TK Royal One

TK Royal One’s history is closely tied to strata-title office ownership. Knight Frank’s H2 2018 market review described it as one of Cambodia’s first completed stratified office buildings, with 3,953 sqm of office net lettable area and a Grade B classification. That historical classification does not prove that every office currently offered has an individual registered title or identical foreign-ownership treatment. It does explain the product concept: separate office units could be sold to individual owners and later released to the leasing market. For any selected lot, the buyer should see the actual title, unit boundaries, common-area allocation and current building rules rather than relying on the general project description.

The project came into operation in 2018, while several sales and rental platforms cite a 2019 handover or year built. For a buyer of completed property, the operating history is more useful than the launch date. The tower can be inspected, lifts and building systems can be tested, corridors and amenities can be reviewed, management can be questioned and the actual tenant mix can be observed. Age also means photographs are not enough. A buyer should request maintenance records for major equipment, current service charges and arrears, parking rules, façade and balcony condition, plans for capital repairs and, for an apartment, evidence of wear from previous occupancy or serviced-apartment use.

Published scale figures conflict. The most detailed early project profile and the current HomeAbroad page both cite 19 above-ground floors and 183 units; the early breakdown gives 40 offices, 132 condominiums and 11 penthouses, plus four underground parking levels. Other profiles use 20 floors, 146 residential units, 36 offices or 119 residential residences. Some of this may reflect different methods of counting floors and unit classes, but the gap is too large to conceal. This dossier uses the best-described 19-floor, 183-unit configuration while treating the registered documents for the selected office or apartment as controlling evidence.

The office component is marketed in sizes of roughly 82 to 186 sqm, with one project profile describing eight office types on the lower floors. That range can suit a small or medium-sized company, professional practice, representative office or investor who does not need a whole floor. In December 2025, APS Cambodia advertised space in TK Royal One at $19 per sqm per month and identified the building as Grade B. This is a dated asking rate for a specific listing, not a building-wide valuation or an income promise. It may exclude taxes and service charges and says nothing about the vacancy of other suites. An investment model needs the actual measured area, fit-out, lease, tenant covenant and full owner costs.

The residential section includes furnished apartments and units operated as serviced accommodation. Public profiles show areas from 59.06 to 174.81 sqm, while HomeAbroad gives a wider project range of 58–178 sqm. Listings include one-bedroom layouts around 60–69 sqm, two-bedroom units around 89 and 129 sqm, and larger three-bedroom residences of 174–178 sqm. Those sizes are generous compared with many newer compact Phnom Penh condominiums. The bedroom label alone is not enough, however. Balconies and common-area allocations may affect the published figure, so the buyer should compare the floor plan, usable room dimensions and registered area.

Amenities are consistent with an urban mixed-use building: a rooftop or upper-level swimming pool, gym, rooftop or sky garden, lobby, shared spaces, security, CCTV, backup power, lifts and parking. Some serviced rental listings bundle cleaning, internet, water and amenity access, but those are operator-specific terms rather than a guaranteed entitlement for every owner. An office buyer should separately verify staff and visitor access, operating hours, signage, air-conditioning, fire-safety obligations and parking costs. A residential buyer should confirm guest, pet, short-stay and pool rules directly with management.

TK Royal One has a recognisable physical identity. The residential tower’s staggered balconies rise above a broader office podium, and the entrance faces the busy boulevard. Current photographs show the completed building rather than only the original marketing render. That makes it easier to match the tower to maps and reduces confusion with Royal One, TK Central and other Phnom Penh projects using Royal or TK in their names. The duplicate review covered TK Royal One, TK Royal One Phnom Penh and TK Royal One Office; no separate NovAsia project page was found.

A purchase here calls for the standard discipline required for a completed mixed-use asset. An office buyer should establish the permitted use, title status, ability to register the business, fit-out condition, electrical capacity, air-conditioning arrangement, parking allocation and whether a tenant remains in occupation. An apartment buyer should verify title, layout, furniture inventory, rental history, utility tariffs and management rules. Both need seller-authority checks, confirmation that the unit is free of mortgages and arrears, recent receipts, a handover record and evidence that the premises can be delivered in the agreed condition. TK Royal One’s advantage is not abstract novelty; it is the ability to inspect an operating product before committing.

For an investor, the project is better analysed through scenarios than through a single headline yield. An office with a corporate tenant depends on lease term, deposit, indexation, repair obligations and vacancy risk. A vacant office needs a fit-out budget and time to secure an occupier. A residential unit depends on layout, furnishing, view, management quality and the tenant’s connection to the education and business corridor. Public prices are only a starting point. Total ownership cost includes taxes, legal review, registration, service charges, possible refurbishment and periods without rent. Those inputs allow a meaningful comparison between TK Royal One, a newer condominium and a conventional leased office.

TK Royal One therefore suits a buyer deliberately seeking a completed asset in Toul Kork and able to distinguish between an office and residential lot. The project has a documented operating history, a visible address, a useful spread of unit sizes and an active rental market. Public sources nevertheless do not agree on floor count, unit totals or the developer’s exact legal name. That does not disqualify the building, but it shifts the emphasis from a general project card to the documents of the selected unit. A physical inspection, title review and cost model matter more here than any broad claim about the tower.