The Aphivath Town

OCIC's 2021 factsheet records three depth formats with a common 4.2-metre frontage. The 4.2 × 16 metre format was placed along Aphivath Street, parallel to OCIC Boulevard. The 4.2 × 14 metre row was described on Prek Ta Sek Street by the Tonle Sap, while the 4.2 × 12 metre option was assigned to Aphivath Road 1. At the time of that document, the 14-metre format was marked sold out and the 12-metre format was still on sale. Those labels are historical inventory notes, not evidence of availability in 2026.

For one official example, the factsheet gives a 4.2 × 22.5 metre plot and a 4.2 × 16 metre building. The stated accommodation includes five bedrooms, five bathrooms, a living room, kitchen, parking and 3.5 storeys. This helps explain why OCIC presented the scheme as both commercial and residential in character. The ground level can support a customer-facing or operational use, while upper levels may hold offices, staff rooms, private accommodation or storage. The published example should not be applied automatically to all 272 properties.

Resale listings show why unit-level verification matters. One Phase 3 shophouse is advertised with a 4.2 × 16 metre building on a 4.2 × 20 metre plot, five bedrooms, six bathrooms and 3.5 levels. Another exact The Aphivath Town listing describes four floors with five bedrooms and five bathrooms. These differences may reflect separate formats, later fit-outs or different ways of counting a mezzanine and rooftop level. Measurements, approved drawings and the actual condition of the chosen property should take priority over the specification of a nearby unit.

The development appears to be built and in active use. OCIC's visuals show completed rows, while 2025 and 2026 listings offer existing premises for lease. A Khmer24 advertisement dated July 2026 asks $3,000 per month for three connected shophouses; APS presents the same property as a three-level commercial space. That is evidence of an operating rental market, not a standard rent for one unit. Connected premises have different frontage, fit-out and tenant appeal, so their asking price cannot be divided mechanically to create a single-unit benchmark.

The official location is in Khan Chroy Changvar, around Prek Leap and close to the Chroy Changvar International Convention and Exhibition Center. The project rows are associated with Aphivath Street, Aphivath Road 1 and Prek Ta Sek Street, with OCIC Boulevard forming part of the wider access network. For a business user, the decisive questions are practical: which road the frontage faces, whether customers can stop safely, how deliveries are handled, what traffic looks like during events and whether neighbouring signs affect visibility. These points need a site visit at relevant trading hours.

Published addresses use different levels of precision. OCIC gives No. A99-101-103, Borey Rung Reung, Keanklang Village, Sangkat Prek Leap, Khan Chroy Changvar, while the factsheet names the internal streets and separately identifies the sales centre near the convention venue. Property portals often shorten the location to Chroy Changvar or use Prek Ta Sek as the local reference. The location is anchored to the exact map point linked from the OCIC project page and a fuller street-based description. The block number, phase, orientation and registered parcel still need to be matched to the selected property.

Price history should not be mistaken for a live offer. OCIC's 2021 factsheet showed $234,000–$240,000 and a launch financing structure based on a 5% booking payment and up to 95% finance. Resale advertisements later show figures around $339,000, $350,000 and $400,000, with differences in phase, direction, plot size, fit-out and update date. The page uses $339,000 as the lowest specific sale anchor found, but the listing is not newly updated and it is not a developer inventory sheet. A current comparison requires several like-for-like units with equivalent documentation.

The commercial performance of a shophouse depends on more than its nominal dimensions. Frontage exposure, traffic on the exact street, parking behaviour, distance to a junction, pavement width, ground-floor height, utilities and drainage can materially change usability. An office operator should test cooling, internet, power resilience, acoustics and evacuation. A showroom needs display depth, delivery access and signage rights. A retail occupier needs observed customer movement rather than a broad claim about district growth. These are property-level operating questions, and they cannot be answered by the Chroy Changvar master plan alone.

Tenure is a material open point. Some Realestate.com.kh listings display Hard Title, another exact project listing displays Soft Title, and several descriptions refer to ownership changes through the developer. Those labels are not interchangeable. Before any non-refundable payment, the buyer should obtain the relevant title or contract, parcel details, registered-owner information, seller authority, mortgage or lien checks and a written transfer sequence. The land component also makes this a different legal product from an apartment in a co-owned building, particularly for a foreign buyer.

A completed shophouse also needs a technical survey. The inspection should cover party walls, cracking, roof and rainwater entry, drainage, bathrooms, electrical distribution, air-conditioning and water pressure. Connected units require additional questions: whether openings between buildings were approved, whether structural elements were altered and whether the properties can be separated later. A prospective occupier should map equipment, staff and customer flows before agreeing the lease or purchase. Fit-out, partitions, signage, fire upgrades and furniture can add a substantial amount to the real entry cost.

The Aphivath Town is best considered by an owner-operator, showroom, service business or office user that values independent street access and several levels under one roof. It is less suitable for a company seeking a managed Grade A office building with central reception, shared facilities and a transparent all-in occupancy cost. For an investor, the project offers completed stock and evidence of resale and leasing activity, but the open sources do not establish average yield, vacancy or a uniform service charge. The investment case must be built around the exact unit, credible tenant demand and verified documents.