Off-Plan
Time Square 9
BKK1 (Street 278)
About This Development
Time Square 10 | 1-4BR Units | Sihanoukville
Time Square 10 is a 39-storey beachfront condominium development at Otres Beach 1 in Sihanoukville, offering 1- to 4-bedroom residences plus duplex layouts under foreign-ownership eligible strata-title ownership. It stands out for giving buyers direct coastal positioning, resort-style amenities, and a lower entry price than most prime Phnom Penh and regional beachfront alternatives.
- Front-line Otres Beach location with stronger lifestyle appeal than urban Sihanoukville
- Three-tower scheme with resort amenities and broad unit mix
- Entry pricing remains low for beachfront strata-title stock in Cambodia
Project Overview
Entry Price
From $50,000
From ~$1,107/sqm
Price / SQM
$1,107/sqm
Marketed from around $1,100–$1,200/sqm at entry level
Deposit
20%
~$10,000 on entry unit
Status
Under Construction
Groundbreaking took place on December 4, 2025
Total Units
1,300
Across three connected towers
Floors
39
High-rise tower
Title
Strata Title
Foreign ownership eligible / hard title reported
Size Range
Includes classic and duplex layouts
1–4 bedrooms + duplex units
Beds
1–4 Beds
Developer
Megakim World Corp
Established Time Square-series developer with multiple completed Phnom Penh projects
Completion
June 2029
Reported 36-month construction timeline from groundbreaking
Amenities
Sky Pool, Sky Bar, Gym, Yoga, Kids’ Facilities + Beach Club
Click to view all
Unit Types & Pricing
Compare available layouts
Jump directly to unit sizes, pricing, and floor plan options before reviewing the full investment breakdown.
Location Map
Time Square 10 sits on Otres Beach 1, the stretch of coastline generally viewed as Sihanoukville’s most livable beachfront area. Compared with the denser urban core, Otres offers a more relaxed resort setting while still benefiting from expressway access to Phnom Penh, tourism recovery, and proximity to cafés, hotels, and beach-oriented lifestyle demand
Otres Beach 1
Beachfront lifestyle
Brown Coffee (Otres)
Café + remote work spot
Queen Hill Resort
Beachfront resort + dining
Otres Market Area
Bars, cafés, local retail
Otres Marina / River Area
Waterfront dining + leisure
Ream National Park
Nature reserve + eco-tourism
Koh Ta Kiev (Island Access)
Day trips + island tourism
Sihanoukville Expressway Access
Direct Phnom Penh connection
Neighborhood Profile
BKK3 Investment Profile
Tenant profile: Short-term holiday renters, digital nomads, and regional visitors, alongside a smaller base of longer-stay tenants seeking beachfront living at an accessible price point.
Rental demand: Demand is seasonal and tourism-driven, with increasing consistency as Sihanoukville’s infrastructure and international connectivity continue to improve.
Key draws: Beachfront proximity, lifestyle-oriented amenities, and a low entry price relative to comparable coastal markets in the region.
Connectivity: Located near Otres Beach with improving access to Sihanoukville International Airport, major highways, and ongoing regional infrastructure upgrades.
Comparable: Positioned below Phuket, Bali, and Da Nang pricing, offering a lower entry point with similar long-term tourism and lifestyle fundamentals.
Project Narrative
Development Overview
Time Square 10 is an ocean-view condominium project on Otres Beach 1 in Sangkat Bei, Sihanoukville. Developed by Megakim World Corp, the project comprises three connected towers with approximately 1,300 units, ranging from compact 1-bedroom residences to larger family layouts and duplex products. Buyers are offered foreign-ownership-eligible strata-title property, along with amenities including a sky pool, gym, yoga areas, lounges, children’s facilities, beach club, and rooftop entertainment spaces.
In product terms, Time Square 10 is positioned as a lifestyle-led coastal development rather than a purely functional city condo. The project’s scale, beachfront setting, and wider unit mix make it relevant to holiday-home buyers, overseas purchasers, and investors who want exposure to Cambodia’s coastal market without stepping into a top-end luxury pricing bracket.
Investment Thesis
Otres Beach is one of the strongest location stories in Sihanoukville because it combines beachfront lifestyle appeal with improving access from Phnom Penh and a more residential atmosphere than some of the city’s harder-edged urban zones. That supports demand from weekend users, overseas buyers, digital nomads, and tourism-linked renters, while the beach-front land position gives the project a stronger locational moat than inland stock.
From a pricing standpoint, Time Square 10 is compelling because its headline entry point and reported $/sqm place it toward the accessible end of Cambodia’s coastal new-build market. For investors, that creates a more manageable basis for rental performance, and broader Sihanoukville condo data suggests net returns in the mid-single digits are plausible for well-located, professionally managed product, with beachfront units potentially outperforming the wider market if occupancy holds.
The main caveat is market volatility: Sihanoukville is still a recovering coastal market, so delivery, management quality, and real rental absorption matter more here than in core Phnom Penh. For that reason, Time Square 10 suits buyers who value location and long-term optionality, but it should still be underwritten with conservative assumptions on timing, rents, and resale liquidity.
A few fields still merit a final developer-side confirmation before going live: exact map embed URL, final sinking fund treatment, live sold percentage, and whether you want to show the broader unit pricing table as indicative or fully granular.
ROI Investment Scenario
Illustrative Investment Scenario
Illustrative scenario based on a typical 1-bedroom entry unit at Time Square 10, reflecting current pricing and stabilized rental assumptions for Otres Beach. Figures are indicative and designed to provide a realistic framework rather than guaranteed returns.
Purchase Price
$50,000
Monthly Income
$300 – $350
Net Yield
~6.0% – 7.2%
Holding Period
5 years
Exit Price
$65,000 – $75,000
5-Year Total ROI
~30% – 50%
Time Square 10 is positioned at an accessible entry point for beachfront property, with potential upside tied to Sihanoukville’s continued tourism recovery and improving infrastructure connectivity. Rental performance is expected to be driven by short- and mid-term demand, while long-term value is supported by limited beachfront supply. As with all coastal markets, performance will depend on project delivery, management quality, and broader market recovery timelines.
Developer: Megakim World Corp
Megakim World Corp is a Cambodian condominium developer best known for the Time Square series. The company has delivered multiple residential projects in Phnom Penh and has expanded into Sihanoukville with Time Square 10, its first major beachfront development. For buyers assessing off-plan risk, the key point is that Megakim is not a single-project sponsor but an established local developer with an active pipeline and completed projects in the capital.
Track Record:
Multiple completed projects
Projects:
Time Square 1, 2, 3, 5/306, 8, 10
Focus:
Urban condos + mixed-use residential
Developer Track Record
Time Square 10 is Megakim’s coastal entry, but not its first large-scale condominium execution. That matters because Sihanoukville remains a higher-volatility market than Phnom Penh, so buyers should place extra weight on delivery history, approvals, and build progress. Megakim publicly states it has secured construction approvals for TS10 and construction began in December 2025.
Payment Plan
Confirmed Payment Structure
Down payment: 20%
Construction installments: 45% installment structure
Handover balance: 35%
Early bird: TBC / promotional pricing has been reported in market listings
Price escalation: TBC
A USD 500 booking fee, 20% down payment, 45% paid through installments, and 35% due at completion/handover.
Indicative Holding Costs
Indicative running costs remain relatively light at launch, but final post-handover budgeting should be reconfirmed with the developer or management company.
Property Tax
0.1%/year
Monthly Management Fee
~$1/sqm (gross) reported
Total Holding Cost
TBC; use ~$1/sqm + applicable tax as a working guide
Some project listings show management at about $1/sqm gross and sinking fund as free or not yet applied. That should be treated as indicative until the final strata and management documents are issued
Regional Price Comparison
New-Build Condo $/sqm Comparison
Time Square 10 · Otres Beach
From $1,100 / sqm
Sihanoukville · Coastal Condo Market
~$1,100 – $2,500 / sqm
Phnom Penh · BKK1 (Prime Core)
~$2,500 – $3,500+ / sqm
Phnom Penh · BKK3 / TTP (Mid-Market)
~$1,800 – $2,800 / sqm
Bangkok · Prime Central Districts
~$3,000 – $6,000+ / sqm
Ho Chi Minh City · Prime Districts
~$4,000 – $8,000+ / sqm
Otres pricing is one of the clearest value arguments here: TS10 sits near the low end of Cambodia coastal new-build pricing and well below core prime districts in Phnom Penh and major regional capitals.
Full Remote Setup for Overseas Investors
Time Square 10 can be reserved and progressed remotely, making it suitable for overseas buyers who want a clearer path into Cambodia’s beachfront condominium market without needing to be in-country at every step. Reservation, SPA review, document exchange, and payment coordination can typically be handled digitally, subject to final developer process and legal confirmation at the time of purchase.
Remote Reservation
Reserve a unit and begin the process from abroad
Digital Document Flow
SPA review, passport submission, and key paperwork handled remotely
Overseas Payment Coordination
Structured payment steps aligned with the developer’s schedule
Strata Title Eligibility
Built around a foreigner-eligible condo ownership structure
Foreign Ownership: Strata Title Confirmed
Time Square 10 is positioned as a condominium project structured around strata-title ownership, which is the standard legal entry point for foreign buyers purchasing residential property in Cambodia. For overseas purchasers, this matters because it provides a clearer ownership framework than land-based property, while allowing the transaction process to be managed largely through remote documentation, developer-issued contracts, and scheduled payment steps.
As with any off-plan or new development purchase, buyers should confirm the final strata documentation, project approvals, contract terms, and payment mechanics directly with the developer before proceeding. The practical benefit is not that the process is “hands off,” but that it can usually be handled without requiring the buyer to remain physically present in Cambodia throughout the purchase timeline.
FAQ
Common questions from international buyers considering Time Square 10, including ownership structure, purchase process, and rental expectations.
Can foreigners legally own property in this development?
Yes. Time Square 10 offers strata-title condominium units, allowing 100% foreign ownership above the ground floor in accordance with Cambodian law.
Do I need to be in Cambodia to complete the purchase?
No. The full process can be completed remotely. Contracts can be signed digitally, and the developer will prepare documentation using your passport details.
What are the typical payment terms?
Payment is structured over the construction period, typically beginning with a reservation deposit followed by staged payments. Specific schedules vary by unit and timing of purchase.
What rental demand can I expect in this area?
Rental demand in Otres is driven by tourism, short-term stays, and a growing base of longer-stay visitors. Performance varies depending on unit type, furnishing, and property management.
Will the developer assist with property management?
Property management options are typically available either through the developer or third-party operators, covering tenant sourcing, maintenance, and day-to-day operations.
What are the main risks to consider?
As with any off-plan and coastal market investment, risks include construction timelines, market absorption, and rental variability. Buyers should take a long-term view and prioritize reputable developers and locations.
All information is provided for general guidance and may vary by unit, contract terms, and market conditions. Buyers are encouraged to review all documentation carefully and seek independent advice where appropriate.
Who This Development Is For
Time Square 10 is positioned for buyers seeking beachfront exposure at a relatively accessible entry price, combining lifestyle use with long-term investment potential. It is best suited to those comfortable with off-plan timelines and looking to capture value in Sihanoukville’s evolving coastal market rather than immediate stabilized income.
Lifestyle + Holiday Investors
- Beachfront location with direct access to Otres Beach
- Suitable for personal use, second home, or weekend escape
- Resort-style amenities support lifestyle-driven ownership
- Strong appeal for overseas buyers and regional travelers
Yield-Focused Investors
- Entry pricing lower than Phnom Penh prime districts
- 1-bedroom units offer strongest rental liquidity
- Tourism recovery supports short- and mid-term rental demand
- Beachfront positioning can outperform inland Sihanoukville units
Long-Term Growth Investors
- Otres Beach has limited beachfront supply
- Infrastructure improvements improving accessibility from Phnom Penh
- Early-stage pricing offers potential upside over project lifecycle
- Large-scale development with amenities supports long-term positioning
Overseas / Remote Buyers
- Strata title allows foreign ownership
- Structured payment plan reduces upfront capital requirement
- Turnkey product suitable for managed rental approach
- No need for immediate relocation or local presence
Potential Exit Strategies
- Hold for rental income targeting tourism and expat demand
- Resell upon completion as beachfront supply tightens
- Upgrade within project (early unit flip into better stack/view)
- Use as hybrid asset (personal use + rental income)
- Long-term hold aligned with Sihanoukville recovery cycle
