Megakim Time Square 6 Tops Out in BKK1, 2027 Delivery
Megakim Time Square 6 (TS6) topped out 10 March 2026 in BKK1. Early 2027 handover, foreign quota, payment plan risks, and buyer checklist in 8.9% NPL market.
Quick answer: Megakim Time Square 6 topped out on 10 March 2026 in BKK1, with marketing pointing to early 2027 handover per realestate.com.kh. Topping out cuts structural risk but not payment-plan or registration risk in a market carrying 76,000 to 80,000 condo units and 8.9% banking NPL.
Megakim World Corp marked a visible milestone when Time Square 6 reached topping out in central Phnom Penh. For foreign buyers comparing entry towers in BKK3 against a BKK1 badge, TS6 is the brand’s push into a district where corporate leases and embassy-adjacent demand still matter, even as citywide absorption stays near 3% to 4% on 76,000 to 80,000 units.
Start with Megakim World Corp for developer context, Time Square 306 for the affordable cluster benchmark, and Foreign Ownership Strata Title Cambodia for quota rules.
What is Time Square 6 and where does it sit?
TS6 (sometimes listed as Time Square 302) is a Megakim high-rise in BKK1, part of the wider Time Square line that includes Time Square 11 (The Time Castle) and Time Square 306. Unlike the BKK3 entry cluster, TS6 sells location: walkable access to Independence Monument, NGO offices, and furnished expat rental demand. That premium sits against oversupply elsewhere; see Best Areas Invest Phnom Penh 2026 for district trade-offs.
| 2026 metric | Indicative value | Buyer use |
|---|---|---|
| Phnom Penh avg price | $1,800 per sqm | Baseline vs BKK1 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 |
When will Time Square 6 complete and hand over?
Megakim and realestate.com.kh reported the 10 March 2026 topping-out ceremony, with sales teams marketing early 2027 keys. Topping out means the concrete frame is done; buyers still face interior fit-out, MEP testing, and strata registration. If handover slips into late 2027, stamp duty relief tied to 31 December 2026 registration may not apply even if you signed in 2025 or 2026. Read Cambodia Stamp Duty Exemption 2026 and Off Plan Property Cambodia Guide before assuming a tax window.
| Milestone | Reported date | Buyer note |
|---|---|---|
| Topping out | 10 March 2026 | Structure complete, not move-in ready |
| Marketing handover | Early 2027 | Verify SPA penalty clauses |
| Strata registration | Not announced; no date published by the developer as of 21 August 2026 | Ask for it in writing, registration after 31 December 2026 loses the stamp duty incentive |
Why does topping out matter for buyers?
Structural completion is the line between a tower that might stall and one that will likely deliver something habitable. It does not erase Megakim’s calendar-based instalment risk documented in Developer Due Diligence Red Flags Cambodia. Resale buyers should still inspect an older completed Time Square tower rather than trusting renderings alone. Compare entry pricing against OCIC stock in Megakim VS OCIC Entry Price.
How does TS6 compare to Time Square 306 on rent and ticket size?
Time Square 306 remains the affordability anchor in the Megakim cluster, with sister stock from about $40,000 and rent comps near $480/month on furnished 42 sqm units in BKK3. TS6 asks more for BKK1 floor plate and view premiums. Underwrite net yield with Phnom Penh Rental Yield Guide, not brochure 12% to 15% gross claims. Sellers exiting after handover face capital gains tax on property from 1 January 2027 per Cambodia Property Taxes Fees 2026.
| Building | District | Role in cluster |
|---|---|---|
| Time Square 306 | BKK3 | Entry ticket, handover reference |
| Time Square 11 | BKK3 | Completed rent comps |
| Time Square 6 | BKK1 | Location upgrade, higher sqm ask |
What payment plan risks remain after topping out?
Megakim commonly markets 20% down with the balance over roughly 40 months, often on calendar dates rather than verified milestones. With NPL near 8.9%, pause any second wire above 10% to 20% deposit until dated site photos match marketing claims. OCIC-style 30% milestone escrow is not Megakim’s default; request exhibits in writing. See Npl Unfinished Projects Cambodia Warning for stalled-tower patterns.
What should buyers verify before resale or late-stage off-plan purchase?
Archive three items in one folder before transfer: foreign quota letter, the latest dated site progress set from after March 2026, and stamp duty math assuming registration before 31 December 2026. Resale purchasers inherit SPA instalment schedules; read Buy New VS Resale Cambodia and Resale Liquidity Cambodia Condos for liquidity in a 76,000 to 80,000 unit market.
Insider tip: On Time Square 6, walk a completed Time Square tower in BKK3 before you pay BKK1 premium. If the sister building’s lifts, parking, and management feel thin, TS6 handover quality is your best preview, not the topping-out stage photo.
Looking at Time Square 6 or a sibling tower? We will check what is actually available and confirm the quota headroom in writing.
Check what is availableTopping out is a structural milestone, not a legal one
The distance between the two is where buyers get caught. Topping out means the frame has reached its full height. It says nothing about the facade, the lifts, the mechanical and electrical fit-out, the fire certification, the occupancy permit, or the registration of the strata plan that turns a contractual right into a title in your name. On a Phnom Penh tower the interval from structural completion to a registered strata title routinely runs a year or more, and every one of the steps inside it can slip independently.
What the milestone genuinely changes is the risk profile, and it changes it in one direction only. The capital-intensive, weather-exposed, most-likely-to-stall part of the build is behind the project, which materially reduces the probability of the outcome that ruins an off-plan buyer: a structure abandoned part-built. Against a national banking backdrop with a non-performing loan ratio near 8.9%, that matters, and it is the honest reason to feel better about a topped-out tower than about a hole in the ground.
But the payment schedule usually does not agree with that improvement. Instalment plans are commonly weighted toward the later stages, so the buyer’s remaining exposure is often at its largest precisely when the celebration photographs are taken. The correct response to a topping-out announcement is therefore not to relax but to re-read the schedule: what is still owed, what each remaining payment is tied to, and what happens to the money if handover slips two quarters. A milestone that reduces construction risk while increasing your outstanding balance has not, on its own, made you safer.
Frequently Asked Questions
Time Square 6 (TS6) is Megakim World Corp's BKK1 high-rise in the Time Square series, marketed as Time Square 302 in some listings. It targets foreign buyers who want a central BKK1 address on Megakim's familiar 20% down, roughly 40-month payment structure.
Megakim held the topping-out ceremony on 10 March 2026 per realestate.com.kh. Marketing points to early 2027 handover, but buyers should verify fit-out and strata registration timing against the sale contract, not only the ceremony date.
Topping out confirms the structural shell is complete, which reduces the worst completion risk but does not guarantee on-time handover or foreign quota registration. Interior work, lifts, and title transfer can still slip, especially when banking NPL sits near 8.9%.
Yes, on strata co-ownership above the ground floor within the 70% foreign quota per building. Request the remaining foreign quota in writing before any deposit because BKK1 towers fill quota faster than outer-ring launches.
Time Square 306 sits in the affordable BKK3 cluster with lower absolute tickets and a longer track record of sister handovers. TS6 trades up for BKK1 location and corporate tenant demand, usually at a higher per sqm price and tighter resale competition from 76,000 to 80,000 citywide units.
Dated site progress photos, the foreign quota letter, escrow or solicitor-account language, and whether instalments are calendar-based or milestone-linked. Pair with developer due diligence and do not assume stamp duty savings if registration slips past 31 December 2026.
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