Tuol Kork Housing: Local Market Evidence

For this page, Toul Kork means the official Khan Tuol Kouk, not every property that an agent or portal tags as “TK.” The Cambodia Gazetteer lists ten sangkats within the khan: Phsar Depou Ti Muoy, Phsar Depou Ti Pir, Phsar Depou Ti Bei, Tuek L'ak Ti Muoy, Tuek L'ak Ti Pir, Tuek L'ak Ti Bei, Boeng Kak Ti Muoy, Boeng Kak Ti Pir, Phsar Daeum Kor and Boeng Salang. That administrative footprint is the boundary used here. References to Boeung Kak, Tuek L’ak, Depou and other parts of the district are tied back to an address or sangkat before they enter the comparison.

That distinction matters because portal geography is imperfect. Current Toul Kork filters can surface listings whose stated location belongs elsewhere in Phnom Penh, so the label attached to a search result is not treated as proof of district membership. Where a listing could not be placed confidently inside the official khan, it was not used to set a local median or characterize a micro-area.

A few official sangkats are grouped editorially to keep the comparison usable on a narrow screen. “Tuek L’ak 1/3” covers only the records placed in Tuek L'ak Ti Muoy and Tuek L'ak Ti Bei; “Depou I/II + Daeum Kor + Boeung Salang” is a reading aid for several neighbouring low-rise areas. Those labels are not administrative units and should not be read as evidence that every street inside a grouped area behaves the same way.

The price evidence is a dated snapshot of public for-sale listings checked on 29 September 2026. These are asking prices, not registered transaction prices, and an advertised figure can change after negotiation or when a stale listing is removed. Rental pricing is deliberately kept out of the matrix: this page is about the mix of housing visible for sale by exact location and property type, while the broader NovAsia Toul Kork guide covers the neighbourhood and rental context.

The dated listings do not resolve into one district-wide housing profile. The clearest concentration of comparable condo stock sits in Boeung Kak 1 and Boeung Kak 2. Among 13 selected Boeung Kak 1 units, the median asking price was $170,940 and the median stated floor area was 75 sq m, with asks ranging from $45,100 to $350,000. In the 12-unit Boeung Kak 2 condo group, the median ask was $53,500 at a median 36 sq m, with prices from $35,000 to $180,000.

Those two medians are not evidence that Boeung Kak 2 is inherently cheaper. The Boeung Kak 1 set contains more large units and more expensive or newer projects, including stock associated with Time Square 7, while the Boeung Kak 2 set includes a heavier mix of studios and compact resale units. A change in unit mix can move the median sharply even when two buildings are only a short distance apart. The useful takeaway is that “condo in Toul Kork” is too broad a category for comparing entry budget without checking unit size and building.

Landed housing is a different product again. Ten residential house and villa listings in Boeung Kak 1/2 produced a median total ask of about $1.325 million, with a $600,000 to $1.9 million range. For the records that disclosed both measures clearly, the median building area was about 483 sq m and the median land area about 500 sq m. A buyer is paying for a bundle of land, building space and low-rise use, so these properties should not be read as oversized condos on the same pricing scale.

The low-rise stock visible farther across the khan sits on a much wider budget ladder. Seven residential homes in Tuek L’ak 1 and 3 had a $200,000 median ask but ranged from $95,000 to $600,000. A 14-property group drawn from Depou I/II, Daeum Kor and Boeung Salang had a $187,500 median and a $58,000 to $453,000 range. Building area was disclosed for ten of those properties and land area for thirteen; the medians of those disclosed fields were roughly 144.5 sq m for the building and 75 sq m for land.

The defensible pattern is therefore narrower than a claim about market share. In this snapshot, condo evidence is more concentrated in Boeung Kak 1/2, while residential houses appear across more of the khan and vary much more in total budget and physical form. Portal result counts are not added together as district inventory: the same property can be marketed by several agents, mixed-use shophouses can sit inside residential searches, and a listing can remain online after its real availability changes.

Building stage also changes what a condo price means. The Boeung Kak 1 set includes both existing resale stock and units linked to projects still under construction; Time Square 7 is one current example, although public project pages do not agree on the same completion year. For this comparison, the confirmed stage is more useful than forcing a single handover date. A buyer who needs a finished unit now should not treat an under-construction release as interchangeable with an existing apartment simply because both sit in the same sangkat.

Area disclosure is much less consistent for low-rise homes than price disclosure. A missing field does not mean a small house: some sellers publish only land size, others only building area, and some provide neither. The area figures on this page therefore use only listings that state the relevant measure, with a separate n shown beside them. That matters because the price series can contain more properties than the area series, so the two medians should not be combined into an imaginary “typical house.”

Price per square metre can be useful for condos, but only when the area denominator means the same thing. Listings may show internal area, net area, gross area or an unlabeled floor figure; new projects can publish more than one measure for the same unit. That makes a district-wide $/sq m figure fragile. On this page, total asking price and unit size carry more weight than a single ratio unless the floor-area basis is clear enough to compare like with like.

Unit mix alone can move a condo median substantially. The selected Boeung Kak 2 units have a 36 sq m median floor area, while the Boeung Kak 1 group sits at 75 sq m. That size gap is already large enough to produce very different total budgets without proving that one sangkat is universally cheap or expensive. Building age, stage, floor, condition, furnishing and whether the seller is a developer or a resale owner can widen the gap further.

Houses require a different frame. A landed property combines the plot with a building that may span several floors, and some listings add yard space, parking or mixed-use potential. In the Boeung Kak 1/2 house and villa group, the eight records with clearly disclosed fields produced medians of about 500 sq m for land and 483 sq m for the building. Dividing the total ask by land area and setting that number beside a condo price based on internal floor area would look precise while comparing two different assets.

The same issue appears at the lower-budget end of the low-rise stock. In the Depou I/II, Daeum Kor and Boeung Salang group, the median disclosed plot was about 75 sq m, far smaller than the large-villa plots in the Boeung Kak sample. A narrow multi-storey urban house can still provide substantial usable floor space; a villa may command more of its price for land, privacy and a different pattern of use. Neither can be reduced to one universal efficiency metric.

The practical order is property type first, comparable price second. A finished condo, an under-construction unit, a compact city house and a large villa solve different problems even when their map pins all sit inside Toul Kork. Once the format, area basis and stage match, price-per-square-metre can become a useful secondary check. Before that, it risks turning a real difference in what is being bought into a misleadingly simple number.

Two addresses inside the same khan can produce very different daily routes. Four confirmed anchors make that easy to see: TK Avenue is at the corner of Streets 315 and 516 in Boeung Kak 1; Paragon International University is on Street 315; Kinderland @ Toul Kork is at Streets 516 and 335; and the Toul Kork campus of Footprints International School is at No. 16–18, Street 570. They are not being ranked here as schools or amenities. Their role is simply to provide fixed addresses against which housing locations can be read.

For some Boeung Kak 1 condos, being close to the 315/516 cluster can reduce how much of the district a household crosses every day. Even then, map proximity is not a commute promise. A building entrance may face a different road, turning access can favour one direction, and school traffic can change a short route at peak time. That is why this page does not attach universal “five-minute” claims to listings.

Landed housing introduces more variation. A villa in Boeung Kak 2 and a compact house in Tuek L’ak can both be valid Toul Kork addresses while serving different road patterns. One may be better aligned with the school belt; the other may give easier access to a different daily destination or exit from the khan. For a family with a fixed school run, that difference can outweigh a modest gain in indoor space. For someone without that route, it may barely matter.

The comparison table therefore uses access descriptions rather than false precision. Labels such as “315/516 anchor cluster,” “school belt” or “less tied to the TK Avenue core” are cues for the next check, not promises about travel time. Once a specific property is shortlisted, the relevant test is the road route from the actual building or house entrance to the destination at the time of day it will normally be used.

This is also why more space does not automatically produce a better housing choice. A buyer may gain substantially more house or land farther from the streets that matter every day, or trade some floor area for a condo closer to the routes they repeat. Neither outcome is a district-wide winner. The trade-off only makes sense when exact location, housing format and the household’s real routine are considered together.