Time Square 10 Otres Review: Megakim 39-Floor Sihanoukville
Time Square 10 Otres Beach by Megakim: 39-floor coastal tower, 2029 completion, NOT Time Square Ocean View in BKK3. Tourism yield, seasonality and risks.
Quick answer: Time Square 10 is Megakim World Corp’s 39-floor condominium at Otres Beach, Sihanoukville, with completion targeted around 2029. It is a coastal tourism play with seasonality, not the same building as Time Square Ocean View in BKK3 Phnom Penh despite similar branding. Verify the tower name and city on the SPA, model blended occupancy across high and low seasons, and stress-test net yield before any transfer.
Invest Cambodia Editorial reviews coastal stock against occupancy rather than against the beach. This is an independent review of Time Square 10 at Otres Beach: what the tower is, why the Ocean View naming confusion matters, how coastal seasonality changes yield math, and the diligence a 2029 off-plan purchase in Sihanoukville still demands.
For wider context read Cambodia Property Investment Guide 2026, Can Foreigners Buy Property Cambodia, Off Plan Property Cambodia Guide, Sihanoukville Property, and Otres Beach Sihanoukville, and the 2026 market page.
What is Time Square 10 and who builds it?
| Project fact | Indicative detail | Buyer use |
|---|---|---|
| Floors | 39 | Coastal high-rise scale |
| Location | Otres Beach, Sihanoukville | Tourism and lifestyle market |
| Completion | Around 2029 | Longer off-plan window |
| NOT the same as | Time Square Ocean View BKK3 | Confirm city on SPA |
| Income driver | Tourism and short-stay rent | Seasonality applies |
| 2026 metric | Indicative value | Buyer use |
|---|---|---|
| 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 |
| Coastal seasonality | High vs low season split | Blended occupancy modeling |
Why does the Ocean View name confuse buyers?
| Tower | City | District | Completion | Entry ticket |
|---|---|---|---|---|
| Time Square Ocean View | Phnom Penh | BKK3 inland | Off-plan cluster | From about $40,000 |
| Time Square 10 | Sihanoukville | Otres Beach | Around 2029 | From about $70,000 |
| Time Square 6 | Phnom Penh | BKK1 embassy | Around 2027 | Premium BKK1 |
How does foreign ownership work at Time Square 10?
| Ownership rule | Detail | Action |
|---|---|---|
| Foreign quota | 70% per building max | Request quota ledger in writing |
| Eligible floors | Above ground floor | Confirm unit stack on SPA |
| Title type | Strata co-ownership | Lawyer review before deposit |
| City confirmation | Sihanoukville, not Phnom Penh | Match SPA to marketing |
What does Time Square 10 cost at Otres Beach, including the real total?
| Cost line | Indicative range | Buyer action |
|---|---|---|
| Price per sqm (Otres) | $1,500 to $2,200 | Confirm net sqm and view premium |
| Legal review | $800 to $2,500 | Independent Cambodia lawyer |
| Transfer and stamp duty | Lower through 31 Dec 2026 | Model registration timing |
| Furnishing | $8,000 to $22,000 | Hospitality-grade if short-stay |
| Management fee | $50 to $150 per month | Confirm cleaning and booking |
| Total on 45 sqm unit | $70,000 to $130,000 all-in | Include soft costs |
How does the Megakim payment plan work on Time Square 10?
| Plan element | Typical structure | What to verify |
|---|---|---|
| Down payment | About 20% | Refund terms if project stalls |
| Instalment term | Roughly 40 months | Milestone-linked or calendar-based |
| Trigger for payments | Construction stage | Written, evidenced progress |
| Protection | Escrow where available | Named in the sales contract |
| Handover balance | On completion | Conditions for title transfer |
What is the Otres Beach location like for tenants and tourism income?
| Income model | High season | Low season | Buyer note |
|---|---|---|---|
| Monthly lease | Strong occupancy | Moderate voids | Steadier but lower peak |
| Short-stay nightly | Peak rates | Sharp discounts | Management intensive |
| Mixed use | Blended average | Blended average | Model honestly |
| Owner use | Personal holidays | Off-season quiet | Yield secondary |
What rental yield can Time Square 10 realistically deliver?
Coastal yield claims are the least reliable in Cambodia. Want the real Otres letting record before you underwrite this one?
Get the Otres rent realityAdvantages and disadvantages of Time Square 10
Its advantages are genuine Otres Beach exposure, Megakim payment-plan access, Megakim’s own delivery record on earlier Time Square towers, tourism upside in high season, and lifestyle use for owners who want a coastal base. Its disadvantages are seasonality that compresses net yield, 2029 off-plan completion exposure, naming confusion with Ocean View BKK3, thinner resale liquidity than Phnom Penh, and brochure yields that overstate blended returns.
| Advantages | Disadvantages |
|---|---|
| Otres Beach coastal address | Sharp tourism seasonality |
| Megakim payment plan access | 2029 off-plan delivery risk |
| Megakim’s own delivery record on earlier Time Square towers | Ocean View BKK3 naming confusion |
| High-season income upside | Thinner resale than Phnom Penh |
| Lifestyle owner-use option | 12% to 15% yields are marketing only |
| 39-floor scale at quiet beach strip | Management-intensive short-stay model |
Risks, red flags and what to verify
The main risks are confusing Time Square 10 with Ocean View BKK3, peak-season yield marketing without blended occupancy, calendar-based instalments without milestone proof, coastal oversupply at handover, and assuming Sihanoukville liquidity matches Phnom Penh. When two of these appear together on a coastal deal, walk away instead of trying to negotiate the terms.
- Name and city confusion: Confirm the SPA names Time Square 10 in Sihanoukville, because BKK3 Ocean View is a different building.
- Seasonality blind spot: Model blended occupancy across the year and leave peak-month brochure math out of it.
- Calendar instalments: Insist on milestone-linked releases tied to structural stages you can verify.
- Coastal supply: Several beach towers may hand over near 2029. Model rent competition.
- Yield marketing: on the coast the brochure figure assumes full occupancy, which is exactly what Sihanoukville does not deliver, so ask for last year’s occupied months.
Insider tip: Ask management for two rent statements from an existing Otres building: one from high season and one from low season. The gap between those two months tells you more about net yield than any sales-gallery annual projection.
Which buyers does Time Square 10 suit?
| Profile | Goal | Fit | Starting point |
|---|---|---|---|
| Coastal lifestyle buyer | Beach exposure | Strong | Otres Beach Sihanoukville |
| Tourism income investor | High-season upside | Moderate | Sihanoukville Property |
| Payment-plan buyer | Spread cost | Moderate | Off Plan Property Cambodia Guide |
| Year-round yield hunter | Stable rent | Weak, prefer Phnom Penh | Phnom Penh VS Sihanoukville |
| Lowest ticket seeker | Under $50k | Weak, prefer BKK3 | Time Square Ocean View |
Scenario B: A tourism investor models high and low season separately, budgets for management and cleaning, and only proceeds if net yield survives a conservative blended year.
Scenario C: A buyer who needs year-round professional tenants and Phnom Penh resale depth reads Phnom Penh VS Sihanoukville and compares inland Megakim stock before committing to a 2029 coastal handover.
How to run due diligence before you transfer
Closing verification checklist
Before you transfer any funds on Time Square 10: confirm the SPA shows Time Square 10 at Otres Beach Sihanoukville and not Time Square Ocean View in BKK3 Phnom Penh, verify the 2029 completion timeline and construction milestones with site evidence, request the foreign quota ledger, tie instalments to evidenced progress rather than calendar dates alone, archive blended high and low season rent comps from Otres, model net yield without 12% to 15% peak-season brochure figures, and stress-test a five-year hold against coastal seasonality and supply before you commit.
Frequently Asked Questions
Time Square 10 is Megakim World Corp's 39-floor condominium at Otres Beach, Sihanoukville, with completion targeted around 2029. It is a coastal tourism play, not a Phnom Penh inland tower. Do not confuse it with Time Square Ocean View, which is Megakim's entry stock in BKK3 Phnom Penh despite the ocean-themed name.
No. Time Square Ocean View is in BKK3 Phnom Penh, an inland city with no sea view, marketed from about $40,000. Time Square 10 is at Otres Beach, Sihanoukville, a 39-floor coastal tower with 2029 completion. The shared Time Square brand causes frequent buyer confusion. Confirm city, district and tower name on the SPA.
Yes, on strata above the ground floor, inside the 70% cap on total private-unit area. On the coast the binding constraint is occupancy rather than quota. Coastal towers can attract overseas buyers chasing tourism yields, so quota may fill faster than inland local districts. Request the building ledger in writing before any deposit.
Otres Beach new stock typically runs from about $1,500 to $2,200 per sqm depending on floor and sea view, with compact units from about $70,000 to $120,000. Coastal premiums apply to higher floors with unobstructed views. Confirm net sqm and the official price list before relying on marketing.
On the coast the brochure figure assumes full occupancy, which Sihanoukville does not deliver. Ask for the occupied months, not the nightly rate. Coastal tourism stock needs seasonality modeling: high-season occupancy can lift gross figures, but low-season voids compress net returns. Underwrite with blended occupancy, not peak-month brochure math.
Phnom Penh offers year-round professional tenant demand and deeper resale liquidity. Sihanoukville offers tourism and lifestyle upside with sharper seasonality and thinner off-season income. Read the city comparison in phnom-penh-vs-sihanoukville before you treat a coastal tower like capital-city stock.
Frequently Asked Questions
Time Square 10 is Megakim World Corp's 39-floor condominium at Otres Beach, Sihanoukville, with completion targeted around 2029. It is a coastal tourism play, not a Phnom Penh inland tower. Do not confuse it with Time Square Ocean View, which is Megakim's entry stock in BKK3 Phnom Penh despite the ocean-themed name.
No. Time Square Ocean View is in BKK3 Phnom Penh, an inland city with no sea view, marketed from about $40,000. Time Square 10 is at Otres Beach, Sihanoukville, a 39-floor coastal tower with 2029 completion. The shared Time Square brand causes frequent buyer confusion. Confirm city, district and tower name on the SPA.
Yes, on strata above the ground floor, inside the 70% cap on total private-unit area. On the coast the binding constraint is occupancy rather than quota. Coastal towers can attract overseas buyers chasing tourism yields, so quota may fill faster than inland local districts. Request the building ledger in writing before any deposit.
Otres Beach new stock typically runs from about $1,500 to $2,200 per sqm depending on floor and sea view, with compact units from about $70,000 to $120,000. Coastal premiums apply to higher floors with unobstructed views. Confirm net sqm and the official price list before relying on marketing.
On the coast the brochure figure assumes full occupancy, which Sihanoukville does not deliver. Ask for the occupied months, not the nightly rate. Coastal tourism stock needs seasonality modeling: high-season occupancy can lift gross figures, but low-season voids compress net returns. Underwrite with blended occupancy, not peak-month brochure math.
Phnom Penh offers year-round professional tenant demand and deeper resale liquidity. Sihanoukville offers tourism and lifestyle upside with sharper seasonality and thinner off-season income. Read the city comparison in phnom-penh-vs-sihanoukville before you treat a coastal tower like capital-city stock.
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