Time Square 7 Toul Kork Review: Megakim 49-Floor 2028
Time Square 7 by Megakim in Toul Kork: 49-floor, 700-unit tower, 2028 completion, local owner-occupier market, pricing, yield reality and foreign resale limits.
Quick answer: Time Square 7 is Megakim World Corp’s 49-floor, roughly 700-unit condominium in Toul Kork, Phnom Penh, with completion targeted around 2028. The case is district-led: Toul Kork is a local, middle-class hub where Cambodian owner-occupiers dominate and foreign resale liquidity is thinner than in BKK1 or BKK3. Verify the foreign quota, construction milestones, local rent comps and a realistic net yield before any transfer.
Invest Cambodia Editorial reviews Toul Kork stock against its three separate tenant sources. This is an independent review of Time Square 7 in Toul Kork: what the tower is, why the local district changes tenant and exit math, how pricing differs from Megakim’s premium BKK1 line, and the diligence an off-plan purchase in a middle-class hub still demands.
Read this alongside Toul Kork, the off-plan payment schedule, condo occupancy rates and the 2026 market page.
What is Time Square 7 and who builds it?
| Project fact | Indicative detail | Buyer use |
|---|---|---|
| Floors | 49 | Large-scale district tower |
| Units | About 700 | High supply within one building |
| District | Toul Kork | Local, middle-class hub |
| Completion | Around 2028 | Off-plan risk window |
| Primary buyer | Owner-occupier | Rental and resale skew local |
| 2026 metric | Indicative value | Buyer use |
|---|---|---|
| Phnom Penh avg price | $1,800 per sqm | Baseline vs district discount |
| 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 7?
| 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 | Local-heavy in Toul Kork | Model exit before you buy |
What does Time Square 7 cost in Toul Kork, including the real total?
| Cost line | Indicative range | Buyer action |
|---|---|---|
| Price per sqm (Toul Kork) | $1,200 to $1,600 | 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 | $6,000 to $15,000 | Match local tenant expectation |
| Management fee | $40 to $90 per month | Confirm sinking fund |
| Total on 45 sqm unit | $55,000 to $80,000 all-in | Include soft costs |
How does the Megakim payment plan work on Time Square 7?
| 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 Toul Kork location like for tenants and owner-occupiers?
| Tenant segment | Typical lease | Rent driver |
|---|---|---|
| Local professional | 12 months | Schools and hospitals |
| Cambodian family | Owner-occupier | District amenities |
| Expat teacher | 6 to 12 months | Value vs BKK1 rent |
| Small business owner | 12 months | Retail and office access |
What rental yield can Time Square 7 realistically deliver?
Toul Kork rents to families and school staff, not to short-stay expats. Want the lease comps that match your unit type?
Get matching lease compsAdvantages and disadvantages of Time Square 7
Its advantages are a lower ticket than BKK1, Megakim payment-plan access, Megakim’s own delivery record on earlier Time Square towers, a large-scale tower in an established local district, and genuine owner-occupier demand that supports baseline occupancy. Its disadvantages are thinner foreign resale liquidity, local-price-sensitive tenants, 2028 off-plan completion exposure, high unit count within one building, and brochure yields that overstate net returns.
| Advantages | Disadvantages |
|---|---|
| Lower ticket vs BKK1 premium | Thinner foreign resale pool |
| Strong local owner-occupier demand | Price-sensitive rental market |
| Megakim payment plan on mid ticket | Off-plan delivery through 2028 |
| Megakim’s own delivery record on earlier Time Square towers | About 700 units in one tower |
| Established Toul Kork amenities | 12% to 15% yields are marketing only |
| Foreign quota fills slower than BKK1 | Not an embassy-grade tenant play |
Risks, red flags and what to verify
The main risks are calendar-based instalments without milestone proof, unevidenced yield marketing, assuming Toul Kork liquidity matches BKK1, supply pressure from 700 units in one tower, and confusing Time Square 7 with premium siblings in other districts. Check these against the building rather than the district before any deposit.
- Calendar instalments: Insist on milestone-linked releases tied to structural stages you can verify on site.
- Liquidity assumption: Toul Kork resale to foreign buyers is thinner than BKK1. Model a local-dominated exit.
- Supply concentration: 700 units in one building can soften rents at handover if many investors list together.
- Brand stretch: Time Square 7 is Toul Kork local stock, not BKK1 premium. Confirm the tower on the SPA.
- Yield marketing: ask which rent the yield is built on, the asking rate or the last signed lease, because in Toul Kork those two diverge on smaller units.
Insider tip: On a local-district Megakim tower, ask sales for the percentage of presales to Cambodian owner-occupiers versus investors. A tower skewed heavily to speculators often sees weaker rents and longer voids at handover than one with genuine end-user demand.
Which buyers does Time Square 7 suit?
| Profile | Goal | Fit | Starting point |
|---|---|---|---|
| Local-market investor | Lower ticket | Strong | Toul Kork |
| Long-hold foreign buyer | Spread cost on plan | Moderate | Off Plan Property Cambodia Guide |
| Owner-occupier (mixed) | Live in Phnom Penh | Moderate | Toul Kork |
| Embassy tenant play | Premium rents | Weak, prefer BKK1 | Time Square 6 BKK1 |
| Quick foreign exit | Resale liquidity | Weak | BKK1 Phnom Penh |
Scenario B: A Cambodian family uses the Megakim payment plan to buy for owner-occupier use near schools and Aeon Mall, treating rental yield as secondary.
Scenario C: A foreign buyer who needs embassy-grade tenancy or BKK1 resale depth compares Time Square 6 BKK1 before committing to a 2028 Toul Kork handover.
How to run due diligence before you transfer
Closing verification checklist
Before you transfer any funds on Time Square 7: confirm the tower is Time Square 7 Toul Kork on the SPA and not a BKK1 or BKK3 sibling, verify the 2028 completion timeline and construction milestones with site evidence, request the foreign quota ledger, tie instalments to evidenced progress rather than calendar dates alone, archive three Toul Kork rent comps, model net yield without 12% to 15% brochure figures, and stress-test a five-year hold against local-market resale liquidity before you commit. If the choice is between this tower and its 2028 sibling in the Russian Market district, the differences are laid out in the Time Square 8 review.
Frequently Asked Questions
Time Square 7 is Megakim World Corp's 49-floor condominium in Toul Kork district, Phnom Penh, with about 700 units and completion targeted around 2028. It is a local, middle-class district tower in the Time Square series, not a BKK1 embassy product. Confirm which Time Square tower the contract names, because the district changes the tenant entirely.
Foreign buyers hold strata above the ground floor, within a 70% cap on total private-unit area. Toul Kork draws international tenants, so headroom is worth checking twice. Toul Kork fills foreign quota more slowly than BKK1, but resale liquidity to overseas buyers is thinner. Request the building ledger in writing before you wire a deposit.
Toul Kork trades below BKK1 and BKK3 premiums, often from about $1,200 to $1,600 per sqm on Megakim stock. A compact one-bedroom near 45 sqm might land between $55,000 and $75,000 depending on floor and finish. Confirm net sqm and the official price list before relying on a headline figure.
Ask which rent the yield is built on, the asking rate or the last signed lease, because in Toul Kork those two diverge on smaller units. Toul Kork owner-occupier stock usually underwrites near 5% to 7% gross on local rent comps, then lower on a net basis after vacancy, management fees and sinking-fund costs.
The tower targets Cambodian middle-class owner-occupiers and local investors first, with foreign buyers as a secondary market. Families value schools, hospitals and retail in Toul Kork. Foreign buyers who need a quick exit should compare BKK1 or BKK3 liquidity before committing.
Both are 49-floor Megakim towers, but they serve different markets. Time Square 6 sits in BKK1 with 2027 completion and premium embassy-grade tenants. Time Square 7 is a Toul Kork local-district play with 2028 completion and thinner foreign resale. Ticket size, tenant pool and exit depth differ sharply.
Frequently Asked Questions
Time Square 7 is Megakim World Corp's 49-floor condominium in Toul Kork district, Phnom Penh, with about 700 units and completion targeted around 2028. It is a local, middle-class district tower in the Time Square series, not a BKK1 embassy product. Confirm which Time Square tower the contract names, because the district changes the tenant entirely.
Foreign buyers hold strata above the ground floor, within a 70% cap on total private-unit area. Toul Kork draws international tenants, so headroom is worth checking twice. Toul Kork fills foreign quota more slowly than BKK1, but resale liquidity to overseas buyers is thinner. Request the building ledger in writing before you wire a deposit.
Toul Kork trades below BKK1 and BKK3 premiums, often from about $1,200 to $1,600 per sqm on Megakim stock. A compact one-bedroom near 45 sqm might land between $55,000 and $75,000 depending on floor and finish. Confirm net sqm and the official price list before relying on a headline figure.
Ask which rent the yield is built on, the asking rate or the last signed lease, because in Toul Kork those two diverge on smaller units. Toul Kork owner-occupier stock usually underwrites near 5% to 7% gross on local rent comps, then lower on a net basis after vacancy, management fees and sinking-fund costs.
The tower targets Cambodian middle-class owner-occupiers and local investors first, with foreign buyers as a secondary market. Families value schools, hospitals and retail in Toul Kork. Foreign buyers who need a quick exit should compare BKK1 or BKK3 liquidity before committing.
Both are 49-floor Megakim towers, but they serve different markets. Time Square 6 sits in BKK1 with 2027 completion and premium embassy-grade tenants. Time Square 7 is a Toul Kork local-district play with 2028 completion and thinner foreign resale. Ticket size, tenant pool and exit depth differ sharply.
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