NovLy Condo
Ly Condo is a completed urban condominium in central 7 Makara. Knight Frank's project profile records 20 floors, 108 residential units and completion in 2014.
Phnom Penh · 7 Makara
Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Condominium · 1-3 bedrooms
- Where
- Phnom Penh
- Stage
- Completed · 2014
- Price
- Current price is not confirmed.guide price, final by unit
- Transparency
- 12 facts confirmed · 4 to verify
Who is behind this project
- Developer
- LH Global Investment Property Management Co., LtdDeveloper profile from public dataOpen developer profile →
- Projects with us
- 1
- Transparency
- Public records and project documents are used for checking
Brand ≠ the legal entity signing your contract. This project may use a separate project company or joint venture — verify the seller and developer for the selected unit.
Why this project is worth a look
Completed and inspectable
The building is finished, so a buyer can assess the real common areas, views, noise and condition of the selected apartment before committing. Construction risk is lower, while technical inspection and seller-document checks become more important.
Central city address
The corner of Streets 242 and 111 is in an established part of 7 Makara between a business district and the Olympic Stadium. It suits buyers who value central access, provided they also check traffic exposure and window orientation.
Limited unit count
The profile records 108 apartments, far fewer than many mass-market towers with several hundred or more units. That may appeal to buyers who prefer a more compact building, although current management quality still needs an on-site review.
Useful resident facilities
A gym, spa, steam room, sauna, security, CCTV and parking create a practical package for full-time living. Their present condition, access rules and charges should be verified for the specific purchase.
About the project
Ly Condo is a completed urban condominium in central 7 Makara. Knight Frank's project profile records 20 floors, 108 residential units and completion in 2014. This is an existing building rather than a typical new launch, so the buying decision should be based on the individual resale unit, its condition, the building's current management and the seller's documents rather than on a developer brochure or construction schedule.
The stated address is #36A, Street 242 at the corner of Street 111, Sangkat Boeung Prolit. The location sits between the Phnom Penh Tower business area and the National Olympic Stadium, giving residents access to an established central part of the city. Offices, banks, restaurants and everyday services are part of the surrounding urban fabric. The trade-off is the usual one for central Phnom Penh: traffic and street noise can vary materially by floor and orientation.
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The project profile lists one-, two- and three-bedroom homes. It does not provide a dependable public schedule of unit sizes or a complete set of floor plans, so each available apartment needs to be assessed on its own documents. On the resale market, two units with the same bedroom count may differ significantly in registered area, layout, furnishing, outlook and parking rights.
Shared facilities listed for the building include a gym, steam room and sauna, spa, 24-hour security, CCTV and car parking. That gives the property a fuller amenity package than a basic residential block. However, current operating hours, access rules, maintenance condition and service charges are not confirmed in the available project profile and should be checked during a viewing.
The available photographs show a practical residential layout with a dining area, living space, separate kitchen zone and large windows. The fit-out is consistent with a building completed in the mid-2010s. Buyers should therefore inspect the actual condition of air-conditioning units, windows, bathrooms, appliances, cabinetry and furniture rather than assuming that all apartments remain in the condition shown in older marketing material.
The reported fire incident: checks to make now
Khmer Times reported on 5 September 2021 that a fire occurred on the 17th floor of Ly Huot Condo at #36A, Street 242; the report said an extinguished cigarette was the suspected cause. A historic incident does not establish the building's current safety condition, but it makes documented fire-safety checks a specific to the project part of due diligence here.
Before paying a deposit, ask management for dated records of the latest servicing of alarms, pumps and fire hoses, confirm that stairwells and emergency exits remain accessible, and inspect whether evacuation routes are obstructed. Ask what corrective measures followed the 2021 incident and who is responsible for periodic equipment checks. A verbal assurance from security staff is not a substitute for records or an independent on-site review.
The clearest case for Ly Condo is its combination of completed status, a relatively limited stock of 108 apartments and a central address. There is no construction wait, but the economics depend entirely on the selected resale unit: asking price, title area, physical condition, management fees, tenancy status and transfer terms. Those items need to be confirmed before any reservation payment.
How to compare the price of a specific unit
Knight Frank's Cambodia Real Estate Highlights H2 2025 recorded an average advertised price of US$676 per sq m of net saleable area for new Phnom Penh launches in the second half of 2025. That is a citywide new-launch indicator, not a valuation of Ly Condo and not a figure that should be applied mechanically to a resale apartment in a building completed in 2014.
To compare two Ly Condo offers, put both on the same basis: price excluding removable furniture and refundable deposits, area stated on the strata title, any included parking right, service-charge arrears, necessary refurbishment and tenancy status. Then calculate the price per square metre using the registered area. A mismatch between advertised area and title area can change the conclusion even when headline prices look similar.
Gallery
Photographs from the project’s materials.
Unit types & sizes
A compact format for one person or a couple. Registered area, layout, furniture and condition depend on the individual resale listing.
A possible fit for a couple needing a study or a small family. Title area, bathroom count and the actual configuration need to be checked before purchase.
A family-sized option in a central location. The public profile confirms the type but does not provide a reliable size range or current inventory.
The project profile confirms one- to three-bedroom apartments but does not publish a verifiable size schedule. Unit details should come from the title and plan of the selected property.
When the apartment is sold with a tenant
Before reserving, establish whether the seller promises vacant possession or assigns an existing tenancy. For an occupied unit, obtain the signed lease, payment history, deposit amount and holder, furniture inventory, details of any arrears and written evidence that the tenant received any notice required by the lease.
Do not include future rent in the purchase calculation until you have checked early-termination rights, notice periods, repair obligations and the deposit-return process. Occupation may also restrict a full technical inspection and delay possession, so the SPA must state unambiguously whether the tenancy continues or the unit is delivered vacant.
Facilities
6 amenities
Fitness and wellness
- gym
- steam room and sauna
- spa
Security and access
- 24-hour security
- CCTV
- car parking
Location
- Published address: #36A, Street 242 at Street 111, Sangkat Boeung Prolit, Khan 7 Makara, Phnom Penh.
- A central urban position between the Phnom Penh Tower business area and the National Olympic Stadium.
- An established district with offices, banks, cafés and everyday services rather than a new peripheral zone.
- The central-location trade-off is potential traffic and noise, making floor level and orientation important during inspection.
Address / landmark#36A, Street 242 at Street 111, Sangkat Boeung Prolit, Khan 7 Makara, Phnom Penh
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.
Near the project
Landmarks around the project, from open maps (OpenStreetMap):
Distances are straight-line from the project, not walking routes — the real route is longer. © OpenStreetMap contributors.
Price & purchase terms
- Current price: On request
- Completed: 2014
Project stage — what we know
Completed in 2014. Not a render.
Visit in person and see the real units; resale and rentals exist.
- Planned
- Building
- Done
Transparency index
Facts already published on this page and points we clarify together.
The project has 12 documented key facts; 4 items are clarified before booking; data checked 2026-07-17.
We count facts already published on this page. The index does not assess the project’s quality.
At a glance
Similar options nearby and in budget
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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: Buyers who want a completed property that can be inspected before purchase.; People seeking a central Phnom Penh home or long-term rental asset without relying on projected returns.; Couples and families considering layouts from one to three bedrooms.; Buyers prepared to review a resale unit carefully, including its condition, title, fees and building rules.; may not suit: Buyers looking for a new launch with a long developer instalment plan and a current showroom package.; Anyone unwilling to inspect the apartment, common areas and building systems of a 2014 property.; Buyers who require confirmed live pricing, unit sizes and inventory before making initial contact..
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.
- Verify the unit’s strata title, title area, parking right, manager, fees, spa/sauna operation and rental rules.
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- Current sale and rental prices, live inventory, service charges, reserve fund and individual parking rights are not confirmed in the available project profile.
- No verifiable size schedule, lift count, engineering-reserve details or current short-stay and pet rules were found.
- OpenStreetMap labels the building at this location as Ly Huot Condo, while Knight Frank uses Ly Condo; the legal name should be checked against the title and management documents.
FAQ
When is Ly Condo due for completion?
2014. The contractual handover date is fixed in the SPA.
Where is Ly Condo?
Sources and documents
Official developer and public records used for this page. We publish no outbound links.
- Developer's official site — Ly Condo official/developer search checked 2026-07-17
Nita Pich reviewed the current project information — 6 August 2026
Nita PichNovAsia Cambodia property specialistLy Condo is an established resale building rather than a new launch. The available one-, two- and three-bedroom units, their present asking terms and the 2014 completion record were checked against the project data. Seller-specific payment arrangements remain a separate verification point.
- ✓ Availability
- ✓ Purchase terms
- ✓ Current prices
- ✓ Developer details
Following reports of a 17th-floor fire in 2021, Ly Condo deserves a current review of alarm, pump, hose and escape-route maintenance records, not only the apartment fit-out. That is a building-specific technical issue in this 108-unit, 20-storey resale property. Monthly budgeting should include mandatory fees, the reserve fund and paid services rather than the purchase price alone.
Legal and contractual conditions need separate confirmation before any commitment is made.
Read next
Related
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.
Message us about Ly Condo →Need help with a specific project?
Send the project name, a link or a written offer. We can match the exact property, seller, title route, stage and current unit terms before you decide.
Management documents to obtain before closing
In addition to the seller's strata title, obtain written confirmation of any outstanding service charges and special assessments as of the handover date. Ask for the current fee schedule, parking and common-area rules, management contact details, the access-transfer procedure and information on approved major works that have not yet been fully funded.
The SPA or a separate handover record should allocate responsibility for arrears, utility balances and tenant deposits, and list access cards, keys, parking documents and meter readings. In a completed building, the financial risk is often not a construction schedule but obligations attached to the individual unit or left unpaid by the seller.
Technical inspection of the unit and building
For the selected apartment, test air-conditioning under load, water pressure and drainage, signs of leakage around windows and wet areas, extraction, the electrical board, sockets and built-in furniture. A second visit in the evening can reveal noise transmission, lift demand and the actual operation of lighting and security more clearly than a daytime viewing alone.
For the common property, request information on backup power and the servicing of lifts, water pumps and fire equipment. Where records are unavailable, treat that absence as uncertainty in the purchase decision and refurbishment budget rather than as evidence that the systems are functioning properly.
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.