Time Square 306 Review: Megakim Handover Cluster 2026
Time Square 306 by Megakim: where it sits in the Time Square handover cluster, entry pricing, payment plan, contractor, yield reality, and buyer checklist.
Quick answer: Time Square 306 is an entry-tier tower in Megakim World Corp’s Time Square handover cluster in Phnom Penh, the same affordable line as Time Square Ocean View and Time Square 11. The case rests on the lowest absolute ticket, with sister stock from about $40,000 to $50,000 on 20% down and roughly 40-month plans, against a city average near $1,800 per sqm. The smartest move is to judge the cluster by its completed buildings before you trust the brochure, then verify quota, contractor and net yield.
Invest Cambodia Editorial reviews entry-tier towers against the units they compete with inside the same building. This page is an independent review of Time Square 306 inside Megakim’s wider handover cluster: where it sits in the Time Square line, what entry stock costs, how the payment plan and contractor stack up, and the diligence an affordable off-plan purchase still demands on invest-cambodia.com.
For wider context read Megakim World Corp, Cambodia Property Investment Guide 2026, Off Plan Property Cambodia Guide, Developer Due Diligence Red Flags Cambodia, and Phnom Penh Rental Yield Guide, and the 2026 market page.
How does Time Square 306 fit Megakim’s handover cluster?
The cluster framing is the most useful lens for a Time Square 306 buyer. Megakim runs one recognisable brand across several buildings, which gives the line a track record you can actually study rather than a single unproven launch. That is a real advantage over a standalone first-time developer, because the older Time Square towers show how Megakim sells, builds and hands over in practice. The trade-off is that a shared brand can mask building-level variation, so the licence, title, contractor and finish of the specific 306 tower still need separate verification. Treat the brand as evidence about the developer and the contractor as evidence about delivery, then judge your individual unit on its own documents. The full developer profile, including the the main contractor contractor relationship, sits in Megakim World Corp.
| 2026 metric | Indicative value | Buyer use |
|---|---|---|
| Phnom Penh avg price | $1,800 per sqm | Baseline vs district premium |
| 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 |
What does the Time Square 306 handover record mean for buyers?
Handover is where off-plan promises meet reality: the moment the unit, common areas, lifts and services are actually delivered and the sinking fund starts to matter. In the entry tier, the gap between a glossy sales gallery and a three-year-old occupied corridor can be wide, which is exactly why the cluster is valuable. Walk the oldest completed Time Square tower, look at how the lobby, lifts and shared spaces have aged, ask current owners about delays between the marketed and actual handover, and check whether the building is maintained or neglected. A developer’s worst-kept finished building is a more honest preview than its newest showroom. Where a tower is still off-plan, tie the handover expectation to verified construction milestones rather than a marketed date, using the framework in Off Plan Property Cambodia Guide.
How much does a Time Square 306 unit cost?
| Cost line | Indicative range | Buyer action |
|---|---|---|
| Unit price (entry band) | About $40,000 to $50,000 | 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 |
On an entry unit the soft costs are a larger share of the total than on a premium purchase, so a low headline price can become meaningfully bigger once legal review, furnishing and transfer are added. 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. The discipline is to underwrite the full acquisition cost, not the brochure number, so the low ticket is judged honestly.
How do Megakim payment plans work at Time Square 306?
| Factor | Phnom Penh 2026 | Notes |
|---|---|---|
| City condo stock | 76,000 to 80,000 units | Absorption 3% to 4% annual |
| City average price | $1,800 per sqm | Megakim entry at or below |
| Banking NPL | 8.9% ratio | Presale financing watch |
| Stamp duty | Through 31 Dec 2026 | Incentive window active |
| CGT on property | Deferred to 1 Jan 2027 | Plan exit timing |
| Foreign quota | 70% per building | Above ground floor only |
A payment plan is a risk-sharing instrument, and reading it carefully matters more on entry-tier off-plan stock than almost any other step. A 20% down, 40-month structure is normal and is one reason Megakim reaches buyers who cannot pay cash. The exposure appears when the schedule is decoupled from the build: paying month 18 of 40 on a tower that has stalled leaves capital at risk with thin recourse in a shallow resale market, a danger amplified by the 8.9% banking NPL ratio that pressures presale-reliant developers. Ask for milestone-linked releases and escrow where available, and treat any push to deposit before you have read the contract as a red flag, as set out in Developer Due Diligence Red Flags Cambodia.
What rental yield can Time Square 306 realistically deliver?
The yield arithmetic favours cheap stock on paper, because a lower purchase price against achievable rent produces a higher gross percentage than a premium unit. The catch sits on the cost and demand side. Entry towers compete for value-conscious tenants, vacancy can run higher, and management plus sinking-fund costs eat a larger share of a small rent. Model with occupancy near 85%, verified fees and one to two months of annual vacancy, and discount any brochure yield heavily. Foreign tenant demand still concentrates in BKK1, BKK3 and Tonle Bassac near schools and offices, so location within the entry tier drives the realistic income. The buyer mix that underpins this demand includes 9% Polish, 9.6% Russian and 7.4% French shares per realestate.com.kh, and the underwriting discipline lives in Phnom Penh Rental Yield Guide.
Time Square 306 has a handover record you can actually inspect. Want us to pull it, along with the building accounts, before you buy resale?
Request the handover recordWhat are the advantages and disadvantages of Time Square 306?
Time Square 306’s advantages are the lowest absolute entry price, payment-plan access, a Time Square brand with a real handover record and potentially higher gross yield; its disadvantages are entry-tier completion risk, presale-financing exposure, price-sensitive tenant demand and thinner resale liquidity.
| Advantages | Disadvantages |
|---|---|
| Entry band from about $40,000 across the line | Entry-tier completion risk on off-plan |
| 20% down, roughly 40-month payment plans | Presale-reliant financing under 8.9% NPL |
| Time Square cluster offers a handover record | Brand spread means quality varies by tower |
| Megakim’s own delivery record across the series | Thinner, price-led resale liquidity |
| Potentially higher gross yield than premium | Yield claims of 12% to 15% are marketing only |
| Brings foreign ownership within reach | 70% quota can fill fast in popular towers |
The advantages and disadvantages are two faces of the same affordability coin. At this ticket you are competing with the largest pool of near-identical units in the city, so the payment plan and the building’s management decide the outcome rather than the price. A disciplined entry-tier buyer accepts these risks knowingly and manages them through contract terms and cluster inspection, rather than assuming a low price removes them. The premium alternative, with its higher ticket and deeper resale demand, is profiled in OCIC Developer Guide.
What are the risks and red flags before you deposit?
- Calendar-based instalments: Insist on milestone-linked payments and escrow; a plan tied only to dates makes you carry delivery risk.
- Presale dependence: A tower funded entirely by continuous sales is fragile under the 8.9% banking NPL ratio, so confirm the financing model.
- Unevidenced marketing: Treat any 12% to 15% gross yield claim or near-full quota scarcity push without documents as marketing only.
- Brand assumption: Verify the specific 306 tower’s licence, title and contractor, because a shared Time Square brand does not certify one building.
- Deposit pressure: Demands to pay before independent checks exist to stop verification; a credible developer expects you to take time.
Insider tip: Ask to inspect the oldest completed Time Square tower at two times on a weekday, morning and evening, before you look at the 306 showroom. Tenant noise, lift waiting times and corridor maintenance change through the day, and an aged sister building tells you more about your future unit than any render.
Which buyer scenarios fit Time Square 306?
Time Square 306 fits buyers prioritising the lowest entry price, payment-plan access and gross-yield potential, while accepting entry-tier completion and liquidity risk. It is the wrong fit for buyers prioritising capital quality, brand-led resale demand or a short, certain hold.
| Profile | Goal | Fit | Starting point |
|---|---|---|---|
| Entry investor under $50k | Lowest ticket | Strong | Time Square Ocean View |
| Payment-plan buyer | Spread cost over time | Strong | Off Plan Property Cambodia Guide |
| Yield hunter | Higher gross yield | Moderate | Phnom Penh Rental Yield Guide |
| Capital-quality buyer | Brand resilience | Weak, prefer OCIC | Megakim VS OCIC Entry Price |
| Short-hold buyer | Quick exit | Weak, liquidity thin | Resale Liquidity Cambodia Condos |
Scenario A: A buyer with $45,000 takes a Time Square unit on a 20% down, 40-month plan, ties instalments to construction milestones, confirms the foreign quota in writing, and accepts entry-tier liquidity risk for the low ticket.
Scenario B: A yield-focused buyer models the unit on realistic city rent comps and 85% occupancy, discounts the brochure yield heavily, and proceeds only if the net figure survives vacancy and management costs.
Scenario C: A buyer who needs a certain, short exit recognises Time Square 306 is the wrong tool, because entry-tier resale is thin, and shifts toward completed premium stock or a different strategy, weighing the trade in Megakim VS OCIC Entry Price.
How should you run due diligence on Time Square 306?
Entry-tier diligence is not lighter diligence; a smaller ticket still buys a real off-plan risk, and the cluster gives you tools most single launches cannot. Because Megakim leans on payment plans and presales, the contract and financing model deserve as much scrutiny as the unit itself. Walk a finished Time Square building in the BKK3 cluster, profiled in BKK3 Phnom Penh, to judge how the brand actually delivers and maintains, apply the developer red-flag screen in Developer Due Diligence Red Flags Cambodia, and follow the transfer-day workflow in Due Diligence Process Cambodia Step By Step. Keep the wider strategy in Cambodia Property Investment Guide 2026 in view so a low price does not crowd out the bigger picture.
Closing verification checklist
Before you transfer funds for a Time Square 306 unit: confirm the construction licence and land title with a Cambodia lawyer, request the building’s remaining foreign quota ledger in writing, verify which main contractor is named on the project documentation, inspect the oldest completed Time Square tower rather than only the showroom, model net yield with realistic city comps and verified fees, account for the stamp duty incentive through 31 December 2026, and tie every off-plan instalment to verified construction milestones with escrow where available. Compare the entry-tier case against the premium tier in Megakim VS OCIC Entry Price before committing.
Frequently Asked Questions
Time Square 306 is an entry-tier high-rise condominium in Megakim World Corp's Time Square series in Phnom Penh, the same affordable line as Time Square Ocean View and Time Square 11. It targets foreign buyers who want a low absolute ticket and a payment plan rather than premium positioning.
Megakim builds several Time Square towers under one brand, so the handover record across the cluster is the most honest preview of what Time Square 306 will deliver. Inspect an older completed Time Square tower, not just the showroom, to judge build quality and maintenance.
Megakim entry stock is among the cheapest foreign-eligible condos in Phnom Penh, with sister project Time Square Ocean View from about $40,000 and Square Castle from about $50,000, at or below the $1,800 per sqm city average. Confirm the exact unit, floor and view before relying on a headline price.
Megakim commonly markets a 20% down payment with the balance over roughly 40 months. The decisive question is whether instalments are tied to verified construction milestones, which protects you, or to calendar dates, which leaves you carrying delivery risk.
Entry-tier towers compete on price, which caps rent growth. Model the rent against the other near-identical units in the same building. A low entry price can support a stronger gross yield than premium stock, but you must underwrite net yield after vacancy, management and maintenance with realistic city rent comps.
Yes. Foreigners can hold strata co-ownership above the ground floor within the 70% foreign quota per building. Request the building's remaining foreign quota in writing before any deposit, because popular entry towers can fill their allocation quickly.
Frequently Asked Questions
Time Square 306 is an entry-tier high-rise condominium in Megakim World Corp's Time Square series in Phnom Penh, the same affordable line as Time Square Ocean View and Time Square 11. It targets foreign buyers who want a low absolute ticket and a payment plan rather than premium positioning.
Megakim builds several Time Square towers under one brand, so the handover record across the cluster is the most honest preview of what Time Square 306 will deliver. Inspect an older completed Time Square tower, not just the showroom, to judge build quality and maintenance.
Megakim entry stock is among the cheapest foreign-eligible condos in Phnom Penh, with sister project Time Square Ocean View from about $40,000 and Square Castle from about $50,000, at or below the $1,800 per sqm city average. Confirm the exact unit, floor and view before relying on a headline price.
Megakim commonly markets a 20% down payment with the balance over roughly 40 months. The decisive question is whether instalments are tied to verified construction milestones, which protects you, or to calendar dates, which leaves you carrying delivery risk.
Entry-tier towers compete on price, which caps rent growth. Model the rent against the other near-identical units in the same building. A low entry price can support a stronger gross yield than premium stock, but you must underwrite net yield after vacancy, management and maintenance with realistic city rent comps.
Yes. Foreigners can hold strata co-ownership above the ground floor within the 70% foreign quota per building. Request the building's remaining foreign quota in writing before any deposit, because popular entry towers can fill their allocation quickly.
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