The Royal Condominium

Construction started in the second quarter of 2016. Early promotional material pointed to a 2020 handover period, while current APS and IPS project pages and occupied-unit listings generally use 2021 as the completion year. The official photographs show the finished complex, and a functioning resale and rental market is easy to find. That changes the due-diligence process in a useful way: a buyer can inspect the actual tower, lift lobby, garden, pools, parking arrangements and management standards rather than relying only on launch-stage specifications.

Orkide's published apartment schedule runs from studios through one-, two- and three-bedroom homes. The official size bands are 46.49–60.00 sqm for studios, 76.38–89.38 sqm for one-bedroom units, 127.06–261.69 sqm for two bedrooms and 202.30–294.16 sqm for three bedrooms. Live resale listings often quote materially smaller areas, including a studio at 30.35 sqm net and 48.17 sqm gross, one-bedroom stock around 53.91 sqm, and two-bedroom homes around 92–95.36 sqm. The most likely explanation is inconsistent use of net, gross and floor area, but the public material does not resolve it. Any price-per-square-metre comparison should therefore start with the unit plan, SPA and title, not with the headline figure in an advertisement.

The Royal Garden is the feature that gives the project its identity. Orkide states that the landscaped and water-based amenity zone covers 3.2 hectares and contains more than 100 facilities arranged across 12 themes. The published mix includes swimming and shallow pools, artificial islands, walking and cycling routes, planted gardens, family areas, a gym, steam rooms and saunas. Rooftop gardens are associated with the individual towers, while the Royal Sky Club adds an elevated social and leisure component. The large central open space matters more than the marketing count: it creates separation between six substantial buildings and gives residents a shared outdoor environment that can be inspected today.

Retail and entertainment were designed into the lower levels rather than placed in a separate neighbourhood block. Orkide assigns the first and second floors to shops, social areas and event space, with a supermarket, food court, cinema and bowling among the advertised uses. Sources describe Royal Mall at between 51,000 and 55,000 sqm, so no single mall-area figure is treated as settled in the core record. A viewing should include a simple operational check: which outlets are open, which areas are being refitted, what residents can access, and whether any facilities require separate fees or memberships.

The official address is Street 2004 (Maida), Sangkat Ou Baek K'am, Khan Sen Sok, Phnom Penh. A number of agencies tag the same property as Teuk Thla, a familiar market label for this part of the Street 2004 corridor, but the address in a title or SPA should be matched to Ou Baek K'am rather than inferred from an advert. The location works best for households whose routines are tied to western Phnom Penh, Sen Sok and the international-school cluster around Street 2004. It is not a central, walk-everywhere address; trips to BKK, Daun Penh or the riverside remain traffic-dependent.

Public asking prices in July 2026 show a broad secondary market. One urgent-resale studio was advertised from $40,000; IPS presented a project-level entry point from $63,000; APS listed a 53.91 sqm one-bedroom at $80,000 and a 95.36 sqm two-bedroom at $170,000. IPS had two-bedroom examples around $140,000–$160,000 and a five-bedroom duplex penthouse at $450,000. Rental examples ranged from roughly $250–$550 a month for compact units, around $750 for a two-bedroom, and about $1,500–$1,700 for three bedrooms. These are asking prices from different owners, floors, furnishing packages and unit conditions. They show depth of market, not a guaranteed rent or standard valuation.

A foreign buyer may be able to own an eligible private unit above the ground floor under Cambodia's co-owned-building framework and the applicable foreign quota. That does not make every listing automatically safe to purchase. Advertisements use hard title, strata title and freehold language with varying precision. Before any payment, the buyer should review the title for the exact unit, confirm its floor and identifier, check the remaining foreign quota, search for liens, verify management-fee arrears and reconcile the documented area with the floor plan. A completed building reduces construction risk; it does not remove title and seller risk.

The sensible way to shortlist The Royal is to compare several physical units across more than one tower. Garden and outward views, afternoon sun, noise from retail areas, distance to lifts, furnishing quality and parking arrangements can be more important than the generic project description. Families may prioritise a quiet stack and practical kitchen. Rental buyers often need a compact, well-furnished unit at a total price tenants can support. Owner-occupiers may value a better layout even when it costs more per square metre. Because the complex is finished, those trade-offs can be tested during a viewing rather than imagined from a brochure.