Time Square 11 (Time Castle XI)

The building programme is straightforward. Public project material places the lobby on the entrance level, parking on floors 2 to 6, residences from floor 7 upward, and the amenity zone at roof level. With a reported land plot of roughly 828 square metres, Time Square 11 uses vertical stacking rather than a large landscaped ground plane. The rooftop concept includes a pool, lounge, gym, open-air social areas and a children's room, while other listings mention an island deck, pool lounge and bar. Those facilities are relevant, but their long-term usefulness will depend on operating details that are not yet public in a reliable form: lift capacity, maintenance standards, service charges, opening rules and how heavily shared areas will be used by 390 homes. None of those should be guessed from a render.

The apartment mix is narrow in a good way for buyers who want a simple choice. The most consistently documented gross sizes are 38, 45 and 50 square metres for one-bedroom homes and 75 square metres for the two-bedroom plan. Realestate.com.kh publishes a developer unit schedule allocating 258 units to the one-bedroom category and 132 to the two-bedroom category, matching the stated total of 390. This is therefore a compact-apartment building rather than a broad family-housing scheme. Singles, couples and small households have several entry points; a buyer looking for three bedrooms, generous storage or a large work-from-home layout does not. Orientation also matters because the published sales material assigns individual plan codes to different directions, so the practical comparison should be between specific stacks, not merely between “one bedroom” and “two bedroom.”

Area measurement deserves more attention than the marketing pages give it. Developer-oriented material and the Realestate.com.kh schedule consistently use gross areas of 38, 45, 50 and 75 square metres. Agency listings also publish smaller net figures, but they are not fully consistent with one another: the compact one-bedroom is shown around 28–29 square metres net, the 45-square-metre type around 33–34, the 50-square-metre type around 36–38, and the two-bedroom around 56. The existence of a gross/net gap is normal; the problem is assuming every page is measuring the same thing. Before comparing price per square metre, a buyer needs to know the contractual area definition and which measurement will appear in the ownership documents. For that reason, the unit cards in this dossier use the more stable gross areas and leave the disputed net figures out of the core record.

Public pricing is less stable than the physical specification. A Time Square Cambodia sales page advertises an entry unit around USD 44,251 after a stated discount. APS Cambodia shows an entry point of USD 49,168, while the Realestate.com.kh project profile carries a higher developer-table reference for one-bedroom stock. These numbers can coexist: an off-plan project can have a base schedule, launch promotions, different floors, different agents and changing remaining inventory at the same time. The dossier therefore treats USD 44,251 as the lowest public market anchor seen on 6 October 2026, not as a promise that a buyer can secure any available unit at that figure. A useful quote should identify the unit number, floor, orientation, gross and net area basis, discount, furnishing specification, taxes or transfer fees, service-charge assumptions and every payment date.

The published payment structure is clearer. Multiple sources describe 20% at the sale and purchase agreement, followed by 35% paid as 1% per month for 35 months, with the remaining 45% due at handover. That schedule spreads the cash requirement across construction, but it does not remove the large final obligation. Buyers planning to fund the last 45% from savings should model that amount from the start. Buyers expecting finance should be even more cautious: marketing pages sometimes mention longer-term loan options, but future credit availability to a particular foreign buyer should not be treated as part of the project facts unless it is documented by the lender. The safe reading is simple — the three-stage schedule is public; any discount, mortgage or special financing package belongs to the individual offer.

Foreign ownership is possible in principle, but the legal basis is more specific than the phrase “freehold condo.” Cambodia's 2010 law allows legally qualified foreigners to own private units in co-owned buildings above the ground floor, while the land beneath the building does not become foreign-owned. The foreign ownership ceiling is set at 70% of the total surface area of all private units in the building, not simply 70% of the number of apartments. Time Square 11 is marketed as a strata-title project, which is the correct category for that ownership route. The remaining step is project- and unit-specific due diligence: confirm that the unit is eligible, that foreign quota is still available when title is registered, and that the contract, developer entity and cadastral documentation match what the buyer has been shown.

MegaKim World Corp Ltd brings a longer record than a first-time developer. Its Time Square brand dates to 2011, and the company's current portfolio identifies several completed earlier projects in BKK1 and Toul Kork alongside a larger pipeline under construction. Independent local property sources also document previously delivered Time Square buildings. That track record is relevant because it gives a buyer real buildings to inspect and owners to speak with. It is not a substitute for checking Time Square 11 itself. A developer can have completed earlier projects and still face execution, financing or quality risks on a new tower, particularly while several schemes are active at once. Public sources confirm the developer brand and the project launch, but this research did not obtain an official company-registration extract or a project-specific construction-licence number from a government registry.

The construction timeline needs one careful distinction. The government news agency reported a groundbreaking for Time Square 9 and 11 on 9 June 2026, and progress-report pages published updates during June, July and August. At the same time, several sales profiles list 1 September 2026 as the formal construction-start date. Those statements are not necessarily contradictory; one may refer to ceremonial or enabling works and the other to the contractual construction programme. What matters to a buyer is that physical work appears to have started, while June 2029 remains the dominant published completion target. The sale and purchase agreement should define the contractual handover date, any grace period, the consequences of delay and the point at which the final 45% becomes payable.

Taken together, Time Square 11 is a relatively easy project to understand: a central BKK3 address, a small set of one- and two-bedroom plans, a staged payment schedule, rooftop amenities and a developer with existing buildings in the market. Its limitations are equally concrete. It is still under construction; net-area figures differ between sales channels; entry prices are promotion-sensitive; foreign quota is unit-specific; and the scheme does not serve buyers who need larger family layouts or immediate occupancy. The sensible way to assess it is unit first, project second: verify the chosen apartment's area basis, orientation, title route, full price and payment schedule, then compare that exact proposition with completed stock in BKK3 and nearby BKK1. That produces a far more useful decision than relying on projected yield or generic claims about future appreciation.