Studio / Hotel Unit
0 Bed • 1 Bath
Entry-level unit with strongest rental demand and lowest capital outlay
About This Development
Citadel Manor | 1-4BR Units | Phnom Penh
Citadel Manor is a 37-floor mixed-use luxury development in Tuol Tompong 2, Phnom Penh, combining hotel units and premium residences under strata ownership. It stands out for its early-entry pricing, low-density planning, smart-home integration, and a service-led model that is rare in Phnom Penh’s current condo market
- TTP2 benefits from rising demand near BKK1 and Russian Market
- Low-density planning with four elevators for just 160 residences
- Launch pricing from roughly $1,100 to $1,200 per sqm
Project Overview
Entry Price
From $82,000
~$1,100 Launch pricing / early-entry pricing
Deposit
30%
~$24,000 on entry unit
Status
Off-Plan
Launched March 2026
Total Units
160
Low-density ultra-luxury positioning
Floors
37
Medium-rise tower
Title
Strata Title
Hard title / strata ownership referenced in brief
Size Range
~40 sqm entry units to larger premium layouts
Brief references small units around ~40 sqm and larger units
Beds
Studio/1BR + larger premium units
Developer
Citadel Manor Development / CDK Development Group
Hospitality-backed, technology-led luxury developer
Completion
2029
TBC
Amenities
Zen Garden, Pilates, Sky Lounge, Concierge +
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Unit Types & Pricing
Compare available layouts
Jump directly to unit sizes, pricing, and floor plan options before reviewing the full investment breakdown.
Location Map
Citadel Manor is located in Tuol Tompong 2 (TTP2), a fast-evolving residential district positioned just south of BKK1 and within walking distance of Russian Market. The area is seeing increasing demand from expats, young professionals, and upper-middle-income Khmer, supported by newer infrastructure, wider roads, and proximity to Phnom Penh’s key lifestyle and commercial zones.
Russian Market (Tuol Tompong)
3–5 minutes
BKK1 District
5–10 minutes
AEON Mall Mean Chey
10–12 minutes
Olympic Stadium & Sports Complex
8–10 minutes
ISPP (International School of Phnom Penh)
10–15 minutes
Phnom Penh International Airport
25–30 minutes
Neighborhood Profile
BKK3 Investment Profile
Tenant profile: Young professionals, expats, and upwardly mobile Khmer seeking modern, serviced urban living
Rental demand: Growing demand from expats and professionals priced out of BKK1, with strong studio and 1BR absorption
Key draws: Proximity to BKK1, Russian Market lifestyle, new infrastructure, and modern residential supply
Connectivity: 5–10 minutes to BKK1, easy access to airport corridor, central Phnom Penh and key commercial districts
Comparable: Nearby developments such as Tan Tower show strong rental performance and limited availability of quality units
Project Narrative
Development Overview
Citadel Manor is a 37-floor project in Tuol Tompong 2 with 160 residences, six amenity floors, hotel-managed operations, and strata ownership. The concept combines wellness, technology, and hospitality, with features including a Karesansui Zen garden, Pilates studio, concierge, sky lounge, cinema, co-working, and full smart-home integration.
The project is positioned well above standard Phnom Penh condominium product. Its planning emphasizes premium outward-facing views, residents-only experiences, strong elevator separation, and a more service-driven ownership model. It is best suited to buyers who want either a managed income product or a more private, lifestyle-oriented urban residence.
Investment Thesis
Tuol Tompong 2 is presented in the brief as one of Phnom Penh’s next higher-end residential corridors, benefiting from proximity to BKK1, Russian Market, the financial district, and the airport growth axis. The area combines better road infrastructure than older prime districts with increasing appeal to expatriates, affluent Khmer families, and long-term renters.
From a pricing perspective, Citadel Manor’s launch level of roughly $1,100–$1,200/sqm is positioned far below the international examples used in the brief, while local rental evidence nearby suggests stronger open-market upside than the guaranteed return structure alone implies. The brief frames the 6%–7% GRR as a protected floor, with nearby Tan Tower rents implying around 9.3% for 1BR/studio equivalents and 11.7% for 2BR equivalents at Citadel Manor pricing.
The main investment strengths are early-cycle district entry, contract-backed income options, scarcity created by only 160 residences, and a differentiated hospitality model. The neutral caution is execution: as with any off-plan development, buyers should verify the current unit release, payment schedule, and completion timeline directly against the latest official developer materials before committing.
ROI Investment Scenario
Illustrative Investment Scenario
Illustrative scenario based on entry-level unit pricing and comparable rental performance in the TTP2 area
Purchase Price
$82,000
Monthly Income
~$450 – $600
Net Yield
6.0% – 8.5%
Holding Period
5 years
Exit Price
~$105,000 – $115,000
5-Year Total ROI
~45% – 65% total return over 5 years
This scenario reflects a conservative entry into an emerging district positioned just outside BKK1. The guaranteed rental structure provides a defined income floor, while nearby rental evidence suggests potential upside if units are leased on the open market after the initial period. TTP2 is transitioning from a secondary residential area into a more established urban district, supported by improving infrastructure, proximity to key lifestyle zones, and spillover demand from higher-priced central locations. As with all off-plan investments, outcomes depend on construction delivery, final unit positioning, and broader market conditions. This scenario should be viewed as a balanced case rather than an optimized projection.
Developer: Citadel Manor Development / CDK Development Group
CDK Development Group is a family-led Cambodian group operating across 5-star hospitality, luxury real estate, residential development, lifestyle media, and international trade. Established in 2003, the group brings more than 20 years in Cambodia’s luxury market and is also behind Angkor Palace Resort & Spa and other residential projects in Phnom Penh and Siem Reap
Unit Types & Pricing
1 Bedroom
1 Bed • 1 Bath
Balanced option for both rental income and end-user appeal
2 Bedroom
2 Bed • 2 Bath
Suitable for families or higher-income tenant profiles
Payment Plan
Structured Payment Timeline
Down payment: 30% initial payment
Construction installments: Staggered payments over approximately 24–30 months during construction
Handover balance: Remaining balance due upon completion (bank financing may be available)
Early bird: Launch pricing available for early buyers
Price escalation: Pricing expected to increase as construction progresses and inventory is absorbed
The payment structure is designed to reduce upfront capital exposure while aligning payments with construction progress.
Investor-focused options include staged payments over the build period, while local buyers may have access to bank financing at later stages. Final terms, schedules, and eligibility should be confirmed against the latest developer release.
Indicative Holding Costs
Ongoing ownership costs for Citadel Manor are in line with serviced, hospitality-led residential developments in Phnom Penh. These costs reflect building management, shared facilities, and operational standards associated with a premium, hotel-managed environment.
Service Charge
TBC (typically incorporated within management structure for hotel-managed units)
Sinking Fund
TBC (one-time contribution upon handover, subject to developer confirmation)
Property Tax
0.1% of property value per year
Monthly Management Fee
$1.10 per sqm per month (as per developer guidance)
Total Holding Cost
Estimated ~$1,200 – $2,000 annually depending on unit size
Management costs are a key component of the overall ownership structure, particularly for hotel-managed units where operational standards and tenant services are included. <br />
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Investors should confirm whether management fees are fixed, variable, or linked to rental performance, as this can impact net returns. Final service charges and sinking fund contributions should be verified against the latest developer documentation prior to purchase.
Regional Price Comparison
New-Build Condo $/sqm Comparison
$1,100 – $1,200
Citadel Manor — Phnom Penh (TTP2)
$2,500 – $4,500
BKK1 — Phnom Penh (Prime District)
$7,000 – $15,000
Bangkok — Central Districts
$20,000 – $60,000+
Singapore / Hong Kong — Prime
$30,000 – $100,000+
Tokyo / Seoul — Luxury New-Build
Citadel Manor’s launch pricing reflects an early-entry position within Phnom Penh’s residential market, particularly in an emerging district like TTP2.
Even when compared to Phnom Penh’s established prime areas such as BKK1, pricing remains significantly lower, while regional comparisons highlight the broader gap between Cambodia and more mature Asian property markets.
This positioning suggests potential for both rental yield and long-term capital appreciation as infrastructure improves and demand continues to shift outward from core districts.
Full Remote Setup for Overseas Investors
Citadel Manor can be purchased and managed entirely remotely, making it suitable for overseas buyers who do not need to be physically present in Cambodia. From reservation through to ownership and rental management, the process can be handled digitally with local support on the ground.
Digital Reservation & SPA
Reserve and sign contracts remotely with secure documentation
Payment from Overseas
International bank transfers accepted in USD
Local Representation
On-the-ground support for coordination, updates, and handover
Construction Monitoring
Regular progress updates and verification throughout the build period
Rental Management Setup
Managed leasing or hotel-style operation available post-completion
Title & Ownership Transfer
Strata title issued with support through the transfer process
Foreign Ownership: Strata Title Confirmed
FAQ
Below are some of the most common questions from international buyers considering Citadel Manor. If you have specific questions about unit availability, payment structure, or ownership, we can provide tailored guidance based on your situation.
Can foreigners own property at Citadel Manor?
Yes. Foreign buyers can legally own strata-title condominium units in Cambodia, including units at Citadel Manor, with full ownership rights.
Do I need to be in Cambodia to purchase?
No. The full purchase process can be completed remotely, including reservation, contract signing, and payment, with local support provided throughout.
How does the rental guarantee work?
The development offers a structured rental return model typically in the 6–7% range for an initial period. After this period, owners may continue with managed leasing or transition to open-market rentals.
What happens if construction is delayed?
Purchase agreements typically include provisions addressing delays and construction timelines. Specific terms should be reviewed in the Sales & Purchase Agreement before committing.
What are the ongoing costs of ownership?
Ongoing costs include property tax (0.1% annually), management fees, and any applicable service charges. These vary depending on unit size and management structure.
Can I resell the unit before completion?
In many cases, off-plan units can be resold prior to completion, subject to developer approval and transfer conditions. This should be confirmed for each specific unit.
What currency are transactions completed in?
Transactions are typically conducted in USD, which is the standard for Cambodia’s condominium market.
What makes TTP2 different from BKK1?
TTP2 is a newer, less saturated district located just outside BKK1. It offers lower entry pricing while benefiting from proximity to established lifestyle and commercial areas.
This information is intended as a general guide. Specific terms, availability, and investment structures may vary by unit and over time, so all details should be confirmed against the latest developer documentation.
Who This Development Is For
Citadel Manor is positioned for buyers seeking a combination of income, lifestyle, and early entry into a developing residential district. Its structure, pricing, and product design make it suitable for a specific type of investor rather than a broad, mass-market audience.
Income-Focused Investor
- Seeking structured rental returns with a defined income floor and the option to transition to open-market leasing over time
- Option to transition to open-market leasing for higher yield
Early-Entry Buyer
- Entering TTP2 ahead of further price growth and district maturation
Overseas Passive Owner
- Full purchase process completed remotely without being in Cambodia
- Locally managed asset with minimal day-to-day involvement required
Lifestyle-Oriented Buyer
- Prefers modern, serviced living with integrated amenities and technology
- Values lower-density residential environments over mass-market projects
Portfolio Diversifier
- Allocating capital into a USD-based frontier real estate market
- Seeking higher yield potential relative to mature Asian cities
Potential Exit Strategies
- Resale upon completion as the project reaches market pricing maturity
- Hold for rental income through managed or open-market leasing
- Exit after rental guarantee period once stabilized income is established
- Portfolio reallocation after 3–5 years depending on market conditions
