NovChroy Changvar Gardens
Chroy Changvar Gardens is not a single resale villa. It is a distinct low-rise OCIC residential community within the much larger Chroy Changvar Satellite City.
Phnom Penh · Chroy ChangvarBased on developer material
renderFrom $217,000Per broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Borey
- Where
- OCIC Boulevard, Chroy Changvar Gardens Project, Sangkat Preaek Lieb, Khan Chroy Changvar, Phnom Penh, Cambodia · Phnom Penh
- Stage
- Under construction
- Price
- From $217,000guide price, final by unit
- Transparency
- 9 facts confirmed · 3 to verify
Why this project is worth a look
A defined community
Gardens has its own official name, OCIC page, mapped point, land area and stated unit count. It is separated from the other Chroy Changvar Satellite City projects, allowing a buyer to assess a specific community rather than a vague promise attached to the whole peninsula.
A broad home range
The product family runs from compact Link Villas through commercial-frontage homes, paired and detached villas, to a larger Commercial Building. Buyers can compare very different use cases while keeping the same location and overall project setting.
Completed stock exists
The market includes houses that agency profiles date to 2025 and describe as ready for occupancy. Buyers can inspect real streets, finishes and interiors rather than relying only on renders, although the status and documents of the selected unit still need separate verification.
Measurable specifications
Published profiles provide plot and house dimensions, bedrooms, bathrooms and parking for the main types. That makes it possible to begin with physical comparisons rather than broad claims about project class or lifestyle.
An evolving urban setting
The project forms part of Chroy Changvar Satellite City, where OCIC is developing residential, educational, commercial and civic components. That context does not guarantee price growth, but it explains why Gardens is becoming part of a planned urban district rather than an isolated borey on an unrelated road.
About the project
Chroy Changvar Gardens is not a single resale villa. It is a distinct low-rise OCIC residential community within the much larger Chroy Changvar Satellite City. The developer's official profile assigns 13.5 hectares of developed land and 611 homes to the project. This page therefore treats the community as the product: its scale, housing range, setting and current market. Individual listings are used only to verify specifications for particular house types and to establish public availability; no single listing is allowed to stand in for the development as a whole.
The community sits on OCIC Boulevard in the northern part of Chroy Changvar district. OCIC's own map link resolves to the named Chroy Changvar Gardens Project at 11.6275727, 104.9186316. The NovAsia queue and CAM Realty label the location Preaek Lieb or Prekleap, whereas IPIN assigns several unit profiles to Prek Ta Sek. The mapped project point is consistent; the disagreement is the administrative label near the sangkat boundary. For an on-the-ground visit, the project name and OCIC Boulevard are more dependable than one competing transliteration.
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Gardens has a clear identity inside OCIC's satellite-city portfolio. On the official Chroy Changvar Bay page it is listed alongside, but separately from, B&V Mansion, Aphivath Town, Chroy Changvar Commercial Centre and Mekong Condo. That distinction matters: Gardens is neither a generic label for the entire satellite city nor an alias for a neighbouring scheme. Within Gardens, residential and commerce-oriented house types share one gated layout, internal streets and community management, but remain different products for different use cases.
OCIC states 611 units for the parent project. CAM Realty, meanwhile, describes 207 villas in Phase 1. The two figures operate at different levels: 611 for the full community and 207 for its first phase. Current agency listings identify certain homes as built in 2025 and ready to occupy, while the available master-plan material still presents a phased site. The parent project is therefore recorded as under construction: completed and resale stock exists, yet no reliable overall completion date for all 611 units was found.
The housing ladder begins with Link Villa and Commercial Villa, then moves through Twin, Silver, Premium and Premium Gold. A Commercial Building format is also marketed. The differences are structural rather than cosmetic: plot width, house footprint, parking provision, privacy and possible use all change as buyers move through the range. Link and Commercial Villa provide the most compact entry; Twin adds separation and two-car parking; Silver, Premium and Premium Gold increase land, frontage and the scale of reception and family space. Commercial formats are aimed at buyers who need visible frontage or a home-and-business arrangement.
Public IPIN profiles currently set the lowest entry around $217,000 for a Link Villa. The indicative ladder then reaches $318,000 for Commercial Villa, $434,000 for Twin, $576,000 for Silver, $663,000 for Premium, $960,000 for Premium Gold and $950,000 for Commercial Building. This is not a single developer price list. Some offers may be developer stock, others a specific allocation or resale. The figures are most useful as a map of the segments within the community; the selected unit still requires verification of house number, condition, fit-out, seller and transaction route.
CAM Realty and IPIN describe hard title in their project and unit profiles. A buyer should nevertheless verify the title of the exact home: registration, current owner, encumbrances, plot boundaries, authority to transfer and supporting documents can differ between primary and secondary stock. Commercial homes require an additional check of permitted activity, community rules and practical constraints on signage, parking and visitor traffic. A marketing label such as Commercial Villa or Commercial Building does not by itself establish that every proposed business use is legally or operationally acceptable.
The confirmed shared amenities are modest and relevant to a landed community: a gated setting, a community garden and 24-hour security. Unlike a condominium, the core product is the individual house and plot, so due diligence should focus on street width, access, parking, spacing, drainage, landscaping and the actual performance of community management. OCIC's materials also place the project near CamTech University, the Royal University of Fine Arts campus area and the broader civic growth of Chroy Changvar Satellite City. Those references describe the district context; they should not be turned into promised journey times.
Chroy Changvar Gardens suits buyers who want a house in an organised community with several budget levels while remaining within Phnom Penh, rather than a central apartment. The decisive trade-offs are compactness versus privacy, residential versus commercial function, and a completed home versus availability in a later phase. A serious inspection should cover more than the interior: visit the street at different times, look at actual occupancy, neighbouring construction, common-area maintenance and daily routes. For a parent community of this size, those observations are more valuable than the presentation of one attractive resale villa.
Gallery
Visuals from the project’s materials. The built result and the finishes can differ.
Landed property — what this means for a foreign buyer
This is landed housing, not a unit in a co-owned building. Cambodian law does not allow a foreign individual to hold land. Foreign ownership works for an apartment above the ground floor inside a co-owned building, within the foreign quota — that is a different product from this one.
That does not automatically mean the project is closed to you: structures exist, and each carries its own legal and tax trade-offs. Which one applies — if any — is a question for a qualified Cambodian lawyer on your specific deal, not something we settle on a web page. Ask us and we will lay out the options and the risks honestly.
Home types & sizes
Four bedrooms and one parking space make Link Villa the most compact confirmed residential format in the project. Its narrow frontage is offset by vertical planning; buyers should pay particular attention to daylight in central rooms, stair circulation and the usable depth of the rear space.
A four-bedroom format with one parking space and a deeper building footprint. It may suit a live-work arrangement, but any business activity must be checked against community rules, permitted use, parking capacity and the actual visibility of the specific frontage.
Four bedrooms and two parking spaces place Twin Villa in the family-oriented middle of the range. A CAM Realty Twin listing publishes different dimensions that match the Silver type, so the geometry of the selected home should be checked against its plan and title documents.
A detached four-bedroom villa with two parking spaces and a wider plot. The format provides more side space and privacy, but actual setbacks, landscaping and parking manoeuvres should be assessed on the specific street.
Five bedrooms, seven bathrooms and two parking spaces suit a larger household, frequent guests or stronger separation between private and shared floors. An inspection should test the usefulness of every bathroom, bedroom dimensions and which finishes are included in the quoted price.
The largest confirmed residential villa: five bedrooms, three parking spaces and the widest published plot in the range. It is a substantial family home where construction quality, running costs, façade orientation and the amount of underused space deserve close attention.
The multi-storey commercial building is materially different from the family villas in scale and operating complexity. Before purchase, verify the approved plans, floor and bathroom count, visitor access, fire-safety requirements, parking and the permitted business profile.
The cards describe the parent project rather than one resale. Dimensions and prices come from public IPIN profiles checked on July 26, 2026. OCIC states 611 homes overall, while CAM Realty describes 207 villas in Phase 1. For Twin Villa, CAM Realty publishes an 11 × 20 m plot and 7 × 12 m house, whereas IPIN gives 8 × 20 m and 6 × 12 m; the card retains the IPIN version and flags the discrepancy for unit-level verification. Prices are the lowest the brokerage boards publish, not the developer’s price list — the price and availability of a specific unit are something we go through with you personally.
Facilities
4 amenities
Community
- gated residential community
- community garden
Security
- 24-hour security
Parking
- 1–3 parking spaces depending on house type
Location
- The exact project point is supported by OCIC's official map: 11.6275727, 104.9186316.
- The most useful ground-level reference is OCIC Boulevard and the named Chroy Changvar Gardens Project.
- Official material places the community within Chroy Changvar Satellite City rather than in a separate suburban borey.
- OCIC names CamTech University and the Royal University of Fine Arts campus area as part of the surrounding context.
- Other OCIC residential, commercial and civic projects are developing around the satellite city; they are not part of Gardens.
- The sangkat label differs: the queue and CAM Realty use Preaek Lieb/Prekleap, while IPIN uses Prek Ta Sek; the project point itself is consistent.
- No fixed city-centre travel time is claimed because the route, bridge and traffic conditions vary and should be checked on the viewing date.
Address / landmarkOCIC Boulevard, Chroy Changvar Gardens Project, Sangkat Preaek Lieb, Khan Chroy Changvar, Phnom Penh, Cambodia
The map loads from OpenStreetMap on request.
The circle shows the project’s approximate location; we confirm the exact address and the plot boundaries when you get in touch. © OpenStreetMap contributors.
Price & purchase terms
- Current price: From $217,000 in IPIN's Link Villa profile, checked on July 26, 2026. CAM Realty quotes $217,512, while IPIN's general project profile starts at $220,000. This is a lower public market anchor; the specific home, availability, price, title and transaction terms require separate confirmation.
We show the lowest of the prices the brokerage boards publish: their figures for the same unit differ by a few per cent, and none of them is the developer’s price list. We ask the developer for the current price, availability and payment terms on the unit you are looking at, and go through them with you personally.
Project stage — what we know
Under construction. Handover date to be confirmed.
Before booking check escrow and the developer.
- Planned
- Building
- Done
Transparency index
Facts already published on this page and points we clarify together.
The project has 9 documented key facts; 3 items are clarified before booking.
We count facts already published on this page. The index does not assess the project’s quality.
At a glance
Is this project right for you?
Tick what describes you — we will show whether this may be a fit. Honest, without gloss.
Your selections are not saved anywhere. This is a decision aid, not an assessment.
Best for: Families seeking a 4–5 bedroom landed home, private plot and parking within an organised Phnom Penh community.; Buyers who want to compare compact Link, paired Twin and more private detached villas without changing location.; Owner-operators considering Commercial Villa or Commercial Building and prepared to verify the permitted use separately.; Buyers who prefer inspecting a completed house and real street instead of deciding only from an early-stage render.; Long-horizon owners who value layout, land and district development more than a central walkable apartment lifestyle.; Buyers willing to complete unit-level checks on title, condition, inclusions and community management rules.; may not suit: Buyers who need an apartment with lifts, a shared pool, gym and hotel-style services.; Anyone relying on guaranteed yield or rapid appreciation merely because the satellite city is developing.; People who require central walkability and predictable journey times unaffected by bridges and traffic.; Buyers unwilling to distinguish between the parent phase, the exact home, developer stock and resale inventory..
What we confirm before booking
A short, specific to the project list. We request these from the developer and go through them with you before any payment.
- the legal entity in the SPA and the payee’s bank details
- the title format and what is registered against the unit
- the contractual area of the chosen unit, and which basis it is measured on
- which amenities are fixed in the SPA annexes
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- Scale and stage: OCIC states 611 homes overall, while CAM Realty describes 207 villas in Phase 1. Individual profiles date completed homes to 2025, but no confirmed completion date for all 611 units was found.
- Geography: the queue, CAM Realty and the official project reference use Preaek Lieb/Prekleap, whereas IPIN writes Prek Ta Sek. The project coordinates are confirmed through OCIC's map; the exact sangkat boundary should be checked before publication.
- Inventory and specifications: the Link Villa lower price differs between $217,000 at IPIN, $217,512 at CAM Realty and $220,000 in IPIN's general project profile. CAM Realty's Twin dimensions also match Silver rather than IPIN's separate Twin profile. Verify the exact home.
FAQ
What does a home in Chroy Changvar Gardens cost?
Link Villa — from $217,000; Commercial Villa — from $318,000; Twin Villa — from $434,000; Silver Villa — from $576,000; Premium Villa — from $663,000; Premium Gold Villa — from $960,000; Commercial Building — from $950,000. Prices are the lowest the brokerage boards publish, not the developer’s price list — the price and availability of a specific unit are something we go through with you personally.
Where is Chroy Changvar Gardens?
OCIC Boulevard, Chroy Changvar Gardens Project, Sangkat Preaek Lieb, Khan Chroy Changvar, Phnom Penh, Cambodia
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Valeria Lezhenina
Head of client support and Cambodia property consultant at NovAsia. She will pin down your goal and budget, put together a shortlist of available units, work out the payment plan and check the terms on the specific unit — before you commit, and without passing your contact to third parties.
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Informational, not a public offer or personal investment, legal or tax advice. Price, availability, payment terms and guaranteed-return/buyback conditions are confirmed per unit with the developer and their contract.