Megakim World Corp: Developer Profile and Review 2026
Megakim World Corp developer profile: Time Square series, entry from about $40k, 20% down payment plans, contractor verification, and buyer due diligence.
Quick answer: Megakim World Corp is a Phnom Penh developer at the entry tier of the foreign-buyer market, best known for the Time Square condominium series and Square Castle, with units from about $40,000 to $50,000 on 20% down, roughly 40-month payment plans, built with Contractor not disclosed in verifiable form. It competes on the lowest absolute ticket size, not on premium positioning, so the case rests on affordability and yield while OCIC owns the premium tier. Verify quota, contractor delivery and net yield before deposit.
Invest Cambodia Editorial profiles developers so foreign buyers can judge capability and pricing before any money moves. This page is an independent profile of Megakim World Corp: what it builds, what its entry units cost, how the payment plans and contractor stack up, and the diligence an affordable off-plan purchase still demands.
For wider context read Cambodia Property Investment Guide 2026, Developer Due Diligence Red Flags Cambodia, Off Plan Property Cambodia Guide, and Phnom Penh Rental Yield Guide. The 2026 backdrop is roughly 76,000 to 80,000 Phnom Penh condo units, 3% to 4% annual absorption, an 8.9% banking NPL ratio, and foreign buyer share led by Poland, Russia and France per realestate.com.kh.
Who is Megakim World Corp and what does it build?
Megakim’s strategy is the mirror image of a premium master-developer. Instead of reclaiming land for whole districts, it builds individual high-rise towers, often in and around BKK3 and the wider city, priced to bring foreign ownership within reach of buyers who cannot enter premium stock. The Time Square branding runs across several towers, which gives the developer a recognisable affordable line but also means a buyer must check the specific building rather than the brand. For a foreigner, the appeal is the absolute entry price: a unit from about $40,000 is far below the cost of a Koh Pich tower. The trade-off is that entry-tier supply competes hardest on price and carries the market’s thinner-resale and completion risks, which is why the developer comparison in OCIC Developer Guide frames Megakim as the affordability end of the ladder.
| 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 is the Time Square project series?
| Project | Tier | Indicative entry | Detail page |
|---|---|---|---|
| Time Square Ocean View | Entry | From about $40,000 | Time Square Ocean View |
| Square Castle | Entry | From about $50,000 | Square Castle |
| Time Square 306 | Entry | City high-rise | Project specific |
| Time Square 8 | Price list not verified | 50 floors, Toul Tom Poung, about 2028 | Time Square 8 |
A shared brand across towers is a double-edged signal. It builds recognition and a track record a buyer can study, but it also means quality and delivery can vary between buildings, so judging the brand is not the same as judging your specific tower. Compare the finished, occupied buildings in the series against their original launch promises, because that comparison reveals whether Megakim delivers what it sells. The district context for the BKK3 cluster, where several of these towers sit, is in BKK3 Phnom Penh.
How much does a Megakim unit cost, and is it really entry-tier?
| Cost line | Indicative range | Buyer action |
|---|---|---|
| Unit price (entry) | About $40,000 to $50,000 | Confirm exact stack and floor |
| Legal review | $800 to $2,500 | Use a Cambodia property lawyer |
| Transfer and stamp duty | Lower through 31 Dec 2026 | Model under the incentive window |
| Furnishing | $5,000 to $15,000 | Budget for rental readiness |
| Management fee | $40 to $80 per month | Confirm sinking fund |
| Vacancy allowance | 1 to 2 months per year | Stress-test net yield |
On an entry unit the soft costs are proportionally larger than on a premium purchase, so a $40,000 headline can become meaningfully more once legal review, furnishing and transfer are added. Account for the stamp duty incentive through 31 December 2026 and capital gains tax deferred to 1 January 2027 in your model, both detailed in Cambodia Property Taxes Fees 2026. The low absolute ticket is the entire point of Megakim, but the buyer who ignores the full acquisition cost overstates the return.
How do Megakim payment plans work?
A payment plan is a risk-sharing instrument, and reading it carefully matters more on entry-tier off-plan stock than almost anything else. A 20% down, 40-month structure is normal and accessible, and it is one reason Megakim reaches buyers who could not pay cash. The risk appears when the instalment schedule is decoupled from the build: if you are paying month 18 of 40 while the tower has stalled, your capital is exposed with little recourse in a thin resale market. Ask for milestone-linked releases and escrow where available, and treat any pressure to deposit before you have read the contract as a red flag. The off-plan mechanics and protections are set out in Off Plan Property Cambodia Guide, and the developer red-flag screen in Developer Due Diligence Red Flags Cambodia.
Who actually builds a Time Square tower?
Buyers study the developer and ignore the contractor, yet the contractor is who physically delivers the asset, and on the Time Square series that name is the hardest one to pin down. We could not verify a contractor for these towers against any licence register, and the sales material does not put one on the record in a checkable form. A Grade-A classification, where it genuinely applies, indicates capacity to handle large high-rise builds and reduces completion risk without eliminating it, but an unnamed contractor gives you nothing to check that classification against. The practical sequence: read the contractor’s name and licence class off the construction permit rather than the brochure, list the buildings that contractor has already completed, and go and judge their condition and finish yourself. In a market where the 8.9% banking NPL ratio pressures presale-reliant developers, a named contractor paired with milestone-linked payments is a meaningfully safer combination than a glossy brand alone, and a builder nobody will name is a reason to hold the next instalment.
Can foreigners buy Megakim condos within the quota?
Entry-tier towers can see brisk foreign demand because the low ticket attracts a wide pool of overseas buyers, so quota can fill faster than expected in a popular Time Square building. A near-full 70% allocation matters twice over: it limits current availability and it narrows your future resale pool, since onward buyers will skew toward Cambodian purchasers once the foreign ceiling is reached. Request the building’s official foreign quota ledger rather than accepting a verbal scarcity claim, which is a common pressure tactic. The full ownership framework is in Foreign Ownership Strata Title Cambodia and Can Foreigners Buy Property Cambodia.
What rental yield can a Megakim unit realistically deliver?
The yield arithmetic favours cheap stock on paper: a lower purchase price against achievable rent produces a higher gross percentage than a premium unit. The catch is on the cost and demand side. Entry-tier towers compete for value-conscious tenants, vacancy can be higher, and management and sinking-fund costs eat a larger share of a small rent. Model with occupancy near 85%, verified fees and one to two months of annual vacancy, and discount brochure yields heavily. Foreign tenant demand still concentrates in BKK1, BKK3 and Tonle Bassac near schools and offices, so location within the entry tier still drives the realistic income, as the discipline in Phnom Penh Rental Yield Guide sets out.
How does Megakim compare to OCIC’s premium tier?
| Factor | Megakim (entry tier) | OCIC (premium tier) |
|---|---|---|
| Indicative entry | From about $40,000 | From about $106,000 |
| Positioning | Single affordable towers | Master-planned districts |
| Flagship | Time Square, Square Castle | Koh Pich, Koh Norea |
| Gross yield profile | Potentially higher | Typically lower |
| Resale demand | Price-led, thinner | Brand-led, deeper |
| Best for | Lowest ticket, yield hunters | Capital quality, end users |
The honest framing is that affordability and capital quality pull in opposite directions. Megakim wins on entry price and gross-yield potential; OCIC wins on brand resilience and end-user demand depth. A buyer choosing between them is really choosing between a lower-cost, higher-risk position and a higher-cost, capital-quality position, the exact trade-off broken down in Megakim VS OCIC Entry Price and the premium profile in OCIC Developer Guide.
Looking at a Time Square tower? We will ask for the contractor's name and licence class on the construction permit, and tell you what comes back.
Check the build sideWhat are the advantages and disadvantages of buying Megakim?
Megakim’s advantages are the lowest absolute entry price, payment-plan accessibility, a recognisable affordable brand and potentially higher gross yields; its disadvantages are entry-tier completion and liquidity risk, presale-financing exposure, price-sensitive tenant demand and the need to verify each tower individually.
| Advantages | Disadvantages |
|---|---|
| Entry from about $40,000, lowest ticket tier | Entry-tier completion risk on off-plan |
| 20% down, roughly 40-month payment plans | Presale-reliant financing under 8.9% NPL |
| Megakim’s own delivery record across the Time Square series | Thinner, price-led resale liquidity |
| Recognisable affordable Time Square brand | Brand spread means quality varies by tower |
| Potentially higher gross yield than premium | Yield claims of 12% to 15% are marketing only |
| Brings foreign ownership within reach | 70% quota can fill fast in popular towers |
The advantages and disadvantages are two sides of the same affordability coin. Megakim’s low entry is the whole proposition and also where the market’s completion, financing and liquidity risks concentrate, which is why the payment plan deserves more scrutiny than the price. A disciplined entry-tier buyer accepts these risks knowingly and manages them with contract terms, rather than assuming a low price removes them.
What are the risks and red flags before you deposit?
- Calendar-based instalments: Insist on milestone-linked payments and escrow; a plan tied only to dates makes you carry delivery risk.
- Presale dependence: A tower funded entirely by continuous sales is fragile under the 8.9% banking NPL ratio, so confirm the financing model.
- Unevidenced marketing: Treat any 12% to 15% gross yield claim or near-full quota scarcity push without documents as marketing only.
- Brand assumption: Verify the specific Time Square tower’s licence, title and contractor, because a shared brand does not guarantee one building.
- Deposit pressure: Demands to pay before independent checks exist to stop verification; a credible developer expects you to take time.
Insider tip: Ask to inspect the oldest completed Time Square tower, not the newest showroom, and look at how the common areas, lifts and corridors have aged and how they are maintained today. A developer’s worst-kept finished building is a more honest preview of your future unit than its glossiest sales gallery.
Which buyer scenarios fit Megakim stock?
Megakim fits buyers prioritising the lowest entry price, payment-plan access and gross-yield potential, while accepting entry-tier completion and liquidity risk. It is the wrong fit for buyers prioritising capital quality, brand-led resale demand or a short, certain hold, who are better served by premium stock.
| Profile | Goal | Fit | Starting point |
|---|---|---|---|
| Entry investor under $50k | Lowest ticket | Strong | Time Square Ocean View |
| Payment-plan buyer | Spread cost over time | Strong | Off Plan Property Cambodia Guide |
| Yield hunter | Higher gross yield | Moderate | Phnom Penh Rental Yield Guide |
| Capital-quality buyer | Brand resilience | Weak, prefer OCIC | OCIC Developer Guide |
| Short-hold buyer | Quick exit | Weak, liquidity thin | Megakim VS OCIC Entry Price |
Scenario A: A buyer with $45,000 takes Time Square Ocean View on a 20% down, 40-month plan, ties instalments to construction milestones, confirms the foreign quota in writing, and accepts entry-tier liquidity risk for the low ticket.
Scenario B: A yield-focused buyer models a Square Castle unit on realistic BKK3 rent comps and 85% occupancy, discounts the brochure yield heavily, and only proceeds if the net figure survives vacancy and management costs.
Scenario C: A buyer who needs a certain, short exit recognises Megakim is the wrong tool, because entry-tier resale is thin, and shifts toward completed premium stock or a different strategy entirely.
How should you run due diligence on a Megakim purchase?
Entry-tier diligence is not lighter diligence; a smaller ticket still buys a real off-plan risk. Because Megakim leans on payment plans and presales, the contract and financing model deserve as much scrutiny as the unit. Walk a finished Time Square building to judge how the brand actually delivers and maintains, apply the developer red-flag screen in Developer Due Diligence Red Flags Cambodia, and follow the transfer-day checklist in Due Diligence Process Cambodia Step By Step. Keep the wider strategy in Cambodia Property Investment Guide 2026 in view so a low price does not crowd out the bigger picture.
What has actually happened on site recently
Developer pages age badly, so treat construction news as the correction to anything written here. The most recent verifiable event on the series is the Time Square 6 topping-out, covered on the Time Square 6 topping-out page, which matters beyond that one tower: a topping-out is the point where a Megakim building stops being a payment schedule and starts being a structure you can inspect. If you are buying earlier in the cycle than that on Time Square 6 or a sibling tower, your instalments are funding a frame that does not exist yet, which is exactly when milestone-linked payments earn their keep.
Closing verification checklist
Before you transfer funds for a Megakim unit: confirm the construction licence and land title with a Cambodia lawyer, request the building’s remaining foreign quota ledger in writing, verify which main contractor is named on the project documentation, inspect a completed Time Square tower rather than only the showroom, model net yield with realistic BKK3 comps and verified fees, account for the stamp duty incentive through 31 December 2026, and tie every off-plan instalment to verified construction milestones with escrow where available. Compare the entry-tier case against the premium tier in Megakim VS OCIC Entry Price before committing.
Frequently Asked Questions
Megakim World Corp is a Phnom Penh developer focused on affordable, high-rise condominiums, best known for the Time Square series (Time Square Ocean View, Time Square 11, Time Square 306) and Square Castle. It targets the entry tier of the foreign-buyer market with low ticket sizes and payment plans.
Megakim entry stock is among the cheapest foreign-eligible condos in Phnom Penh. Time Square Ocean View starts from about $40,000 and Square Castle from about $50,000, both at or below the $1,800 per sqm city average. Confirm the exact unit, floor and view before relying on a headline price.
Megakim commonly markets a 20% down payment with instalments spread over roughly 40 months. The key question is what the instalments are tied to: a plan linked to verified construction milestones protects you, while one tied only to calendar dates leaves you carrying delivery risk.
Megakim markets the Time Square series under its own brand, but we could not verify the construction contractor against any licence register, and the marketing does not name one in a checkable form. Treat that as a gap rather than a reassurance: ask for the contractor's name and licence class as they appear on the construction permit, then go and look at a building that contractor has already handed over.
Yes, foreigners can buy strata co-ownership units above the ground floor within the 70% foreign quota per building, the standard Cambodia rule. Verify the remaining foreign quota in the specific Megakim tower in writing before you pay a deposit.
Megakim markets the lowest tickets in the city, and the lowest tickets attract the boldest yield claims. Model against $250 to $400 studio rents rather than the brochure. Low entry prices can support stronger gross yields than premium stock, but you must underwrite net yield after vacancy, management and maintenance with realistic BKK3 rent comps.
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