NovTime Square 11 — an off-plan condominium 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. Broker listings and developer data checked on 26 June 2026 indicated one-bedroom units from around ~$49,616, a stated booking fee from $500 and a plan labelled 0% over 35 months. This is not a current offer or proof that the project is 'one of the most affordable'. For the selected lot, check a dated price list, the installment price versus the cash price, booking refundability, initial and final payments, penalties, programme term and unit availability in the reservation agreement and SPA. 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.
Gallery
Photographs from the project’s materials.
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) · per listings, not an offer |
| 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; Some broker and market materials for BKK3 use a gross-yield range of around 6–8%, but this is not a forecast for Time Square 11 or a current characteristic of every unit. Model the selected property using dated comparable rents adjusted for size, floor, furnishing, competing supply, vacancy, management, service charges, repairs and taxes; net yield may be materially lower.
- 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.
Nearby
Landmarks near the tower on Street 113 (BKK3 / Toul Tom Poung), per open maps (OpenStreetMap):
Nearby places are landmarks per open maps, without travel time; exact distances and current status are confirmed on site. See the project on the projects map.
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 ~10–20% — per listings, per contract |
| 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.
How the payments work
Show this only as an example drawn from available materials, not a universal project schedule: a stated $500 booking, an indicative 10–20% down payment, then payments described as equal over 35 months and any remaining balance under the contract. Before signing, confirm whether the booking is credited to the price, whether the total matches the cash-price quotation, what triggers each payment, which penalties and cure periods apply and when the seller may terminate the SPA or retain paid sums.
- Booking$500 to reserve the unit
- SPA & down paymentsigning the contract, down payment around 10–20%
- 0% installmentsbalance in equal parts, 35 months
- Handoverafter completion (stated June 2029)
- Titlestrata-title in the buyer's name after completion
Stages are indicative per broker and developer data; the exact schedule, down-payment size and amounts for a specific unit are fixed in the SPA.
Yield and risks
Listings at the check date showed a relatively low stated starting price, but an affordable first payment does not make the overall transaction affordable or attractive. Assess the full price under the chosen schedule, the handover balance, ownership costs, off-plan delay risk and competition among 390 units. The 6–8% gross range for BKK3 is only a scenario input; NovAsia does not promise income, and no GRR or buy-back programme is stated in the project's public data. 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.
Get current prices and available units for Time Square 11. Send us your budget and unit type — I'll send a selection of available lots with an installment and terms calculation.
Get a calculation on TelegramOpen the calculatorFrequently asked questions
How much does a unit in Time Square 11 cost?
Broker listings at the check date indicated a one-bedroom 38 m² Gucci-type unit from around ~$49,616. This is not the current price of every such unit or a developer offer. Request a dated quotation for the specific unit number, floor and view, together with the complete payment schedule, mandatory packages and all costs; the final price is fixed in the contract. 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.
What should I confirm about parking and ownership costs before booking?
Request written confirmation of whether a parking space is allocated to the unit or shared, together with the current or estimated service charge and sinking fund. Ask about indexation, separate utility metering, access rules for the pool and gym, any letting-related fees and the future management company's powers. Until Time Square 11 provides these figures, they cannot be responsibly included in a net-yield calculation.
Permits and authority to connect to this project
Before signing the SPA, request copies of the current real estate development licence for a project sold during construction, the building permit and the land document. The legal entity, site and development described in those records should match the property marketed as Time Square 11 or Time Castle BKK3. A recognised Time Square brand or completed towers elsewhere does not replace verification of the current project.
Match the company's registration details, the signatory's name and position, evidence of signing authority and the payment recipient. Funds should be sent only under instructions consistent with the SPA and confirmed by an authorised party; any change of account or beneficiary requires the checks to be repeated.
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.
Valeria Lezhenina
Head of client support and Cambodia property consultant at NovAsia. She'll clarify your goal and budget, put together a shortlist of available units, calculate a payment plan and check the terms of a specific unit — before the deal, without passing your contact to third parties.
Ask about Time Square 11 →We work with any project in Cambodia
This catalogue is a starting point, not a limit. Our on-the-ground partners can support a deal on any project on the market — including ones not published here. Send a name or a link and we will check the sources, the right and the terms, and compare it with alternatives.
What to check before booking
A short checklist of questions about a specific unit before you place a booking:
- The current price and availability of the type (Gucci / Prada / Chanel / Hermes) and the floor.
- The 0% installment schedule over 35 months and the size of the down payment (10–20%).
- The construction stage and completion schedule (start stated September 2026, completion June 2029).
- The ownership form (freehold / strata-title) and the remaining foreign quota.
- The full list of costs above the price: stamp duty ~4%, management, sinking fund.
What remains unverified
Honestly, on the limits of our data for this project:
- prices are given per broker listings (entry from ~$49,616); we don't have the developer brochure in hand — this is an indication, not an offer;
- this is off-plan with completion in 2029 — construction risk and a long horizon;
- we don't claim any guaranteed-income or buy-back programmes — they're not in the data; 6–8% gross for BKK3 is a market benchmark, not a guarantee;
- the installment term differs between sources (35 vs 45 months) — we take 35 months; the exact schedule is with the developer;
- unit availability and the current price list require confirmation before the deal.
Document availability
What can actually be obtained and checked for the project (on request — through our team and the developer):
| Document | Status |
|---|---|
| Project listings and floor plans | available, used on this page |
| Official developer brochure | not in hand; being requested |
| Current price list and available units | on request |
| SPA contract and installment schedule | on request, before signing |
| Title / strata (hard title) | issued after completion (off-plan) |
A NovAsia check is an editorial cross-check against sources, not a legal opinion on the property. The procedure is described on the "How we check projects" page.
Spotted an inaccuracy in the project data? Write to info@novasia.estate — we'll check it against the source and correct it. How we handle corrections is in the methodology.