NovThe Palms
The Palms is a completed landed-home community on the eastern side of Phnom Penh. Listings and launch-era materials also use Borey The Palm and Borey The Palms; those names refer to the same development rather than separate phases.
Phnom Penh · Chbar AmpovBased on developer material
From $250,000Per broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Borey
- Where
- National Road 1, Phum Kdey Takoy, Sangkat Veal Sbov, Khan Chbar Ampov, Phnom Penh · Phnom Penh
- Stage
- Completed · 2021
- Price
- From $250,000guide price, final by unit
- Transparency
- 8 facts confirmed · 3 to verify
Why this project is worth a look
A completed landed home
The buyer can evaluate a finished property, its street and the wider estate rather than a future concept. A technical inspection can test the building systems and relate the home’s condition to the asking price before a substantial payment is made.
Two housing formats
The core market consists of 204 cluster homes, while 16 detached villas provide a larger and much rarer alternative. The choice suits households seeking private access and generous space, but prices across the two formats should not be treated as directly comparable.
Amenities behind the gate
The beach concept, pools, clubhouse, gym, children’s areas and gardens support a lifestyle within the community. Their value depends on present condition and operating rules, so the common estate deserves the same inspection discipline as the individual house.
An eastern-city position
National Road 1 connects Veal Sbov with the wider city and supports continued development in Chbar Ampov. The address is most practical when a household’s regular routes fit the eastern corridor; the relevant commute should be tested at the actual time of day.
A resale-led market
The Palms offers physical homes with different renovations, plots and seller motivations. That creates room for comparison and negotiation, but it also requires full due diligence on title, condition, outstanding charges and estate rules for the selected property.
About the project
The Palms is a completed landed-home community on the eastern side of Phnom Penh. Listings and launch-era materials also use Borey The Palm and Borey The Palms; those names refer to the same development rather than separate phases. The site sits off National Road 1 in Phum Kdey Takoy, Sangkat Veal Sbov, Khan Chbar Ampov. From a buyer’s perspective, this is a gated borey-style setting: a private multi-level house, parking at the residence, internal streets and shared leisure facilities. It should not be assessed like a condominium or a stand-alone urban shophouse. The space, maintenance responsibilities and daily travel pattern are those of a substantial landed property within a managed community. Construction began in 2019, and contractor CNQC records completion in August 2021. Most opportunities today are therefore resales. Buyers can inspect the actual home, its renovation, building systems and surroundings instead of relying mainly on renders or a future handover promise.
The verified developer is Oxley Emerald (Cambodia) Co., Ltd. Oxley Holdings’ corporate reporting identifies the Cambodian company as a property-development subsidiary, and The Palms remains part of Oxley’s Cambodia portfolio. Project material also describes collaboration with WorldBridge, which explains why some market pages use Oxley WorldBridge or joint-venture wording. The registry uses Oxley Emerald (Cambodia) Co., Ltd. because that is the consistent corporate identity across annual reports and detailed project profiles. This matters for a scheme with a generic English name: shorter resale advertisements sometimes say only Borey The Palm and omit the developer. Developer verification establishes who delivered the community, but it does not verify the seller of an individual resale. The buyer still needs to confirm the current owner, the document chain, any mortgage or encumbrance, and the authority of the person receiving a reservation payment or deposit.
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The leisure concept is more ambitious than a conventional borey. Project material lists a man-made beach, a lagoon pool of more than 50 metres, a hydrotherapy pool, Jacuzzi, water-play area, clubhouse, gym, lounge and bar, children’s spaces, themed gardens, a boardwalk, barbecue areas and dining or function pavilions. Some homes include private pools, and they formed part of the original detached-villa proposition. This can be valuable for a household that will use the shared environment, but a launch amenity list is not proof of present-day operating condition. The community has been completed for several years. A buyer should walk the common areas, confirm which facilities are active, ask about access rules and hours, review current service charges, and establish who maintains a pool attached to the selected house. For an investor, the quality of the shared estate affects tenant appeal, operating cost and eventual resale liquidity.
The address places The Palms along National Road 1 in Veal Sbov, within Khan Chbar Ampov. This is Phnom Penh’s eastern residential corridor, linked to central districts by bridges and arterial roads; real travel times change sharply with traffic. Early sales material presented the development as immediate riverfront and promoted Mekong views, while later commentary noted land reclamation between the estate and the river. It would therefore be unsafe to assume that every house remains on a first line or retains an unobstructed water view. On site, assess the current edge condition, surrounding construction, access, noise, drainage after heavy rain and the outlook from the exact property. The Palms is best approached as a completed family community with large homes and a substantial internal amenity offer, not as a new-launch speculation. The lowest located asking-price anchor in June 2026 was $250,000 for a cluster villa, but actual value can vary widely with type, plot, renovation, pool, title documentation and seller urgency.
Gallery
Photographs from the project’s materials.
Landed property — what this means for a foreign buyer
This is landed housing, not a unit in a co-owned building. Cambodian law does not allow a foreign individual to hold land. Foreign ownership works for an apartment above the ground floor inside a co-owned building, within the foreign quota — that is a different product from this one.
That does not automatically mean the project is closed to you: structures exist, and each carries its own legal and tax trade-offs. Which one applies — if any — is a question for a qualified Cambodian lawyer on your specific deal, not something we settle on a web page. Ask us and we will lay out the options and the risks honestly.
Home types & sizes
A launch-documented four-bedroom format within the main cluster-home stock. Resale listings may show five bedrooms or a different room allocation, so the floor plan, measured area and status of alterations must be checked for the specific home. A lift, pool, parking configuration and furniture package should not be assumed to be identical across the type.
The larger launch-era four-bedroom cluster-home option. Its additional space is distributed across several levels and can support a larger family, home office, staff room or guest zone. A comparison with C1 should include the plot, frontage, pool condition, parking and renovation quality rather than relying only on the headline floor-area figure.
Sixteen detached villas form the scarcest segment of The Palms. The original concept paired larger plots with private pools and greater separation than the cluster homes. Public inventory is limited, so land area, built form, current outlook, title, operating costs and price need individual confirmation rather than borrowing assumptions from a neighbouring villa.
Types and areas come from launch-era project documentation: C1/C1A at about 314.7 sqm, C2/C2A at about 376.5 sqm, and detached villas at roughly 677–1,043 sqm. Current listings may count rooms differently or show altered layouts. The $250,000 lower anchor comes from one cluster-villa listing and is not a confirmed price for every C1 or C2 home. Prices are the lowest the brokerage boards publish, not the developer’s price list — the price and availability of a specific unit are something we go through with you personally.
Facilities
22 amenities
Water and leisure
- man-made beach
- lagoon pool of more than 50 m
- hydrotherapy pool
- Jacuzzi
- water-play area
Club and social
- lounge and bar
- function and dining pavilion
- barbecue areas
Fitness and family
- gym
- children’s playground
- family recreation areas
Landscape
- themed gardens
- landscaped internal streets
- water features
Everyday operation
- gated estate
- 24-hour security
- parking at the homes
- management of common areas
Location
- The verified address is on National Road 1 in Phum Kdey Takoy, Sangkat Veal Sbov, Khan Chbar Ampov, Phnom Penh. Older corporate material uses the former Mean Chey administrative reference; the current page follows the present Chbar Ampov district structure.
- National Road 1 is the principal route from Veal Sbov to other parts of Phnom Penh. Bridges and road improvements support connectivity, but the relevant journey should be tested on a weekday at the hour when the household would actually travel.
- Early marketing emphasized immediate river frontage and Mekong views. Reclamation and new development have changed the waterside context, so today’s outlook, distance from the river and risk of future obstruction can only be confirmed on site.
- National Road 1 and the wider Chbar Ampov area provide daily retail, schools, medical services and local conveniences. Specific choices should be evaluated by route rather than promotional labels, and buyers should not assume that every service is within walking distance.
- Coordinates 11.5415943, 104.9661577 mark a central project point. A 300 m radius allows for the size of the estate and the difference between its entrance, clubhouse and individual residential rows.
Address / landmarkNational Road 1, Phum Kdey Takoy, Sangkat Veal Sbov, Khan Chbar Ampov, 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.
Price & purchase terms
- Current price: From $250,000 in a Khmer24 listing dated June 27, 2026 and checked on July 26, 2026. This is a lower resale-market anchor for a cluster villa; availability, title, property condition, final pricing and transaction terms require a separate check with a specialist.
- Completed: 2021
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.
Project stage — what we know
Completed in 2021. 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 8 documented key facts; 3 items are clarified before booking.
We count facts already published on this page. The index does not assess the project’s quality.
At a glance
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: A family seeking a large multi-level home with private access, parking and a guarded common estate, without having to create every amenity and management arrangement of a completely stand-alone villa.; A buyer who prefers a completed asset and wants to see the neighbourhood, inspect the actual renovation, and assess pools, façade, lift and common areas before committing to the transaction.; A multi-generational household or home-office user who can benefit from several levels and flexible rooms. Lift availability and staircase practicality need to be checked in the selected house rather than assumed from the type name.; A buyer comparing the more widely available cluster home with a scarce detached villa and willing to assess plot, privacy, operating cost and liquidity alongside floor area.; An investor or owner-occupier who understands resale due diligence and is prepared to verify title, seller, outstanding charges, management and technical condition instead of expecting a standard new-launch package from a developer sales office.; may not suit: A buyer who needs a compact single-level apartment, minimal personal maintenance and the simplest possible monthly cost structure.; An investor expecting guaranteed returns, a verified rental programme or an active developer instalment plan; no current offer of that kind has been confirmed.; A buyer unwilling to check resale documents, the status of alterations, building systems and any outstanding estate charges.; A buyer for whom guaranteed first-line Mekong frontage at every home is essential; the original waterside context has changed through reclamation and surrounding development..
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 legal entity in the SPA and the payee’s bank details
- the title format and what is registered against the unit
- the contractual handover date in the SPA — the page shows the date from the project’s materials
- the contractual area of the chosen unit, and which basis it is measured on
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- Oxley’s current webpage states 206 homes, while contractor CNQC, annual reporting and detailed project material support 220 homes, including 204 cluster homes and 16 villas. The registry uses the better-documented total of 220 and preserves the discrepancy explicitly.
- Project marketing describes freehold tenure, while active listings use Borey Title or transfer-through-developer wording. The document type, land and building rights, foreign-buyer restrictions and transfer process must be verified for the individual home by an independent lawyer.
- The launch concept was riverfront, but later sources note reclamation in front of the estate. Current water alignment, outlook, access and the effect of neighbouring construction cannot be guaranteed from old plans or photographs.
FAQ
What does a home in The Palms cost?
From $250,000 — per broker listings. Prices are the lowest the brokerage boards publish, not the developer’s price list — the price and availability of a specific unit are something we go through with you personally.
When is The Palms due for completion?
2021. The contractual handover date is fixed in the SPA.
Where is The Palms?
National Road 1, Phum Kdey Takoy, Sangkat Veal Sbov, Khan Chbar Ampov, Phnom Penh
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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.
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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.