Mean Chey Housing: Local Market Evidence

A Mean Chey label on a property portal is not proof that the home sits inside Khan Mean Chey. Cambodia’s NCDD gazetteer defines the district through seven sangkats: Chak Angrae Leu, Chak Angrae Kraom, Stueng Mean Chey 1, 2 and 3, and Boeng Tumpun 1 and 2. That official boundary is the basis for this comparison. Broader labels such as South Phnom Penh, the 60M corridor or Mean Chey area can be useful for orientation, but they can also spill into neighbouring Dangkao and other districts.

Mean Chey Residences shows why the distinction matters. IPS currently has a project profile placing it in Chak Angrae Kraom, Khan Meanchey, while recent IPS villa listings for the same development identify Cheung Aek, Khan Dangkao. RoseMarvel’s own contact page also gives the Mean Chey Residence location as Sangkat Cheung Aek, Khan Dangkor. With the source trail pointing in two directions, the project is excluded from the numerical comparisons on this page rather than forced into one side of the boundary. The practical lesson is simple: a project name and a portal location filter are not substitutes for a precise address.

For a buyer, the confirmed part of Mean Chey is easier to read as three working micro-areas. Stueng Mean Chey 1–3 forms the more internal western cluster around established urban streets and the Street 217 side of the district. Boeung Tumpun 1–2 is a dense inner-southern area tied closely to Street 271 and nearby central neighbourhoods, with a substantial stock of compact condominiums. Chak Angrae Leu and Chak Angrae Kraom make up the large southern corridor along Samdech Techo Hun Sen Boulevard, where high-rise communities, future projects and landed gated housing coexist. These are editorial groupings rather than official administrative units, but they make the housing differences much clearer than one district-wide average.

The western inner part of Mean Chey has a visible condominium anchor in Anata Residence, located in Stueng Mean Chey 1. IPS lists 323 units, floor areas of 32–178 sq m, completion in 2025 and 100% construction progress on a project page updated in June 2026. Its live inventory covers very different products: IPS shows a 40 sq m unit at $40,793 and two 128 sq m units at $184,416 and $199,999, while late-September portal listings include smaller Anata units from about $34,900 for 30 sq m up to $96,000 for 55 sq m. That depth is useful to a buyer, but it also illustrates a limitation: when one building supplies much of the visible stock, its pricing should not be presented as a Stueng Mean Chey market average.

Boeung Tumpun has a broader mix of completed buildings. Residence L Boeung Tompun, L Tower and PS Crystal all appear in current sale inventory, so a buyer is less dependent on one master development. APS describes L Tower in Boeung Tumpun 1 as a 28-storey, 480-unit project completed in 2025, with one- and two-bedroom lofts ranging from 43 to 87 sq m. Its current sale example is a 52.5 sq m two-bedroom unit at $75,000. Residence L is older completed stock; a project database records 714 units and completion in 2020. The result is a relatively deep pool of smaller ready homes that can be compared across several buildings, although condition, furnishing and management quality still vary unit by unit.

Chak Angrae Leu shifts the scale of the market. Urban Village Phase 2 is currently listed as completed in 2024 with 100% construction progress, 1,700 units and layouts from 28 to 111 sq m; the portal shows 120 active units inside that development alone. R&F City adds another very large completed community on Hun Sen Boulevard, with the current project page showing completion in 2021, 100% construction progress, 5,237 units and 43–113 sq m layouts. This creates a long menu of resale and developer-linked condominium options along the 60M corridor, but a large listing count here partly reflects the scale of a handful of projects rather than a highly fragmented neighbourhood market.

Chak Angrae Kraom is the least sensible place to use one housing average. Borey Peng Huoth’s own project page locates The Star Diamond on Samdech Techo Hun Sen Boulevard in Sangkat Chak Angre Krom, where current listings include villas and shophouses with both building and land dimensions. The same corridor also contains future condominium supply: Realestate.com.kh lists HNH Central with a planned 2029 completion and unit sizes of 39–84 sq m. Public HNH pages and the portal do not agree on every project specification, including unit counts and size ranges, so those particulars need fresh confirmation from the developer and transaction documents. What can be said confidently is that this southern section combines completed landed housing, completed condominium communities and new construction in one geographic corridor.

Listing volume is not a demand indicator. A 1,700-unit or 5,000-plus-unit development can generate many adverts even if the underlying buyer pool is unchanged, and separate agents can market very similar homes. For this page, the live listings are used for a narrower purpose: to show what housing type, space and total asking budget could actually be found on 29 September 2026. Where one development dominates a group, the figures are labelled as project or listing ranges instead of being promoted into a micro-area market statistic.

The southern part of Mean Chey already has a functioning transport spine in Samdech Techo Hun Sen Boulevard, widely known as the 60M Road. At its northern connection to the established city network, the two-level Morodok Techo Flyover officially opened on 7 April 2025 at the junction of Hun Sen Boulevard, Monivong Boulevard and Street 271. The same government report lists Stung Meanchey Flyover as an existing Phnom Penh flyover opened on 31 July 2014. These are not the same kind of story for a buyer: Morodok Techo is a recent operational improvement to the southern route, while Stung Meanchey has been part of the western network for years and should not be marketed as a new catalyst.

Chak Angrae Kraom also contains an established destination that makes the corridor easier to understand in practical terms. AEON MALL’s own regional directory places AEON MALL Mean Chey on Hun Sen Boulevard in Phum Prek Talong 3, Sangkat Chak Angre Krom, Khan Mean Chey, and records its opening in December 2022. That makes it a current, usable destination inside the district, not a future amenity. Its presence can matter to a household’s routine, but it is not evidence of a particular property value or future return.

The Chak Angre Krom–Prek Pra bridge across the Bassac River belongs in the under-construction column. The Ministry of Public Works and Transport records the construction start on 19 February 2024 and describes a 1,650-metre bridge with an original 42-month programme. A ministry-hosted update dated 10 July 2026 reported 79% overall progress, with foundations and lower structures complete, the main bridge superstructure at about 84% and the road network at 51%. A later report published on 17 September, citing an 8 September site inspection led by the ministry’s project director, put overall progress at 85% and the main superstructure at 84.6%. A primary September ministry release was not available in the indexed material reviewed here, so the 85% figure is best treated as the freshest secondary update while the July 79% figure remains the latest directly accessible ministry-hosted status.

For a home search, the distinction between open and under construction matters more than the headline percentage. Until the bridge is open to traffic, it cannot shorten today’s trip across the Bassac and should not be priced into a household’s daily route as if it already existed. A property that already works through Hun Sen Boulevard, Monivong, Street 271 or National Road 2 has a current access case; a property that only works after the bridge opens has a future-route scenario with timing risk. Neither the flyover nor the bridge provides evidence that a specific home will appreciate in value.

The cleanest numerical comparison in the current snapshot comes from small completed one-bedroom units in Boeung Tumpun. Across 12 separately advertised one-bedroom homes visible in the micro-area on Realestate.com.kh, asking prices run from roughly $37,000 to $56,000 and published floor areas from 36 to 56 sq m. The median asking price in that narrow group is $49,500, the median floor area is 47 sq m, and the median ratio of asking price to published area is about $1,019 per sq m. This is not a Boeung Tumpun market value and it is not a transaction price: the units sit in different buildings, on different floors and with different furnishing and condition. It is still a more useful budget reference for one defined housing type than a district average mixing condos, villas and shophouses.

Stueng Mean Chey produces a different number set because current compact inventory is heavily concentrated in Anata Residence. Available compact Anata listings span roughly 30–57 sq m and $34,900–$96,000 in the material reviewed for this snapshot. A micro-area median is deliberately not published from that set because it would mostly describe one development, not western Mean Chey. Larger Anata homes expand the budget quickly: IPS currently shows two 128 sq m units at approximately $184,000 and $200,000. Even inside one building, layout, floor, fit-out and unit type can outweigh the micro-area label.

Chak Angrae Leu has an even wider spread. Current Urban Village Phase 2 adverts run from roughly $35,000 for 29 sq m to $190,000 for 111 sq m, while R&F City adds ready homes in the 54–93 sq m range with asking prices moving from the tens of thousands into well above $100,000. A single median would be easy to calculate but hard to interpret because Urban Village supplies a large share of the visible inventory and R&F is another major development with its own unit mix. A buyer gets a cleaner comparison by choosing the development and size band first, then looking at several genuinely available units within that product.

Landed housing in Chak Angrae Kraom needs a different arithmetic. The current sale page includes, for example, a twin villa around $430,000 and a pair of combined shophouses at The Star Diamond at $460,000; the latter publishes 378 sq m of building area and 243 sq m of land. Other Star Diamond homes have different plot and building dimensions. Dividing total price by building area and placing that figure beside a condominium price per sq m creates false precision because the landed-home price also incorporates the plot, building, position within the community and sometimes a commercial use component. For this group, total asking price plus separate house and land areas is the more honest comparison.

Future southern supply adds another trade-off. HNH Central is marketed from $39,999, so the entry price for an uncompleted condominium can appear similar to an inexpensive completed unit farther inside Mean Chey. It is not the same product. The portal states a 2029 completion year, while public project sources disagree on some specifications. A price-only comparison would hide the difference between a finished home that can be inspected and used now and a construction-stage purchase carrying completion, contract and final-specification risk.

Every number here is an asking price observed for the 29 September 2026 snapshot, not a registered sale price. Cambodia does not provide an open transaction database that would allow these adverts to become a precise micro-area valuation series. Obvious repetitions with the same project, area and price are not treated as additional evidence, but perfect cross-agent deduplication is impossible when unit numbers are absent. The ranges therefore answer a practical question — what a buyer can currently encounter in the market — without pretending to show the exact value of a home or its future price after new infrastructure opens.

Starting with a generic Mean Chey filter is too broad for a serious property search. A buyer looking for a compact completed condominium can compare several buildings in Boeung Tumpun on space and total budget. In Stueng Mean Chey, a large share of visible condo stock revolves around Anata, so understanding that development comes before treating the area as a broad market. Chak Angrae Leu offers much more inventory, but large schemes such as Urban Village and R&F account for a substantial part of it. In Chak Angrae Kraom, two homes on the same southern corridor may be fundamentally different purchases — a completed house with land and a future condominium should not enter the same shortlist merely because both sit near 60M Road.

Daily travel is the next filter. A household commuting toward Street 271 or central Phnom Penh may decide that extra space farther south does not compensate for the route. Someone whose routine is built around Hun Sen Boulevard, AEON MALL Mean Chey or the National Road 2 direction may reach the opposite conclusion. The relevant test is the route from the actual building at the times the household travels, not a marketing claim of a fixed number of minutes and not straight-line distance.

Future infrastructure should be kept in a separate scenario. In the first scenario, the home has to work with today’s road network. In the second, the Chak Angre Krom–Prek Pra bridge may improve a cross-river route once it is actually open. If the purchase only makes sense in the second scenario, the buyer is taking timing and delivery risk on the infrastructure as part of the property decision. If the home already works in the first scenario, the bridge can remain a possible upside to access, not a reason to pay for a benefit that is not yet available.

This snapshot does not establish transaction prices, future returns or a best sangkat. It shows something more useful for a real search: housing inside the official Mean Chey boundary follows different price, space and access patterns. The next comparison for any specific home should be against several nearby alternatives of the same housing type and stage, with the exact address, documents and current daily route checked separately. That turns Mean Chey from a portal label into a location decision that can actually be tested.