NovTime Square 11 — an affordable condo in BKK3, Phnom Penh
This page uses developer renders (visualisations). The project is at the construction stage.
Time Square 11 (also marketed as Time Castle BKK3) is a new residential condominium in the central BKK3 (Boeung Keng Kang 3) district of Phnom Penh, by developer Megakim World Corp. It is a 39-floor tower of 390 units sold at the construction stage: sales launched in March 2026, construction is set to start in September 2026, and completion is planned for June 2029. The project's main draw is one of the most affordable entries into central Phnom Penh: one-bedroom units start from around ~$49,616 with a booking fee of just $500 and 0% installments over 35 months. At the same time, BKK3 is literally a couple of minutes from prestigious BKK1 — so an investor gets central proximity without the BKK1 premium. It suits buyers who want to enter the Cambodian market early with a minimal budget and are comfortable with a long investment horizon to completion.
Note: Time Square 11 is an off-plan (under-construction) project in BKK3. It should not be confused with Time Square 9 — another project by the same developer, a premium art-deco residence in BKK1.
Key parameters
| Parameter | Value |
|---|---|
| Type | Residential condominium (off-plan), contemporary minimalism |
| District | BKK3 (Boeung Keng Kang 3), Khan Chamkarmon |
| Status | Off-plan: construction starts Sep 2026, completion Jun 2029 |
| Floors / units | 39 floors, 390 units |
| Areas | 4 types: 38 m², 45 m², 50 m² (1-bedroom), 75 m² (2-bedroom) |
| Entry price | from ~$49,616 (1-bedroom 38 m², Gucci type) |
| Booking fee | $500 |
| Installments | 0% over 35 months |
| Ownership | freehold (strata-title) for a foreigner, transactions in USD |
| Developer | Megakim World Corp (Time Square series, est. 2011) |
About the property
Time Square 11 is being built by Megakim World Corp — a Cambodian development company operating since 2011 and known for its Time Square series of condominiums in Phnom Penh. It is a 39-floor tower of 390 units on a compact 828 m² plot, in a single high-rise format. The lower floors (1–6) house the lobby and parking, residential units sit from the 7th to the 39th floor, and the entire leisure infrastructure is placed on the roof — on the 39th floor. Units are finished in a contemporary minimalist style with floor-to-ceiling glazing. The four layout types are named after global luxury brands — Gucci, Prada, Chanel and Hermes — and differ in area and configuration.
The unit type names are the developer's marketing labels and are not associated with the brands mentioned.
Location — BKK3
BKK3 (Boeung Keng Kang 3) is a central residential district of Phnom Penh in Khan Chamkarmon, increasingly seen as a sensible alternative to the prestigious but expensive BKK1. The project sits on Street 113, around 2 minutes from BKK1 and 5 minutes from the popular Russian Market area.
- Proximity to the centre: the business and diplomatic core of BKK1 is a couple of minutes away, but the entry price here is noticeably lower.
- Rental: steady demand from expats, NGO staff and young professionals; the market benchmark for gross yield in the district is around 6–8% per year.
- Amenities: cafés, restaurants, shops, international schools and the Russian Market with its market and street food are nearby.
- Connectivity: convenient access to the key arteries of central Phnom Penh.
Distances and surroundings are per developer and broker data and are indicative.
The 39th-floor sky pool — developer render.
Interiors and complex amenities — developer renders.
Complex amenities
All of Time Square 11's recreational infrastructure is placed on the roof — on the 39th floor, with panoramic city views:
- Sky infinity pool: a rooftop pool overlooking Phnom Penh.
- Sky gym: a fitness centre with panoramic glazing.
- Sky lounge and island deck: lounge areas and terraces.
- Yoga deck: an open-air yoga area.
- For families: a kids' room.
The sky gym — developer render.
Layouts and areas
The tower offers four unit types — from a compact studio-style one-bedroom to a two-bedroom. The areas and prices below are indicative per broker listings.
| Type | Bedrooms | Area | Price from |
|---|---|---|---|
| Gucci | 1 | 38 m² | ~$49,616 |
| Prada | 1 | 45 m² | ~$57,948 |
| Chanel | 1 | 50 m² | ~$63,216 |
| Hermes | 2 | 75 m² | ~$96,580 |
The type names are the developer's marketing labels. Areas and prices are indicative per broker listings, not an offer; the final specification of a unit is fixed in the contract.
Prices and terms
Indicative prices per broker listings. As the project is sold at the construction stage, developer installment plans apply. This is not an offer — confirm the current price, unit availability and current promotions on request.
| Parameter | Value |
|---|---|
| Entry price | from ~$49,616 (1-bedroom 38 m²) |
| Price per m² | ~$1,100–1,400 (market benchmark, below BKK1) |
| Booking fee | $500 |
| Installments | 0% over 35 months; down payment around 10–20% |
| Ownership | freehold / strata-title, transactions in USD |
This calculation is for information only. Prices are indicative, sourced from broker listings and developer data; current terms and unit availability are fixed in the contract.
Yield and risks
Time Square 11's main argument is its low entry threshold into central Phnom Penh: a one-bedroom unit from around ~$49,616 with 0% installments makes the project accessible to investors with a modest budget. BKK3 is an established central district with proximity to BKK1 and steady rental demand; the market benchmark for gross yield on comparable properties is around 6–8% per year (a market benchmark, not a guarantee; net yield is lower after management, maintenance and vacancy costs). At the same time, it is important to weigh the risks soberly: this is off-plan with a long horizon — completion is planned for 2029, meaning several years of waiting and the delay risk typical of under-construction projects; a single tower of 390 units creates internal competition for tenants and on resale; no guaranteed rental return (GRR) or buy-back programmes are stated for the project in the public data. Before buying, it is worth separately checking the developer's reputation and delivery track record.
Yield figures are a market benchmark, not a guarantee or an offer. NovAsia does not promise income; actual performance depends on the market, the specific unit and rental terms.
Address
Project: Street 113, Boeung Keng Kang 3 (BKK3), Khan Chamkarmon, Phnom Penh, 120104, Cambodia.
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Get a calculation on Telegramor open the calculator →Frequently asked questions
How much does a unit in Time Square 11 cost?
Entry is from around ~$49,616 for a one-bedroom 38 m² unit (Gucci type). Larger: Prada 45 m² from ~$57,948, Chanel 50 m² from ~$63,216, the two-bedroom Hermes 75 m² from ~$96,580. The price per m² is roughly $1,100–1,400, noticeably below BKK1. This is indicative per broker listings, not an offer; confirm the exact price on request.
When will Time Square 11 be completed?
The project is off-plan: per developer data, construction starts in September 2026 and completion is in June 2029. This is a long horizon — expect several years of waiting before handover and the delay risk typical of under-construction projects.
Who is the developer?
Megakim World Corp — a Cambodian company operating since 2011, known for its Time Square series of condominiums in Phnom Penh. The project is also marketed as Time Castle BKK3. Before buying, it is worth separately checking the developer's delivery track record.
Can a foreigner buy a unit here?
Yes, directly under freehold / strata-title, for a unit above the ground floor and within the building's foreign quota. Transactions are in US dollars. Read more in the article on strata-title.