Time Square 11 BKK3 | Off-Plan Condo from ~$50k | 11% Yield
Developer: Megakim World Corp
About This Development
Time Square 11 Phnom Penh (also known as Time Castle XI) is a 39-floor off-plan condominium in BKK3, Chamkarmon, Phnom Penh by award-winning developer Megakim World Corp. 390 units across 1 and 2 bedroom layouts (38-75 sqm gross). Entry from $49,168 ($1,299/sqm) with a 10% early bird discount currently available. 🔥 Projected gross rental yield ~11% (~9% net). Strata title confirmed for foreign buyers. Construction expected September 2026, completion June 2029. Full remote setup available for overseas investors.
Officially launched March 4, 2026. This page covers Time Square 11 BKK3 condo pricing, unit types, developer track record, rental yield projections, and foreign buyer considerations. All yield projections are estimates based on BKK3 rental market data and prior Time Square performance – not guaranteed. Off-plan condo for sale in BKK3, Phnom Penh – foreign ownership eligible (strata title).
Time Square 11 Overview (BKK3, Chamkarmon, Phnom Penh)
This page covers Time Square 11 BKK3 condo pricing, unit configurations, payment structure, projected yields, developer track record, and foreign buyer considerations for this Phnom Penh off-plan condo investment.
Time Square 11 (also known as Time Castle XI) is the latest addition to the Time Square series by Megakim World Corp, officially launched March 4, 2026, in BKK3, Phnom Penh. At $1,299/sqm (entry from $49,168), it sits well below Time Square 9‘s BKK1 launch price of ~$1,700/sqm and roughly half the going rate for BKK1 new-builds ($2,500-3,500/sqm). The developer projects 🔥 ~11% gross rental yield (~9% net), backed by BKK3’s growing tenant demand from young professionals and expatriates. Megakim is an award-winning developer (Best Affordable Condo Developer, SE Asia) with a 100% completion rate across all Time Square projects. TS9 sold ~80% of units within one month of launch, TS10 sold ~60%, and Time Square 8 (also BKK3, three streets away) is nearing sell-out. A 10% early bird discount is live now, with a further ~10% price increase expected in September 2026 when construction begins.
Who rents here: Young professionals, expatriates, small families. BKK3 attracts tenants seeking BKK-zone lifestyle at more accessible rents. Russian Market proximity adds strong F&B and retail convenience. Limited high-rise competition in the immediate area supports occupancy.
Remote investors: Full remote setup available – furniture packages, property management, tenant placement, and handover coordination without requiring the buyer to be present in Cambodia.
Sales absorption and launch pricing references are based on developer marketing materials, partner agent briefings, and prior launch snapshots held by Riel Property. Yield projections are estimates, not guarantees. Independent buyers should verify current availability and pricing before reserving.
Deal Pack – click to view what you’ll receive
- Full price list (all unit types and floors, pre- and post-discount)
- Floor plans and unit layouts (all 4 types)
- Payment schedule (35-month installment breakdown)
- Rental yield projections (BKK3 comparable data)
- Foreign ownership summary (strata title process)
- Developer track record pack (TS series performance data)
- Remote setup options (furniture, management, handover)
- SPA review checklist
- Reserve: Select unit and pay reservation fee.
- Contract: SPA signed within 14-30 days.
- Deposit: 20% down payment.
- Construction: 0% interest installments for up to 35 months.
- Handover: Balance at completion (June 2029).
- Remote setup: Furniture, tenant placement, management arranged remotely.
Projected Rental Yield 🔥
🔥 Projected Gross Yield: ~11%
Based on BKK3 rental market data and comparable Time Square project performance. BKK3 benefits from growing tenant demand, limited high-rise supply in the immediate area, and proximity to both BKK1 and Russian Market. Entry pricing at $1,299/sqm supports strong yield ratios against current BKK3 rental benchmarks.
Projected Net Yield: ~9%
After estimated service charges, sinking fund, and property management fees. Net yield assumes professional management with tenant placement. Actual net returns depend on occupancy, rental rates, and running costs at time of handover.
Yield disclaimer
All yield figures are projections only and not guaranteed. Rental income depends on market conditions, occupancy rates, unit condition, and management quality at the time of completion (~2029). BKK3 is an emerging rental market with less track record than BKK1 or Tonle Bassac. Past performance of other Time Square projects does not guarantee future returns. Conduct independent rental market research before committing capital. See due diligence checklist.
Amenities & Building Facilities
Time Square 11 features a dedicated rooftop amenity level with panoramic city views, plus 5 levels of parking and comprehensive building services. Architectural design includes a sky bridge concept flowing through the structure.
Floor Distribution
Rooftop & Lifestyle
Building Services & Security
Why BKK3? Location & Tenant Demand
BKK3 (Boeung Keng Kang 3) is rapidly emerging as a residential extension of the prime BKK zone. Located between BKK1 and Russian Market, it offers central Phnom Penh convenience at significantly lower pricing. The area attracts young professionals, expatriates, and families who want BKK-zone living without BKK1’s premium. Limited high-rise supply in the immediate area supports both rental demand and long-term capital value.
Tenant profile: Young professionals, expats, small families
Rental demand: Growing – limited high-rise competition nearby
Key draws: Russian Market lifestyle, BKK1 proximity, lower rents
Connectivity: ~5 min to BKK1, ~5 min to Russian Market (travel times vary by traffic)
Comparable: Time Square 8 (3 streets away) nearing sell-out
Location Map
Approximate area map (BKK3, Chamkarmon). All distances and travel times are estimates and vary by traffic.
Developer: Megakim World Corp
Megakim World Corp is a Phnom Penh-based developer with a growing portfolio of residential condominiums across Cambodia. The company is the force behind the Time Square series, one of the most recognisable affordable condo brands in the market. Megakim has won Best Affordable Condo Developer in Southeast Asia and maintains a 100% completion rate on all previous Time Square projects.
Time Square Series Sales Performance
Unit Types & Pricing
Time Square 11 offers four unit types across 1 and 2 bedroom configurations. All units include balconies with city views. Design themes are inspired by luxury fashion brands. Net and gross sizes shown – gross includes balcony and common area allocation.
| Type | Beds | Net sqm | Gross sqm | From (early bird) |
|---|---|---|---|---|
| D Type | 1 Bed | 28 | 38 | From $49,168 |
| C Type | 1 Bed | 33 | 45 | POA |
| B Type | 1 Bed | 36 | 50 | POA |
| 2 Bed | 2 Bed | 56 | 75 | POA |
Price list basis: Prices shown are before the 10% early bird discount (discount applied at reservation). Prices are expected to increase by approximately 10% in September 2026 when construction starts.
Recommended stacks: A5 (2 bed) and C2 (1 bed) recommended for optimal views.
Per sqm: From $1,299/sqm (gross) at entry level.
Request full price list with all floors, stacks, and post-discount pricing via the enquiry form.
Payment Plan
Down payment: 20%
Construction installments: 0% interest for up to 35 months
Handover balance: At completion (June 2029)
Early bird: 10% discount available now
Price escalation: ~10% increase expected Sep 2026 (construction start)
No developer financing or mortgage required during construction. The 0% interest installment structure is designed for international investors who can spread payments over the build period. Final payment terms confirmed at reservation.
Indicative Holding Costs
Estimated ongoing costs for unit owners. Confirm exact rates at handover.
Regional Price Comparison
Indicative benchmark ranges for prime new-builds (varies by building and micro-area). Sources: DDProperty, dotproperty.com.vn, Realestate.com.kh. Benchmarks shown for orientation only; verify against current listings. Last checked: March 2026. Emerging markets carry higher risk – conduct independent due diligence.
Full Remote Setup for Overseas Investors
Time Square 11 supports a complete remote investment process. Overseas buyers do not need to be present in Cambodia for any stage of the purchase, handover, or rental process.
Foreign Ownership: Strata Title Confirmed
Confirmed. Strata title (hard title) available for foreign buyers at Time Square 11.
Ownership type: Strata title (hard title)
Eligible floors: Above ground floor
Foreign quota: Up to 70% of building (under Cambodian law)
Requirements: Valid passport
Rights: Own, sell, inherit, transfer
Important: This is unit ownership (strata), not land ownership. Conditions apply – see guide below.
Learn more: Foreign Buyer Guides – Strata Title Explained
Who Is This For?
Strong fit:
Yield-focused investors seeking sub-$50k entry with projected ~11% gross returns – First-time Cambodia investors wanting an established developer with 100% completion rate – Remote investors who need full turnkey setup without visiting – Portfolio builders adding affordable SE Asian exposure – Budget-conscious expats wanting central BKK-zone living
Less suitable:
Risk-averse investors uncomfortable with 3-year off-plan exposure – Premium seekers wanting BKK1 address prestige – Short-term flippers needing quick liquidity (BKK3 resale market less proven) – Large unit buyers wanting 3+ bedrooms or 100+ sqm
Risk & Mitigations
→ Construction expected Sep 2026, completion June 2029 (~3 years). Mitigated by Megakim’s 100% completion rate across the entire Time Square series.
→ ~11% gross / ~9% net are projections based on current BKK3 data. Rental markets change. BKK3 has less rental track record than BKK1. Actual yields depend on occupancy, rates, and management at handover.
→ BKK3 is an emerging area with less established rental premiums and resale liquidity than BKK1. Mitigated by lower entry price, growing demand, and TS8 sell-through evidence nearby.
→ 390 units in a single tower in a Tier 2 area. If absorption is slower than projected, rental competition between units in the same building could compress yields. Monitor sell-through rates post-launch.
→ Independent lawyer review recommended before signing SPA. Indicative transfer tax ~4% (confirm with lawyer). As of January 2026, Cambodia’s planned capital gains tax has been postponed again – confirm effective date at time of sale. See taxes and fees guide.
Frequently Asked Questions
What is Time Square 11 BKK3?
Time Square 11 (also known as Time Castle XI) is a 39-floor off-plan condominium in BKK3, Chamkarmon, Phnom Penh. 390 units across 1 and 2 bedroom types (38-75 sqm gross). Developed by Megakim World Corp. Starting from $49,168 ($1,299/sqm). Expected completion June 2029. View developer profile.
What is the starting price of Time Square 11?
Units start from $49,168 ($1,299/sqm) for the 1 Bed D Type (38 sqm gross). A 10% early bird discount is currently available. Prices are expected to increase by approximately 10% in September 2026 when construction starts. Request the full price list for all unit types and floors.
What unit types does Time Square 11 offer?
Four types: 1 Bed D Type (28 sqm net / 38 sqm gross), 1 Bed C Type (33 / 45), 1 Bed B Type (36 / 50), and 2 Bed (56 / 75). All units include balconies with city views. Recommended stacks: A5 (2 bed) and C2 (1 bed) for optimal views.
What is the projected rental yield?
Projected gross rental yield is approximately 11%, with net yield projected at approximately 9% after service charges and management fees. Yields are projections based on BKK3 rental data and comparable Time Square project performance – not guaranteed. See due diligence checklist.
Can foreigners buy an off-plan condo in Phnom Penh at Time Square 11?
Yes. Strata title (hard title) confirmed for foreign buyers above ground floor, subject to the building’s foreign ownership quota of up to 70% under Cambodian law. Valid passport required. Full remote purchase process available.
What is the payment plan?
20% down payment, followed by 0% interest installments for up to 35 months during construction. Balance at handover (June 2029). No mortgage required during construction. See payment plans explained.
When will Time Square 11 be completed?
Expected completion June 2029, excluding the standard 6-month grace period. Construction expected to begin September 2026. Megakim has a 100% completion rate on all previous Time Square projects.
Who is the developer?
Megakim World Corp, a Phnom Penh developer behind the entire Time Square condominium series (TS1 through TS11). Winner of Best Affordable Condo Developer in Southeast Asia. 100% completion rate. See how to check a developer track record.
Is Time Square 11 a good Phnom Penh condo investment?
Time Square 11 offers a sub-$50k entry in central BKK3 with projected gross yields of approximately 11%. Award-winning developer with 100% completion rate. However, it is an off-plan purchase with ~3 years to completion, and BKK3 is less established than BKK1 for rental premiums. Assess your risk tolerance and conduct independent due diligence before committing capital.
Does Time Square 11 offer remote setup for overseas investors?
Yes. Full remote setup available including furniture packages, property management, tenant placement, and handover coordination. Overseas investors do not need to visit Cambodia at any stage. Enquire for remote setup details.
How does Time Square 11 compare to Time Square 9?
TS9 is in BKK1 at ~$1,700/sqm launch. TS11 is in BKK3 at $1,299/sqm – roughly 24% cheaper per sqm. BKK3 is less established but offers higher projected yields due to the lower entry price. TS9 sold ~80% within the first month. Both are by Megakim World Corp.
Is BKK3 a good area for property investment?
BKK3 is an emerging residential district between BKK1 and Russian Market. Growing tenant demand, limited high-rise competition, and central location support investment potential. Time Square 8 (3 streets away) is nearing sell-out. However, the area is less established than BKK1 – conduct independent research. See Phnom Penh areas guide.
Exit Strategy Options
Investor Essentials (Foreign Buyers)
Compare Time Square 11 With Other Megakim World Corp Projects
Compare Time Square 11 with other Megakim World Corp projects and alternative BKK3 condo for sale options across Phnom Penh.
Important Disclaimers
- Status: Off-plan. Launched March 4, 2026. Construction expected Sep 2026, completion June 2029.
- Pricing: From $49,168 ($1,299/sqm) with 10% early bird discount. Prices expected to increase ~10% Sep 2026.
- Yield: ~11% gross / ~9% net are projections, not guarantees. Actual returns depend on market conditions.
- Foreign ownership: Strata title confirmed. Up to 70% foreign quota. Above ground floor.
- Platform: Riel Property is not the developer or seller.
- Sources: Sales absorption and pricing references based on developer marketing materials, partner agent briefings, and prior launch snapshots. Verify independently.
Last updated: 2026-07-04.
Secure Your Unit at Time Square 11
39 floors, 390 units, BKK3 – from $49,168 with projected ~11% gross yield. 10% early bird discount live now. Prices expected to rise ~10% in September 2026. Full remote setup available for overseas investors. Get the full price list, floor plans, and payment schedule.
Development Details
| Developer | Megakim World Corp |
| Property Type | Apartment |
| Location | BKK3 (Boeung Keng Kang 3) |
| Total Units | 390 |
| Price Range | From $49,168 |
| Expected Completion | 2030 |
| Current Status | Under Construction |
| Posted Date | February 23, 2026 |
| Development ID | #980 |
