Megakim vs OCIC Entry Price: Cambodia Condo Compare 2026
Megakim vs OCIC entry price compared: Time Square from $40k value launches vs Koh Pich and Koh Norea premiums, payment plans, track record, and buyer fit.
Quick answer: Megakim is the value entry developer, with Time Square Ocean View from about $40,000 and Square Castle from about $50,000 on 20% down plus 40-month instalment plans. OCIC is the premium master developer behind Koh Pich and Koh Norea, where prices sit well above the city average of $1,800 per sqm in exchange for a master-planned address, infrastructure, and end-user demand. Choose Megakim for the lowest absolute ticket and higher headline yield you verify; choose OCIC for location, brand, and resale support if a larger ticket fits your plan.
Invest Cambodia Editorial covers Cambodian property for foreign buyers, with focus on developer track record, entry price, and realistic net yield. This page compares Megakim vs OCIC on entry price, payment plans, location, delivery history, and buyer fit. Read the Megakim World Corp and OCIC Developer Guide profiles for the full developer picture.
The headline contrast is value versus brand. Megakim wins the entry-price race; OCIC wins the address. Both require the same foreign-ownership checks covered in the Developer Due Diligence Red Flags Cambodia guide, and both sell into a city holding 76,000 to 80,000 condo units with 3% to 4% annual absorption.
Who Megakim and OCIC are
OCIC, the Overseas Cambodia Investment Corporation, is the master developer behind Koh Pich (Diamond Island) and the newer Koh Norea masterplan on the riverfront. Its one large mainland scheme is Olympia City, the mixed-use district an OCIC affiliate has built beside the National Olympic Stadium since 2013. OCIC’s proposition is the opposite end of the market: planned infrastructure, premium positioning, and end-user demand for a recognised address. The two are not really competing for the same buyer, which is exactly why the entry-price comparison is useful.
| Profile | Megakim | OCIC |
|---|---|---|
| Positioning | High-volume value | Premium master developer |
| Flagship products | Time Square, Square series | Koh Pich, Koh Norea |
| Typical location | BKK3 and central | Koh Pich and Koh Norea |
| Buyer focus | Entry and yield investors | End-users and brand buyers |
| Price vs city average | At or below $1,800 per sqm | Above $1,800 per sqm |
| Delivery history | Multiple Time Square towers | Long masterplan track record |
What does entry cost at each developer?
| Project | Developer | Indicative entry | Notes |
|---|---|---|---|
| Time Square Ocean View | Megakim | from about $40,000 | 20% down, 40-month plan |
| Square Castle | Megakim | from about $50,000 | Value tower, central |
| Time Square 11 BKK3 | Megakim | value tier | BKK3 cluster |
| Koh Norea waterfront | OCIC | premium per sqm | Masterplan address |
| Koh Pich stock | OCIC | premium per sqm | Diamond Island brand |
See the Time Square Ocean View and Square Castle project pages for Megakim detail, and the OCIC Koh Norea and Koh Pich Overview pages for the OCIC masterplans.
What does each payment plan commit you to monthly?
| Plan factor | Megakim value unit | OCIC premium unit |
|---|---|---|
| Example price | $50,000 | $180,000 |
| Down payment at 20% | $10,000 | $36,000 |
| Instalment term | about 40 months | developer plan, varies |
| Indicative monthly | about $1,000 | materially higher |
| Cash flow profile | Low, accessible | Higher, plan carefully |
| Best fit | Entry and yield buyers | Brand and end-user buyers |
How do yield, value and resale compare?
| Investment factor | Megakim | OCIC |
|---|---|---|
| Headline gross yield | higher quoted, verify | moderate, brand-led |
| Tenant base | value renters, professionals | end-users, premium tenants |
| Resale demand | depends on cluster overhang | brand and location support |
| Capital preservation | tied to value segment | stronger in prime masterplan |
| Supply competition | Megakim’s own next phase | within masterplan release |
Comparing Megakim entry stock against OCIC island stock? We will put quota, payment terms and real comps side by side.
Compare the two developersAdvantages and disadvantages
| Advantages | Disadvantages |
|---|---|
| Megakim: lowest absolute entry from about $40,000 | Megakim: cluster supply competes on rent and resale |
| Megakim: accessible 20% down, 40-month plans | Megakim: higher quoted yields need line-item proof |
| Megakim: high unit choice for entry investors | Megakim: value segment more exposed in a downturn |
| OCIC: master-planned address with infrastructure | OCIC: premium price well above the $1,800 per sqm average |
| OCIC: long, visible delivery track record | OCIC: larger ticket and higher monthly commitment |
| Both: foreign strata path within 70% quota | Both: 8.9% banking NPL ratio pressures off-plan financing |
Risks, red flags, and what to verify
- Handover history: cross-check each Megakim tower and each OCIC release against current construction photos and past delivery dates before you sign.
- Cluster overhang: with Megakim, ask how many further phases sit on the same block, since your rent and resale compete with the developer’s next launch.
- Premium justification: with OCIC, confirm that the price premium buys real infrastructure and demand beyond the brand name.
- Foreign quota: premium OCIC towers can fill the 70% cap earlier on end-user demand, so request the quota ledger in writing.
- Off-plan financing: the 8.9% banking NPL ratio raises counterparty risk for both; insist on escrow, construction proof, and clear contract clauses.
Insider tip: compare the two on cost per usable square metre, not headline ticket. A $40,000 Megakim studio and a premium OCIC one-bed can look far apart until you divide by liveable area and adjust for what a tenant will actually pay in each location.
Buyer scenarios and decision framework
| Buyer profile | Better fit | Starting point |
|---|---|---|
| First-time foreign buyer, low ticket | Megakim | Megakim World Corp |
| Yield-focused, accepts cluster supply | Megakim | Phnom Penh Rental Yield Guide |
| Brand, location, end-user resale | OCIC | OCIC Developer Guide |
| Long-hold capital preservation | OCIC | Koh Pich Overview |
| Off-plan risk management | Either | Off Plan Property Cambodia Guide |
| Developer due diligence | Either | Developer Due Diligence Red Flags Cambodia |
Choose Megakim if your priority is the lowest entry ticket, an accessible instalment plan, and a higher headline yield you will verify line by line, and you can hold through the supply cycle. Choose OCIC if you want a master-planned address, infrastructure, and end-user resale support, and a larger ticket fits your plan. A balanced position is a Megakim value unit for cash yield paired with an OCIC unit for capital preservation, sized so a delay or vacancy in either does not break your cash flow. For district context, compare the BKK3 Phnom Penh and Koh Norea area pages.
What does the location and infrastructure picture say?
Megakim’s value towers sit mostly in and around BKK3 and central Phnom Penh, in established but denser streetscapes that the developer does not control beyond the building line. That is fine for a yield investor who wants a central, rentable unit at a low ticket, but it does not deliver the curated masterplan feel of a Koh Pich address. Compare the Koh Norea and BKK3 Phnom Penh area pages to see how different the two settings really are, and weigh whether the infrastructure premium fits your thesis.
| Location factor | Megakim | OCIC |
|---|---|---|
| Setting | Central, established streets | Master-planned island and riverfront |
| Surroundings control | Building line only | Whole district planned |
| Infrastructure | Existing city grid | Purpose-built roads and retail |
| End-user appeal | Value and convenience | Brand and lifestyle |
| Resale narrative | Yield and price | Address and planning |
How do build quality and handover finish differ?
For OCIC, the premium price should buy a higher standard of finish, larger amenity provision, and a track record of completed phases you can walk through today. Use that visible history as your check: a master developer with delivered communities gives you more evidence than a brochure. In both cases, cross-check handover dates against current construction photos and read the Developer Due Diligence Red Flags Cambodia guide so you know which warning signs matter in an off-plan purchase.
How do financing and currency work for each?
Because both price in US dollars, a dollar investor avoids currency translation risk on either developer, which keeps the comparison clean: the question is purely value entry versus premium address, with no currency bet on either side. Budget legal review of $800 to $2,500, transfer fees under the stamp duty incentive running through 31 December 2026, and furnishing on top of the headline price. Confirm whether any instalment plan carries interest or administration charges, and stress-test the monthly payment against a realistic vacancy assumption before you sign.
One more point separates the two on financing risk. A long instalment plan on an off-plan unit ties your payments to the developer actually delivering, so the strength of the developer matters as much as the plan terms. With OCIC, a long delivery record on Koh Pich and Koh Norea gives some comfort that future phases will complete. With Megakim, the high volume of towers means you should verify the specific project’s progress rather than assume the series track record carries to your block. In a market where the banking NPL ratio sits near 8.9%, paying instalments into a stalled project is the costliest mistake, so escrow and construction proof protect you regardless of which developer you choose.
| 2026 metric | Indicative value | Buyer use |
|---|---|---|
| Phnom Penh avg price | $1,800 per sqm | Baseline vs district premium |
| Foreign quota cap | 70% per building | Above ground floor only |
| Banking NPL ratio | 8.9% | Developer completion risk |
| Stamp duty window | Through 31 December 2026 | Registration timing |
What to verify next
Before you transfer funds, confirm live pricing and the remaining foreign quota, validate each developer’s handover history, model the monthly instalment against your real cash flow, and stress-test net yield with vacancy and management costs. Compare the entry-price question against the wider district choice in the BKK1 VS BKK3 Investment page and the Cambodia Property Taxes Fees 2026 guide.
What are you really choosing between?
You are choosing between a low ticket with calendar-based payments and a higher ticket with milestone-based payments, and the payment structure matters more than the price difference. A calendar plan bills you whether or not the building is progressing; a milestone plan ties your money to work that has actually happened.
| Structural difference | Calendar plan | Milestone plan |
|---|---|---|
| What triggers a payment | A date | Verified construction stage |
| Typical deposit | About 20% | About 30% |
| Typical horizon | Roughly 40 months | 24 to 36 months |
| Your leverage if work stalls | Weak; the date arrives anyway | Strong; the trigger does not fire |
| What to demand before the second wire | Dated site photos matching the stage | The same, plus the milestone definition |
| Escrow or solicitor account | Frequently not standard | More commonly offered |
Our underwriting treats the calendar plan as the more expensive of the two once risk is priced, even when the headline ticket is lower, because it transfers the timing risk of the whole build onto the buyer. Against a banking NPL ratio near 8.9%, that transfer is not theoretical. The checklist item that matters is a written definition of what each instalment is buying, and a buyer who cannot get that in writing has learned something useful about the counterparty before committing further money.
- Payment structure matters more than the difference in ticket price.
- A calendar plan bills you whether or not the building moves.
- Payment structures sit in the payment schedule guide.
- Delay handling is in the developer default guide.
- The verification list is in the scam checklist.
Frequently Asked Questions
Megakim is the value entry. Time Square Ocean View starts from about $40,000 and Square Castle from about $50,000, usually with a 20% down payment and a 40-month instalment plan. OCIC stock on Koh Pich and Koh Norea is a premium masterplan product and sits well above the city average of $1,800 per sqm, so entry tickets are materially higher.
It depends on your thesis. Megakim suits a low absolute ticket and higher headline yield you must verify. OCIC suits buyers who value a master-planned address, infrastructure, and end-user demand, accepting a higher price per sqm. Both require the same foreign quota and due diligence checks; neither headline yield is guaranteed.
Yes. Megakim is known for accessible plans, commonly 20% down with a 40-month instalment schedule on its Time Square and Square series. OCIC and premium Koh Pich projects also offer developer plans, but on higher absolute prices, so the monthly commitment is larger even at similar percentages.
OCIC is the master developer behind Koh Pich (Diamond Island) and Koh Norea, large delivered and ongoing masterplans, which gives it a long, visible delivery history. Megakim is a high-volume value developer with a cluster of Time Square towers. Verify each project's handover history against current construction photos before you commit.
Yes. In both, foreigners may hold strata co-ownership above the ground floor within the 70% foreign quota per building. Premium OCIC towers can reach the foreign cap earlier because of end-user demand, so confirm remaining quota in writing in the specific building before any deposit.
A premium unit can hold value and tenant demand better, but it is not automatically a better return. Megakim's lower entry can produce a higher cash yield if occupancy holds; OCIC's brand and location can support resale. Model net yield and exit for both rather than paying for brand alone.
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