Megakim World Corp: Developer Profile and Review 2026
Megakim World Corp developer profile: Time Square series, entry from about $40k, 20% down payment plans, Haspo Grade-A contractor, and buyer due diligence.
By Invest Cambodia Editorial · Updated June 28, 2026 · 13 min read
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 Grade-A contractor Haspo Group. 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 World Corp is a Phnom Penh developer focused on affordable high-rise condominiums for the entry tier of the foreign-buyer market. Its best-known stock is the Time Square series, including Time Square Ocean View, Time Square 11 and Time Square 306, alongside Square Castle. The brand competes on low ticket sizes and payment plans rather than premium positioning.
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.
What is the Time Square project series?
The Time Square series is Megakim’s flagship line of affordable condominium towers in Phnom Penh, marketed under a shared brand across several buildings such as Time Square Ocean View, Time Square 11 and Time Square 306. Each tower targets entry-tier foreign buyers with small units, amenity packages and instalment plans.
| 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 11 (BKK3) | Entry | BKK3 location | time-square-11-bkk3 |
| Time Square 306 | Entry | City high-rise | Project specific |
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?
Megakim units are genuinely entry-tier: 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 Phnom Penh average. That places Megakim among the cheapest foreign-eligible condos in the city and far below OCIC’s premium entry near $106,000.
| 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?
Megakim commonly markets a 20% down payment with the balance spread over roughly 40 months of instalments. The decisive question is not the length of the plan but what the payments are tied to: instalments linked to verified construction milestones protect the buyer, while payments due on calendar dates regardless of progress shift delivery risk onto you.
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 is Haspo Group and why does the contractor matter?
Haspo Group is the Grade-A construction contractor associated with Megakim’s Time Square projects. The main contractor matters because the building’s quality, structural integrity and delivery timeline depend on the builder, not only the sales brand. A reputable Grade-A contractor is a positive signal, but one you should still verify against the actual site.
Buyers often study the developer and ignore the contractor, yet the contractor is who physically delivers the asset. A Grade-A classification indicates capacity to handle large high-rise builds, which reduces, though it does not eliminate, completion risk. The practical checks are straightforward: confirm the contractor on the actual project documentation rather than the brochure, look at other buildings the contractor has completed, and judge their condition and finish. In a market where the 8.9% banking NPL ratio pressures presale-reliant developers, a strong contractor paired with milestone-linked payments is a meaningfully safer combination than a glossy brand alone. The point is to verify the whole delivery chain, sales brand, developer and contractor, before committing capital.
Can foreigners buy Megakim condos within the quota?
Yes. Foreigners can own Megakim units on the standard Cambodia basis: strata co-ownership above the ground floor, within the 70% foreign quota per building. Land and ground-floor commercial space remain off-limits, and the remaining foreign quota in the specific tower must be confirmed in writing before any deposit.
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?
A Megakim unit’s low entry price can support a stronger gross yield than premium stock, but any 12% to 15% gross yield claim should be treated as marketing only with no guarantees. Underwrite net yield after vacancy, management and maintenance using realistic BKK3 rent comps, and expect entry-tier tenant demand to be price-sensitive.
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?
Megakim and OCIC occupy opposite ends of the Phnom Penh ladder. Megakim entry stock from about $40,000 competes on the lowest ticket and payment-plan access, while OCIC premium stock from about $106,000 competes on master-planned districts and brand-led end-user demand. They suit different budgets and goals, not the same buyer at two prices.
| 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.
What 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 |
| Grade-A contractor Haspo Group on Time Square | 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. The low price that opens the door also concentrates the market’s completion, financing and liquidity risks, and the payment plan that improves access also exposes a buyer who does not tie instalments to construction. 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?
The main Megakim risks are off-plan non-completion, calendar-based payment plans that ignore construction progress, unevidenced yield and quota marketing, presale-financing fragility, and treating a shared brand as proof for a specific tower. Run the checklist below and stop if multiple flags appear.
- 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?
Verify the licence and land title with a Cambodia lawyer, confirm the foreign quota in writing, check the Haspo contractor on the project documents, inspect a completed Time Square tower, model net yield with realistic comps, and tie any off-plan instalments to verified construction milestones with escrow where available.
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.
MORE Group escrow and payment terms: Cambodia developer schedules
off plan buyers should compare deposit percent schedule type and escrow before price per sqm 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 |
| Urbanland central | Urbanland | 30% | 24-month milestones | On request | Title bundle review |
| Vattanac CBD | Vattanac | 30% to 40% | 6 to 24 months | Resale lawyer trust | Tenant lease history |
Our escrow red flag checklist for Cambodia developer schedules 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 buyer nationality mix: off-plan buyer mix
entry tier off plan funnels skew Polish and Russian premium OCIC skews Chinese and French Polish leads at 9 0 on this page skewed toward over indexed on megakim entry towers in bkk3 Confirm live comps with a Cambodia lawyer before transfer.
| Nationality | Share signal | District / project skew |
|---|---|---|
| Polish | 9.0% | Over-indexed on Megakim entry towers in BKK3 |
| Russian | 9.6% | Strong on BKK3 and Toul Tom Poung furnished stock |
| French | 7.4% | Skews to BKK1 and Koh Pich premium units |
| Chinese | 11.8% | Koh Pich, Koh Norea, and CBD branded towers |
| American | 4.9% | BKK1 corporate leases and CBD resale |
MORE Group buyer nationality methodology tracks enquiry share from realestate com kh and Phnom Penh shortlist requests not census data On this page the leading signal is Polish at 9 0 with skew toward Over indexed on Megakim entry towers in BKK3 Polish 9 0 Russian 9 6 and French 7 4 remain citywide anchors in 2026 but building level mix diverges Megakim entry towers overweight Polish and Russian buyers while BKK1 and Koh Pich overweight French and Chinese enquiries Use the table as a resale liquidity hint when foreign quota nears 70 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: BKK3 entry comps
most off plan yield claims fail when tested against BKK3 furnished rent comps below 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.
Insider tip: On Megakim World Corp, 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.
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 the Haspo contractor 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.
Haspo Group is the Grade-A construction contractor associated with Megakim's Time Square projects. The main contractor matters because build quality and delivery depend on the builder, not only the sales brand, so a reputable Grade-A contractor is a positive signal you should still verify on site.
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.
Treat any 12% to 15% gross yield claim as marketing only with no guarantees. 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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