Phnom Penh What Headline Condo Prices Include

The 29 September 2026 snapshot covers 21 public Phnom Penh condominium pages carrying a starting-price claim: 18 PropertyHub project pages and three new-development profiles on realestate.com.kh. Odom Living's own pricing page was used separately to cross-check what the project itself publishes and is not counted as another offer. A field is treated as disclosed only when it appears on the offer page or in its directly connected pricing content; information found on another website does not repair a gap in the original listing.

The product description is the most consistent layer. Every one of the 21 pages showed at least an identifiable unit type and an area. Yet the area was rarely comparable in a technical sense. None of the 21 project pages clearly stated, alongside the starting price, whether the quoted square metres were net internal area, gross area, saleable area or another contractual basis. Grand Condo 7 labels its figures as developer-provided “Unit Size”, which is more informative than an unexplained number but still does not establish a net, gross or saleable basis.

An ownership or title label appeared on 15 of the 21 pages, and a recurring management charge also appeared on 15. Only four pages set out a concrete payment schedule with instalment percentages, milestones or financing options: Diamond Bay Garden, Norea Square, Arakawa Residence and Park Land TK. Just three pages combined unit type, area, title, recurring fee and a concrete payment plan on the same public page. None closed every remaining gap needed for a like-for-like comparison without asking about area basis, fit-out, mandatory transaction charges and current availability.

Availability is the weakest link between a headline number and something a buyer could actually reserve. Several pages describe unit types as available or invite an enquiry, but that is not the same as naming the unit, quoting the price for that unit and stating how long the offer is valid. In this snapshot, The Flora Suites was the only page that published current counts by priced category — 14 studios, 85 one-bedroom units and 65 two-bedroom units — yet it still did not identify the exact unit behind the headline or provide a valid-until date. The practical role of “from” is therefore a screening reference, not a transaction-ready quote.

There is a meaningful difference between the price of a specific apartment and the price of a unit type. Diamond Bay Garden is a relatively clean example: the page headline says “From $100,932”, and the unit table contains an SR studio of 46 sqm at exactly $100,932. Vue Aston works similarly, with the $56,658 headline matching a 22.26 sqm studio in the table. A buyer can identify the product creating the lower bound, but neither page names a unique apartment, floor, view or confirmed availability for that exact unit.

Other pages show why the headline cannot automatically be treated as the lowest number in the visible table. Norea Square carries a “From $72,098” headline while its table lists a 42.25 sqm 1B unit type at $61,283. Time Square 5 headlines $124,740, yet the table includes a 30.75 sqm one-bedroom F type at $80,000. Time Square 6 starts at $112,483 in the page banner but shows a 35 sqm one-bedroom G type at $87,900. None of those differences proves that one figure is wrong: the numbers may belong to different dates, conditions, inventory states or sales packages. The problem for comparison is simply that the page does not explain the relationship.

The Flora Suites illustrates a third pattern. Its project profile carries an $85,000 headline, while the unit table shows a promoted studio price of $78,888 against a struck-through $136,800 and states that 14 studios are currently in the category. That is more informative than a bare “from”: the type, 35 sqm area, promotional price and stock count are visible. It still does not identify the unit, floor, orientation, promotion deadline or the date through which a particular studio can actually be bought for $78,888.

Price type matters just as much as unit identity. Park Land TK shows a developer unit table beginning at $67,340 for a 32 sqm one-bedroom type, while the same portal also carries current resale asks below that level, including roughly $47,000–55,000 for individual one-bedroom units. That does not make the developer starting price false. It means the listings come from different sellers and may differ in condition, fit-out, floor, title history and payment terms. A defensible comparison needs an identifiable unit or type, area, floor and view where material, the same price category, and confirmation that both offers are actually available on the same date.

Area is the first place where two apparently similar prices can stop being comparable. All 21 pages in this snapshot publish square metres, yet none of the project pages ties the starting price to a clearly defined measurement method. Even Grand Condo 7's “Unit Size” label leaves open whether walls, balconies, common allocations or other components are included. An individual Park Land TK resale listing explicitly describes a 32 sqm net apartment, but that is a different offer and price type; its measurement basis cannot be projected onto the entire developer table.

Ownership disclosure is better, though still incomplete. Fifteen of the 21 pages publish a label such as Strata Title or Hard Title. That is useful for first-pass comparison because two offers carrying different stated rights should not be treated as equivalent. It does not, on its own, establish that a foreign buyer can register the selected apartment. The exact unit, foreign-ownership quota, building documentation and contract terms still matter, so this page records the published title claim without converting a portal label into a legal conclusion.

Recurring management charges are among the most commonly disclosed financial terms: 15 of the 21 pages show one. Odom Living's PropertyHub page lists $3 per sqm per month, while the project's own pricing page separately confirms one-bedroom prices from $275,000 and a project-wide starting level of $3,526 per sqm. Park Land TK publishes $1.4 per sqm, The Flora Suites $1.5 per sqm and Grand Condo 7 $0.70 per sqm. A management fee is not the full acquisition budget, however. Reserve contributions, registration, taxes, transfer costs, banking charges and fit-out are usually not specified next to the starting price.

Grand Condo 7 also shows why published figures should not be normalised automatically. In addition to the monthly charge, the portal prints a sinking-fund line as “$0.30 per m3”. That is an unusual unit for this kind of charge. The defensible conclusion is only that the page publishes a separate reserve-fund item in those terms; converting it to a per-square-metre rate or adding it to an all-in purchase cost without a primary document would create precision that the source does not provide.

Payment schedules are much less common. Diamond Bay Garden publishes a $2,000 booking amount, 10% on signing, 20% over 24 months and a 70% final payment or bank-loan route, with discount variants of 10–20%. Norea Square shows several structures, including 10% on signing, 85% over 29 months and 5% at handover, plus a 12% discount on some plans. Park Land TK lists five payment structures and separate discount language. Those terms can change the economics of a purchase more than a modest difference in the headline number because identical nominal prices paid on very different schedules create different cash-flow commitments.

Fit-out remains particularly weak when tied to the starting price itself. Some pages describe furnished interiors or show finished-unit imagery, and individual resale listings may explicitly say “fully furnished”. Across the project-level starting-price pages, however, none provided a sufficiently clear inclusion schedule to treat furniture, appliances and finishing as unquestionably included in the headline amount. A starting price becomes genuinely comparable only when a written offer ties one identifiable unit to its area basis, ownership, inclusions, mandatory charges, payment schedule and validity period.

When a public project page does not show a fee, furniture specification, title label or payment schedule, the defensible statement is only that the term was not found on that page. It does not prove that the charge does not exist, the unit is unfurnished or the ownership right is absent. Another channel can disclose more. Odom Living illustrates the distinction: its PropertyHub page shows a title label, monthly management fee and unit types, while the project's own website separately publishes prices from $3,526 per sqm and starting prices by bedroom count. Those sources can complement each other, but they should not be rewritten as if all of the information appeared beside one original headline.

Different public prices for the same development do not automatically establish bait advertising either. Park Land TK's developer table starts at $67,340 while current resale asks on the same portal can sit below that level. Norea Square, Time Square 5, Time Square 6 and The Flora Suites even show a mismatch between the page headline and at least one lower-priced line inside the same project profile. Possible explanations include update timing, floor, view, promotional terms, sales stage, fit-out or changing inventory. Until a specific pair is normalised to the same unit and terms, the accurate description is that the public offers are not yet fully comparable — not that one party is necessarily misleading buyers.

Cambodian consumer law provides a useful boundary for that language without turning this page into a legal verdict. The 2019 Law on Consumer Protection is in force; Prakas No. 185 sets consumer information standards, and Prakas No. 095, dated 12 April 2024, addresses unfair business practices related to advertising and sales promotions. Those materials establish that consumer information and advertising conduct are regulated. They do not justify declaring a particular condominium advertisement unlawful solely because one field is missing. That conclusion would require the exact advertisement, the applicable legal provision and the facts of the transaction.