TPMG Tower

Functionally, this is not an office-only tower. The developer describes Grade A offices combined with a five-star hotel, while architectural and engineering profiles associate the hotel component with Pan Pacific. Offices, hotel rooms, restaurants, meeting facilities, wellness uses and upper-level amenities make mixed-use the more accurate category. For an occupier, that can put accommodation and client-facing services in the same building. For a commercial buyer, it also creates a more complex operating framework: shared areas, separated circulation, hotel management, access rights and the allocation of common expenses all need to be understood before acquisition.

The construction stage is supported by a fresh developer update dated July 10, 2026. The primary structure has reached full height and most of the glass façade is installed, but the building is not yet in normal operation. Work remains on upper levels and rooftop sections, MEP installations, façade finishing, interior fit-out, testing and commissioning. Topped out is therefore the honest status; completed would be premature. The archive separates current site photographs from design renders. A commercial listing still cites Q2 2026 as the completion target, yet that date has passed and the July developer update does not publish a revised opening day.

Published descriptions disagree on the tower’s vertical configuration. Launch material from 2023 and Meinhardt refer to 28 above-ground floors plus four basement levels. QDP’s 2025 façade profile gives 26 floors and a height of 122.3 metres. A current 2026 leasing page calls it a 31-storey mixed-use development and places the rooftop sky bar on Level 31. Aedas describes office lift service up to Level 10 and hotel circulation from Levels 11 to 25, while the current listing places hotel rooms on Levels 12–29. These figures cannot be averaged. No single floor count is entered in the registry; an approved as-built stack is required.

The office offer is documented in useful current detail. The public profile states total office net leasable area of 9,301.15 sqm. A typical floor is around 1,350 sqm gross and 1,070.20 sqm NLA. Level 1 has modules from 84.7 sqm, Level 2 is marketed from roughly 84.7 to 832.7 sqm, and Levels 3–6 show full-floor options of 1,070.2 sqm NLA. This creates a range from a relatively compact representative office to a headquarters floor. The areas reflect marketing availability on the review date, not guaranteed stock. Before reservation, the tenant needs an updated stacking plan showing occupied units, columns, core, wet points and escape routes.

The public asking rent is $28 per sqm per month, with a separate $6 per sqm monthly management fee. This is an asking reference rather than the confirmed total cost of a particular suite. A proper comparison must include gross-to-NLA efficiency, taxes, parking, after-hours air conditioning, electricity, fit-out, reinstatement, deposits and escalation. Handover is described as bare, so the move-in budget will be materially higher than for a fitted or furnished office. The written term sheet should state the lease length, rent-free period, commencement trigger, service-charge basis and what happens if operational opening or handover is delayed.

The published technical specification is intended for corporate fit-out. It includes a 4.3-metre slab-to-slab height, a 2.8-metre finished ceiling, integrated raised floors, centralized air conditioning and an office lift group of three passenger lifts plus one service lift. The stated central AC schedule is Monday through Saturday, 7:00 a.m. to 7:00 p.m. That matters for round-the-clock businesses, late teams and server rooms. Before signing, an occupier should confirm after-hours AC charges, backup power, floor loading, telecom providers, condenser rules, fire requirements and the process for approving the interior design.

Security and front-of-house service are described more specifically than in many early-stage projects. The listing refers to 24-hour CCTV, security management, visitor registration and a three-tier security approach. Office lobby concierge service is scheduled from 7:00 a.m. to 10:00 p.m. TP Moral Group says Knight Frank Cambodia is preparing property management and tenant services for opening. That is a useful operating signal, but actual service quality will depend on the management contract, building budget and staffing. Prospective occupiers should request the rules for passes, deliveries, couriers, guest parking, weekend access and emergency response.

The hotel component broadens the business proposition. The current leasing profile mentions preferential corporate room rates, F&B and conference facilities, together with a wellness centre, spa and rooftop sky bar. Design material also shows a rooftop pool and separate office and hotel arrival routes. Companies hosting regional partners may reduce travel between meetings, lodging and events. None of those conveniences should be treated as an automatic tenant entitlement. Pricing, operating hours, employee access, hotel-guest priority and booking rules need to appear in the commercial package rather than being inferred from renderings.

Four basement parking levels appear consistently in early engineering material and the current listing. That is a meaningful feature at a central address, but the number of spaces per leased area, cost, visitor allocation and EV charging provision are not published. Parking may be bundled into a lease, licensed separately or allocated from a constrained common pool. A larger occupier should verify guaranteed bays, peak-hour entry time, ramp clearance, motorcycle arrangements, loading access and short-stay drop-off for executives and clients at the dedicated office lobby.

Aedas’ design uses vertical fins, rounded corners and warmer cladding around the crown. QDP describes a unitized curtain wall with Low-E glazing, aluminium shading elements and additional façade components. These choices create a recognizable profile and are intended to manage solar heat gain, but they do not replace operational evidence. Occupiers need post-completion data on internal temperature, glare, acoustic performance and air tightness. The renders are useful for reading the design intent—arrival canopy, intermediate terrace, rooftop pool and skyline silhouette—but the final finish and access to each amenity must be confirmed in the completed building and contract schedules.

TPMG Tower may suit firms seeking a central Daun Penh address, flexible office sizes and hotel-conference infrastructure in one complex. It may also interest a commercial investor considering freehold space: Knight Frank publicly mentions that sale is available, but no open sale price, legal package, common-area share or draft strata title was found. It is less suitable for a buyer who needs immediate occupation, turnkey interiors, an already reconciled final floor stack or a fixed operating budget. Technical due diligence, commercial-title documentation and a reliable opening schedule remain necessary.

The practical next step is to select a defined suite rather than simply “a floor in TPMG Tower.” The request should identify level and unit number, NLA and gross area, column plan, orientation, view, handover condition, permitted workstation density, power capacity, parking rights, fit-out cost and the full payment schedule. A lease review should cover term, deposit, escalation, break rights and bare-shell reinstatement. A purchase review should cover the seller, price, taxes, registration, common shares and any restrictions on leasing or resale. The façade now looks close to finished, but the transaction should follow documents rather than visual progress.

TP Moral Group is a Cambodian developer founded in 2018. That establishes the brand, but it does not by itself identify the legal entity signing for a specific office. Public material uses TP Moral Group, TPMG Group and TP Moral Construction & Development Co., Ltd.; landowner, developer, seller and manager roles may sit with different companies. Before payment, a buyer should obtain the counterparty’s registration documents, signatory authority, land-right evidence, construction approvals and the documents that permit a commercial unit to be transferred as freehold. A name on the façade is not proof that the contracting company can convey title.

Fit-out needs its own critical path. Bare handover may leave the occupier responsible for partitions, ceilings, lighting, power, data, furniture, server space, pantry works, access control and fire-system coordination. Even after the tower reaches building completion, the office may not be operational. The programme should distinguish survey access, receipt of the design guide, drawing approval, material delivery, noisy-work windows, testing, move-in approval and the team’s actual start date. The lease must explain when rent begins, who carries the risk of delayed common systems and whether fit-out can proceed before the building formally opens.

An investment case cannot rely on the Grade A label alone. Commercial income depends on purchase price, effective rent after incentives, vacancy, agency fees, fit-out contributions, service charges, taxes and capital expenditure. The public $28/sqm figure is an asking rent, not evidence of a signed transaction or a return forecast. Buyers should request comparable Daun Penh leases, test the target tenant profile, review floor-subdivision rules and understand management restrictions. A strata-office acquisition also needs a clear voting mechanism, reserve-fund policy and allocation of costs between the offices, hotel and shared building systems.