L Residence Boeung Keng Kang III

Project profiles identify one-, two- and three-bedroom apartments. Current resale material provides the clearest evidence for compact one-bedroom homes of roughly 45–54 sqm and two-bedroom layouts around 77 sqm. Three-bedroom apartments are part of the stated unit mix, but a consistent, well-supported size range and current inventory were not established during the research. For any resale purchase, the area should be reconciled across the floor plan, sale agreement and title documents for that exact unit. A measurement taken from another listing in the same building should not be treated as the legal area of the apartment being considered.

The lowest verified market reference was $54,000 for a one-bedroom resale listing updated on July 14, 2026. Other one-bedroom offers were higher, while verified two-bedroom examples started at about $77,000 in the reviewed sample. The spread is not explained by size alone. Floor, orientation, renovation, furniture, gross versus net measurement, tenancy status and the seller’s timing can all affect the asking price. The published starting figure is therefore a market entry point for one specific offer, not a promise that every available apartment can be purchased at that level.

A completed building gives a buyer the opportunity to inspect the product before committing. The lifts, lobby access, corridors, pool, gym, water pressure, air-conditioning, noise and maintenance can all be observed rather than inferred from renders. A useful inspection should extend beyond the apartment: the buyer should visit the floor, parking areas, access road, service spaces and the surrounding block, ideally at more than one time of day. This is particularly valuable in an established urban condominium, where the day-to-day operation of the building is as relevant as the original design.

Sources consistently describe a rooftop swimming pool, gym, sauna, open roof terrace, lobby, lifts, parking and 24-hour security with CCTV. This is a practical amenity package for urban residents rather than a resort-scale programme. Before purchase, the buyer should confirm access rules, operating hours, guest and tenant policies, the current management fee and which services are actually covered by it. A facility appearing in a project profile confirms that it has been marketed as part of the building, but it does not establish its maintenance condition or availability on the transaction date.

The Street 396 address places the building in BKK3, within a dense network of local retail, cafés, services, schools and routes toward adjacent central districts. This is an active city environment rather than a quiet suburban enclave. For some buyers, that is the central benefit: everyday needs and multiple parts of Phnom Penh are accessible without living in an isolated compound. Others may prefer a development with larger grounds and less street activity. A practical location check should include walking the block in daylight and after dark, reviewing the pavement and lighting, and testing the actual drive to the buyer’s regular destinations.

Because the project is completed, a standard developer instalment plan should not be assumed. Most available homes are likely to be resales from individual owners or ready units marketed by agencies. The relevant terms are the deposit, completion timetable, handover conditions, any outstanding management charges and the seller’s documentation. Where a unit is occupied by a tenant, the lease, security deposit, payment history, termination provisions and inventory of furniture also need review. Those details can have a larger effect on the real transaction cost than a modest discount in the advertised price.

When comparing units, the purchase price is only one part of the budget. A completed apartment may require legal review, registration expenses, repairs, appliance replacement, furniture, moving costs or preparation for rental. Ongoing outgoings include the management fee, electricity and water at the applicable rates, internet, cleaning, minor maintenance and possible agency charges. The current management fee and any arrears should be supported by a recent statement or written calculation for the selected unit. Where a seller offers an apartment with a tenant in place, the return should be assessed from the actual lease and payment record rather than an advertised rental figure.

A viewing is more effective when it follows a prepared checklist. Inside the apartment, the buyer should look for water damage, test windows and doors, air-conditioning, plumbing, built-in appliances, water pressure, bathroom ventilation, electrical sockets and finishes. In the shared areas, useful observations include odours, cleanliness, lift performance, access control and actual parking demand. The items that remain after completion should be recorded separately. Listing photographs help to shortlist a unit, but they do not replace a condition report and an agreed furniture inventory at handover.

For rental use, bedroom count is not the only consideration; readiness for occupation matters as well. A practical unit needs functioning air-conditioning, adequate storage, a usable kitchen, reliable internet and clear access rules for residents. In BKK3, the apartment competes with other completed buildings, so dated furniture or weak maintenance cannot be offset by the district name alone. An owner should allow for vacant periods and future interior updates, and base the rental expectation on genuinely available comparable apartments rather than optimistic marketing.

Sources do not agree on the completion year. Two project profiles state 2018, while some later building directories and listings refer to 2019. The registry uses 2018 because it is repeated in the project-level material, but the discrepancy remains disclosed. For a buyer, the more meaningful evidence is the document date for the selected apartment, the registration history and the observed condition of the building systems. A year printed in a marketing directory is not a substitute for legal and technical due diligence.

Ownership language also varies. One source uses freehold, while an individual sale listing refers to a Strata Title. Neither phrase should be treated as proof that every apartment has the same documentation or that a particular unit can be transferred to a foreign buyer without further checks. Before paying a reservation or deposit, the buyer should obtain the title copy, match the registered owner and unit details, review restrictions and confirm the permitted ownership structure for that exact property. L Residence BKK3 is best assessed as a market of individual apartments within a known building, not as one uniform product with identical title, condition and pricing.