Flatiron by Meridian

APS and Cam Realty describe a 41-floor building standing 168 metres high with 613 units in total. Other market references use 158 metres, so the 168-metre figure in this dossier is tied to current agency project profiles rather than presented as a measurement independently taken from a technical certificate. APS records completion in 2021, while Citadines opened in March 2022. Those dates may describe separate milestones: completion of the physical tower followed by the launch of the managed hospitality component.

The architecture is defined by a slender vertical profile, strong horizontal frames and a sequence of stepped volumes. It is easy to recognise from different parts of the city and can now be assessed as a finished building. Buyers are not limited to artist impressions: the exterior, upper-level terraces, public areas and accommodation interiors are documented in professional project photography. Design presence, however, is only one part of an office decision. Window orientation, actual fit-out condition, lift access and the engineering provisions serving a specific floor are more important to day-to-day use.

Multiple sources place the building at Lot 549, Street 102, Phnom Penh City Center, Phum 1, Sangkat Srah Chak, Khan Daun Penh, Phnom Penh. The site sits within a major redevelopment area near the railway station and the established business cluster around Vattanac Capital and Exchange Square. This setting is practical for companies and business travellers, but it does not feel the same as the compact residential fabric of BKK1. Parts of Phnom Penh City Center continue to evolve, everyday amenities can be more spread out, and many trips are easier by car or tuk-tuk than on foot.

The office component is marketed as Grade A. APS lists a 150 mm raised floor, an approximate 2.8-metre ceiling, VRV air-conditioning and full backup power. These are useful building-level specifications, not a substitute for inspecting the selected premises. A buyer or tenant should confirm whether the unit is delivered shell-and-core or fitted, where mechanical and electrical connection points are located, the available power load, whether parking is included, and what rules govern signage, alterations, contractor access and occupation outside normal office hours.

The current public sale reference starts at $250,000 for a Chelsea office unit in the Realestate.com.kh project profile, checked on July 18, 2026. The same profile extends to much higher figures depending on size, level and orientation, so it cannot be converted into a reliable average for the tower. A separate Cam Realty example records 108.05 sqm gross and 76 sqm net, demonstrating why saleable and usable areas must be distinguished. No open price was shown for that particular example, so this dossier does not combine its area with the price of a different listing.

On the leasing side, APS currently advertises an office reference from $28 per sqm per month, while Knight Frank previously cited $26 per sqm plus a $4.50 per sqm service charge. They come from different dates and commercial offers and therefore are not merged into one market rate. The economics of an individual office depend on fit-out, lease length, incentives, taxes, agency fees, service charges and vacancy. Historic marketing claims about fixed returns or buyback arrangements must be checked against an enforceable current contract and are not treated here as inherent features of the building.

Citadines Flatiron Phnom Penh forms the serviced hospitality component. The current Ascott page lists 319 rooms and apartments, ranging from compact hotel rooms to studios and one-, two- and three-bedroom layouts. Published areas start at 18 sqm for a Standard Room; studios span 39–45 sqm, one-bedroom units 50–74 sqm, two-bedroom units 99–120 sqm, and the three-bedroom Premier is listed at 108 sqm. This is the live accommodation catalogue of the operator. It should not be read as a verified schedule of privately owned residential units currently available for purchase.

Shared amenities are concentrated on the upper levels and support the building’s mixed-use identity. Sources place the outdoor pool, gym, yoga room and sauna on Level 27. Level 28 includes the apartment lounge and dining venues. Restaurants and cafés operate within the complex, including Khéma and Siena, while current hospitality listings also name Five.19. An office owner should not assume unrestricted use of every hospitality facility. Access rights, guest policies, opening hours and possible charges need to be confirmed for the exact ownership or tenancy component.

APS reports parking for 345 cars and 482 motorcycles. In a large mixed-use tower, total capacity is less informative than the allocation between offices, Citadines, restaurant visitors and other users. The transaction documents should state whether a parking bay is attached to the unit, separately licensed or available only on a first-come basis. Lift zoning also deserves practical testing. Office, hotel, service and emergency circulation may be separated, and peak waiting times can vary by floor and time of day.

Because the property is operating, due diligence can go beyond brochures. A useful inspection should take place on a working weekday at both morning and evening peaks. The approach roads, reception process, lift loading, corridor condition, noise and mobile coverage inside the selected premises can all be observed directly. Office buyers should request actual service and electricity bills, after-hours air-conditioning rules and tenancy history. For any unit connected to hospitality operations, the management structure, revenue allocation, mandatory costs and owner-use provisions must be reviewed separately.

Flatiron is best understood as an established business-oriented mixed-use asset rather than a universal residential purchase. Its distinguishing features are an operating international hospitality brand, Grade A offices, dining uses and a prominent completed tower in a developing CBD. The trade-off is a more complex legal and operational structure. Before reservation, verify the exact unit number, title, gross and net boundaries, fit-out condition, outstanding charges, service fees, parking rights, any active lease or management agreement and the full ownership cost. Entry price alone is not enough for a meaningful comparison.