NovBakong Village — a villa and shophouse community in Siem Reap by ULS
Community facades at sunset — developer photo (ULS).
Bakong Village is a low-rise community (borey) in Siem Reap, the city of the Angkor temples. It offers homes and shophouses rather than condominium apartments. The community is built around the idea of a neighbourhood: a market, school, cafés and green spaces are within walking distance, away from through-traffic. The developer is Urban Living Solutions (ULS), the same team behind the ODOM complex in Phnom Penh.
Village A and B are completed and occupied, so this is one of the few projects that can be inspected rather than imagined. Our partner in Phnom Penh, Elvira Shamuratova, has walked the community on camera — the streets and courtyards, finished villas and shophouses from the inside, the market, the school and the pool; that walkthrough is in Russian. The terms and prices quoted in it come from the developer: the current figures, and the fact that a foreigner takes a long-term lease rather than direct ownership, are set out below on this page.
Key parameters
| Parameter | Value |
|---|---|
| Type | Low-rise community (borey): villas and shophouses, 2–3 floors |
| Location | Bakong (Prasat Bakong), Siem Reap |
| Site area | 4.7 ha |
| Homes in completed Village A and B | 282 (excluding the frozen Village C and D) |
| Home formats | Shophouses L and S; villas A, B, C, D |
| Areas | villas from 69 m² (1 bedroom) to ~200 m²; shophouses 228–277 m² |
| Status | Village A and B — 100% complete; Village C and D — project frozen |
| Ownership for a foreigner | long-term lease (perpetual leasehold): 50 years with the right to sell and transfer |
| Down payment | from 10% on signing the agreement (per the developer) |
| Bank financing | via partner banks (rates from ~6.7% p.a., per the developer) |
| Developer | Urban Living Solutions (ULS), since 2016 |
Why this isn't like the other projects
Bakong Village differs from a condominium project in Phnom Penh on three fundamental points — worth understanding upfront:
- The city. This is Siem Reap, not Phnom Penh. Siem Reap is the country's tourism capital (the Angkor temples), with its own economy, rental demand and pace of life, distinct from the capital.
- The format. These are landed homes (villas and shophouses) in a gated community with shared infrastructure, not apartments in a high-rise tower. The format suits family living more than purely investment-led short-term rental.
- Ownership. Because these are landed homes, a foreigner takes them not via strata-title (as for an apartment) but via a long-term lease (perpetual leasehold). More on this below, in the section on buying as a foreigner.
Location
The community sits in the Prasat Bakong district east of central Siem Reap — one of the city's fast-growing directions. Indicative travel times (per the developer):
- about 10 minutes to the Pub Street area and the Royal Palace in the centre;
- about 15 minutes to the Angkor temple complex;
- on the way to the new Siem Reap-Angkor International Airport;
- the dedicated Malis Road (3 km) connects the community to National Road 6 in under 5 minutes.
Inside the community
Bakong Village isn't just homes but a self-contained environment on a 4.7 ha site. On-site there is:
- A market on the ground floor — 60 stalls (around 3,174 m²) for everyday needs: groceries, household goods, cafés.
- A private primary school — 3 floors, 10 classrooms, a sports court and a playground.
- A multi-level car park — for 391 cars and 357 motorbikes.
- A pool and green spaces, pedestrian streets and Siem Reap's first pedestrian sky bridge between parts of the community.
- Per the developer — complimentary access to the pool and gym at the neighbouring ULS development, Rose Apple Square.
Security: 24/7 guards, CCTV, a fire-safety system.
Nearby
This is a rural location in the Prasat Bakong district east of central Siem Reap: the density of urban amenities here is lower than in the city centre — much of the everyday is covered by the community itself (market, school). External landmarks per open maps (OpenStreetMap); distances from the community are approximate:
Distances are approximate straight-line per open maps, without travel time; exact distances and current status are confirmed on site. See the project on the projects map.
Community exteriors, a terrace and show-home interiors — developer photos (ULS).
Home formats
In the completed Village A and B there are two base formats: shophouses (homes with a commercial ground floor, along the main roads) and villas (residential homes in the internal clusters).
| Type | Format | Floors | Bedrooms | Area |
|---|---|---|---|---|
| Shophouse L | shophouse | 2 | 2 | 228–238 m² |
| Shophouse S | shophouse | 3 | 3 | 263–277 m² |
| Villa A | villa | 3 | 2 | ~100 m² |
| Villa B | villa | 2 | 1 | ~69 m² |
| Villa C | villa | 2 | 2 | ~84 m² |
| Villa D | villa (large) | — | — | ~200 m² |
Areas and configurations are per the developer and open sources and may differ for specific homes. Availability is confirmed on request. Village C and D are currently frozen.
Prices and terms
The price depends on the format (villa or shophouse), the area and the home's location within the community. We send the current price and available homes on request — message us with your preferred format and budget. Per the developer, a purchase is possible with a down payment from 10% on signing the agreement; bank financing via partner banks is also available.
A community service fee is charged separately (per the developer, around $25–$50 per month depending on the home type). A guaranteed rental return or buy-back is not stated for this project. Rental-yield figures for Siem Reap are a market reference, not a guarantee.
How the deal works
Village A and B are completed, so a home can be inspected. For a foreigner, the arrangement runs via a long-term lease (perpetual leasehold), not a strata title. Below is the sequence of milestones; the specific amounts and schedule are fixed by the contract:
- Request pricecurrent price by home type — on request
- Selection & inspectionVillage A and B are ready — in person or by video
- Bookingreserving the chosen home
- Contract & 10%down payment from 10%; bank-financing option
- Leasehold & handoverarranging the long-term lease (50 years), keys
For a foreigner this is a leasehold (50-year long-term lease), not the direct freehold/strata ownership of a condo. The down payment, schedule and lease terms are fixed by the contract; the leasehold agreement is worth checking independently. More below.
Buying as a foreigner
Bakong Village consists of landed homes, not apartments in a tower. Under Cambodian law, a direct title to land (hard title) is available only to nationals. So for a foreigner the developer arranges the home via a long-term lease (perpetual leasehold): an initial term of 50 years with full control of the home, the right to sell and the right to transfer the lease to another foreigner or a Cambodian national. This differs from strata-title, under which a foreigner owns a condominium apartment directly. The specific lease terms and rights are fixed by the contract with the developer and confirmed at the deal.
For the project itself, the developer holds title to the land (a hard title to the plot), which reduces legal risk over the site itself.
The developer — Urban Living Solutions
Urban Living Solutions (ULS) is a Cambodian development company founded in 2016, focused on community-oriented projects. It's the same developer as the mixed-use ODOM complex in Phnom Penh (Odom Tower and Odom Living). ULS's delivered projects include Urban Loft, The Factory and Urban Village in Phnom Penh, and Rose Apple Square in Siem Reap. The developer's real track record and the already completed, occupied Village A and B are one of this project's main strengths.
Get current prices and available homes for Bakong Village. Contact us with the format (villa or shophouse) and your budget — I'll send a selection of homes with a calculation for your request.
Get a calculation on TelegramOpen the calculatorFrequently asked questions
Where is Bakong Village?
In the Prasat Bakong district of Siem Reap (not Phnom Penh), east of the city centre: ~10 minutes to Pub Street and the Royal Palace, ~15 minutes to Angkor Wat, on the way to the new Siem Reap-Angkor International Airport.
What homes are in the community?
Shophouses (types L and S, 228–277 m², 2–3 floors) and villas (types A, B, C, D — from a one-bedroom villa of 69 m² to a large ~200 m²). Prices and availability are confirmed on request; the completed Village A and B are available now.
Can a foreigner buy a home here?
Yes. Because these are landed homes, a direct hard title is available only to Cambodian nationals, while for a foreigner the home is arranged via a long-term lease (perpetual leasehold) for 50 years with the right to sell and transfer. This differs from strata-title in condominiums.
Who is the developer?
Urban Living Solutions (ULS), a Cambodian company founded in 2016 — the same developer as the ODOM complex in Phnom Penh.
Valeria Lezhenina
Head of client support and Cambodia property consultant at NovAsia. She'll clarify your goal and budget, put together a shortlist of available homes, calculate a payment plan and check the terms of a specific unit — before the deal, without passing your contact to third parties.
Ask about Bakong Village →We work with any project in Cambodia
This catalogue is a starting point, not a limit. Our on-the-ground partners can support a deal on any project on the market — including ones not published here. Send a name or a link and we will check the sources, the right and the terms, and compare it with alternatives.
What to check before booking
A short checklist of questions about a specific home before you place a booking:
- The ownership form for a foreigner: this is a perpetual leasehold (50 years initially, control up to 100), not a direct freehold — how it's arranged and how it's transferred / sold.
- The current price and availability of a specific type (villa A/B/C/D or shophouse) — price is on request.
- Which villages are available: only A and B are completed (C and D are frozen).
- The payment schedule (10% on the SPA) and the terms of bank financing (Prince Bank, Bred Bank).
- The management fee and the full list of costs above the price.
What remains unverified
Honestly, on the limits of our data for this project:
- for a foreigner this is a leasehold (50-year lease / control up to 100), not the direct freehold/strata ownership of the condo projects; a hard title is for Cambodian nationals only;
- the price is "on request"; brokers' from-prices are not an offer;
- we don't claim any guaranteed-income or buy-back programmes — they're not in the data; the "High Return Yield" in listings is broker marketing, not a fact;
- the unit count differs (282 in the completed A+B vs 317/350 in listings) — we only sell the completed A and B;
- exact prices and availability are in the developer's private price list and require confirmation before the deal.
Document availability
What can actually be obtained and checked for the project (on request — through our team and the developer):
| Document | Status |
|---|---|
| Hard Title L-Map for the project land | issued (title to the project land) |
| Perpetual Leasehold agreement | on request, before signing |
| Price list and available homes (Village A/B) | on request |
| Project presentation and floor plans | available, used on this page |
| Bank-financing terms | on request |
A NovAsia check is an editorial cross-check against sources, not a legal opinion on the property. It's especially important to independently check the terms of the leasehold agreement. The procedure is described on the "How we check projects" page.
Spotted an inaccuracy in the project data? Write to info@novasia.estate — we'll check it against the source and correct it. How we handle corrections is in the methodology.