About This Development
UC88 Wyndham Garden BKK1 | 5-Star Hotel Residences, Phnom Penh
BKK1’s first 5-star hotel residence condo for sale. 46-storey mixed-use tower on Street 322, managed by Wyndham Garden. Approximately 459 units: hotel residences (floors 5-22) plus premium residences and duplex penthouses (floors 25-45). 10-year GRR at 6% p.a. Developed by UC Group (est. 1990, 3 prior completed buildings). 92% construction complete, handover Q3 2026. Fully furnished, smart home, ceiling heights vary by unit. Hard title, foreign eligible. From $150,000.
UC88 Wyndham Garden for Sale in BKK1, Phnom Penh
This is a near-complete 5-star hotel residence in BKK1 Phnom Penh for sale, with foreign ownership eligible hard title (strata, above ground floor, subject to building quota and developer allocation at time of purchase). Wyndham Garden Phnom Penh residences with a 10-year guaranteed rental return programme.
UC88 Wyndham Garden is 92% complete. GRR terms must be verified directly with the developer before committing. All pricing indicative.
UC88 Wyndham Garden is BKK1’s first 5-star hotel-branded residence – a 46-storey (176.8m) mixed-use tower on Street 322, managed by Wyndham Garden (part of the world’s largest hotel franchisor, operating across 95 countries). The key investor proposition: a 10-year GRR at 6% per annum – among the longest guaranteed return programmes in Phnom Penh (verify terms directly). This provides predictable income through market cycles. The tower is 92% complete (topped out November 2023), virtually eliminating construction risk while pre-completion pricing may still apply. ~459 units, hotel residences on floors 5-22 plus premium residences and duplex penthouses on floors 25-45. Fully furnished with smart home systems and ceiling heights of 2.8-3.2m (varies by unit). Hard title. From $150,000. Wyndham’s global booking channels and brand recognition create a tenant magnet for short and long-term rentals.
Target buyer: Income-focused investors seeking predictable returns with international hotel brand management. Hands-off investors who want Wyndham to handle tenanting, maintenance and operations. Buyers wanting near-complete BKK1 exposure with minimal construction wait.
Deal Pack – click to view what you will receive
- Available unit list and confirmed pricing
- GRR programme full terms and conditions
- Floor plans and unit configurations
- Wyndham management agreement summary
- Foreign ownership eligibility and financing options
- SPA checklist and due diligence pack
- Typically same day (business hours): Full pack sent.
- Usually within 1 business day: Team follow-up with unit options.
- No pressure: Take your time.
Amenities
UC88 Wyndham Garden operates as a full 5-star hotel with dedicated amenity floors. All facilities are managed to Wyndham international standards. ceiling heights of 2.8-3.2m (varies by unit) throughout, 8-set elevator system.
Facilities Floor (23A-24F)
25th Floor Garden
Rooftop (45F)
Building Services
Why Street 322, BKK1?
UC88 sits on Street 322 in BKK1 – quiet yet central. Approximately 50 metres from Monivong Boulevard, 1.3 km from Independence Monument. The street offers walkable access to cafes, restaurants and daily conveniences while avoiding the noise of main arteries.
Tenant profile: Diplomats, corporate executives, high-net-worth expats
Nearby: Brown Coffee, Starbucks Reserve, Eric Kayser, Japanese izakayas, French bistros
Key landmarks: Independence Monument (1.3 km), AEON Mall (1.5 km)
Character: Phnom Penh’s diplomatic and lifestyle quarter
Land values: BKK1 land exceeding $7,000/sqm – limited new supply
Location Map
UC88 Wyndham Garden is located on Street 322, BKK1, near Monivong Boulevard. Approximate area map.
Developer: UC Group (Chhun Sambath Development)
Chhun Sambath Development Co., Ltd is a subsidiary of UC Group, established in 1990. UC Group has developed three prior completed buildings in Phnom Penh, including The View and Golden One. The Wyndham partnership brings international hospitality management to the project.
Annual Holding Costs
Transfer tax ~4% of property value. GRR programme may cover management costs – verify terms. See taxes and fees guide and hidden costs guide.
Unit Types and Pricing
UC88 Wyndham Garden offers ~459 units across two zones: hotel residences (floors 5-22, Wyndham operated) and premium residences plus duplex penthouses (floors 25-45). All fully furnished with smart home systems and ceiling heights of 2.8-3.2m (varies by unit).
Unit Overview
| Type | Floors | Size | Price From |
|---|---|---|---|
| Hotel Residence (Studio/1-Bed) | 5-22 | 54+ sqm | $150,000 |
| Premium 1-Bedroom | 25-45 | Varies | TBC |
| Premium 2-Bedroom | 25-45 | Up to 106 sqm | TBC |
| Duplex Penthouse | Upper floors | 218+ sqm | TBC |
Note: All units fully furnished with smart home systems, ceiling heights of 2.8-3.2m (varies by unit), air conditioning, and balconies. 30% downpayment. GRR programme terms vary by unit type – verify all conditions. Confirm current availability and pricing directly.
Rental and Yields
UC88 Wyndham Garden’s key investor proposition is a 10-year GRR at 6% per annum – providing predictable income managed by an international hotel brand. This is among the longest GRR programmes available in Phnom Penh.
GRR: 10-year programme at 6% p.a. (verify exact terms)
BKK1 luxury gross yields: ~6.0-8.0% (market range)
Management: Wyndham handles tenanting, maintenance, global marketing
Booking channels: Wyndham loyalty programme + OTA platforms
Hands-off: Fully managed – no landlord involvement required
GRR terms must be verified directly with the developer before committing. Understand who guarantees the return (developer or operator), what happens after the GRR period, and whether costs are deducted. See rental management guide.
Before committing to any GRR programme, verify: Who is the guarantor (developer, operator, or third party)? Is the GRR secured against assets? What happens if the guarantor defaults? Are service charges and taxes deducted from the 6% or paid separately? What are the exit terms after the 10-year period? Is the GRR assignable if you sell during the term?
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. Hard title (strata) above ground floor, subject to the building quota and developer allocation at time of purchase per Cambodian law. 30% downpayment with financing options.
Ownership: Hard title (strata)
Floors: First floor and above
Quota: Max 70%
Requirements: Valid passport
Financing: 30% down, options available
Transfer: Can sell, inherit, or transfer
Learn more: Strata Title Guide · Foreign Buyer Guides
Is This Right For You?
✓ This suits investors who want:
Predictable income via 10-year GRR with international hotel brand management. Hands-off investment – Wyndham handles everything from tenanting to maintenance. BKK1 address with 5-star hotel amenities including helipad and sky bar. Near-complete (92%) – minimal construction wait before handover Q3 2026. Smart home systems and ceiling heights of 2.8-3.2m (varies by unit) with fully furnished units. Global brand recognition supporting both short and long-term rental demand. Developer with 30+ years in Cambodia and 3 prior completed buildings.
✗ This may not suit investors who:
Want higher short-term yields (6% GRR is moderate vs 8% on shorter programmes). Prefer to self-manage and maximise rental income without hotel operator margins. Are uncomfortable with GRR guarantor risk over a 10-year term. Want larger units – residential sizes cap at 106 sqm (excluding penthouses). Prefer established, already-operating developments with proven occupancy data. Need full transparency on post-GRR rental economics before committing.
Risk and Mitigations
A 10-year income guarantee is only as strong as the guarantor. Verify who backs the 6% (developer, operator, or escrow). Understand what happens if the guarantor defaults. Request legal review of guarantee structure.
After the 10-year GRR expires, rental income depends on market conditions, occupancy, and Wyndham’s continued management. The BKK1 market may look very different in 2036. Plan for multiple scenarios.
Multiple premium launches in BKK1 (Le Conde 2, G.A.T.O Tower, Time Square 9). Increased luxury supply could affect rental rates and occupancy. Hotel-branded residences may be more resilient but not immune.
92% complete with Q3 2026 handover target. Completion dates have shifted previously. Near-complete status reduces but does not eliminate delay risk. See due diligence checklist.
USD widely used in Cambodia. Capital gains tax rules have been deferred previously and timing remains subject to change. Confirm with your adviser. Taxes guide.
Frequently Asked Questions
Can foreigners buy at UC88 Wyndham Garden?
Yes. Hard title (strata) above ground floor, subject to the building quota and developer allocation at time of purchase. 30% downpayment with financing options. Strata title guide.
What is the guaranteed rental return?
A 10-year GRR at 6% per annum has been reported – among the longest programmes in Phnom Penh. Verify exact terms, guarantor identity, and conditions directly with the developer before committing. See rental management guide.
When will UC88 be completed?
92% construction complete. Handover scheduled Q3 2026 (some sources cite June 2026). The tower topped out in November 2023. Near-complete status significantly reduces construction risk.
Who manages UC88?
Wyndham Garden, part of Wyndham Hotels and Resorts – the world’s largest hotel franchising company operating across 95 countries. This brings international hospitality standards, global booking channels and professional property management.
Who is the developer?
Chhun Sambath Development Co., Ltd, a subsidiary of UC Group (established 1990). UC Group has three prior completed buildings in Phnom Penh including The View and Golden One. See developer track record guide.
What unit types are available?
Hotel residences (floors 5-22) and premium residences plus duplex penthouses (floors 25-45). Studios, 1-bed, 2-bed, and duplex penthouse layouts. 54-106 sqm (penthouses larger). From $150,000. Fully furnished with smart home systems. ceiling heights of 2.8-3.2m (varies by unit).
What are the amenities?
Facilities floor (23A-24F): wine bar, VIP lounge, spa, Japanese and Chinese restaurants, outdoor garden. 25F: elevated garden and all-day dining. Rooftop (45F): infinity pool, sky bar, fitness centre, steam and sauna. Plus functional helipad. 8-set elevator system.
How do I exit or sell?
Hard title strata – sell to foreigners or Cambodians. Wyndham branding supports resale value. BKK1 provides strong liquidity. Check whether the 10-year GRR is assignable to new buyers. Capital gains tax rules subject to change. See exit strategy guide.
Is the 6% GRR paid on purchase price or net of costs?
This is a critical question to verify directly with the developer. Confirm whether the 6% is calculated on the gross purchase price or a net figure, whether service charges and taxes are deducted, and when payments begin relative to handover. Request the full GRR agreement for independent legal review before signing. See due diligence checklist.
Exit Strategy Options
Investor Essentials (Foreign Buyers)
Explore Similar Projects
Important Disclaimers
- Status: 92% construction. Handover Q3 2026.
- Prices: From $150,000. Fully furnished. Confirm current availability.
- GRR: 10-year at 6% p.a. (reported). Verify all terms, guarantor and conditions directly.
- Management: Wyndham Garden (Wyndham Hotels and Resorts).
- Developer: UC Group (est. 1990). 3 prior completed buildings.
- Foreign ownership: Hard title strata, subject to 70% quota.
Last updated: 14 February 2026. Subject to change.
Interested in UC88 Wyndham Garden BKK1?
BKK1’s first 5-star hotel residence. Wyndham managed, 10-year GRR. 92% built, handover Q3 2026. Hard title. From $150k. Get the GRR terms, available units and floor plans.
Development Details
| Property Type | Apartment |
| Location | BKK1 (Boeung Keng Kang 1) |
| Total Units | 438 |
| Price Range | From $150,000 |
| Expected Completion | 2026 |
| Current Status | Completed |
| Posted Date | February 14, 2026 |
| Development ID | #955 |
