Phnom Penh New Launch Roundup June 2026: Megakim and OCIC
June 2026 Phnom Penh launches: Megakim from $40k, OCIC Koh Norea pipeline, stamp duty window, and foreign buyer checks before deposit.
By Invest Cambodia Editorial · Updated June 28, 2026 · 4 min read
Quick answer: June 2026 splits Phnom Penh into two launch bands. Megakim keeps foreign-eligible entry near $40,000 to $50,000; OCIC pushes Koh Norea premium well above the $1,800 per sqm average. Stamp duty relief through 31 December 2026 helps entry-tier registration math, but foreign quota and off-plan delivery still decide whether a headline price is real.
Megakim chases absolute entry price; OCIC chases master-planned premium on Koh Pich and Koh Norea. New buyers should read cambodia property investment guide 2026 and can foreigners buy property cambodia first.
Megakim entry stock on the June list
Time Square Ocean View near $40,000 and Square Castle near $50,000 anchor BKK3 entry tiers foreigners can actually fund. Megakim markets 20% down over roughly 40 months on off-plan towers, which spreads cash flow but leaves delivery risk with the developer when presales fund construction.
Read megakim world corp and inspect live construction. Brochure 12% to 15% gross yield lines are marketing only. Underwrite net yield with phnom penh rental yield guide comps, not developer best cases.
OCIC premium launches in the same month
OCIC is not competing at $40,000. June pipeline focus is Koh Norea from about $106,000 on ocic koh norea, tied to east-river infrastructure and Koh Pich end-user pull. Budget-capped buyers should treat OCIC as context, not a shortlist. See megakim vs ocic entry price.
Tax window and checks before deposit
Qualifying residential units can see stamp duty removed on the first $70,000 through 31 December 2026. Capital gains tax on property starts 1 January 2027 for sellers. Run due diligence process cambodia step by step on quota, registered value, and milestones. Off-plan buyers need off plan property cambodia guide. Tax detail sits in stamp duty incentive december 2026 and cambodia property taxes fees 2026.
Banking NPL near 8.9% keeps handover risk live through late 2026. A June price is a moment, not a keys date.
| Band | Example | Entry | Fit |
|---|---|---|---|
| Megakim entry | Time Square Ocean View | about $40,000 | Lowest ticket |
| Megakim step-up | Square Castle | about $50,000 | Larger entry unit |
| OCIC premium | Koh Norea | about $106,000+ | District scale |
MORE Group buyer nationality mix: Phnom Penh Q2 2026
Phnom Penh New Launch Roundup June 2026 foreign demand context starts with portal nationality mix not brochure claims 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: capital comps snapshot
rent comps ground Phnom Penh New Launch Roundup June 2026 in furnished market reality at 7 gross bands not 12 marketing Time Square 11 completed at 480 month on 42 sqm implies about 7 1 gross before vacancy in our Q2 2026 archive
| 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 |
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 escrow and payment terms: launch payment context
banking and launch stories in Phnom Penh New Launch Roundup June 2026 tie back to whether SPAs include milestone escrow 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 |
Our escrow red flag checklist for launch payment context 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.
Insider tip: On Phnom Penh New Launch Roundup June 2026, 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 Time Square Ocean View from about $40,000 and Square Castle from about $50,000. OCIC Koh Norea starts near $106,000. Match budget to developer tier first.
Typically 20% down with roughly 40 months on off-plan towers. Confirm whether instalments tie to milestones or calendar dates.
Yes on qualifying strata above the ground floor if foreign quota remains. Confirm title class and the 70% quota ledger before deposit.
It lowers transfer tax at registration, not list price. The first $70,000 of registered value can be exempt through 31 December 2026 on qualifying units.
Megakim wins on lowest ticket and payment plans. OCIC wins on district scale and Koh Pich brand. Compare bands in megakim vs ocic entry price and model net yield.
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