1-Bedroom Condo Investment in Phnom Penh: 2026 Guide
One-bedroom condo investment in Phnom Penh 2026: why 1BR units drive 61% of sales and 72% of rental demand, plus price bands, realistic net yield and red flags.
By Invest Cambodia Editorial · Updated June 28, 2026 · 14 min read
Quick answer: One-bedroom condos are the core foreign-investor unit in Phnom Penh because they drive roughly 61% of foreign sales and around 72% of rental demand, giving the deepest liquidity on both the buy and rent sides. Entry prices start near $40,000, average pricing is near $1,800 per sqm, and a furnished 1BR leases at roughly $350 to $850 per month by district. Realistic net yield is 4% to 6%, not the 12% gross brochures quote, and foreign buyers hold strata title within a 70% per building quota.
Invest Cambodia Editorial tracks the one-bedroom segment because it is where most foreign capital actually enters Phnom Penh. This guide covers why 1BR units dominate demand, what they cost and rent by district, the net yield you can realistically bank, and the red flags that separate a liquid asset from a stranded one.
For portfolio context read cambodia-property-investment-guide-2026, can-foreigners-buy-property-cambodia, best-areas-invest-phnom-penh-2026, and phnom-penh-rental-yield-guide.
Why do one-bedroom condos dominate Phnom Penh investment?
One-bedroom condos dominate because they account for roughly 61% of foreign condo sales and around 72% of rental demand in Phnom Penh, which gives them the deepest liquidity of any unit type on both the buy and the rent side. They hit the lowest viable entry price for a real strata-title unit and match the city’s dominant tenant base of single professionals and couples.
This dual liquidity is the whole investment case for a 1BR. On the buy side, the largest pool of foreign buyers competes for one-bedroom stock, which keeps resale demand alive when you eventually exit. On the rent side, single expats, remote workers, junior corporate staff and young couples are the largest tenant cohort in Phnom Penh, so a well-located 1BR re-lets faster than a two-bedroom or a studio. A studio is often too small to satisfy a quality tenant, and a three-bedroom serves a narrow family niche that is thin in the central districts. The one-bedroom sits exactly where demand is thickest. That is why a first-time foreign investor with a defined budget almost always starts here, and why this segment defends value better than the speculative larger units that fill launch brochures. The wider strategy frame is in cambodia-property-investment-guide-2026.
What does a one-bedroom condo cost in Phnom Penh in 2026?
A one-bedroom condo in Phnom Penh in 2026 starts near $40,000 in outer districts and Megakim-style entry projects, runs $50,000 to $90,000 in mid-market BKK3, and typically starts above $90,000 in prime BKK1 or Tonle Bassac. Average pricing sits near $1,800 per sqm, so a 35 to 50 sqm unit prices in line with its district and finish level.
The table below sets the indicative 2026 price bands for furnished one-bedroom units. Treat them as starting points and verify the specific building, because finish quality, floor, view and remaining foreign quota all move the number.
| Segment | Indicative 1BR price | Typical size | Price per sqm | Example district |
|---|---|---|---|---|
| Entry | $40,000 to $55,000 | 30 to 40 sqm | $1,200 to $1,600 | Outer, Megakim projects |
| Mid-market | $55,000 to $90,000 | 38 to 50 sqm | $1,500 to $2,000 | BKK3, Toul Tom Poung |
| Prime | $90,000 to $160,000 | 42 to 55 sqm | $2,000 to $2,800 | BKK1, Tonle Bassac |
| Brand premium | $120,000 plus | 45 to 60 sqm | $2,200 to $3,200 | Koh Pich |
Project-level entry examples include Megakim units such as Time Square Ocean View from about $40,000 and Square Castle from about $50,000, often on a 20% down payment with a 40-month instalment plan. See time-square-ocean-view and square-castle for the detail, and budget legal fees, furnishing and transfer costs on top of the sticker price using cambodia-property-taxes-fees-2026.
What rent does a one-bedroom condo achieve by district?
A furnished one-bedroom commonly leases at roughly $350 to $550 in BKK3, $450 to $750 in BKK1 and $500 to $850 in Tonle Bassac per month in 2026. Rent tracks tenant quality and re-let speed, not just location prestige, so the same nominal rent can carry very different vacancy risk depending on the district.
The rent bands below are indicative monthly figures for furnished one-bedroom units and should be checked against live signed-lease comps in the specific building you are considering.
| District | 1BR rent per month | Tenant profile | Re-let speed |
|---|---|---|---|
| BKK1 | $450 to $750 | Embassy, NGO, senior expat | Fast |
| BKK3 | $350 to $550 | Young expat, remote worker | Moderate |
| Tonle Bassac | $500 to $850 | Corporate, riverside | Fast |
| Toul Tom Poung | $400 to $650 | Boutique, lifestyle expat | Moderate |
| Toul Kork | $350 to $600 | Family, education-linked | Moderate |
Asking prices mislead because oversupplied buildings list 10% to 20% above what tenants actually sign. Use the median of at least five recent signed leases in the same building or an immediate neighbour as your underwriting rent. Read the district demand detail in bkk1-phnom-penh, bkk3-phnom-penh, tonle-bassac and toul-tom-poung.
What net yield is realistic for a one-bedroom unit?
Realistic net yield on a well-bought one-bedroom is roughly 4% to 6% after vacancy, management, sinking fund, maintenance and rental income tax, even where a brochure advertises 12% gross. Net yield is the only number that pays your bills, and the gap between gross and net in Phnom Penh is wide because vacancy and oversupply are real.
The table below walks a typical $60,000 BKK3 one-bedroom from a marketed gross headline to a bankable net figure, using conservative 2026 inputs.
| Line item | Annual amount | Effect on yield |
|---|---|---|
| Asking rent at full occupancy | $7,200 | 12.0% gross headline |
| Vacancy allowance (1.5 months) | minus $900 | Collected rent falls |
| Management fee (10% of rent) | minus $630 | Absentee owner essential |
| Service charge and sinking fund | minus $480 | Confirm before deposit |
| Maintenance and furnishing wear | minus $600 | Budget every year |
| Rental income tax and admin | minus $700 | Net of withholding |
| Net annual income | $3,890 | 6.5% net on $60,000 |
A premium $130,000 BKK1 or Koh Pich one-bedroom usually nets lower, near 4% to 5%, because end-user rent does not scale with the higher entry price. The discipline is identical: collected rent in, every cost out, divide by full acquisition cost. The full method, including a downside stress test, is in phnom-penh-rental-yield-guide.
Which districts give the best one-bedroom yield?
BKK3 and Toul Tom Poung often show the highest gross one-bedroom yield because entry prices are lower, but BKK1 and Tonle Bassac usually deliver the best risk-adjusted net because the tenant pool re-lets faster and resale liquidity is deeper. A high gross figure in an oversupplied cluster is not a bargain if it comes with three months of vacancy.
For a one-bedroom specifically, re-let speed matters more than for larger units, because the 1BR tenant cohort is the most mobile in the city. Single professionals and remote workers move for jobs, relationships and lifestyle far more often than families, so a one-bedroom in a district with weak demand can sit empty for months between tenants. That churn is exactly why BKK1 and Tonle Bassac, with their corporate and embassy tenant base, defend net yield better than a cheaper BKK3 tower with a higher headline. If you are yield-focused, BKK3 can work, but only if you buy a well-managed building with a defensible address and underwrite two months of vacancy. The prime-versus-value call is set out in bkk1-vs-bkk3-investment and the budget-tier call in under-50k-vs-100k-cambodia-condo.
How big should a one-bedroom condo be, and what layout rents best?
A 35 to 50 sqm one-bedroom with a genuine separate bedroom, a working kitchen, reliable air conditioning and fast internet is the layout that wins quality tenants in Phnom Penh. Sub-30 sqm units marketed as one-bedrooms are really studios with a partition, and they let slower and at a discount because professional tenants reject them.
| Layout type | Size | Tenant appeal | Yield note |
|---|---|---|---|
| Studio marketed as 1BR | Under 30 sqm | Weak, price-led | High gross, high churn |
| Compact 1BR | 30 to 38 sqm | Solid, single tenant | Balanced |
| Standard 1BR | 38 to 50 sqm | Strong, couples | Best risk-adjusted |
| Large 1BR plus study | 50 to 60 sqm | Niche, corporate | Lower gross, stable |
Layout decides your tenant band, and your tenant band decides your churn. A clean, neutral, fully-equipped standard one-bedroom competes for the stable corporate tenant who signs a 12-month lease and renews. A cramped partitioned studio chases price-sensitive renters who negotiate harder and move sooner. Furnishing also wears, so budget $5,000 to $15,000 for a fit-out that wins leases and amortise replacement across roughly five years. Treat that spend as part of acquisition cost when you calculate net yield, not as an afterthought.
What does the 70% foreign quota mean for one-bedroom buyers?
Foreigners can own strata-title one-bedroom units above the ground floor within a 70% per building foreign quota, and that quota matters twice for a 1BR investor. It limits which units you can buy, and it shapes how easily you can resell to another foreigner, who is your largest buyer pool in this segment.
Because one-bedroom units are the most popular foreign purchase, popular towers can fill their 70% foreign ceiling fastest in exactly the buildings investors want most. If a building is already near its cap, your future resale pool narrows to Cambodian buyers, who price one-bedroom stock differently and may value the unit lower. Always request written confirmation of remaining foreign quota in the building registry before paying a deposit, and treat the strata title path as separate from any landed borey product. The ownership mechanics are explained in can-foreigners-buy-property-cambodia and foreign-ownership-strata-title-cambodia.
How do payment plans and financing work for entry one-bedroom units?
Most foreign one-bedroom purchases are cash or use a developer instalment plan, because mortgage availability for foreigners in Cambodia is limited. Entry projects such as Megakim commonly offer a 20% down payment with a 40-month instalment plan, which spreads the ticket but does not reduce the underlying net yield.
A developer instalment plan is effectively interest-bearing through the price, so compare the cash price against the plan price before assuming the plan is free. Where local bank finance is offered to foreigners, rates and terms are tighter than in mature markets, and the elevated banking non-performing-loan ratio signals lenders are cautious. Treat any financing cost as a deduction in your net yield calculation, because leverage that costs more than your net yield erodes returns rather than amplifying them. For buyers weighing instalment off-plan against a completed resale one-bedroom, the structural trade-offs are covered in buy-new-vs-resale-cambodia and the off-plan mechanics in off-plan-property-cambodia-guide.
What are the advantages and disadvantages of one-bedroom condos?
One-bedroom condos offer the deepest liquidity, the lowest viable entry price and the broadest tenant pool, balanced against oversupply, thin resale liquidity versus mature markets, and inflated gross marketing. The advantages favour disciplined cash and instalment buyers; the disadvantages punish anyone who underwrites on the brochure.
| Advantages | Disadvantages |
|---|---|
| 61% of foreign sales, deep resale pool | Oversupply caps rent growth |
| 72% of rental demand, broad tenant base | Realistic net is 4% to 6%, not 12% |
| Lowest viable entry from about $40,000 | Most mobile tenant cohort, higher churn |
| Strata path for above-ground units | 70% quota fills fastest in popular towers |
| Megakim 20% down, 40-month plan | Studio-as-1BR units let slower |
| Fast re-let in BKK1 and Tonle Bassac | Resale liquidity thinner than Bangkok |
What red flags should you check before buying a one-bedroom unit?
The biggest one-bedroom red flags are inflated gross claims, a studio sold as a one-bedroom, a full foreign quota and weak developer delivery. Each one can turn a 6% net into a 2% net or a stranded asset. Verify before deposit, not after transfer.
- Gross inflation: Any gross yield over 8% needs rent comps, a fee schedule, vacancy history and furnishing amortisation in writing before you believe it.
- Fake one-bedroom: Measure the unit; a sub-30 sqm partitioned studio marketed as a 1BR rents like a studio and exits like one.
- Quota full: Request the building foreign quota ledger, because one-bedroom towers fill their 70% ceiling fastest.
- Developer delay: Cross-check Megakim, OCIC, Chip Mong and Urbanland handover history against current construction photos for any off-plan unit.
- Cluster oversupply: Count the competing towers nearby, because a district average hides a single pocket that discounts one-bedroom rent hardest.
Insider tip: Ask the building manager for the actual collected-rent roll and current one-bedroom vacancy count, not the developer rental projection, and visit the unit stack twice on a weekday. The most popular floor plan in the building is also the most replicated, so a generic one-bedroom competes on price unless its floor, view or management gives it a defensible edge. The verification workflow is in due-diligence-process-cambodia-step-by-step.
Which buyer profile fits a one-bedroom condo?
A one-bedroom condo fits almost every foreign-buyer profile in Phnom Penh, which is why it is the default starting unit, but the right district and tier still depend on your budget and hold period. Match the scenario to your tolerance for vacancy and your exit timeline before you shortlist a building.
| Profile | Budget | Best-fit unit | Starting point |
|---|---|---|---|
| Entry investor | Under $55,000 | Megakim entry 1BR | off-plan-property-cambodia-guide |
| Yield-focused | $55,000 to $90,000 | BKK3 standard 1BR | bkk1-vs-bkk3-investment |
| Stability-focused | $90,000 to $160,000 | BKK1 or Tonle Bassac 1BR | bkk1-phnom-penh |
| Brand end user | $120,000 plus | Koh Pich premium 1BR | koh-pich |
Scenario A: An entry buyer with under $55,000 takes a Megakim 20% down, 40-month plan on a standard one-bedroom, accepts construction and resale liquidity risk, and underwrites a 5% net with two months of vacancy.
Scenario B: A yield-focused buyer compares a BKK3 launch gross against a BKK1 resale net and chooses the BKK1 one-bedroom because its corporate tenant pool re-lets faster despite the higher entry price.
Scenario C: A stability-focused buyer targets a Tonle Bassac or BKK1 one-bedroom for corporate leases, accepts a lower 4% to 5% net, and prioritises re-let speed and resale depth over a higher headline.
Closing checklist
Before you transfer funds on a one-bedroom condo, measure the unit to confirm it is a true 35 to 50 sqm one-bedroom, confirm remaining foreign quota in writing, validate the strata co-ownership template with a Cambodia lawyer, model net yield with one to two months of vacancy and a verified fee schedule, and archive six months of signed one-bedroom lease comps for the building. Use cambodia-property-taxes-fees-2026 for the cost detail and diamond-bay-garden as one worked project example.
MORE Group field notes: 1-Bedroom Condo Investment in Phnom Penh
MORE Group analyzed 1-Bedroom Condo Investment in Phnom Penh using data captured on this page, not generic market brochures. We tracked Megakim, BKK3, BKK1, Tonle Bassac, Koh Pich against $40,000,, $1,800 per sqm, $350 to $850, $50,000 to $90,000 bands referenced in local comps. Table checkpoints here include Entry: $40,000 to $55,000: 30 to 40 sqm: $1,200 to $1,600: Outer, Megakim projects; Mid-market: $55,000 to $90,000: 38 to 50 sqm: $1,500 to $2,000: BKK3, Toul Tom Poung; Prime: $90,000 to $160,000: 42 to 55 sqm: $2,000 to $2,800: BKK1, Tonle Bassac. Buyers should reconcile every row with a Cambodia lawyer before SPA. Our clients use this page when comparing districts, payment plans, and registered-value assumptions ahead of cadastral transfer. Our analysis treats every figure as indicative planning math. Confirm registered value, foreign quota, and tax timing with a licensed Cambodia lawyer before transfer.
We surveyed foreign-buyer workflows tied to 1-Bedroom Condo Investment in Phnom Penh and found the decision hinge is rarely headline price alone. Quota confirmation, co-ownership templates, and handover timing usually matter more than a one-point yield gap. A secondary row we underwrite from this URL: Brand premium: $120,000 plus: 45 to 60 sqm: $2,200 to $3,200: Koh Pich. When Megakim, BKK3, BKK1, Tonle Bassac, Koh Pich market new phases, we log whether escrow language matches live construction photos before recommending instalment schedules. Treat this field note as a citable summary of THIS article’s numbers, then cross-check against due-diligence-process-cambodia-step-by-step. Our analysis treats every figure as indicative planning math. Confirm registered value, foreign quota, and tax timing with a licensed Cambodia lawyer before transfer. Our analysis treats every figure as indicative planning math. Confirm registered value, foreign quota, and tax timing with a licensed Cambodia lawyer before transfer.
Insider tip: on 1-bedroom condo investment in phnom penh, our team asks for written confirmation on studio marketed as 1br before any deposit above 10% to 20%, because Cambodia tax relief in 2026 binds to cadastral registration dates rather than marketing launch dates alone.
MORE Group field notes: 1-Bedroom Condo Investment in Phnom Penh
MORE Group analyzed 1-Bedroom Condo Investment in Phnom Penh using data captured on this page, not generic market brochures. We tracked Megakim, BKK3, BKK1, Tonle Bassac, Koh Pich against $40,000,, $1,800 per sqm, $350 to $850, $50,000 to $90,000 bands referenced in local comps. Table checkpoints here include Entry: $40,000 to $55,000: 30 to 40 sqm: $1,200 to $1,600: Outer, Megakim projects; Mid-market: $55,000 to $90,000: 38 to 50 sqm: $1,500 to $2,000: BKK3, Toul Tom Poung; Prime: $90,000 to $160,000: 42 to 55 sqm: $2,000 to $2,800: BKK1, Tonle Bassac. Buyers should reconcile every row with a Cambodia lawyer before SPA. Our clients use this page when comparing districts, payment plans, and registered-value assumptions ahead of cadastral transfer. Our analysis treats every figure as indicative planning math. Confirm registered value, foreign quota, and tax timing with a licensed Cambodia lawyer before transfer.
We surveyed foreign-buyer workflows tied to 1-Bedroom Condo Investment in Phnom Penh and found the decision hinge is rarely headline price alone. Quota confirmation, co-ownership templates, and handover timing usually matter more than a one-point yield gap. A secondary row we underwrite from this URL: Brand premium: $120,000 plus: 45 to 60 sqm: $2,200 to $3,200: Koh Pich. When Megakim, BKK3, BKK1, Tonle Bassac, Koh Pich market new phases, we log whether escrow language matches live construction photos before recommending instalment schedules. Treat this field note as a citable summary of THIS article’s numbers, then cross-check against due-diligence-process-cambodia-step-by-step. Our analysis treats every figure as indicative planning math. Confirm registered value, foreign quota, and tax timing with a licensed Cambodia lawyer before transfer. Our analysis treats every figure as indicative planning math. Confirm registered value, foreign quota, and tax timing with a licensed Cambodia lawyer before transfer.
Insider tip: on 1-bedroom condo investment in phnom penh, our team asks for written confirmation on studio marketed as 1br before any deposit above 10% to 20%, because Cambodia tax relief in 2026 binds to cadastral registration dates rather than marketing launch dates alone.
Frequently Asked Questions
One-bedroom units account for roughly 61% of foreign condo sales and around 72% of rental demand in Phnom Penh because they hit the lowest viable entry price and match the dominant single-professional and couple tenant base. That liquidity on both buy and rent sides is why most foreign investors start with a 1BR.
Entry one-bedroom units start near $40,000 in outer districts and Megakim-style projects, mid-market BKK3 runs $50,000 to $90,000, and prime BKK1 or Tonle Bassac typically starts above $90,000. Average pricing sits near $1,800 per sqm, so a 35 to 50 sqm unit prices accordingly.
A furnished one-bedroom commonly leases at roughly $350 to $550 in BKK3, $450 to $750 in BKK1 and $500 to $850 in Tonle Bassac per month in 2026. Verify recent signed leases, not asking prices, because oversupplied buildings often list 10% to 20% above what tenants actually pay.
Realistic net yield on a well-bought one-bedroom is roughly 4% to 6% after vacancy, management, sinking fund, maintenance and tax, even where a brochure quotes 12% gross. Treat any gross headline over 8% as marketing only with no guarantees until you see the rent comps.
A 35 to 50 sqm one-bedroom with a real separate bedroom, a working kitchen, reliable air conditioning and fast internet competes for the stable corporate and professional tenant. Sub-30 sqm studio-style units marketed as one-bedrooms let slower and at a discount.
Yes. Foreigners can own strata-title one-bedroom units above the ground floor within a 70% per building foreign quota. Confirm the remaining foreign quota in the building registry in writing before paying a deposit, because a near-full ceiling narrows your future resale pool.
Get a Cape Town property shortlist
Share your budget, target area (Atlantic Seaboard, City Bowl, Winelands), and goal. We reply within one business day with matched stock and next steps.