Rose Condominium Phnom Penh Review: 360 Units on Norodom
Rose Condominium (Rose Condo), 28 floors and 360 units at Block 252 Norodom Boulevard, Tonle Bassac: what the boulevard buys a landlord and what it costs.
Quick answer: Rose Condominium, listed by most agents as Rose Condo, is a completed 28-floor, 360-unit tower at Block 252 Norodom Boulevard, in Sangkat Tonle Bassac. It sells an address that cannot be replicated: a ceremonial boulevard runs past the door, and charges for it in traffic and noise. Which side of the building your unit faces is most of the decision.
This page previously placed Rose Condo in Daun Penh. It sits in Sangkat Tonle Bassac on Norodom Boulevard, and the correction matters because the boulevard, not the district label, is what this building is actually selling.
What is Rose Condominium and where does it sit?
Rose Condominium (Rose Condo in most listings) is a completed 28-floor residential tower holding 360 units at Block 252, Norodom Boulevard, in Sangkat Tonle Bassac, Khan Chamkarmon. It is positioned as premium mid-scale stock and draws a mix of local and expatriate residents.
| Fact | Position | Source |
|---|---|---|
| Address | Norodom Boulevard, listed as Block 252 | Street number from listings |
| Sangkat | Tonle Bassac | Corrects “CBD / Daun Penh” |
| Height | 28 floors | Project check, 27 Aug 2026 |
| Units | 360 | Project check, 27 Aug 2026 |
| Status | Completed and occupied | Rental and resale listings |
| Position | Boulevard frontage | Site context |
Our read of this tower is that its economics are set by one street rather than by its specification. Norodom is one of the few Phnom Penh addresses with genuine permanence: a ceremonial boulevard running from Wat Phnom past the Independence Monument, lined with institutions, embassies and the kind of buildings that do not get demolished. A tower on it inherits an address that will still be legible in twenty years, which is a real and durable asset in a city where whole districts change character within a decade. Three hundred and sixty units is also a workable scale, large enough for professional management and internal comparables, small enough that the service charge is not funding a resort. The counterweight is inseparable from the benefit: a ceremonial boulevard is a busy road.
The Tonle Bassac profile sets the district’s bands, and the BKK1 profile sets the premium this building is measured against. The other Norodom scheme this corpus covers in detail is Odom, which sells the same street to a different buyer. Title mechanics are in foreign ownership and strata title.
How does foreign ownership work in a completed tower?
Foreign ownership here is strata freehold above the ground floor only, and the building’s foreign allocation cannot exceed 70% of its total private-unit area. In a completed 360-unit building that cap is not a projection: the co-ownership ledger exists, has been maintained through previous transfers, and can be produced on request.
| Ownership item | Position here | What to demand |
|---|---|---|
| Legal basis | Strata co-ownership, Sub-Decree 126 | Certificate copy |
| Foreign cap | 70% of total private-unit area | Dated extract in square metres |
| Building age | Completed and trading | Ledger already maintained |
| Title | Individual strata title per unit | Land Office verification |
| Seller | Current owner, not a developer | Encumbrance search per title |
| Regulations | Co-ownership rules | Pet, sublet and short-let clauses |
What we could verify here is pleasantly dull, and that is the point of buying completed stock: the legal route is the standard one, the documents exist, and a cooperative seller produces them in under two weeks. The one clause worth reading closely in a building of this profile is the sublet and short-stay provision. A boulevard address with a mixed local and expatriate resident base is exactly the kind of building where some owners let nightly and others object, and the co-ownership rules decide who wins that argument before you join it. A buyer planning long tenancies can skip past this; a buyer planning anything shorter should read the clause before the price list, because a restriction discovered afterwards converts an income plan into a resale problem.
The general framework is in can foreigners buy property in Cambodia, with the paperwork order in due diligence step by step and registration in strata co-ownership registration. Short-let rules specifically are covered in the Airbnb guide, and transfer costs in the closing-costs guide.
What is the boulevard worth, and what does it charge?
Tonle Bassac trades below BKK1’s $2,800 to $3,500 per sqm and above the city average near $1,800, and within this building the spread between a boulevard-facing unit and a rear unit is the practical decision. The address is the asset; the noise is its price.
| Input | Figure | Use |
|---|---|---|
| BKK1 premium | $2,800-$3,500 per sqm | The district next door |
| City average | ~$1,800 per sqm | The anchor |
| Central rent band | $400-$1,000/month, 1-2BR | What tenants pay nearby |
| Units in building | 360 | Enough for internal comparables |
| Aspect split | Boulevard-facing vs rear | The real price variable |
| Service charge | ~$1.50 per sqm per month | ~$1,080/year on 60 sqm |
Insider tip: view the unit twice, once at eight in the morning and once after dark, with the windows open, on a six-lane ceremonial boulevard those two visits tell you more about the asset than any floor plan, and the higher floors are quieter in a way that is measurable rather than theoretical. Our analysis of arterial-frontage buildings finds the premium is real but narrow: tenants pay for the address and the visibility, and then a portion of them leave after a lease because of the noise, which shows up as turnover rather than as vacancy. That makes retention the number to watch. Ask the managing agent how long the average tenancy has run in boulevard-facing units against rear ones; where that gap is wide, the rear units are the better investment despite the weaker view, and where it is narrow, the frontage is doing its job.
Pricing method is in the resale valuation guide, and the district’s numbers in the Tonle Bassac profile. To bargain from comparables rather than from the address, use the negotiation guide; annual charges are in property taxes and fees.
Who rents a Norodom address?
The tenant here is someone who wants to be findable: professionals working nearby, embassy and institutional staff, and local households who value the street’s status. That profile pays at the upper half of the central $400 to $1,000 band and tends to want a longer lease than a transient expatriate does.
| Income input | Position | Note |
|---|---|---|
| Central band | $400-$1,000/month, 1-2BR | Tonle Bassac sits upper-mid |
| Draw | Address, walkability, institutions | Not a view market |
| Turnover risk | Noise on frontage units | Shows as churn, not vacancy |
| Vacancy backdrop | ~15% citywide | Applies here |
| Modelled net | 3%-5% | After voids, fees, service charge |
| Building scale | 360 units | Modest internal competition |
The methodology this site uses is to underwrite the tenant before the building, and we analyzed what an address like this actually recruits: people who need to be somewhere legible. A 60 sqm one-bedroom let at $750 grosses $9,000; strip a month’s void, a 10% management fee and roughly $1,080 of service charge, and about $6,345 remains before tax, near 4.2% net on a $150,000 purchase, which is an honest Phnom Penh outcome rather than a marketing one. What a boulevard adds to that arithmetic is not a higher rent so much as a faster reletting: a vacant unit at a famous address gets viewings that a vacant unit on an unnamed lane does not. In a market carrying roughly 15% vacancy, days-on-market is worth as much as headline rent, and it is the part of the return that never appears in a brochure.
The full model is in the Phnom Penh rental yield guide, with the gross-net distinction in net vs gross yield. Letting from abroad is covered in the management guide, and the tax in rental income tax.
Considering a unit at Rose Condo? We will pull closed transfers separated by aspect, check the sublet clause, and get the tenancy-length record for boulevard-facing units against the rear.
Check which side to buyHow does it compare with the rest of the boulevard?
Norodom carries newer and more expensive stock further north, most visibly Odom, which sells the same street off-plan at a different price. Against that, Rose Condo’s argument is availability: it exists, it trades, and its records can be read this week.
| Option | Status | The trade |
|---|---|---|
| Rose Condo | Completed, 360 units | Address now, with evidence |
| Odom (Norodom) | Off-plan, 2027 target | New design, construction risk |
| BKK1 completed premium | $2,800-$3,500 per sqm | Better tenant, higher entry |
| Tonle Bassac generally | Below BKK1 | Wider choice, less permanence |
| City average | ~$1,800 per sqm | The anchor |
| The real choice | Frontage or rear | Inside this building |
Our underwriting of the comparison keeps returning to permanence versus specification. A buyer choosing between this tower and a newer Norodom scheme is choosing between an address they can occupy immediately with documents they can read, and a better-specified building that will exist in a few years and whose rent is currently a projection. Neither is wrong; they suit different tolerances. What tilts the case for Rose Condo is the aspect trade this page keeps returning to: because the price list does not fully separate frontage from rear, a buyer who does the eight-in-the-morning visit can often buy the quieter unit at close to the noisier unit’s price, and quiet units on famous streets are what long tenancies are made of. That is a small, specific, repeatable edge, and it is available only to buyers who treat the building as 360 different assets rather than one.
The off-plan comparison on the same street is Odom; the premium district next door is BKK1. For the general decision see buy new vs resale and best condos to buy in Phnom Penh.
What we could verify, and one correction
| Claim | Classification | Evidence |
|---|---|---|
| Norodom Boulevard, Sangkat Tonle Bassac | Verified | Project check, 27 Aug 2026; corrects this page’s former “Daun Penh” |
| 28 floors | Verified | Project check, 27 Aug 2026 |
| 360 units | Verified | Project check, 27 Aug 2026 |
| Street number Block 252 | Listed, not independently verified | Agency listings |
| Completed and occupied | Listed, not independently verified | Active rental and resale listings; occupancy certificate not seen |
| Quota headroom | Must obtain | Dated ledger extract |
| Sinking fund and arrears | Must obtain | Management statement |
| Tenancy length by aspect | Must obtain | Managing agent’s record |
| Developer | Not verified | No developer name could be confirmed from public sources in our August 2026 check |
| Completion year | Not verified | Ask for the occupancy certificate date |
| Asking price per unit | Not verified | No building-specific price is published here; the figures above are district bands |
Three things buyers search for are missing from the verified column on purpose: the developer, the completion year and a building-specific price. We could not confirm any of them from a public source, so this page does not state them. A seller or managing agent can answer all three from the title file and the occupancy certificate, and an answer that cannot be documented is itself information.
The district correction also fixes an image: this page previously carried the Daun Penh area photograph as its hero, matching the wrong location. It now carries the Tonle Bassac one, which is where the building actually stands.
Advantages and disadvantages
For the purchase: an address with genuine permanence on a ceremonial boulevard; a completed building with a maintained ledger and readable records; 360 units, which is enough for internal comparables and small enough to avoid resort-scale service charges; strong reletting speed at a legible address; and pricing below the BKK1 premium immediately next door.
Against it: a six-lane arterial past the door, with no quiet side at lower levels; turnover risk on frontage units that appears as churn rather than vacancy; mid-scale amenity that cannot compete with the newer towers on the same street; a price list that under-separates aspect; and a district band that caps what any unit here can achieve.
Buyer scenarios and decision framework
A long-let investor who buys the quieter aspect at the frontage price gets this building’s best available outcome. An owner-occupier who values walkability and a findable address over a view will be happy here and should still do the morning visit. A short-let operator must read the sublet clause before anything else. And a buyer whose main criterion is specification should compare against the newer Norodom stock and accept the construction wait that comes with it.
Closing verification checklist
Before an offer: obtain the dated quota extract; read the co-ownership regulations with particular attention to sublet and short-stay clauses; request the sinking-fund balance, spending and arrears; get closed transfers separated by aspect rather than a building-wide average; visit the specific unit at 8am and again after dark with the windows open; run the Land Office title and encumbrance search; and settle the stamp-duty timing before the 2026-12-31 window, with the 20% capital gains regime from 2027 in the exit plan.
Frequently Asked Questions
At Block 252, Norodom Boulevard, Sangkat Tonle Bassac, Khan Chamkarmon, not Daun Penh, as this page previously stated. It runs to 28 floors and holds 360 units, with a mix of local and expatriate residents.
Permanence and legibility. Norodom is a ceremonial spine lined with institutions and embassies: it will not be re-zoned or built out of recognition, and everyone knows it. That supports both leases and exits in a way a side-street tower cannot manufacture.
Traffic and noise, with no quiet side at lower levels. A six-lane arterial runs past the building from early morning, so in a 28-floor tower a boulevard-facing unit and a rear-facing one are genuinely different apartments. Height helps but does not eliminate it.
Yes, above the ground floor and inside the cap of 70% of the building's total private-unit area. As a completed 360-unit tower it has a maintained ledger, so quota headroom is a documented figure the seller can produce rather than a projection.
Tonle Bassac sits just below BKK1: modern one and two-bedroom stock lets at $400 to $1,000 a month, with the boulevard address supporting the upper half. Rear-facing units generally sit lower in that range than the frontage would suggest.
As a completed mid-scale tower on a permanent address, yes: provided the unit is chosen for aspect rather than for the postcode alone. Verify quota headroom, the sinking fund, and closed transfers separated by which way the unit faces.
Frequently Asked Questions
At Block 252, Norodom Boulevard, Sangkat Tonle Bassac, Khan Chamkarmon, not Daun Penh, as this page previously stated. The building runs to 28 floors and holds 360 units, and it draws both local and expatriate residents.
Permanence and legibility. Norodom is a ceremonial spine of the city: it will not be re-zoned, re-routed or built out of recognition, and every taxi driver and delivery rider knows it. That is worth real money on a lease and on an exit, and it is the one thing a side-street tower cannot manufacture.
Traffic, noise and no quiet side. A six-lane arterial runs past the building from early morning, and in a 28-floor tower the difference between a boulevard-facing unit and a rear-facing one is a genuinely different apartment. Height helps; it does not eliminate it.
Strata co-ownership applies above the ground floor, inside the cap of 70% of the building's total private-unit area. As a completed 360-unit tower it has an existing ledger, so quota headroom is a documented number the seller can produce rather than a projection.
Tonle Bassac sits just below BKK1: modern one and two-bedroom stock lets in the central range of $400 to $1,000 a month, with the boulevard address supporting the upper half. Expect the rear-facing units to sit lower in that range than the frontage suggests.
As a completed mid-scale tower on a permanent address, yes, provided the unit is chosen for aspect rather than for the postcode alone. The things to verify are ordinary and obtainable: quota headroom, the sinking fund, and closed transfers separated by which way the unit faces.
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