BKK1 Housing: Local Market Evidence

This page is dated 29 September 2026 and uses Boeung Keng Kang I itself, not the much looser marketing label “BKK”. Sub-decree No. 03, signed on 8 January 2019, created Boeung Keng Kang District from seven sangkats, one of them Boeung Keng Kang I. Street maps are useful for checking a building’s position, but an advert that says “BKK area” or “near BKK1” is not enough to place the property inside the study boundary. Homes without a sufficiently clear BKK1 location are not used for location-based comparisons here.

Every rent figure in this page is an asking price. It is not evidence of the rent eventually written into a lease. The current layer prioritises properties published, prepared or refreshed within roughly 90 days of the cut-off date, and a listing marked as already rented is removed from the current range. Hotel-style nightly and short-stay rates are also kept out of the long-term comparison. Older building profiles can still explain how a managed residence works, but they are not allowed to set a current price band.

The cleanest like-for-like result available for this edition is deliberately narrow: seven one-bedroom condominium asks treated as individual-unit comparables and seven one-bedroom serviced-residence rates or unit-type offers with an identifiable service package. Both groups fall just below the preferred eight-observation threshold set for a stronger benchmark. Their medians therefore describe this dated public sample, not “the average rent in BKK1”, and the extreme values should be read as observed endpoints rather than normal market boundaries.

Micro-locations are analytical labels rather than official subdistricts. For orientation, the page uses a north cluster around Streets 278–282, an eastern strip around Streets 294–310 and Norodom, a southern cluster around Streets 370–380 toward Mao Tse Toung, plus the interior grid between them. A property is only used for a micro-location comment when its street or exact building can be checked. The western edge by Monivong is too thinly represented in this small set to justify a separate numerical claim.

Two products dominate the useful part of the current evidence even though both can appear under a broad “apartment” search: a condominium unit offered without a standard service bundle and a managed or serviced residence. A condominium ask is tied to one specific home, while the inclusions can vary even within the same tower. The tower may provide a pool, gym and security, yet housekeeping, internet, parking and even the management fee can change from unit to unit. A current Le Condé one-bedroom ask was $650 for about 65 m² with management and Wi-Fi included; M Residence had a 60 m² one-bedroom at $650 with the management fee included; recent Time Square 5 one-bedroom units ranged from 41 to 60 m² at roughly $650–750, with the published terms stating that only the management fee was included.

Across the seven condominium-style one-bedroom comparables used in the calculation, the median ask is $700 per month and the median floor area is 60 m². The observed endpoints are $650 and $1,000. Embassy Central contributes some of the higher asks, with current one-bedroom options at 69 m² around $950–1,000. Those endpoints are not a definition of the “normal BKK1 range”. Floor, outlook, furnishing, unit-specific terms and the treatment of recurring charges can all move two apartments in the same tower apart.

Serviced residences are priced around a different product. CAM Realty currently advertises a 50 m² one-bedroom at $380 with twice-weekly cleaning, Wi-Fi, cable television, parking and pool/gym access, while electricity and water remain extra. A very recent Realestate.com.kh offer asks $500 for 35 m² and includes twice-weekly cleaning, management, pool and gym access, linen changes and a 24-hour reception, with electricity and water charged separately. Aurea Executive Residence shows a 77 m² one-bedroom from $700 with twice-weekly cleaning, weekly linen, Wi-Fi and cable TV. An IPS offer at The View asks $750 for 48 m² and includes weekly housekeeping, Wi-Fi and cable.

The seven serviced one-bedroom rates in the comparable set have a $750 median ask and a 65 m² median floor area, with observed endpoints of $380 and $1,100. Housekeeping is explicitly present in all seven offers, and at least six explicitly include internet or Wi-Fi. Water allowances, parking and linen schedules vary. The small $50 gap between the two headline medians is therefore not the main story: a tenant may be buying a substantially different bundle of services even when the monthly rent looks almost identical.

There is also a middle category of apartment buildings with basic management but without a full serviced-residence package. It exists in BKK1, yet the current evidence is not consistent enough to publish a separate quantitative band without mixing unlike products. Leaving that band blank is more useful than creating a number that looks precise but is built from different service levels.

Future project supply sits in a separate layer again. IPS currently describes Time Square 6 in BKK1 as an under-construction condominium project with unit sizes from 50 to 170 m², sale pricing from $262,762 and completion stated for Q1 2027. That information matters to a buyer following future stock, but it cannot be fed into today’s rent calculations. A construction-stage sale offer does not establish the future rent, occupancy or leasing performance of the eventual unit.

A useful BKK1 comparison starts with what the monthly budget actually buys, not with the bedroom count. Around $650–750, condominium units and serviced homes sit on the same search results page. Le Condé has a current 65 m² one-bedroom at $650, M Residence shows 60 m² at $650, and one Time Square 5 unit offers 60 m² at $700. The View sits in the same broad budget bracket at $750 for 48 m², but weekly housekeeping, Wi-Fi and cable are part of the offer. The smaller home is therefore not simply “worse value per square metre”; some of the monthly payment is purchasing a managed living package.

The reverse pattern also appears. Aurea advertises a 77 m² one-bedroom from $700 with cleaning twice a week, weekly linen, Wi-Fi and cable television. Time Square 5 has current 50–60 m² condominium units around $700–750 with a much slimmer published inclusion list. That does not make Aurea the automatic bargain. “From” pricing can move with floor and availability, and building age, noise, layout and parking still matter. It does show why a rule such as “serviced apartments are always smaller and more expensive” does not survive contact with the actual BKK1 offers.

At roughly $950–1,000, the recurring-cost difference becomes easier to see. Embassy Central has fresh one-bedroom asks around $950–1,000 for 69 m². One current Realestate.com.kh unit explicitly leaves the management fee, Wi-Fi, cable, parking and cleaning outside the headline rent, with cleaning offered at $15 per visit. A 78 m² Richardsons serviced apartment at $950 includes weekly cleaning and linen, Wi-Fi, cable TV, up to 20 m³ of water, parking and shared facilities, while electricity remains separate. Two nearly identical headline rents can therefore create different monthly bills and very different levels of household administration.

Rent per square metre is another useful cross-check, but a poor final verdict. In these two small one-bedroom sets, the median asking rent works out to roughly $14.5/m² for the condominium group and about $12.2/m² for the serviced group. That is not evidence that serviced housing is intrinsically cheaper. The samples are small, the buildings vary in age and quality, and a service-inclusive rent contains value that square metres cannot measure. The ratio is most useful when it prompts the next question: is a compact unit expensive because of the building, floor, micro-location and services, or simply because that particular unit is asking more?

Micro-location adds another layer. M Residence on Street 282 gives the northern cluster a current 60 m², $650 reference point. Around Street 306 in the eastern strip, four separate Time Square 5 units span 41–60 m² at roughly $650–750. In the interior grid around Street 352, Le Condé and Embassy Central sit much farther apart on price: about 65 m² at $650 versus 69 m² at $950–1,000. Farther south, The View on Street 370 and Aurea on Street 380 show serviced one-bedrooms at 48 m² for $750 and 77 m² from $700. These are location examples, not zone medians; the counts are far too small for that. They do, however, show how weak a compass direction becomes once the building and service model change.

A family and a solo corporate renter can look at the same numbers and rationally choose different products. A compact new tower may allocate more of the rent to location, finish and shared amenities, while an older managed building can sometimes deliver more internal space. A corporate tenant may value housekeeping, a single operator and predictable building support more than another ten square metres. A long-term renter who is comfortable arranging internet and cleaning independently may prefer a condominium unit with the better layout even at a similar headline price.

The practical budget is therefore rent plus unavoidable extras. Electricity is commonly separate. Water may be included, capped or charged independently. Car parking can be bundled into one serviced rate and billed separately in the next building. Where the source does not state an inclusion, this page does not assume it is free. That produces fewer neat slogans, but it is much closer to the decision a tenant actually has to make.

This sample answers a narrow question: what can be verified in the public BKK1 offer now, and how different can comparable one-bedroom products be? It does not reveal achieved rents. An owner may discount for a longer lease, change the inclusions or negotiate terms that never appear online. A $700 advert is therefore a comparison point, not proof that the current tenant pays $700.

Portal inventory is not a census of vacant homes either. The same physical unit can be advertised by several agencies, a layout can appear in multiple marketing cards, and a managed residence may publish one standard rate without disclosing how many apartments are actually available. Large portal counts and portal-level medians are useful as scale checks, but they are not treated as the cleaned BKK1 result. The bands on this page use distinguishable unit asks or managed unit-type rates with identifiable building, area, price and terms.

The web also favours professionally marketed high-rises. Older walk-up apartments, homes above shops and small owner-run buildings can be much less visible online, so the seven-plus-seven one-bedroom set cannot describe the full housing stock. No separate band is published for basic apartment buildings because the current evidence does not support a clean category. The western edge by Monivong is similarly under-represented in the exact-location subset, so there is no invented “west BKK1” figure.

Freshness is not the same as guaranteed availability. CAM Realty explicitly warns that properties shown on its website may no longer be immediately available, and the status on other portals can also change after the check. That is why 29 September 2026 belongs with the numbers. A tenant still needs the current availability of the exact unit, minimum lease term, deposit, utility tariffs, parking terms and the final written list of services before comparing two offers as equals.

Construction-stage supply has a different limitation. Time Square 6 can be described through its current sale price, unit sizes and stated completion schedule, but those facts do not establish a future rental rate. Combining today’s asking rent in one building with the sale price of another would not produce a defensible yield, occupancy assumption or forecast. The page is a dated evidence layer for housing choice, not a substitute for checking the contract and costs of a specific home.