Time Square 6 BKK1 Review: Megakim TS302 Tower 2027
Time Square 6 (TS302) by Megakim in BKK1: 49-floor tower topping out March 2026, 2027 handover, sold-out presale, premium pricing, yield and resale reality.
Quick answer: Time Square 6 (TS302) is Megakim World Corp’s 49-floor condominium in BKK1, with topping out targeted for March 2026 and completion around 2027. Presale is reported sold out, so most new buyers face resale assignments or waitlists rather than primary launch pricing. The case is location-led: BKK1 embassy-district demand supports tenant quality and resale liquidity at a higher ticket than Megakim’s BKK3 entry towers. Verify the foreign quota, construction stage, assignment terms and a realistic net yield before any transfer.
Invest Cambodia Editorial reviews BKK1 towers against the district’s own letting evidence. This is an independent review of Time Square 6 in BKK1: what the tower is, why the sold-out presale changes how you buy, how BKK1 pricing and tenant demand differ from Megakim’s affordable cluster, and the diligence a premium off-plan purchase still demands.
Read this alongside BKK1, BKK1 versus BKK3, district rental yields and the 2026 market page.
What is Time Square 6 and who builds it?
| Project fact | Indicative detail | Buyer use |
|---|---|---|
| Floors | 49 | Mid-high rise for BKK1 |
| District | BKK1 embassy core | Premium tenant pool |
| Topping out | March 2026 target | Site-verify before instalments |
| Completion | Around 2027 | Off-plan risk window |
| Presale status | Reported sold out | Resale or waitlist path |
| 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 |
How does foreign ownership work at Time Square 6?
| 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 |
| Resale pool | Foreign + local mix | Model exit before you buy |
What does Time Square 6 cost in BKK1, including the real total?
| Cost line | Indicative range | Buyer action |
|---|---|---|
| Price per sqm (BKK1) | $2,200 to $2,800 | Confirm net sqm on SPA |
| 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 $20,000 | Embassy-grade tenant expectation |
| Management fee | $50 to $120 per month | Confirm sinking fund |
| Assignment premium | Varies if resale | Verify seller chain and SPA |
What does sold-out presale mean for buyers in 2026?
How does the Megakim payment plan work on Time Square 6?
| 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 BKK1 location like for tenants?
| Tenant segment | Typical lease | Rent driver |
|---|---|---|
| Embassy and NGO | 12 months | Walk to missions |
| Corporate expat | 12 to 24 months | Norodom access |
| School family | 12 months | International schools |
| Remote professional | 6 to 12 months | Cafes and security |
What rental yield can Time Square 6 realistically deliver?
Presale sold out usually means resale only. Want the true available stock and the quota headroom for Time Square 6 confirmed in writing?
Confirm what is actually availableAdvantages and disadvantages of Time Square 6
Its advantages are a true BKK1 address, Megakim payment-plan access in a premium district, Megakim’s own delivery record on earlier Time Square towers, strong embassy-grade tenant demand, and better foreign resale liquidity than suburban Megakim stock. Its disadvantages are a sold-out presale that forces assignment risk, premium pricing above Megakim’s entry cluster, off-plan completion exposure through 2027, quota pressure in a foreign-heavy district, and brochure yields that overstate net returns.
| Advantages | Disadvantages |
|---|---|
| BKK1 embassy-district address | Sold-out presale, assignment legal risk |
| Strong expat tenant pool | Premium ticket vs Megakim entry line |
| Payment plan on premium stock | Off-plan delivery through 2027 |
| Megakim’s own delivery record on earlier Time Square towers | 70% foreign quota fills fast in BKK1 |
| Better resale liquidity than BKK3 entry | 12% to 15% yields are marketing only |
| 49-floor scale in core Phnom Penh | Brand stretch into premium pricing |
Risks, red flags and what to verify
The main risks are assignment fraud or incomplete seller chains on sold-out stock, calendar-based instalments without milestone proof, unevidenced yield marketing, foreign quota already near the ceiling, and confusing Time Square 6 with cheaper Ocean View stock in BKK3. In BKK1 the quota flag alone is enough to pause on.
- Assignment without developer consent: Any resale must be accepted by Megakim in writing with a clean payment history.
- Calendar instalments: Insist on milestone-linked releases tied to topping out and fit-out stages you can verify.
- Brand confusion: Time Square 6 is BKK1; Ocean View is BKK3 entry. Confirm the tower on the SPA.
- Quota pressure: Request the foreign quota ledger, not a verbal “almost full” line.
- Yield marketing: BKK1 supports roughly 6% to 8% gross, so any figure above that is describing a serviced or short-let model with a different cost base.
Insider tip: On a sold-out BKK1 tower, ask the seller for the original SPA, all milestone receipts, and a developer letter confirming the assignment path before you pay more than a token holding deposit. If any link in that chain is missing, the discount on the unit price is not worth the title risk.
Which buyers does Time Square 6 suit?
| Profile | Goal | Fit | Starting point |
|---|---|---|---|
| BKK1 first-timer | Tenant quality | Strong | BKK1 Phnom Penh |
| Megakim loyalist stepping up | Premium address | Strong | Megakim World Corp |
| Payment-plan buyer | Spread cost | Moderate | Off Plan Property Cambodia Guide |
| Yield hunter | Headline gross | Weak | Phnom Penh Rental Yield Guide |
| Lowest ticket seeker | Under $50k | Weak, prefer BKK3 | Time Square Ocean View |
Scenario B: A buyer who needs primary presale pricing recognises sold-out status and either joins a documented waitlist or compares Time Square 11 (The Time Castle) for a lower ticket with primary inventory.
Scenario C: A capital-quality buyer who distrusts off-plan risk in BKK1 compares completed OCIC stock using Megakim VS OCIC Entry Price before committing to a 2027 handover.
How to run due diligence before you transfer
Closing verification checklist
Before you transfer any funds on Time Square 6: confirm the tower is TS302/Time Square 6 on the SPA and not Ocean View in BKK3, verify sold-out presale status and any assignment path with Megakim in writing, request the foreign quota ledger, tie instalments to evidenced construction milestones through the 2027 completion target, archive three BKK1 rent comps, model net yield without 12% to 15% brochure figures, and stress-test a five-year hold against assignment and off-plan risk before you commit.
Frequently Asked Questions
Time Square 6 is Megakim World Corp's 49-floor condominium in BKK1, sometimes marketed under the TS302 label in sales materials. It is a premium-district tower in the Time Square series, not the same building as Time Square Ocean View in BKK3. Check the tower number on the contract, since Megakim runs several Time Square schemes at once.
Megakim reported the presale as sold out, with topping out targeted for March 2026 and completion around 2027. New foreign buyers typically need resale assignments, waitlists, or any late-release inventory confirmed in writing. Treat any unsold claim without a unit schedule as marketing pressure.
Yes, strata above the ground floor inside the 70% area cap, and in BKK1 that cap is a live constraint rather than a formality. BKK1 towers fill foreign quota faster than suburban stock, so request the building ledger in writing before you wire a deposit.
BKK1 pricing typically runs from about $2,200 to $2,800 per sqm, above the $1,800 Phnom Penh average. Megakim entry siblings in BKK3 start near $40,000, while a BKK1 Time Square unit is a step-up ticket. Confirm net sqm, floor and view on the official price list or resale assignment.
BKK1 supports roughly 6% to 8% gross, so a higher figure is describing a serviced or short-let model with a different cost base. BKK1 prime stock usually underwrites near 5% to 6% gross on honest rent comps. Model net yield after 1 to 2 months annual vacancy, management fees and sinking-fund costs.
They share the Time Square brand but serve different markets. Time Square 6 is a 49-floor BKK1 tower with 2027 completion and a sold-out presale. Time Square Ocean View is Megakim's lowest entry stock from about $40,000 in BKK3. Location, ticket size and liquidity differ sharply.
Frequently Asked Questions
Time Square 6 is Megakim World Corp's 49-floor condominium in BKK1, sometimes marketed under the TS302 label in sales materials. It is a premium-district tower in the Time Square series, not the same building as Time Square Ocean View in BKK3. Check the tower number on the contract, since Megakim runs several Time Square schemes at once.
Megakim reported the presale as sold out, with topping out targeted for March 2026 and completion around 2027. New foreign buyers typically need resale assignments, waitlists, or any late-release inventory confirmed in writing. Treat any unsold claim without a unit schedule as marketing pressure.
Yes, strata above the ground floor inside the 70% area cap, and in BKK1 that cap is a live constraint rather than a formality. BKK1 towers fill foreign quota faster than suburban stock, so request the building ledger in writing before you wire a deposit.
BKK1 pricing typically runs from about $2,200 to $2,800 per sqm, above the $1,800 Phnom Penh average. Megakim entry siblings in BKK3 start near $40,000, while a BKK1 Time Square unit is a step-up ticket. Confirm net sqm, floor and view on the official price list or resale assignment.
BKK1 supports roughly 6% to 8% gross, so a higher figure is describing a serviced or short-let model with a different cost base. BKK1 prime stock usually underwrites near 5% to 6% gross on honest rent comps. Model net yield after 1 to 2 months annual vacancy, management fees and sinking-fund costs.
They share the Time Square brand but serve different markets. Time Square 6 is a 49-floor BKK1 tower with 2027 completion and a sold-out presale. Time Square Ocean View is Megakim's lowest entry stock from about $40,000 in BKK3. Location, ticket size and liquidity differ sharply.
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