NovPicasso Sky Gemme
A high-rise art residence in central BKK1
Phnom Penh · BKK1Based on developer material
- 52 floors · 276 residences
- Official site: 1–4 bedrooms and penthouses; detailed plans: 1–3 bedrooms
- Official size range: 61–700 sqm
- Ceilings 3.3 m; 3.6 m from floor 25
- Expected completion — 2029
renderFrom $170,000Per broker listings, July 2026. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Condominium · 1–4 bedrooms, 61–700 m²
- Where
- Street 278 corner Street 57, BKK1 · Phnom Penh
- Price
- From $170,000guide price, final by unit
- Transparency
- 14 facts confirmed · 7 to verify
Who is behind this project
- Developer
- Picasso City Garden Development Plc.Private companyOpen developer profile →
- Track record
- Picasso City Garden — completed and handed over; official materials use 2021 and 2022 as different completion references.
- Projects with us
- 3
- 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
Central BKK1
Phnom Penh's main business and residential district: embassies, international schools, offices and restaurants are all inside it.
High-rise architecture
52 floors, roughly 180 metres in height and 276 residences.
Large layouts, ceilings up to 3.6 m
Up to 203 sqm in the three-bedroom residences, plus penthouses. The stated ceiling height is 3.3–3.6 m.
Amenities across eight floors
Eight floors of the tower are given to facilities: a skyline infinity pool and a glass skywalk through to a co-working lounge and children's areas.
An art concept
The project is built around the Picasso name: layouts are named after periods of his work and the building has its own PICASA gallery.
About the project
Picasso Sky Gemme is a residential high-rise in Sangkat BKK1, on the corner of Street 278 and Street 57 — the middle of Phnom Penh, where the embassies, the international schools, the offices and the restaurants sit inside the district rather than half an hour away from it. The developer reported construction starting in March 2026 and states completion in 2029; other public sources state 2028 and 2030.
The tower runs to 52 floors and roughly 180 metres and holds 276 residences. Detailed published layouts cover one bedroom at 61–76 sqm, two bedrooms at 93–116 sqm and three bedrooms at 170–203 sqm; the official site also states four bedrooms and penthouses, but no separate four-bedroom plan was found in the public materials. The full stated size range is 61 to 700 sqm. The stated ceiling height is 3.3–3.6 m. Check the exact contractual area of your unit against its floor plan and the SPA annexes.
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Eight floors go to amenities, about a quarter of the tower: the developer describes the split as 60% residence, 25% amenities, 15% commercial and car park. Wellness and sport — a skyline infinity pool, a gym and wellness centre, a yoga room, steam and sauna, a jacuzzi, a spa, a running track. Work and socialising — a co-working lounge, a library, a private dining room, a sky bar, a multi-purpose hall. Family and leisure — a children's playscape, an outdoor theatre, a BBQ area, a pet-friendly area, a climbing wall, an indoor golf range. Art and architecture — the PICASA gallery, a glass skywalk, greenery terraces. The first two floors are a retail mall, so the everyday shop is not a trip out of the building. The building has 7 lifts and 120 parking spaces.
The art concept goes past the name: the layouts are named after periods of Picasso's work — Blue and Rose, Cubism, Surrealism — and themed interiors and the building's own gallery are built into the shared spaces.
BKK1 brings an international pool of tenants and buyers and steady demand for good-quality housing. The trade-offs of a central address come with it: dense building, traffic, and budgets above the outer districts. This is a decision about the address, not a search for the lowest price per square metre.
The project is at an early construction stage, so the images are visuals from the project's materials rather than photographs of a finished building, and the handover date is fixed by contract. In July 2026 the brokerage boards publish one-bedroom units from $170,000, two-bedrooms from $260,000 and three-bedrooms from $470,000; nobody publishes a penthouse price. These are broker listings, not the developer's price list: we ask the developer for current prices, available layouts and payment terms on the specific unit, and go through them with you personally.
Gallery
Visuals from the project’s materials. The built result and the finishes can differ.
Unit types & sizes
A compact format for living in BKK1 or for long-term rental.
A roomy format for a couple or a family.
Large family residences — there are not many of this size in BKK1.
The top of the collection: view residences with the largest floor areas in the project.
The types and the gross sizes are from the project's current materials; the net sizes are from a market source. Gross counts the unit's share of the building's common areas, net is the flat itself; listings normally quote gross. Check the exact contractual area, and which basis it is measured on, against the floor plan for your unit and the SPA annexes. Prices are the lowest the brokerage boards publish as of July 2026, not the developer’s price list — the price and availability of a specific unit are something we go through with you personally.
Facilities
26 amenities
The amenity list is from the project's current materials. The developer gives eight floors — about 25% of the tower — to facilities. The project is at an early construction stage, so the final list is fixed in the SPA annexes.
Wellness & sport
- skyline infinite pool
- gym & wellness centre
- sky yoga room
- steam & sauna
- jacuzzi
- spa
- sky running track
- indoor pool
Work & socialising
- co-working lounge
- library
- private gourmet dining
- sky bar
- multi-purpose hall
- KTV party suite
Family & leisure
- retail mall on floors 1–2 of the building
- children's playscape
- outdoor theatre
- BBQ & grill area
- pet friendly area
- climbing wall
- indoor golf driving range
- chess & games room
Art & architecture
- PICASA art gallery
- skyline glass walkway
- greenery canopy terraces
- interiors themed on Picasso's periods
How the tower is arranged
- R1–R3Infinity pool, spa, sky bar, the glass skywalk and the gallery
- 43–50Penthouses
- 42Co-working, the library and the cinema
- 25–41Residences, 3.6 m ceilings
- 24Open-air leisure deck: running track, herbs garden, market area
- 8–23Residences, 3.3 m ceilings
- 6–7Family zone: playscape, pools, BBQ, pet-friendly area
- 3–6Car park
- 1–2Retail mall
The stack is from the project's current materials; the ceiling heights per floor are from a market source. The level names are ours — the sources do not agree on the developer's own zone names. Floor 6 is given as both car park and family zone, which is how the materials have it. The final arrangement is fixed in the SPA annexes.
Location
- BKK1 is Phnom Penh's central business and residential district.
- Embassies, international schools, offices, restaurants and services are all inside the district.
- An international pool of tenants and buyers.
- Steady demand for good-quality housing.
- The trade-off of a central address: dense building and traffic.
- Budgets in BKK1 run higher than in the outer districts.
Address / landmarkStreet 278 corner Street 57, BKK1
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: From $170,000 — per broker listings, July 2026
- Expected completion: 2029
- Management fee: $2.00 per sqm net per month
- Sinking fund: $0.20 per sqm net
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. The official project site states 2029. ERA and Lux Realty also publish 2028, while CAM Realty states 2030; confirm the contractual date against the SPA. The service charges are as published by the market sources; the rates in force and what they cover are confirmed with the management company.
How the payments run
- Booking$2,000 to reserve the unit
- Signing the SPA30% of the unit price
- Instalments60% over 48 months, interest-free
- Handoverthe final 10% when you get the keys
The schedule is what three brokerage boards published as of July 2026, not a developer document; a fourth board publishes a different structure. Payment terms change and are negotiable: we confirm the current schedule, the booking fee and what happens on a late instalment with the developer, for your unit, before you reserve.
Transparency index
Facts already published on this page and points we clarify together.
The project has 14 documented key facts; 7 items are clarified before booking; data checked 2026-07-16.
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
Compare before you decide — same area and price level.
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: Own use — if central BKK1 is specifically what you want.; Buyers who need space: up to 203 sqm in the three-bedroom residences, plus penthouses.; Entering early: construction started in March 2026.; Buyers who value in-building amenities: eight floors of them for 276 residences.; Buyers for whom the architecture and the art concept matter.; may not suit: You need a finished building and keys now.; You need a confirmed rental income from month one.; You need the lowest possible budget: central BKK1 costs more than the outskirts.; You are not comfortable with early-stage construction risk..
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 current price, unit availability and the payment schedule.
- The legal entity in the SPA and the payee's bank details.
- The contractual handover date and the title format for the chosen unit.
- The unit's specification and the amenity list 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.
- Price. The developer publishes no price list of its own: every figure on this page comes from brokerage listings as of July 2026, and the boards quote different amounts for the same unit. We do not hold the developer's current price.
- Ownership. The developer's site says Freehold / Hard Title, the brokerage boards say Strata Title, and some of them contradict themselves on a single page. These are different instruments: we have seen no title document, and what is actually registered against a unit is established by a lawyer against your contract.
- Handover. We publish 2029, the year in the project's current materials. Public sources meanwhile name 2028 and 2030, and one board prints two different years on the same page of its own. The date that will bind is the one written into the SPA, and the SPA has not been shown to us.
FAQ
What does a unit in Picasso Sky Gemme cost?
1 bedroom — from $170,000; 2 bedrooms — from $260,000; 3 bedrooms — from $470,000; Penthouses — price on request. Prices are the lowest the brokerage boards publish as of July 2026, not the developer’s price list — the price and availability of a specific unit are something we go through with you personally.
Is there a payment plan for Picasso Sky Gemme?
booking — $2,000 to reserve the unit; signing the SPA — 30% of the unit price; instalments — 60% over 48 months, interest-free; handover — the final 10% when you get the keys. The schedule is what three brokerage boards published as of July 2026, not a developer document; a fourth board publishes a different structure. Payment terms change and are negotiable: we confirm the current schedule, the booking fee and what happens on a late instalment with the developer, for your unit, before you reserve.
When is Picasso Sky Gemme due for completion?
2029. The official project site states 2029. ERA and Lux Realty also publish 2028, while CAM Realty states 2030; confirm the contractual date against the SPA.
Are the sizes quoted for Picasso Sky Gemme gross or net?
1 bedroom — 61–76 sqm gross / 49–61 sqm net; 2 bedrooms — 93–116 sqm gross / 72–92 sqm net; 3 bedrooms — 170–203 sqm gross / 131–158 sqm net. The types and the gross sizes are from the project's current materials; the net sizes are from a market source. Gross counts the unit's share of the building's common areas, net is the flat itself; listings normally quote gross. Check the exact contractual area, and which basis it is measured on, against the floor plan for your unit and the SPA annexes.
What are the ceiling heights in Picasso Sky Gemme?
3.3 m on floors 8–23; 3.6 m on floors 25–41
Sources and documents
Official developer and public records used for this page. We publish no outbound links.
- Developer's official site — Picasso official home checked 2026-07-11
- Developer's official site — First Quarterly Report 2026 checked 2026-07-11
- Developer's official site — Picasso Sky Gemme — project page checked 2026-07-16
- Developer's official site — Facilities checked 2026-07-16
2 August 2026: project review completed by Kim Ly
Kim LyNovAsia Cambodia project specialistThe Picasso Sky Gemme check covered the current availability across its one- to four-bedroom residences and penthouses, rather than relying on the 52-storey headline alone. I reviewed current prices, developer payment terms and the stated 2029 delivery schedule for the specific stack.
- ✓ Availability
- ✓ Project details
- ✓ Purchase terms
- ✓ Current prices
Floor 25 marks a genuine product break at Picasso Sky Gemme, with published ceiling heights rising from 3.3 to 3.6 metres above it. The tower also lists only 120 parking spaces for 276 residences plus commercial uses, so parking allocation is a meaningful unit-level question. The useful test covers aisle width, turning space and the route from the bay to the relevant building.
Ownership status and supporting documents require confirmation for the individual offer.
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 Picasso Sky Gemme →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.
How much of the gross area is inside the apartment
Using the published gross and net pairs, the usable share for one-bedroom layouts is about 80%: 49 of 61 sqm and 61 of 76 sqm. The two-bedroom range is approximately 77–79%, while the three-bedroom range is about 77–78%. These are calculations from the available type ranges, not a guaranteed tower-wide efficiency ratio; the selected unit needs its own plan and area schedule.
Price per square metre should be compared on the same basis. Dividing by gross area includes the allocated share of common space, while dividing by net area shows the cost of space inside the apartment. Before booking, obtain both figures in one dated document and confirm which area appears in the SPA and which area is used for the service charge.
Turning the service charge into an owner budget
At the published market-source rates of $2.00 per net sqm per month for management and $0.20 per net sqm for the reserve fund, the combined working figure is $2.20 per net sqm per month. That is about $107.80–134.20 monthly for a 49–61 sqm one-bedroom, $158.40–202.40 for a 72–92 sqm two-bedroom, and $288.20–347.60 for a 131–158 sqm three-bedroom.
The corresponding annual ranges are approximately $1,294–1,610, $1,901–2,429 and $3,458–4,171, before utilities, insurance, repairs or special assessments. These figures rely on rates published by market sources rather than a signed management tariff, so request the included-service schedule, commencement date and adjustment mechanism in writing.
Parking and lifts: what the headline numbers imply
Comparing 120 parking spaces with 276 residences gives a simple ratio of about 0.43 space per apartment. It is not an allocation promise: spaces may also serve retail, guests, staff or selected unit categories. Ask whether a space is included, sold or rented separately, and how visitor parking is managed.
Seven lifts equal roughly 39 residences per lift as a headline ratio, but actual waiting time depends on which lifts are residential, service or fire lifts and which floors they serve. Obtain the final lift zoning, move-in booking rules, maintenance fallback and emergency-power arrangements.
Evidence to request before each major construction payment
The developer’s dated announcement records the groundbreaking on 17 March 2026. That establishes a public project milestone, but it does not replace permits, a construction programme or evidence that the particular stage linked to a buyer payment has been completed.
Before a major instalment, request a dated progress report with site photographs, confirmation of current permits, an updated construction programme and a written definition of the event that triggers payment. Where the SPA uses calendar dates rather than measurable milestones, calculate how much will have been paid before visible structural progress and review the buyer’s remedies for delay.
How to verify the view and orientation of a specific unit
A corner site and a tall tower do not by themselves guarantee an open view. Ask for the floor plate with north marked, the unit and floor number, the direction of principal windows and balconies, distances to plot boundaries and the existing buildings on each side.
Request a sightline from the selected apartment and check neighbouring plots because today’s low-rise building may be temporary. The SPA or its schedules should state whether the view is a contractual characteristic; an unnumbered marketing render does not prove that the same outlook will remain after completion.
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.