Time Square Ocean View Review: Megakim $40k Entry Condo
Time Square Ocean View by Megakim: what a $40,000 ticket buys in BKK3, the real monthly cost of the payment plan, the rent arithmetic, and what is unverified.
Quick answer: Time Square Ocean View is Megakim World Corp’s entry-ticket condo in BKK3, Phnom Penh, marketed from about $40,000 on roughly 20% down and 40 monthly instalments. At that price you are buying a studio. The payment plan works out near $800 a month, twice the market’s usual pace, and the floor count, contractor and completion date are not in any source we could verify.
The developer, its delivery record and the whole Time Square series are covered in the Megakim World Corp profile. This page stays on one building and one question: what the $40,000 ticket actually gets you, and what it costs month by month.
What do we know about Time Square Ocean View?
The project passed our August 2026 source check as a real Megakim building. Beyond the name, the entry price and the payment terms, the published record is thin, and we would rather show the gaps than guess at them.
| Item | Status |
|---|---|
| Developer | Megakim World Corp, Time Square line |
| Location | BKK3, Phnom Penh |
| Entry price | From about $40,000 |
| Payment terms | About 20% down, balance over roughly 40 months |
| Floors and unit count | Not verified |
| Main contractor | Not verified |
| Construction stage | Not verified |
| Completion date | Not verified |
The name needs one sentence. Phnom Penh sits on the Tonle Sap and the Mekong, far from any coast, so “Ocean View” is branding. It is harmless as long as the buyer does not let it stand in for the four missing rows above.
What does $40,000 buy here?
It buys a studio. The entry ticket for Megakim’s Time Square class is set out on the minimum investment guide, which owns those numbers. Studios in this segment usually measure 25 to 35 sqm, so a $40,000 headline implies roughly $1,140 to $1,600 per sqm. The Phnom Penh average is about $1,800 per sqm, which means the unit is priced below the city in per-sqm terms even though it is the smallest thing on the list.
The headline rarely survives to the contract unchanged. Floor premiums, views and parking are usually priced separately, and the $40,000 unit is normally the lowest floor and least favoured aspect. Ask for the price list with the net sqm of each stack, and compare the unit you are offered with the one in the advert.
What does the payment plan cost each month?
The plan sounds light and is not. On a $40,000 unit, 20% down is $8,000. The remaining $32,000 over about 40 months comes to roughly $800 a month.
| Line | Ocean View plan | Market convention |
|---|---|---|
| Deposit | $8,000 (20%) | Varies |
| Monthly instalment | About $800 | About $400 (1% of price) |
| Term | About 40 months | 30 to 40 months |
| Interest | Not stated | Usually none |
The convention column comes from the off-plan payment schedule guide, which records about 1% of the price a month as the normal pace in Phnom Penh. A plan that runs at twice that pace moves your money into the building faster than construction may justify. Ask for each instalment to be tied to a named construction stage, with dated photos, and for the SPA to state what happens to paid instalments if completion slips. With banking non-performing loans near 8.9% in 2026, presale-funded towers carry delivery risk that the buyer has to price in.
Buying at Time Square Ocean View? We will ask Megakim for the construction permit, the unit schedule and the instalment triggers, and read the completion clause before your first payment.
Check this buildingWhat rent can a studio here earn?
Indicative rents for a 25 to 35 sqm studio run about $250 to $400 a month. That band is recorded for outer-district studios, and BKK3 is closer to the centre, so a well-furnished unit here should sit in the upper half. The completed Time Square cluster rents furnished one-bedrooms at $420 to $510, which gives the ceiling a studio will not reach.
| Scenario | Monthly rent | Months let | Gross on $40,000 |
|---|---|---|---|
| Low | $250 | 12 | 7.5% |
| Low with vacancy | $250 | 10 | 6.3% |
| High | $400 | 12 | 12.0% |
| High with vacancy | $400 | 11 | 11.0% |
Those figures are before service charge, furnishing and tax. A non-resident owner pays 14% withholding on gross rent, covered in the rental income tax guide. The 12% row is where brochure yields come from, and it assumes the top rent in every month of the year. A studio in a building full of other $40,000 studios competes on price, which is why the lower rows are the ones to underwrite. The method for turning gross into net is in the net versus gross yield guide.
How does it compare with the other Megakim options?
Three Megakim products bracket this one, and each answers a different buyer.
| Time Square Ocean View | Square Castle (Time Square 11) | Time Square 306 | |
|---|---|---|---|
| District | BKK3 | BKK3, Street 113 | BKK1 |
| Entry | About $40,000 | About $50,000 | Resale, completed |
| Stage | Not verified | Groundbreaking 8 June 2026, completion targeted June 2029 | Completed January 2026 |
| Height | Not verified | 39 storeys | Completed tower |
| What you can inspect | Showroom | Showroom | The building itself |
Square Castle costs about $10,000 more and has a documented start date, which is worth something when the cheaper tower does not. Time Square 306 is reviewed on this site in the same entry band and removes delivery risk altogether, since the building is finished and can be walked through. At this budget the step up from Ocean View is less about price than about how much of the building already exists.
What does ownership look like here?
Foreign buyers may hold freehold strata title on private units above the ground floor under the Law of 24 May 2010, subject to Sub-Decree No. 126 (2009): foreign ownership is capped at 70% of the total area of all private units in the co-owned building. Land remains closed to foreign freehold ownership. The full rules are in the foreign ownership guide.
The quota matters more at this price than in premium stock. A $40,000 ticket draws a wide pool of overseas buyers, and when the foreign share of the building fills, the resale market for your unit narrows to Cambodian buyers. Ask for the quota position in writing, and treat a verbal “almost sold out” as a sales line.
Can you sell before the tower is finished?
Sometimes, and it depends on the contract more than on the market. Selling an off-plan unit before handover is an assignment: the buyer takes over your SPA and the remaining instalments, and the developer usually has to consent and may charge a fee. At the entry tier the obstacle is competition, because your assignment is offered against Megakim’s own unsold units, often on better terms than you can match. Read the assignment clause before you sign, and check what consent and fees it sets. The mechanics are in the assignment sale guide.
Who is this tower for?
It fits a buyer with the $40,000 ticket plus closing and furnishing costs in hand who wants a foreign-owned unit in central Phnom Penh, can carry roughly $800 a month for three years, and will hold for the long term. It also fits a buyer who wants to test the market with a small position before committing larger sums elsewhere.
It does not fit a buyer who needs income soon, who needs to resell quickly, or who cannot absorb a delay. For that buyer, completed stock is the better tool, and the sub-$50,000 guide lists what else sits in the same budget in BKK3 and beyond.
Before you pay the $8,000
Ask Megakim for the construction permit with the main contractor named, the unit schedule with net sqm, and a completion date written into the SPA with a remedy for delay. Tie every instalment to a construction stage. Get the foreign quota position in writing. Then visit a completed Time Square tower and look at how its lifts, corridors and common areas have aged, because that is the building your unit will become.
Frequently Asked Questions
Units are marketed from about $40,000, which is the entry ticket for Megakim's Time Square line. At that price the unit is a studio, and on a 25 to 35 sqm studio $40,000 works out to roughly $1,140 to $1,600 per sqm, below the Phnom Penh average of about $1,800. Confirm the net sqm of the exact unit on the price list.
No. The project is listed in BKK3, Phnom Penh, which is an inland river city. Ocean View is a brand name. Judge the building on its price, construction stage and BKK3 rent, since the name tells you nothing about the unit.
On a $40,000 unit, 20% down is $8,000 and the remaining $32,000 over about 40 months is roughly $800 a month. That is about twice the market convention of 1% of the price per month. Ask for each instalment to be tied to a construction stage.
Yes, as strata co-ownership above the ground floor. Under Sub-Decree No. 126 (2009), foreign ownership is capped at 70% of the total area of all private units in the building. Entry-priced towers attract many foreign buyers, so ask for the quota position in writing.
Indicative studio rents of 25 to 35 sqm run about $250 to $400 a month. On a $40,000 purchase that is 7.5% to 12% gross, and the top of the band needs the top rent every month. After one to two months of vacancy the range falls to roughly 6% to 11% before service charge and tax.
Floor count, unit count, the main contractor, the construction stage and a completion date are not in any source we could check. Ask Megakim for the construction permit, the unit schedule and a completion clause in the SPA before paying.
Frequently Asked Questions
Units are marketed from about $40,000, which is the entry ticket for Megakim's Time Square line. At that price the unit is a studio, and on a 25 to 35 sqm studio $40,000 works out to roughly $1,140 to $1,600 per sqm, below the Phnom Penh average of about $1,800. Confirm the net sqm of the exact unit on the price list.
No. The project is listed in BKK3, Phnom Penh, which is an inland river city. Ocean View is a brand name. Judge the building on its price, construction stage and BKK3 rent, since the name tells you nothing about the unit.
On a $40,000 unit, 20% down is $8,000 and the remaining $32,000 over about 40 months is roughly $800 a month. That is about twice the market convention of 1% of the price per month. Ask for each instalment to be tied to a construction stage.
Yes, as strata co-ownership above the ground floor. Under Sub-Decree No. 126 (2009), foreign ownership is capped at 70% of the total area of all private units in the building. Entry-priced towers attract many foreign buyers, so ask for the quota position in writing.
Indicative studio rents of 25 to 35 sqm run about $250 to $400 a month. On a $40,000 purchase that is 7.5% to 12% gross, and the top of the band needs the top rent every month. After one to two months of vacancy the range falls to roughly 6% to 11% before service charge and tax.
Floor count, unit count, the main contractor, the construction stage and a completion date are not in any source we could check. Ask Megakim for the construction permit, the unit schedule and a completion clause in the SPA before paying.
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