Investor Guide
Navigating an off-plan real estate investment requires moving past basic marketing buzz and looking closely at structural facts. For international and local property investors eyeing Phnom Penh’s high-growth landscape, the primary requirement is trust: trust in structural safety, trust in execution timelines, and trust in long-term asset management.
Rising 296 meters above the ultra-premium district of Boeung Keng Kang 1 (BKK1), G.A.T.O Tower (aka Global Architect Tower Oasis) Phnom Penh represents an innovative, architecturally unique $100 million flagship mixed-use skyscraper. Rather than moving forward as an unproven standalone entity, the developer has built a heavy-hitting consortium of industry leaders. By uniting Japanese architectural precision, European engineering standards, and an established property management network, G.A.T.O Tower BKK1 eliminates traditional development risks to present a secure, high-yield asset at an exceptional entry point.
Overall, G.A.T.O Tower is built on a 1,760 sqm plot (53m x 35m) with a building footprint of 1,275 sqm. It holds a total gross construction area of 99,615 sqm and features 8 high-speed elevators (5 dedicated residence lifts and 3 hotel lifts) for seamless vertical transit.
Total Height: 296 Meters (67 Floors)
Ground Floor Lobby: 7.0m Slab-to-Slab | 4.0m Clear Ceiling Height
Standard Residences (28F–60F): 3.5m Slab-to-Slab | 2.8m Clear Ceiling Height (2.6m in bathrooms)
Executive Suites (61F–62F): 5.2m Slab-to-Slab | 4.8m Soaring Clear Ceiling Height
Duplex Penthouses (63F–66F): 7.0m Double-Height Slab-to-Slab (3.5m x 2)
Facilities Floors (26F, 48F, 67F): 7.0m Slab-to-Slab
Parking Floors (1F–7F): 3.2m Slab-to-Slab
G.A.T.O Tower is brought to life through a strategic joint venture between Japanese capital and established Cambodian real estate operators under Miraku Capital & Development Co., Ltd.
Chairman — Mr. Nagato Daiko: Ranked as the 5th wealthiest individual in Japan, Mr. Nagato built his fortune in the entertainment industry and owns the B Zone Group in Japan. Furthermore, his global real estate portfolio spans premier assets in Manhattan (New York), Waikiki (Hawaii), and Malaysia. G.A.T.O Tower is directly named after him to reflect his long-term vision for Cambodia.
CEO & Local Partner — Mr. Nhim Reasey: Founder of WH Living & Properties Co., Ltd. Established in 2018, WH Living manages 10 active hotels and residential properties in Phnom Penh’s city center as of 2026. Mr. Reasey brings specialized local expertise in high-rise development, building management, and high-occupancy corporate leasing pipelines.
Board of Directors: Nanae Auguste, Nao Sokuntheary, Nagao Chiaki, and Kawasaki Masako.
The tower is designed by legendary Japanese architect Shin Takamatsu. Famous for his futuristic, machine-like, and sci-fi-inspired structures featuring exposed steel and industrial aesthetics, Takamatsu was a pioneer of Japan’s 1980s experimental architecture scene. His iconic designs, often resembling locomotives or futuristic fortresses, directly inspired film set designers for Star Wars, and G.A.T.O Tower represents his latest architectural masterpiece on Phnom Penh’s skyline.
Vertical zoning isolates parking, hotel guests, private residents, and sky facilities to guarantee privacy, security, and elite status.
B1–B3 & 1F–7F: 10 total levels of parking (3 underground basements + 7 above-ground podium floors) handling 200 cars and 52 motorcycles.
Ground Floor (GF): A double-height (7-meter slab-to-slab) grand arrival lobby, 24/7 concierge, drop-off area, and an artisanal coffee shop.
Floors 9 to 25: 224 international 5-star luxury hotel rooms.
Floor 26 (Hotel Facilities Pod): A dedicated amenities deck specifically for hotel guests (dining, lounge, wellness).
Why this matters for residents: Keeping the hotel guests and their facilities on lower floors (9F–26F) prevents tourist/visitor foot traffic from cluttering the private residential areas higher up.
Floors 28 to 60: 448 private condominium units (Studios, 1-Beds, 2-Beds, and 3-Beds).
Notice how homes start at Floor 28 — this means even the lowest residential floor sits high above the street noise, traffic, and surrounding low-rise BKK1 buildings, guaranteeing unblocked light and air.
Floor 48: A full amenity floor slapped right in the middle of the residential stack.
It houses the Japanese Onsen, steam/sauna, gym, co-working spaces, meeting rooms, kids’ play zone, mini-theater, and golf simulator. Placing it on Floor 48 means residents don’t have to go all the way down to the ground or up to the roof just to work out or use a meeting room.
Floors 61 & 62 (Executive Suites): Extremely low-density floors featuring 4.8-meter clear ceiling heights (standard floors are 2.8m).
Floors 63 to 66 (Duplex Penthouses): The crown collection of 409m²–432m² two-story sky mansions with double-height 7.0m spaces.
Floor 67: The top destination featuring the outdoor Infinity Swimming Pool, Sky Bar, Live House (music venue), Sky Garden, and private BBQ zones overlooking the Mekong River and Phnom Penh skyline.
G.A.T.O Tower houses a total inventory of 696 units (224 5-star hotel keys and 472 private residences). Units are built with premium fixtures, including a complete kitchen cabinet set, fitted wardrobes, and full bathroom sanitary ware.
| Unit Type | Floor Levels | Net Size Range | Starting Price (USD/Net sqm) | Key Features |
| Studio (Types B, I) | 28F – 60F | 31 sqm | From $3,165 / sqm | Efficient layout, private balcony, built-in storage. |
| 1-Bedroom (Types C, D, E, J, K, L) | 28F – 60F | 45 sqm – 47 sqm | From $3,165 / sqm | Open-plan kitchen, master suite, private balcony. |
| 2-Bedroom Middle (Type N, G) | 28F – 60F | 93 sqm | From $3,165 / sqm | Spacious living hall, 2 bathrooms, central position. |
| 2-Bedroom Corner (Types A, H) | 28F – 60F | 79 sqm – 103 sqm | From $3,240 / sqm | Dual-aspect corner glass walls, 2 balconies. |
| 3-Bedroom Corner (Types F, M) | 28F – 60F | 111 sqm – 136 sqm | From $3,307 / sqm | Family suite, panoramic corner views, master tub. |
| Executive Suite (Middle) | 61F – 62F | 147 sqm | From $4,500 / sqm | 4.8m clear ceiling, elite finishes, restricted floor count. |
| Executive Suite (Corner) | 61F – 62F | 336 sqm – 345 sqm | From $4,500 / sqm | 4.8m clear ceiling, panoramic city vista, 16 total units. |
| Duplex Penthouse (Types A, B, C, D) | 63F – 66F | 409 sqm – 432 sqm | Price by Inquiry | 7.0m double-height space, 16 exclusive crown residences. |
Every resident at G.A.T.O Tower gains access to world-class facilities distributed across dedicated pod levels (Floors 25, 26, 48, and 67).
Health & Wellness: Traditional Japanese Onsen, Steam & Sauna rooms, Jacuzzi, State-of-the-art Gym, and a high-altitude Rooftop Infinity Pool.
Kids & Families: Kids’ Playground, Outdoor BBQ Area, and a landscaped Sky Garden.
Business & Executive: On-site Café, Executive Meeting Rooms, Co-Working Space, Business Center, and Private Resident Lounges.
Business Entertainment: Rooftop Sky Bar, Live House performance venue, Golf Simulator room, and private Karaoke / Mini-Theater rooms.
G.A.T.O Tower incorporates globally recognized fixture, fitting, and building material brands:
Sanitary Ware & Fittings: Grohe, American Standard, Bravat, and Cotto. (TBC)
Elevators & Systems: Mitsubishi Electric, Otis, and Schindler. (TBC)
Kitchen & Appliances: Bosch, Hafele, and Siemens. (TBC)
Appliances & Climate Control: LG, Samsung, and Daikin. (TBC)
The development follows a transparent execution schedule from groundbreaking to key delivery:
Q3 2026: Official Groundbreaking, Piling Works & Heavy Machinery Deployment.
Q2 2027: Completion of Piling Works & Start of Underground Basement Excavation.
Q1 2028: Completion of Underground Works & Commencement of Main Vertical Structure.
Q4 2029: Completion of Main Structure (Topping Off) & 50% System Work.
Q4 2030: Final Completion Stage (Finishing touches, MEP testing, readiness checks) & Handover.
To provide accessible entry into BKK1 real estate, Miraku Capital offers three structured payment options:
Booking Fee: $1,000 USD
SPA Agreement: 20%
1 Month After SPA: 80%
Booking Fee: $1,000 USD
SPA Agreement: 20%
1 Month After SPA: 30%
48-Month Installments: 40% (0% Interest)
Handover (Q4 2030): 10%
Booking Fee: $1,000 USD
SPA Agreement: 20%
48-Month Installments: 60% (0% Interest)
Handover (Q4 2030): 20%
Management Fee: $1.50 / Net sqm per month
Sinking Fund: $0.50 / Net sqm per month
Car Parking Fee: $50 / month (200 lots total)
Motorcycle Parking: TBC (52 lots total)
Transfer Tax: 4% Stamp Duty Tax + Administrative Fees (Buyer’s responsibility)
Answer: G.A.T.O Tower is developed by Miraku Capital & Development Co., Ltd., a Japanese-Cambodian joint venture led by Chairman Nagato Daiko (ranked 5th wealthiest in Japan and owner of B Zone Group) and CEO Nhim Reasey (founder of WH Living & Properties).
Answer: Standard residences (28F–60F) feature 2.8m clear ceiling heights (3.5m slab-to-slab). Executive Suites (61F–62F) boast soaring 4.8m clear ceiling heights (5.2m slab-to-slab), while Duplex Penthouses (63F–66F) offer 7.0m double-height slab-to-slab spaces.
Answer: Construction starts in Q3 2026 with final completion and handover targeted for Q4 2030. Buyers can reserve a unit for $1,000 USD, pay 20% upon signing the SPA, and spread 48 interest-free monthly installments across the construction period with a 10%–20% final balance on handover.
Answer: Yes. Foreign buyers hold 100% Permanent Freehold ownership via Strata Titles from the 1st residential floor upwards under Cambodian law.
Answer: The management fee is set at $1.50 per net square meter per month, and the sinking fund contribution is $0.50 per net square meter per month, calculated strictly based on actual livable space.
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