Eco Varanda

Eco Varanda sits in the Boeung Snor area, within the Grand Star Platinum Eco Collection, about 2.5 kilometres east of the Preah Monivong Bridge on National Road No. 1. The exact Google Maps object leads to the interior of the community. Khan Chbar Ampov is consistent across sources, but the sangkat label is not: mapping data and several portals place the estate in Veal Sbov, while some broker listings use Nirouth. The cadastral document for the selected villa should settle that administrative boundary before publication or purchase.

The developer explicitly lists a garden and a children’s playground within the project. The wider Borey Peng Huoth Boeung Snor district adds a broader set of daily services used across multiple phases: PH Eco Mall, Platinum Sports Center, Southbridge International School, PH Euro Park, PH Grand Hall, PH Polaris food-and-beverage areas, a fire station, banking, healthcare, markets and government services. These should not be presented as exclusive amenities owned by Eco Varanda; their practical value is that the phase sits inside an established residential cluster rather than an isolated compound.

The phase is completed and current availability is largely resale stock or residual units shown by market platforms. Buyers can therefore inspect the actual façade, street, plot, build condition and surroundings before committing. That advantage comes with variation. Owners may have changed interiors, added rooms, expanded landscaping, furnished the house or combined spaces. Listing descriptions also differ. The project specifications describe the original house models; every selected property still needs a separate physical and documentary review.

The lowest public price anchor found on July 26, 2026 was $833,800 for a PR-B unit on PropertyHub. The same platform showed PR from $945,800, Q at about $2.23 million and K-A at about $5.1 million. Active offerings on other portals started around $990,000 and extended into several million dollars, depending on model, land, corner position, furniture and condition. These figures are not a NovAsia price list. Current stock, negotiated price, title, taxes and transfer terms must be confirmed for the individual villa.

Price dispersion is driven by more than the model name. In a completed borey, plot area, frontage, main-road or internal-road position, orientation, corner status, renovation, furniture, actual room count and title position all affect value. One current Cam Realty listing, for example, offered a furnished corner Prince Villa at $1.5 million on a 727.2 sqm plot, while aggregators displayed lower entry anchors. Meaningful comparison requires matching the same house type and verifying the land area rather than ranking advertisements by headline price alone.

National Road No. 1 defines the transport logic. It provides a direct route towards central Phnom Penh across the Bassac bridges and connects eastwards along the national corridor. A car is the practical default for most daily trips. Travel time changes materially with bridge and arterial traffic, so a fixed “minutes to centre” claim would be misleading. A buyer should test the route during a working-day peak, confirm access to the chosen internal street and check the actual width and condition of the approach to the villa.

For family occupation, the main strength is the combination of a large house and a functioning surrounding district. Five official models create a genuine choice between the relatively compact Prince B and the much larger King villas. Three levels help separate guest, family and private zones, but they also introduce stairs that may be inconvenient for young children, older residents or anyone with limited mobility. A lift is not confirmed in the base specifications and must be checked in the particular house.

Legal review matters because the asset is land plus a villa rather than a strata-title apartment. PropertyHub describes the project as hard-title, and one current Cam Realty listing also states transfer of hard title, while another broker’s listing referred to soft title. That may reflect unit-specific documentation or simple listing errors. Before paying a deposit, the buyer should inspect the title for the selected plot, verify the owner, boundaries, encumbrances, outstanding community charges and the exact transfer process.

Ownership costs extend beyond the purchase price. A large villa needs an operating budget for air conditioning, cleaning, garden work, security, minor repairs, gates and equipment. No uniform community-management fee was published in the open sources reviewed. The buyer should request a written schedule of recurring charges, community rules, contractor access, façade-renovation requirements and responsibility for shared areas. Drainage, roof condition and systems performance after the rainy season are also material inspection points for a completed landed home.

As an investment, Eco Varanda belongs to the specialised market for large family villas. Rental listings show demand for houses with five or more bedrooms, but portal yield calculations are not a guarantee. Results depend on entry price, vacancy, fit-out, maintenance, tenant negotiations and owner-paid costs. A rental-led buyer should ask for evidence of completed leases for a comparable model and plot, rather than relying on an advertised monthly rent or an automated percentage.

Eco Varanda is most relevant to buyers seeking a completed detached home in a gated eastern Phnom Penh community and willing to compare individual plots. It is less suitable for someone who wants a compact apartment, a walkable central-city address or a standardised product with one live price list. The essential work is not merely choosing a model. It is completing a house-level review of condition, documentation, boundaries, fit-out, operating costs, access and price comparability.