Embassy Residences Review: Urbanland Tonle Bassac 2026
Embassy Residences Urbanland review: 2017 Tonle Bassac boutique, 85 units, resale premium near schools and Aeon Mall, expat tenant demand and due diligence.
Quick answer: Embassy Residences is Urbanland’s completed 2017 Tonle Bassac boutique with 85 units, positioned for expat families near Aeon Mall 1 and international schools. Resale stock trades at a premium to commodity suburban towers because tenant quality and walkable services support longer leases, but liquidity is thinner in an 85-unit pool. Verify foreign quota, management health and signed family-tenant comps before you pay a premium on the secondary market.
Invest Cambodia Editorial reviews completed boutique towers so foreign buyers can judge whether a Tonle Bassac premium is justified. This page covers Embassy Residences: Urbanland’s 2017 condominium with 85 units, why resale pricing holds above commodity stock, how tenant demand differs from BKK1 embassy towers, and the diligence a secondary purchase in Tonle Bassac still requires on invest-cambodia.com.
For wider context read Urbanland Developer Guide, Cambodia Property Investment Guide 2026, Phnom Penh Rental Yield Guide, Foreign Ownership Strata Title Cambodia, and Due Diligence Process Cambodia Step By Step, and the 2026 market page.
What is Embassy Residences and how big is the building?
| Project fact | Indicative value | Buyer use |
|---|---|---|
| Developer | Urbanland Group | Design-led mid-premium |
| Completion | ~2017 | Mature resale stock |
| Units | 85 | Boutique liquidity |
| District | Tonle Bassac | School and mall cluster |
| Format | Family-grade layouts | 2BR and 3BR focus |
| Brand line | Embassy series | Compare to Embassy Central |
Why does Tonle Bassac support a resale premium?
| Tonle Bassac factor | Premium driver | Resale risk |
|---|---|---|
| School proximity | Family tenant depth | Layout mismatch |
| Aeon Mall 1 | Daily services on foot | Traffic at peak hours |
| Embassy services | Long-stay professionals | Premium pricing |
| Boutique supply | Limited competing units | Thin comp set |
| Riverside access | Lifestyle appeal | Flood-season checks |
Who rents Embassy Residences and what layouts work?
| Unit type | Tenant fit | Rent read |
|---|---|---|
| 2BR family | Strong | $1,000 to $1,400 furnished |
| 3BR family | Strongest | Premium to 2BR |
| 1BR compact | Moderate | Competes with BKK1 studios |
| Ground floor | Weak for foreign freehold | Commercial or restricted |
Compare signed leases on the same floor plate before you assume a family premium on every stack.
How should you underwrite resale pricing on an 85-unit boutique?
| Pricing layer | What to model | Common miss |
|---|---|---|
| Asking premium | vs BKK3 commodity | Ignoring condition |
| Total acquisition | Legal + duty + fit-out | Brochure price only |
| Hold period | 5 years plus | Quick flip assumption |
| Exit comps | Few sales in 85 units | Agent optimism |
| Net yield | After fees and vacancy | Gross marketing |
What rental yield is realistic at Embassy Residences?
| Yield input | Conservative assumption | Note |
|---|---|---|
| 2BR furnished rent | $1,000 to $1,300 | Family tenant |
| Gross yield | 5.5% to 7.0% | Price-dependent |
| Occupancy | 85% to 92% | School-year stability |
| Management | 8% to 12% | Confirm in contract |
| Net target | 4% to 5.5% | After all costs |
Treat any double-digit developer brochure yield as marketing only with no guarantees.
How does Embassy Residences compare to Embassy Central and Urbanland 1888?
| Factor | Embassy Residences | Embassy Central |
|---|---|---|
| Year | ~2017 | ~2019 |
| Units | 85 boutique | 119 boutique |
| District | Tonle Bassac | BKK1 |
| Tenant skew | Families, schools | Embassy, NGO |
| Layout focus | 2BR and 3BR | 1BR and 2BR |
| Premium driver | School cluster | Street 51 belt |
Cross-read BKK1 Phnom Penh if you are choosing between embassy-belt BKK1 and school-cluster Tonle Bassac.
Can foreigners buy Embassy Residences on resale?
| Resale check | Requirement | Action |
|---|---|---|
| Title | Hard / strata registered | Lawyer review |
| Quota | Within 70% cap | Management letter |
| Arrears | None blocking transfer | Minutes review |
| Layout | Above ground floor | SPA floor clause |
| Parking | Deeded if marketed | Confirm allocation |
What are the advantages and disadvantages of Embassy Residences?
| Advantages | Disadvantages |
|---|---|
| Completed 2017, mature building | Boutique 85-unit liquidity |
| Tonle Bassac school and mall cluster | Resale premium not automatic |
| Family tenant depth | Fewer comps on exit |
| Urbanland mid-premium finishes | Unit condition varies |
| Longer leases than BKK3 commodity | Citywide supply overhang |
| Walkable Aeon Mall 1 services | Premium entry vs suburban |
What we could verify on Embassy Residences, and what you must check yourself
| Claim on this page | What we could actually confirm | Get this in writing before you offer |
|---|---|---|
| Urbanland Group as developer | Consistently attributed across public sources; we did not inspect corporate filings ourselves | Company registration certificate matching the SPA counterparty |
| Completion around 2017 | Consistent with the resale history of the stock; no occupancy certificate on file | Occupancy certificate and strata register opening date |
| 85 units | A stable marketing figure, not a registry count | Unit schedule from the management company |
| Family-grade 2BR and 3BR focus | Observable in the listing mix; no floor-plan set verified by us | Stamped floor plan with net versus gross sqm |
| Foreign quota headroom | The 70% cap is statutory; headroom in this building is not public | Dated quota ledger |
At nine years old this is the most mature stock on this site, and maturity cuts both ways. The building has a track record you can actually inspect, lifts, generator, pool plant, corridor finishes, and a rent history long enough to be meaningful rather than promotional. It also has a depreciation curve that a 2025 completion does not, and an 85-unit owner body small enough that two or three uncooperative owners can stall a major repair. Read the last three years of accounts and the repair minutes before you price the unit.
Want the building accounts, repair history and quota ledger pulled on Embassy Residences before you make an offer?
Request a check on this buildingWhat should you verify before offering on Embassy Residences?
- Family-tenant comps: Three signed leases on 2BR stacks within 500 metres, not agent ranges alone.
- Title and quota: Registered strata and foreign slot confirmation for the exact unit.
- Management health: Sinking fund, special assessments and foreign resale history in the last 24 months.
- Layout fit: Confirm bedroom count and parking match family demand, not investor studio logic.
- District walk: School run and mall access at weekday rush hour.
Before you transfer funds for an Embassy Residences resale unit: confirm title and quota with a Cambodia lawyer, compare the Tonle Bassac premium against Embassy Central in BKK1, model net yield after fees, and read Urbanland Developer Guide for how both Embassy-branded towers fit Urbanland’s portfolio before committing.
Why 85 units changes every recurring number
Scheme size is not a lifestyle detail, it is the denominator under every shared cost the building will ever incur, and at 85 units that denominator is small. A lift replacement, a facade repair, a chiller overhaul or a pump failure is divided among 85 owners rather than among 300 or 500. The same $900,000 capital works programme is roughly $10,600 per unit here and about $3,000 per unit in a 300-unit tower, and no brochure for a boutique building has ever led with that arithmetic.
The compensation is real and it is the reason people choose small schemes anyway. Fewer units means fewer competing resales when you exit, fewer simultaneous listings depressing the price of your specific layout, lower density on the amenities you actually use, and a co-ownership body small enough to make decisions without a war. Governance in an 85-unit building is a room of people who recognise each other; in a 500-unit tower it is politics with a quorum problem.
So the question to bring to a boutique purchase is not whether the building is well kept today: it may be, but whether the sinking fund is being provisioned against a denominator this small. Ask for the fund balance, the last three years of collections, and any capital works scheduled or deferred. In a large tower an underfunded reserve produces an irritating levy; in an 85-unit building the same shortfall produces a bill that changes the return on your purchase, and it arrives whether or not you were the owner when the wear happened.
Frequently Asked Questions
Embassy Residences is a completed Urbanland boutique condominium in Tonle Bassac, delivered around 2017 with 85 units. It sits in the school and mall cluster south of central Phnom Penh where family-grade layouts attract long-stay expat tenants.
The building is small, completed and walkable to Aeon Mall 1, international schools and embassy-linked services. Tonle Bassac resale for well-managed boutique towers often trades at a premium to commodity BKK3 stock because tenant quality and unit size mix fit expat families.
The project holds 85 units in a boutique format, which limits supply in the secondary market and can support pricing power when management and finishes hold up, but also means fewer comparable sales when you exit.
Yes, on the same strata rules as elsewhere: co-ownership above the ground floor within the 70% foreign quota per building. Verify the seller's registered title and remaining foreign slots before deposit.
Typical tenants are expat families and senior professionals tied to schools, NGOs and embassies who want two and three-bedroom layouts near Aeon Mall 1. They prioritise security, parking and walkable services over the lowest monthly rent.
Both are completed Urbanland embassy-branded towers, but Residences sits in Tonle Bassac with 85 family-oriented units from 2017, while Central is a 2019 BKK1 tower with 119 units closer to Street 51 embassy corridors. Compare district guides before choosing.
Frequently Asked Questions
Embassy Residences is a completed Urbanland boutique condominium in Tonle Bassac, delivered around 2017 with 85 units. It sits in the school and mall cluster south of central Phnom Penh where family-grade layouts attract long-stay expat tenants.
The building is small, completed and walkable to Aeon Mall 1, international schools and embassy-linked services. Tonle Bassac resale for well-managed boutique towers often trades at a premium to commodity BKK3 stock because tenant quality and unit size mix fit expat families.
The project holds 85 units in a boutique format, which limits supply in the secondary market and can support pricing power when management and finishes hold up, but also means fewer comparable sales when you exit.
Yes, on the same strata rules as elsewhere: co-ownership above the ground floor within the 70% foreign quota per building. Verify the seller's registered title and remaining foreign slots before deposit.
Typical tenants are expat families and senior professionals tied to schools, NGOs and embassies who want two and three-bedroom layouts near Aeon Mall 1. They prioritise security, parking and walkable services over the lowest monthly rent.
Both are completed Urbanland embassy-branded towers, but Residences sits in Tonle Bassac with 85 family-oriented units from 2017, while Central is a 2019 BKK1 tower with 119 units closer to Street 51 embassy corridors. Compare district guides before choosing.
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