The ML Tiara

The stated address is Street 115, Kampong Samnanh Village, Sangkat Kampong Samnanh, Takhmao City, Kandal Province. This places the development in the southern metropolitan area but administratively outside Phnom Penh. Official descriptions connect it with the zone near Samdech Techo Hun Sen Boulevard; AEON Mall Mean Chey and Techo International Airport are useful regional reference points for the wider southern corridor. They are not on-site amenities, and travel times are not fixed: the relevant route depends on the gate, traffic and final destination. The setting can suit households whose routines already involve Takhmao or southern Phnom Penh and who are comfortable travelling by car. Anyone relying on the walkability of BKK1, Daun Penh or central Phnom Penh should test the commute at the hours that matter.

The breadth of the housing range is the project’s defining feature. The official Tiara Link specification describes a three-storey, 161 sqm home with four bedrooms and five bathrooms. Tiara Shophouse provides 240 sqm over four levels and is intended to combine residential accommodation with visible commercial frontage. The detached range then steps up from the two-storey, 256 sqm Tiara Single to the three-storey Tiara Prince B at 295 sqm, Tiara Prince A at 522 sqm and Tiara Queen at 622 sqm. Larger models include substantial plots, several parking spaces, terraces and multiple verandas. These are original model specifications. A finished resale house may have a different measured area, altered internal layout, furnishings or condition, so its documents and inspection take priority over the general catalogue.

The shared concept is that of a gated low-rise community. An official project article lists internal roads, drainage, electricity, landscaping, large gardens, a swimming pool, clubhouse and children’s playground. FazWaz also records a communal gym, CCTV and parking. These items describe the intended and marketed amenity set, but a buyer should confirm which facilities are operating, who manages them, whether a regular service charge applies, what it covers and whether the selected property has full access. It is equally important to separate common facilities from private show-home features. Furniture, landscaped gardens, appliances, a private pool or decorative finishes visible in a particular villa photograph should not be assumed to form part of every sale.

Because the community is completed, the risk analysis shifts from construction delivery to the quality of the individual asset. A practical inspection should cover the façade, roof, drainage, utility connections, moisture, the road immediately outside the plot and neighbouring construction. Shophouse and Tiara Link buyers should confirm that the planned business use is allowed, that customer access works and that parking is realistic. For the larger villas, plot boundaries, documented area, maintenance of external space and recurring running costs are central. The market cannot be reduced to one project-wide price because the six series, fit-out levels and ownership situations differ. The starting figure is useful for initial screening; final comparisons should be made only between genuinely comparable homes. The inventory included in a sale also needs a written schedule: fitted kitchen, air-conditioning, lighting, curtains, furniture, pumps and garden equipment may be included, excluded or owned by a tenant. For an occupied home, review the lease, deposit, payment history and handover terms; for a vacant one, test systems that may have been idle. This prevents a fully dressed show-style house from being compared with a basic property only by bedroom count and stated area.