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.
By Invest Cambodia Editorial · Updated June 28, 2026 · 13 min read
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
Megakim World Corp is a high-volume value developer best known for the Time Square and Square series of affordable condo towers, several clustered around BKK3 and central Phnom Penh. Its proposition is accessibility: low absolute tickets, long instalment plans, and a high unit count aimed at first-time and yield-focused foreign buyers.
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 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 |
Entry price by project
This is where the two diverge most. Megakim opens its value launches near the lowest tickets in the city, while OCIC’s master-planned stock commands a premium per square metre. The table below sets out indicative entry points; confirm live pricing and remaining foreign quota with the developer before you rely on any figure.
| 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.
Payment plans and monthly commitment
Both developers offer instalment plans, but the absolute numbers differ because the prices differ. Megakim’s 20% down and 40-month structure on a $40,000 unit is a small monthly figure that suits a first-time buyer. The same percentage plan on a premium OCIC unit produces a much larger monthly commitment, so the plan that looks generous on paper still demands a bigger cash flow.
| 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 |
Yield, value, and resale
Megakim’s low entry can produce a higher cash yield if occupancy holds, which is the core attraction for a yield-focused buyer. OCIC’s premium positioning aims at capital preservation and end-user resale demand rather than maximum cash yield. Treat any 12% to 15% gross yield claim from either side as marketing only, with no guarantee, and model the net line yourself using the phnom-penh-rental-yield-guide.
| 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 |
Advantages 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, not just a 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.
Location and infrastructure read
Location is the clearest justification for the price gap between the two developers. OCIC’s Koh Pich (Diamond Island) and Koh Norea are master-planned islands and riverfront districts with their own roads, bridges, retail, and green space, built as cohesive communities rather than single towers. That planned environment is what a premium buyer pays for, and it underpins end-user demand and resale because the surroundings are controlled and consistent.
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 |
Construction quality and handover finish
Finish quality and handover reliability separate a good entry-price deal from a cheap one that disappoints. Value developers can deliver perfectly acceptable units, but the fit-out, common areas, and lift specification are usually leaner than in a premium tower, and tenants notice. Before buying a Megakim unit, inspect a completed tower from the same series rather than only the show unit, and judge the real finish a tenant will live with.
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.
Financing and currency considerations
Both developers sell into a market where foreign mortgages are scarce, so the instalment plan is the main financing tool. Megakim’s accessible structure, around 20% down with a 40-month schedule on a low ticket, is built for a cash-light entry buyer and keeps the monthly figure small. OCIC plans run on much larger absolute prices, so even a similar percentage demands a far bigger monthly commitment and a larger up-front deposit.
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, not a currency bet. 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.
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.
MORE Group escrow and payment terms: Megakim vs OCIC
Megakim 20 calendar plans differ materially from OCIC 30 milestone escrow templates Megakim Time Square series under Megakim typically requires 20 on a 40 month calendar schedule with escrow listed as Not default Confirm live comps with a Cambodia lawyer before transfer.
| Project | Developer | Deposit | Schedule | Escrow practice | Verify before wire |
|---|---|---|---|---|---|
| Megakim Time Square series | Megakim | 20% | 40-month calendar | Not default | Haspo progress photos |
| OCIC Koh Pich / Koh Norea | OCIC | 30% | 24 to 36 month milestones | Solicitor account common | Masterplan phase map |
Our escrow red flag checklist for Megakim vs OCIC starts with whether instalments are calendar based or tied to construction milestones Megakim Time Square series under Megakim typically asks 20 with 40 month calendar while escrow is recorded as Not default In Cambodia’s 8 9 NPL environment we treat missing escrow language as a case study risk buyers who wired 20 down on a 40 month Megakim calendar plan without milestone exhibits bore delivery risk in prior cycles Request Haspo progress photos in writing and compare against OCIC 30 milestone templates before any second payment Treat every row as indicative Q2 2026 archive math Confirm live rent quota and SPA escrow language with a licensed Cambodia lawyer before transfer Treat every row as indicative Q2 2026 archive math Confirm live rent quota and SPA escrow language with a licensed Cambodia lawyer before transfer.
MORE Group rent comps: Megakim BKK3 cluster
Megakim entry yield math uses BKK3 furnished comps near 450 per month on 42 sqm units Time Square 11 completed at 480 month on 42 sqm implies about 7 1 gross before vacancy in our Q2 2026 archive Confirm live comps with a Cambodia lawyer before transfer.
| Building / source | Unit | Size | Monthly rent | Indicative gross | Note |
|---|---|---|---|---|---|
| Time Square 11 (completed) | 1BR furnished | 42 sqm | $480 | 7.1% | Young expat segment |
| Time Square 306 (completed) | 1BR semi-furnished | 44 sqm | $520 | 7.0% | Russian Market access |
| Local BKK3 mid-rise | 1BR unfurnished | 40 sqm | $380 | 7.5% | Local tenant mix |
| Time Square cluster avg | 1BR blended | 43 sqm | $450 | 7.2% | Portal archive Q2 2026 |
MORE Group rent comp case study for this page anchors on Time Square 11 completed a 1BR furnished at 42 sqm quoting 480 per month implies about 7 1 gross before vacancy at typical ask prices The spread to Time Square 306 completed at 520 shows furnishing and floor drive a 7 0 to 7 1 gross band We underwrite net returns after 1 to 2 months vacancy 8 to 12 management and sinking fund lines because 12 to 15 brochure yields remain marketing only in 2026 Banking NPL near 8 9 raises completion risk on competing off plan supply that can soften rents 6 to 12 months after handover Treat every row as indicative Q2 2026 archive math Confirm live rent quota and SPA escrow language with a licensed Cambodia lawyer before transfer.
MORE Group rent comps: OCIC Koh Pich premium
OCIC premium comps trade lower gross percent for brand and island positioning Diamond Island premium at 1 350 month on 55 sqm implies about 4 8 gross before vacancy in our Q2 2026 archive Confirm live comps with a Cambodia lawyer before transfer.
| Building / source | Unit | Size | Monthly rent | Indicative gross | Note |
|---|---|---|---|---|---|
| Diamond Island premium | 1BR furnished | 55 sqm | $1,350 | 4.8% | OCIC island premium |
| Koh Pich mid tower | 2BR | 85 sqm | $1,800 | 4.9% | Corporate lease pool |
| Seasonal furnished | 1BR | 50 sqm | $1,100 | 5.0% | Higher vacancy allowance |
MORE Group rent comp case study for this page anchors on Diamond Island premium a 1BR furnished at 55 sqm quoting 1 350 per month implies about 4 8 gross before vacancy at typical ask prices The spread to Koh Pich mid tower at 1 800 shows furnishing and floor drive a 4 9 to 4 8 gross band We underwrite net returns after 1 to 2 months vacancy 8 to 12 management and sinking fund lines because 12 to 15 brochure yields remain marketing only in 2026 Banking NPL near 8 9 raises completion risk on competing off plan supply that can soften rents 6 to 12 months after handover Treat every row as indicative Q2 2026 archive math Confirm live rent quota and SPA escrow language with a licensed Cambodia lawyer before transfer.
Insider tip: On Megakim vs OCIC Entry Price, archive three rent comps, the foreign quota letter, and escrow or milestone exhibits in one folder before you wire more than 10% to 20% deposit, because 2026 stamp duty relief binds to registration timing not SPA date alone.
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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