Phnom Penh is entering one of its biggest handover cycles in years. Several major off-plan developments are reaching completion between late 2025 and 2026, giving buyers something the market hasn’t offered in a long time: new, ready-to-move-in units from established developers across the city’s fastest-growing districts.
At the same time, Cambodia’s Capital Gains Tax (CGT) on Real Estate begins in January 2026, reshaping buyer behavior. Investors are now shifting away from quick flips and toward long-term strategies driven by rental performance and credible management. Despite concerns about supply, Phnom Penh continues to deliver rental yields in the 6.5 to 8 percent range, supported by a large expat population and strong demand for modern, fully managed homes.
Developers are responding with better handover standards, flexible payment terms, and more transparent processes. Track record matters more than ever, and buyers are prioritizing developers with proven delivery capability and solid financial stability.
Below is a clear overview of the condo developments handing over in 2025–2026 and what they bring to the market.
Projects Handing Over in 2025–2026
To make this easier to understand, the projects are grouped by district.
BKK1 and Central Phnom Penh
Le Condé BKK1
Le Condé BKK1 – Luxury Smart Condo in Phnom Penh
- អ្នកបង្កើតគម្រោង៖ Wangfu International Real Estate Development Co., Ltd
- ទីតាំង៖ BKK1, Phnom Penh
- Surrounding Landmarks: BKK Market, Independent Monument, AEON Mall 1, ministerial offices, embassies, Bassac Lane, Naga World, etc.
- Building Type: 43-story mixed-use luxury condominium
- Total Units: 1080
- Construction & Management: Built by top Chinese engineering firm; managed by Hopetree Japan
- Unit Types: Studio, 1-3 bedrooms, penthouse
- Floor Area: 64 m² – 879 m²
- Title: Strata Title
- Smart Features: Xiaomi Smart Home system (control lights, temperature, security)
- សេវាកម្ម Infinity pool, sky bar, Gym, yoga room, conference rooms, sky garden, jogging track, reading lounge, concierge & room service, ample parking
- Starting Price: $150,000
- Completion: May 2025
Time Square 306
Time Square 306 – modern luxury condo in Phnom Penh
- អ្នកបង្កើតគម្រោង៖ Megakim World Corp Ltd
- ទីតាំង៖ BKK1, Phnom Penh
- Surrounding Landmarks: BKK Market, Independence Monument, AEON Mall 1, ministerial offices, embassies, Bassac Lane, Naga World, Olympic National Stadium, Riverside, Royal Palace etc.
- Building type: 45-story luxury condominium
- Total units: 350
- Unit types: 1-3 bedrooms
- Floor area: 41 m² to 135 m²
- Decoration style: Modern luxury condo
- Title: Strata Title
- សេវាកម្ម Lobby cafe, gym, kids’ play area, games rooms, infinity pool, garden deck
- Advantages: Prime BKK1 location, modern lifestyle amenities, flexible payment options, strong investment potential, competitive pricing
- Starting price: $93,000
- Completion: 2025
Chroy Changvar and Riverside Zone
La Vista One
La Vista One – Luxury Riverside Condo in Chroy Changvar, Phnom Penh
- អ្នកបង្កើតគម្រោង៖ Yin Yi Venture Co., Ltd
- ទីតាំង៖ Chroy Changvar District, Phnom Penh – intersection of Mekong & Tonle Sap Rivers
- Surrounding Landmarks: Sokha Hotel, Norton University, Eden Garden, Toul Kork, Makro, N.3 Night Market, etc.
- Building Type: Twin-tower luxury condominium (41 floors, 140m tall)
- Total Units: 1,442
- Unit Types: Studio, 1–3 Bedrooms, penthouse
- Floor Area: 48 m² – 330 m²
- Decoration Style: Modern
- Title: Strata Title
- Greening Rate: 22%
- សេវាកម្ម Infinity pool, sky bar & restaurant, VIP lounge, sky garden, sauna, fitness center, concierge service
- Starting Price: $95,000
- Completion: 2025
Diamond Bay Garden
Diamond Bay Garden Tower 1 – modern waterfront condo in Phnom Penh
- អ្នកបង្កើតគម្រោង៖ OCIC (One of Cambodia’s largest developers)
- ទីតាំង៖ Koh Pich area, Phnom Penh
- Building type: 39-story waterfront condominium
- Surrounding Landmarks: Diamond Island (Koh Pich), Norea Island, AEON Mall 1, Sofitel Hotel, major ministerial offices, embassies, international schools, etc.
- Total units: 591
- Unit types: Studio, 1-3 bedrooms
- Floor area: 60 m² to 170 m²
- Decoration style: Modern condo
- Title: Strata Title
- សេវាកម្ម swimming pool with Bassac River view, sky garden and sky bar, gym, yoga room, children’s playground, two parking floors with 1,378 lots, housekeeping services
- Community features: Located in emerging Koh Pich CBD with over 700 businesses, riverwalks, parks, F&B outlets, and entertainment venues nearby
- Advantages: Prime riverside location, modern waterfront living, strong rental demand and investment potential, easy access to city center
- Starting price: $185,000
- Completion: 2025
Vue Aston
Vue Aston – modern luxury riverside condo in Phnom Penh
- អ្នកបង្កើតគម្រោង៖ The Peninsula Capital Co., Ltd
- ទីតាំង៖ Norea Island, Phnom Penh, along the riverside
- Surrounding Landmarks: Diamond Island (Koh Pich), Norea Island, AEON Mall 1, major ministerial offices, embassies, international schools, etc.
- Unique Advantage: Everlasting river view
- Building type: 38-story luxury condominium
- Total units: 895
- Unit types: Studio, 1-4 bedrooms, penthouse
- Floor area: 34 m² to 167 m²
- Decoration style: Modern luxury condo
- Title: Strata Title
- Construction area: 5,358 m²
- សេវាកម្ម Infinity pool, sky bar, gymnasium, sauna and spa, V-club, lobby areas, parking spaces, restaurants, convenience stores, concierge services, lounges, library, private cinema, housekeeping services
- Community features: Riverside location on emerging Norea Island, future bridge to downtown Phnom Penh improving accessibility, growing residential area
- Advantages: Modern design, extensive amenities, strong investment potential, guaranteed rental returns up to 35% over 5 years, flexible payment plans, attractive starting price, potential annual rental yield 5–9%
- Starting price: $133,000
- Completion: 2025
Hun Sen Boulevard and the Southern Growth Corridor
Urban Village Phase 2
Urban Village Phase 2 – modern mixed-use condo in Phnom Penh
- អ្នកបង្កើតគម្រោង៖ Goldfame Group
- ទីតាំង៖ Hun Sen Boulevard, Mean Chey district, Phnom Penh
- Surrounding Landmarks: AEON Mall 3, Chip Mong 271 Mega Mall, 30 mins to Techo International Airport, etc.
- Building type: Two 51-story residential towers
- Total units: 1,700
- Unit types: Studio, 1-3 bedrooms, lofts, penthouse
- Floor area: 28 m² to 111 m²
- Decoration style: Modern
- Title: Strata Title
- សេវាកម្ម Swimming pool, fitness center, green parks, jogging and cycling paths, fine dining, advanced home tech systems, skyline and river views
- Community features: Award-winning master plan with landscaped open spaces and family-friendly living environment
- Advantages: Prime location along Hun Sen Boulevard, strong rental yield potential, high investment value, vibrant community with modern lifestyle conveniences
- Starting price: $70,000
- Completion: 2025
L Tower One (Boeng Tompun)
L Tower One – modern loft-style condo in Phnom Penh
- អ្នកបង្កើតគម្រោង៖ L Village Residence Co., Ltd
- ទីតាំង៖ Boeng Tompun, Mean Chey District, Phnom Penh
- Surrounding Landmarks: Chip Mong 271 Mega Mall, AEON Mall 3, 30 mins to Techo International Airport, Russian Hospital, Russian Market, etc.
- Building type: Loft-style condominium
- Total units: 480
- Unit types: 1-2 bedrooms
- Floor area: 43 m² to 87 m²
- Land area: 1,800 m²
- Decoration style: Modern loft condo
- Title: Strata Title
- Floors / parking: Parking available 1st–6th floor
- សេវាកម្ម Modern loft design, city view, community-friendly spaces, fresh air and green surroundings
- Community features: Located on central “Golden Axis,” close to Aeon 3, shopping, schools, and transport
- Advantages: Flexible payment (0 down payment), convenient location, modern lifestyle design, strong rental/investment potential
- Starting price: $52,000
- Completion: 2025
ខណ្ឌទួលគោក
Royal Platinum Condominium
Royal Platinum – high-end mixed-use condo in Phnom Penh
- អ្នកបង្កើតគម្រោង៖ Royal Hong Lai Huat One Company Limited
- ទីតាំង៖ Toul Kork district, Phnom Penh
- Surrounding Landmarks: TK Avenue, Eden Garden, View Park Mall, embassies, CamKo City, AEON Mall 2, etc.
- Building type: Two-tower high-end mixed-use condominium
- Total units: 851
- Unit types: Studio, 1-3 bedrooms, shophouse
- Floor area: 68 m² to 134 m²
- Decoration style: Modern mixed-use project
- Title: Strata Title
- Greening rate: 20%
- Floors: 30
- សេវាកម្ម Swimming pools, gym/fitness facilities, gardens, commercial spaces, concierge and property management services
- Community features: Central Toul Kork location with nearby schools, hospitals, restaurants, shops, malls, and excellent road connections to BKK1 and Sen Sok
- Advantages: Luxury residences, comprehensive amenities, strong rental investment potential, city views, modern design, convenient location within a highly urbanized district
- Starting price: $120,000
- Completion: 2025
Market Trends Reflected in 2025–2026 Handover Projects
Across all these developments, several themes stand out:
- Smart-home features are becoming standard
- Large amenity zones are now a core selling point
- Demand for hotel-style management is increasing
- Flexible developer payment plans continue to attract foreign buyers
- Hard-title registration is becoming more desirable
- Larger layouts are returning as expats prefer livable space over small units
These handovers also highlight a growing emphasis on build quality and practical living, moving beyond early-generation condos that relied heavily on speculation.
What Buyers Should Prioritize in This Cycle
With so many units coming online, selecting the right project matters. Buyers should consider:
- Developer track record and past handover quality
- Rental fundamentals in the chosen district
- Unit layout, natural light, and usable space
- Access to property management and services
- Payment flexibility
- Long-term exit planning with Capital Gains Tax coming into effect
A well-chosen project in the right location can outperform the general market even during high-supply periods.
Capital Gains Tax and Its Impact on Buyers
The Capital Gains Tax on Real Estate, effective January 2026, represents a major policy milestone shaping Cambodia’s property landscape. Investors must align strategies around compliant exit planning, shifting focus from short-term flips to sustainable, yield-driven portfolios.
Critical Regulatory Timeline: Capital Gains Tax (CGT) in Cambodia
| Asset Type | CGT Implementation Date | អត្រាពន្ធ | Key Investment Impact |
| Securities, Leases, IP | September 1, 2025 | 20% flat rate on profit | Immediate tax consideration for non-immovable assets. |
| Immovable Property (Real Estate) | January 1, 2026 | 20% flat rate on profit (or 4% of sale price via lump sum) | Requires precise documentation and valuation for post-2025 asset sales. |
For 2025 buyers, the most important shift is the move toward long-term rental strategy rather than short-term gains.
Need Help Choosing the Right Condo?
The 2025–2026 handover wave introduces a wide mix of options, from riverside towers to community-focused developments. If you want updated pricing, rental projections, or help comparing these projects, the IPS Cambodia team can guide you based on real market data.
Contact us via តេឡេក្រាម or Live Webchat at the bottom left-hand corner or drop us a message through our contact page.
