Koh Pich Projects Overview: OCIC Diamond Island 2026
Koh Pich (Diamond Island) project overview: OCIC's masterplan, premium condo stock, pricing above $1,800 per sqm, foreign quota and an investor framework.
By Invest Cambodia Editorial · Updated June 28, 2026 · 11 min read
Quick answer: Koh Pich (Diamond Island) is OCIC’s flagship reclaimed district in central Phnom Penh, a walkable masterplan of residential towers, the convention and exhibition centre, international schools, retail and event venues. For investors the relevant stock is the strata condominium towers, which price above the $1,800 per sqm city average, with OCIC premium entry commonly from about $106,000. The island is a premium, capital-quality story, not an entry-tier one, so the right approach is to choose the building inside the masterplan that best matches your hold period, then verify quota and net yield.
Invest Cambodia Editorial maps districts and projects so foreign buyers can place a single tower inside its wider context. This overview covers the Koh Pich landscape: what OCIC built on the island, which project types matter to investors, what premium stock costs, how the island compares to Koh Norea and the entry tier, and the diligence any Koh Pich purchase requires on invest-cambodia.com.
For wider context read ocic-developer-guide, cambodia-property-investment-guide-2026, phnom-penh-rental-yield-guide, best-areas-invest-phnom-penh-2026, and due-diligence-process-cambodia-step-by-step. 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.
What is Koh Pich (Diamond Island) and who built it?
Koh Pich, known in English as Diamond Island, is a reclaimed district in central Phnom Penh master-planned by OCIC, the Overseas Cambodian Investment Corporation. Sitting at the confluence of the Tonle Bassac and Mekong rivers, it is the clearest example of OCIC’s scale-driven, master-planned model and one of the city’s most recognisable premium addresses.
OCIC’s defining trait is the ability to reclaim land and build whole districts rather than single towers. On Koh Pich that produced a high-density, mixed-use island holding residential condominiums, the Koh Pich Convention and Exhibition Centre, international schools, retail streets and event venues, all inside one walkable plan. For an investor, this concentration is the point: amenities, schools and event space sustain end-user and tenant demand that an isolated building cannot easily replicate. The island therefore trades as a capital-quality story, with stock priced above the city average and rarely appearing in entry budget bands. That premium is the trade-off, and the same model carried into the newer Koh Norea satellite city, profiled alongside this overview in ocic-developer-guide and koh-norea.
Which project types make up the Koh Pich masterplan?
Koh Pich blends several property types inside one masterplan: residential condominium towers, mixed-use buildings, retail streets, international schools and the convention and exhibition centre. For foreign investors, the relevant category is the strata condominium towers, where ownership above the ground floor is possible within the 70% foreign quota.
| Project type | Investor relevance | What to check |
|---|---|---|
| Strata condo towers | High, foreign-eligible | Quota, floor, view, finish |
| Mixed-use buildings | Medium, depends on title | Ownership structure, zoning |
| Retail and event venues | Low, demand driver | Footfall, event calendar |
| Schools and amenities | Indirect, supports demand | Proximity to your unit |
| Ground-floor commercial | Restricted for foreigners | Confirm title type |
| Off-plan phases | Variable, timing risk | Milestone-linked payments |
The masterplan matters because the same island contains very different buying propositions. A completed, well-positioned condominium tower near the island’s anchors behaves differently from an early-phase building on the edge of the plan, even under the same OCIC brand. The amenities and schools are not directly investable for most foreigners, but they are the demand engine that supports the condo stock, which is why a Koh Pich purchase is really a bet on the district plus the specific tower. A single project view, such as the one in diamond-bay-garden, should always be read against this wider masterplan rather than in isolation.
How much does Koh Pich condo stock cost?
Koh Pich condo stock prices above the $1,800 per sqm Phnom Penh average, with OCIC premium entry commonly from about $106,000, far above the entry tier where Megakim launches start near $40,000. The headline price is only the start of the total acquisition cost.
| Cost line | Indicative range | Buyer action |
|---|---|---|
| Unit price (premium entry) | From about $106,000 | 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 the sinking fund |
| Vacancy allowance | 1 to 2 months per year | Stress-test net yield |
Premium positioning reshapes the maths in two ways. The soft costs are a smaller share of a six-figure ticket than of a $40,000 entry unit, but the absolute capital at risk is higher, so district and developer quality must justify it. Build the stamp duty incentive through 31 December 2026 and the capital gains tax deferred to 1 January 2027 into your model, both explained in cambodia-property-taxes-fees-2026. A Koh Pich purchase only makes sense when the demand depth behind the premium is real, not assumed from the island’s name alone.
What rental yield does Koh Pich stock deliver?
Premium Koh Pich units usually deliver lower gross yields than cheaper stock because entry prices are high, so any 12% to 15% gross yield claim should be treated as marketing only with no guarantees. Underwrite net yield after vacancy, management and maintenance, and model occupancy near 85% with one to two months of annual vacancy.
The yield logic is simple arithmetic: a premium unit costs more per square metre while achievable rent does not rise in the same proportion, so gross yield compresses relative to entry stock. That does not make Koh Pich a weak buy; it makes it a different one. The island’s case rests on end-user demand, brand resilience and the chance of stronger capital performance in a recognisable district, not on out-yielding a $40,000 entry unit. A seasonality nuance applies because the convention and exhibition centre can lift short-stay demand on event days, but the prudent approach underwrites the steady long-term base and treats event uplift as upside. Foreign tenant demand concentrates in central, well-amenitised areas, supported by a buyer mix of 9% Polish, 9.6% Russian and 7.4% French shares per realestate.com.kh, with the method set out in phnom-penh-rental-yield-guide.
How does Koh Pich compare to Koh Norea and Megakim stock?
Koh Pich, Koh Norea and Megakim entry towers occupy three distinct positions. Koh Pich is the established, central, mostly completed premium district; Koh Norea is OCIC’s larger, newer riverfront satellite city with early-phase, infrastructure-led upside; and Megakim is the entry tier competing on the lowest ticket. Each suits a different buyer.
| Factor | Koh Pich (OCIC) | Koh Norea (OCIC) | Megakim entry |
|---|---|---|---|
| Maturity | Established, central | Newer, early-phase | Single towers |
| Indicative entry | From about $106,000 | Project specific | From about $40,000 |
| Demand driver | End-user, brand | Infrastructure-led | Price-led, yield |
| Risk profile | Lower, completed bias | Timing, absorption | Completion, liquidity |
| Best for | Capital quality now | Patient corridor bet | Lowest ticket |
The comparison is about matching the asset to your plan, not ranking developers. Koh Pich offers demand depth and resale resilience today at a premium price, Koh Norea offers a longer-hold corridor thesis with more timing risk, and Megakim offers affordability with thinner liquidity. A buyer weighing the two OCIC districts should read ocic-koh-norea against this overview, while a buyer weighing premium against entry tier should use megakim-vs-ocic-entry-price.
What are the advantages and disadvantages of Koh Pich stock?
Koh Pich’s advantages are a central island address, full district amenities, brand-led end-user demand and resale resilience; its disadvantages are high entry prices, compressed gross yields, event-driven seasonality and the citywide thin-liquidity backdrop. The premium positioning drives both sides.
| Advantages | Disadvantages |
|---|---|
| Central, walkable island masterplan | High premium entry from about $106,000 |
| Full amenities, schools and event space | Gross yields lower than entry tier |
| Strong brand supports resale and rental | Premium price not matched by premium yield |
| Deeper re-letting demand during vacancy | Event-day seasonality skews short-stay demand |
| Capital-quality story for longer holds | 70% quota can fill fast in popular towers |
| Mostly completed, lower timing risk | Thin resale market still applies citywide |
Every strength carries a matching cost. The amenities and brand that protect demand also lift prices beyond entry-buyer reach and below the gross yield those buyers chase. A disciplined investor treats Koh Pich as a capital-quality, longer-hold position and weighs it against the affordability case for the entry tier in megakim-world-corp, choosing the tier that fits the budget and hold plan rather than the most prestigious name.
What are the risks and red flags before you deposit?
The main Koh Pich risks are paying the island premium without verifying the specific unit, over-relying on the district brand, quota pressure in popular towers, event-driven demand assumptions, and assuming a premium price guarantees a premium yield. A strong masterplan lowers some risk but does not replace project-level diligence.
- Brand-premium overpay: Verify the exact stack, floor, view and finish; the island’s reputation does not justify every unit’s price.
- Quota pressure: Request the written foreign quota ledger before deposit, because near-full towers narrow your future resale pool.
- Seasonality over-reliance: Underwrite to the steady long-term tenant base, not the convention-centre event-day peak.
- Off-plan timing: On any unfinished phase, tie instalments to verified construction milestones and use escrow where available under the 8.9% NPL backdrop.
- Yield inflation: Any gross yield above the high single digits on premium stock needs line-item proof of rent comps, fees, vacancy and furnishing.
Insider tip: Walk the island on a quiet weekday morning and again during a major exhibition, then compare two towers, one near the island’s anchors and one on the edge of the plan. The demand and noise difference between locations within the same masterplan is often larger than the difference between buildings, and it is exactly what you are paying the premium to capture.
Which buyer scenarios fit Koh Pich projects?
Koh Pich fits buyers prioritising capital quality, a central island address and end-user demand with budgets above roughly $100,000, while accepting compressed yields. It is the wrong fit for buyers chasing the lowest ticket, the highest gross yield or a short, certain exit.
| Profile | Goal | Fit | Starting point |
|---|---|---|---|
| Premium end-user | Central island address | Strong | koh-pich |
| Capital-quality buyer | Resale resilience | Strong | diamond-bay-garden |
| Corridor bettor | Long-hold upside | Consider Koh Norea | ocic-koh-norea |
| Entry investor under $50k | Lowest ticket | Weak, prefer Megakim | megakim-vs-ocic-entry-price |
| Yield hunter | Highest gross yield | Weak, yields compress | phnom-penh-rental-yield-guide |
Scenario A: A buyer with $140,000 seeking a recognisable central address for end-user resale selects a completed, well-positioned Koh Pich tower near the island’s anchors, accepting a lower gross yield for demand depth.
Scenario B: A patient buyer weighs the established island against the newer riverfront corridor, reading ocic-koh-norea before deciding between completed demand and infrastructure-led upside.
Scenario C: A buyer with $45,000 accepts the island is out of reach and turns to the Megakim entry tier, trading capital quality for a far lower absolute ticket.
How should you run due diligence on a Koh Pich purchase?
Run disciplined diligence scaled to the higher capital at risk: verify the licence and land title with a Cambodia lawyer, confirm the foreign quota in writing, inspect a completed Koh Pich tower, model net yield to the long-term base, and for any off-plan phase tie payments to construction milestones with escrow where available.
Brand and address raise the stakes of skipping verification rather than lowering the need for it, because a Koh Pich unit ties up materially more capital than an entry purchase. Visit a finished tower on the island to judge how OCIC stock ages and maintains, not only the showroom, and apply the developer red-flag screen in developer-due-diligence-red-flags-cambodia. Confirm ownership mechanics in foreign-ownership-strata-title-cambodia, follow the transfer-day workflow in due-diligence-process-cambodia-step-by-step, and keep the wider strategy in cambodia-property-investment-guide-2026 in view.
MORE Group escrow and payment terms: Koh Pich Projects Overview
Koh Pich Projects Overview SPA terms in 2026 typically require 30 typical with 24 month milestone common escrow is Solicitor controlled on premium deals Koh Pich island launches under OCIC ecosystem typically requires 30 typical on a 24 month milestone common schedule with escrow listed as Solicitor controlled on premium deals
| Project | Developer | Deposit | Schedule | Escrow practice | Verify before wire |
|---|---|---|---|---|---|
| Koh Pich island launches | OCIC ecosystem | 30% typical | 24-month milestone common | Solicitor-controlled on premium deals | Compare vs Koh Norea discount |
Our escrow red flag checklist for Koh Pich Projects Overview starts with whether instalments are calendar based or tied to construction milestones Koh Pich island launches under OCIC ecosystem typically asks 30 typical with 24 month milestone common while escrow is recorded as Solicitor controlled on premium deals 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 Compare vs Koh Norea discount 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 rent comps: Koh Pich
realistic rent underwriting for Koh Pich Projects Overview uses Koh Pich comps not island or CBD premiums unless the unit delivers that location Diamond Island premium at 1 350 month on 55 sqm implies about 4 8 gross before vacancy in our Q2 2026 archive
| Building / source | Unit | Size | Monthly rent | Indicative gross | Note |
|---|---|---|---|---|---|
| Diamond Island premium | 1BR furnished | 55 sqm | $1,350 | 4.8% | OCIC island premium |
| Koh Pich mid tower | 2BR | 85 sqm | $1,800 | 4.9% | Corporate lease pool |
| Seasonal furnished | 1BR | 50 sqm | $1,100 | 5.0% | Higher vacancy allowance |
MORE Group rent comp case study for this page anchors on Diamond Island premium a 1BR furnished at 55 sqm quoting 1 350 per month implies about 4 8 gross before vacancy at typical ask prices The spread to Koh Pich mid tower at 1 800 shows furnishing and floor drive a 4 9 to 4 8 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 buyer nationality mix: Koh Pich Projects Overview
enquiry mix on Koh Pich Projects Overview shows which nationalities actually buy this ticket size a lead indicator for resale depth Polish leads at 16 1 on this page skewed toward entry tier megakim enquiries q2 2026 Confirm live comps with a Cambodia lawyer before transfer.
| Nationality | Share signal | District / project skew |
|---|---|---|
| Polish | 16.1% | Entry tier Megakim enquiries Q2 2026 |
| Russian | 14.8% | Payment-plan sensitive |
| French | 4.2% | Under-indexed vs BKK1 |
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 16 1 with skew toward Entry tier Megakim enquiries Q2 2026 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.
Insider tip: On Koh Pich Projects Overview, 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 Koh Pich unit: confirm the construction licence and land title with a Cambodia lawyer, request the building’s remaining foreign quota ledger in writing, inspect a completed island tower rather than only the showroom, model net yield with realistic occupancy and verified fees, account for the stamp duty incentive through 31 December 2026, and for any off-plan phase tie instalments to verified construction milestones with escrow where available. Compare the premium island case against the entry tier in megakim-vs-ocic-entry-price before committing.
Frequently Asked Questions
Koh Pich, or Diamond Island, is a reclaimed central district in Phnom Penh master-planned by OCIC at the confluence of the Tonle Bassac and Mekong rivers. It holds residential towers, the convention and exhibition centre, international schools, retail and event venues, making it OCIC's flagship premium address.
Koh Pich premium stock typically prices above the $1,800 per sqm Phnom Penh average, with OCIC premium entry commonly from about $106,000. That places the island well above the entry tier, where Megakim launches start near $40,000, so Koh Pich is a premium-band decision.
Koh Pich blends residential condominiums, mixed-use towers, retail streets, schools and the convention and exhibition centre inside one walkable masterplan. For investors the relevant stock is the strata condominium towers, where foreigners can own above the ground floor within the 70% quota.
Yes. Foreigners can hold strata co-ownership above the ground floor within the 70% foreign quota per building, the same rule that applies across Cambodia. Popular Koh Pich towers can fill the foreign allocation faster, so verify the remaining quota in writing before any deposit.
They suit different buyers. Koh Pich is the established, central, mostly completed district with deeper end-user demand, while Koh Norea is OCIC's larger, newer riverfront satellite city with early-phase, infrastructure-led upside and timing risk. Choose by hold period and risk appetite.
Treat any 12% to 15% gross yield claim as marketing only with no guarantees. Premium Koh Pich units usually yield less than cheaper stock because of high entry prices, so underwrite net yield after vacancy, management and maintenance, modelling occupancy near 85%.
Frequently Asked Questions
Koh Pich, or Diamond Island, is a reclaimed central district in Phnom Penh master-planned by OCIC at the confluence of the Tonle Bassac and Mekong rivers. It holds residential towers, the convention and exhibition centre, international schools, retail and event venues, making it OCIC's flagship premium address.
Koh Pich premium stock typically prices above the $1,800 per sqm Phnom Penh average, with OCIC premium entry commonly from about $106,000. That places the island well above the entry tier, where Megakim launches start near $40,000, so Koh Pich is a premium-band decision.
Koh Pich blends residential condominiums, mixed-use towers, retail streets, schools and the convention and exhibition centre inside one walkable masterplan. For investors the relevant stock is the strata condominium towers, where foreigners can own above the ground floor within the 70% quota.
Yes. Foreigners can hold strata co-ownership above the ground floor within the 70% foreign quota per building, the same rule that applies across Cambodia. Popular Koh Pich towers can fill the foreign allocation faster, so verify the remaining quota in writing before any deposit.
They suit different buyers. Koh Pich is the established, central, mostly completed district with deeper end-user demand, while Koh Norea is OCIC's larger, newer riverfront satellite city with early-phase, infrastructure-led upside and timing risk. Choose by hold period and risk appetite.
Treat any 12% to 15% gross yield claim as marketing only with no guarantees. Premium Koh Pich units usually yield less than cheaper stock because of high entry prices, so underwrite net yield after vacancy, management and maintenance, modelling occupancy near 85%.
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