Amber Kampot

The current official factsheet identifies 25 operating villas: twenty one-bedroom pool villas measuring 77.7 sqm and five two-bedroom pool villas measuring 187.8 sqm. Every disclosed format has its own outdoor pool. The one-bedroom villa is primarily arranged for a couple, with a king-size bed, sitting area, work desk, bathroom with separate shower and toilet, an open-air atrium with a bathtub and a timber terrace. The official website also markets a twin-bed version, although it does not disclose how many twin villas are included within the overall group of twenty one-bedroom units.

The two-bedroom villa is better suited to a family or small group. It combines two en-suite bedrooms, one double-bed room and one twin room, with a shared cooking and dining area, two full bathrooms, a terrace and a private pool. The official factsheet supports the 187.8 sqm figure; some booking platforms round the figure to 187.6–188 sqm. The primary-source measurement is used here without estimating plot size, net internal area or any other dimension that has not been published.

Shared facilities concentrate along the waterfront. The principal pavilion contains the arrival areas, Arvi restaurant and service functions. Beside it are a 19-metre outdoor pool with a published depth of 1.4 metres, a poolside bar, a small river beach and a pier. Samata Spa and a 24-hour fitness room operate within the resort. The factsheet also lists kayaks, water bikes, river activities and a shuttle to the town centre. Some experiences may depend on weather, season and the operating schedule, so availability for a particular stay or owner-use period should be checked separately.

Architecture is one of the best-documented aspects of Amber Kampot. Bloom Architecture describes the riverfront building as a horizontal platform using concrete, sandstone and dark timber, while the villas sit as separate volumes among nipa palms and water gardens. Dark wood frames, grey stone, deep overhangs and planted courtyards create a continuous transition between interiors and the tropical setting. Professional photography records the completed property, which is why the gallery relies mainly on photographs rather than development renders.

Investors should distinguish the operating hotel inventory from the real-estate interests originally offered for sale. The project was marketed as an investment resort at launch in 2019, yet public sources give materially different unit counts: the current official factsheet shows 25 villas, the launch report described 35 units, and FazWaz lists 55. Those figures cannot responsibly be merged. They may reflect different phases, investment components or a distinction between hotel rooms and the broader sales scheme, but that remains an inference until registry and contract records are reviewed. The registry entry therefore uses 25 as the currently evidenced operating villa inventory and preserves the conflict separately.

The intended use needs its own scenario analysis. A personal-use buyer should establish how many owner nights are permitted, how peak-season dates are allocated, whether housekeeping, breakfast and transfers are included in the owner package, and who pays for damage, furniture renewal and private-pool equipment. An investment case requires monthly operating statements, actual occupancy history, achieved room rates, the operator's deductions and a clear allocation of owner expenses. Public descriptions of hotel amenities do not answer those questions or replace the schedules to a management agreement. Particular attention should be paid to whether the owner can terminate or transfer the agreement on resale and whether the same terms continue for the incoming buyer.

A physical inspection should extend beyond the villa interior. In a tropical river environment, waterproofing, drainage, exterior timber, stone finishes, air-conditioning, pool pumps and filtration, and signs of moisture in indoor and open-air bathrooms are material. The measured area and usable boundaries should be reconciled with the documents, access to shared paths and waterfront facilities should be confirmed, and the buyer should establish which components belong to the owner and which remain hotel property. Maintenance logs and recent invoices are especially useful for a resale asset. Amber Kampot allows this work to be carried out at an operating resort, but the condition of one villa cannot be inferred from professional photographs of the common areas.

The income case should not rely on general promotional claims about tourism growth in Kampot. Performance depends on seasonality, booking channels, the hotel's reputation, rate policy, the condition of the specific unit and the share of revenue left after operator deductions and running costs. A buyer should request separate evidence for weekdays and weekends, high and low season, direct bookings and external platforms, and determine whether every owner unit participates in the rental pool on equal terms. Any forecast supplied by a seller should be reconciled with operating statements and actual bank receipts rather than accepted from a presentation. A personal-use decision follows a different logic: the private pool, generous floor area, river setting and ready service may carry real value, yet annual costs continue even when the villa is used infrequently. The acquisition should therefore be compared both with buying a conventional Kampot villa and with booking comparable resort stays without a long-term capital commitment.

No current public sale or resale asking price was found. A 2019 launch article quoted prices from $217,800, but that historic figure is not a present market anchor and should not be presented as one. Any available villa requires an individual review of the seller, title or other registered interest, remaining management term, service and reserve charges, insurance, taxes, owner-use limits and actual operating statements. Until those documents are produced, the property is best understood as a completed and functioning hospitality asset with a verified physical product but an unverified transaction structure for any specific resale.