers, covering handover coordination, furnishing options, and tenant placement to minimise void periods.
Market Snapshot
How 7 Makara compares within the Phnom Penh market. All pricing is indicative.
| District | Price/sqm | Gross Yield | Primary Demand | Liquidity |
|---|---|---|---|---|
| BKK1 | $2,600-$4,500 | 5-7% | Expat / diplomatic | Strong |
| Tonle Bassac | $2,200-$3,800 | 5-7% | Corporate / NGO | Good |
| Daun Penh | $1,800-$3,500 | 5-7% | Heritage / mixed | Moderate |
| 7 Makara | $1,200-$2,400 | 6-8% | Commercial / mixed | Limited |
| Tuol Kork | $1,400-$2,600 | 6-8% | Domestic families | Moderate |
| Chamkar Mon | $1,800-$3,200 | 5-8% | Mixed / cultural | Moderate |
Who Rents in 7 Makara
Cambodian professionals working in the commercial corridor who value central access and competitive rents compared to BKK1.
Budget-conscious tenants drawn to the central location, university proximity, and diverse food and retail options.
Traders, service providers, and entrepreneurs in the Orussey and Veal Vong market areas who prefer to live near their businesses.
A smaller segment of cost-conscious expats who trade lifestyle polish for central access and significantly lower rents.
Who Buys in 7 Makara
The primary buyer segment. Local families and professionals purchasing for personal use in a familiar, centrally connected area.
Investors targeting higher gross yields through lower entry pricing and commercial tenant demand. Accepting higher micro-location risk.
Shophouse and ground-floor commercial buyers (local structures required). The commercial character of 7 Makara creates ongoing demand for retail and office space.
All figures are indicative market ranges. Do not use as the sole basis for investment decisions. See the Phnom Penh district comparison for more detail.
Living in 7 Makara
What tenants and residents need to know about the district.
Dining and Street Food
7 Makara's dining scene is dominated by local Khmer food rather than international restaurants. The Orussey Market area and streets around Veal Vong offer excellent and affordable street food. Some newer cafes and restaurants have appeared along the main boulevards, but this is not a dining destination in the BKK1 sense. For investor purposes, the affordability and variety of local food supports tenant satisfaction at lower rent points.
Markets and Shopping
Orussey Market is one of Phnom Penh's busiest wholesale and retail markets. Veal Vong Market serves the local residential community. For modern retail, AEON Mall 1 is roughly 15 minutes away. The district is commercially self-sufficient for daily needs but lacks the premium retail found in BKK1 or near Diamond Island.
Health and Wellness
Several private clinics operate within the district. Royal Phnom Penh Hospital and Calmette Hospital are within easy driving distance in neighbouring Tuol Kork and Daun Penh. The Olympic Stadium complex provides public sports and recreation facilities that support an active lifestyle.
Connectivity
Monivong Boulevard and Kampuchea Krom Boulevard provide direct north-south and east-west connectivity. BKK1 is roughly 5-10 minutes south. Daun Penh and the Riverside are 5-10 minutes north. Traffic congestion on major boulevards during peak hours is significant. Well served by Grab and PassApp.
Education
Several Cambodian universities and vocational institutions are within or near the district. International school options require a short drive to BKK1, Tonle Bassac, or Tuol Kork. The university presence contributes to student rental demand in nearby accommodation.
Ownership Costs
Ongoing costs (management fees, utilities, insurance) and transaction costs (transfer tax, stamp duty, legal fees) vary by building and project. Cambodia's ownership costs are often low by regional standards, but policies can change. Always confirm all figures in writing before committing. See the full ownership cost breakdown guide.
Location and Amenities
Approximate area map. Distances from the centre of 7 Makara.
Olympic StadiumCentral 7 Makara
Vann Molyvann's iconic 1960s stadium complex. Public sports facilities, events space, and a major urban landmark. The surrounding area has development potential as the precinct is restored and upgraded.
Orussey MarketWithin the district
One of Phnom Penh's busiest wholesale and retail markets. Anchors the commercial activity in the eastern part of the district. The market generates foot traffic and supports the local economy.
Monivong BoulevardNorth-south through district
Phnom Penh's primary commercial boulevard. Banks, offices, hotels, and retail line this major artery. Boulevard-facing properties typically command higher values and tenant demand than side-street locations.
BKK1 / Embassy Quarter~5-10 min south
Phnom Penh's premier residential and diplomatic district. 7 Makara's southern border is close to BKK1, giving residents access to BKK1 amenities without BKK1 pricing.
Techo International Airport~40 min south
Cambodia's new international gateway (inaugurated October 2025). Accessed via major southern arterials from 7 Makara's central position.
HospitalsNearby districts
Royal Phnom Penh Hospital and Calmette Hospital are within 10-15 minutes. Multiple private clinics within the district provide everyday medical access.
Distances are approximate and depend on traffic. Specific project locations may vary.
Monivong Boulevard, which runs through 7 Makara, is one of the longest and busiest commercial streets in Phnom Penh. It connects the city from north to south and serves as the backbone of commercial activity in central Phnom Penh. Boulevard-facing properties in 7 Makara typically attract stronger tenant demand than side-street locations.
Risks and Considerations
Significant micro-location variance
7 Makara has the widest quality gap between best and worst streets of almost any central district. Boulevard-facing modern developments can be genuinely good investments. Side streets just 100 metres away may have very different character and tenant appeal. Due diligence on exact location is critical.
Limited foreign-eligible stock
Foreign-eligible condominium stock is more limited in 7 Makara than in BKK1, Tonle Bassac, or Tuol Kork. The district is dominated by shophouses and older commercial buildings. Newer developments with strata title are growing but remain a smaller share of the market. See the strata title guide.
Noise and congestion
Major boulevards carry heavy traffic and commercial activity. Noise levels on Monivong and Kampuchea Krom can affect residential appeal, especially on lower floors. This is a consideration for both tenant satisfaction and rental positioning.
Developing exit liquidity
The secondary market for foreign-titled condos in 7 Makara is less established than in prime districts. Resale timelines may be longer and buyer pools smaller than BKK1 or Tonle Bassac. See the exit strategy guide.
Regulatory and tax changes
Cambodia introduced capital gains tax rules from January 2026, but implementation for immovable property has been postponed until 1 January 2027. Always confirm current position with a qualified adviser. See the taxes and fees guide.
Frequently Asked Questions
Is 7 Makara a good area to invest in Phnom Penh?
7 Makara offers central positioning at lower entry pricing than prime districts. $1,200-$2,400/sqm with indicative yields of 6-8% represents a value play within the city centre. Micro-location selection is critical - quality varies street by street. See the district comparison guide.
What rental yields can I expect in 7 Makara?
Indicative gross yields range from 6-8% depending on unit type, building quality, and boulevard proximity. Net yields are typically 1.5-2% lower. Boulevard-facing modern units tend to outperform. See the rental management guide.
Can foreigners buy property in 7 Makara?
Yes. Foreigners can own strata-titled condominium units (first floor and above) in their own name. Foreign-eligible stock in 7 Makara is more limited than in BKK1 or Tonle Bassac. Always verify title type before purchasing.
What are the risks of investing in 7 Makara?
Micro-location variance, limited foreign-eligible stock, boulevard congestion, and developing exit liquidity are the main considerations. Street-by-street quality differs more than in any other central district. See the due diligence checklist.
How does 7 Makara compare to Daun Penh?
Both are central, commercially mixed districts with similar challenges. Daun Penh has stronger heritage character and Royal Palace proximity. 7 Makara offers the Olympic Stadium anchor, broader boulevard connectivity, and generally slightly lower entry pricing. Both require careful street-level selection.
What support is available after I buy in 7 Makara?
We stay involved after purchase to support owners, not just sales. Our support covers handover coordination and snagging, furniture pack sourcing, and tenant placement to minimise void periods. Local bank account guidance, insurance options, and Power of Attorney coordination are available via trusted on-the-ground partners. See the full after-sales support details.
Can I pay with cryptocurrency (USDT)?
We can accept USDT (crypto) for applicable service fees where permitted. Network and processing fees may apply, and KYC/AML checks are required. Payment instructions are provided in writing. This does not apply to the property purchase price itself unless explicitly confirmed.
Nearby Areas
Daun Penh
MixedBorders 7 Makara to the north. Historic city centre with Royal Palace, Central Market, and colonial heritage character. Similar commercial mix but stronger tourism presence.
→Chamkar Mon
MaturingBorders to the south. The wider administrative district containing BKK1, Tonle Bassac, and Toul Tom Poung. More residential character and stronger foreign-investor infrastructure.
→Tuol Kork
MaturingNorth-west of 7 Makara. Residential growth district with stronger domestic demand, medical corridor, and family-oriented tenant base.
→Relevant Guides
Recommended Reading
Insight, analysis, and practical guides for Cambodia property investors.
Best Areas to Invest in Phnom Penh (2026)
District-by-district comparison of pricing, yields, and tenant demand across the capital's key investment zones.
Strata Title Ownership in Cambodia Explained
How foreign ownership works, what strata title means, and the legal framework protecting your investment.
Rental Management in Phnom Penh
What to expect from management companies, typical fees, vacancy rates, and how to protect your net yield.
Exit Strategy - Selling a Cambodia Condo
Realistic timelines, secondary market dynamics, capital gains tax, and practical tips for resale positioning.
Interested in 7 Makara Property?
Project recommendations, pricing, payment plans, and answers to your questions about Phnom Penh's central commercial district.
Remote ownership support available (handover, setup, and letting assistance).
Fast reply. No obligation. All information should be confirmed in writing; subject to change; professional advice recommended.