1. Times Square 9 Gatsby launches on Street 278 in BKK1, Phnom Penh.
Time Square 9 is a mid-range 39-floor tower with 600 residential units, with 1–4 bedroom layouts available, ranging from 60m² to 190m² gross area, with launch pricing starting at $1,467/m² for the cheapest 5th floor one-bedroom units (with promotional discounts applied).
Times Square 9 is also branded as “The Gatsby Residence” and is the newest Times Square series launch in BKK1, Phnom Penh. It’s planned on Street 278, the Northern-most inner street of BKK 1, and officially launched for sales on January 8th, 2026.
Construction for Time Square 9 will start in July 2026 and complete in December 2029, with a standard 6-month grace period for handover delays.
Payment terms follow the usual Time Square structure: low-ish down payment (roughly 10–20%) and interest-free installments up to ~40 months. Typically our buyers will pay 20% down, 40% as installments during the construction period, and the final 40% on handover in 2029.
2. Here’s everything we know so far
Since we shot this video pre-launch, a couple of details need to be updated. Now that the project has officially launched on 8th January 2026, here are all the details we know:
- Location: Street 278, BKK1, Phnom Penh
- Height / scale: 39 floors, 600 units
- Unit mix: 1–4 bedrooms, ranging from 60m² gross size (40m² net) up to 190m² gross size (130m² net)
- Selling Price range: At launch, unit prices ranged from $87,984 (60m² gross, 5th floor, 1-bed unit), to $409,500 for the (190m² gross, 39th floor, 4-bed unit). This range will change as units sell over the next few weeks.
- Payment framing (early info): Interest-free installments up to ~40 months, down payment between 10–20%
- Launch timing: Official release took on January 8th, 2026
3. The project location – Street 278, BKK1
If you already know Phnom Penh, then you’d know that BKK1 is the main focal point for condominiums. It’s one of the city’s most consistently “liquid” condo zones, popular with expats, embassy/NGO staff, and people who want more centrality and walkability. Street 278 specifically is known for being in the lifestyle mix (cafes, restaurants, services), and the general area sits close to major city landmarks and core amenities.
Pros of the location
BKK1 tends to hold demand because it’s not a future promise area and already has consistent rental and resale activity. It’s considered a premium neighborhood, but that of course comes with higher price tags and a busier skyline. Both rentals and resale are supported by this as tenants and buyers don’t need to imagine what the area might become in the future.
Street 278 is the northern most street in BKK 1, so you have quicker access to Daun Penh and quick access to the major road arteries that go through Phnom Penh. There are many restaurants and cafes in this area too, so it’s ideal for expats that like the “15-minute city” concept.
Cons of the location
Prime locations come with prime-location problems:
- Traffic + noise (especially at peak hours). BKK 1 is a lot busier than it used to be and can be quite noisy during the 5pm to 7pm rush hours.
- Tighter streets and limited parking in pockets of BKK1. This is particularly true for street 278, which is quite narrow, and is home to a few popular bar / nightlife spots.
- View risk if you pick the wrong facing/stack (BKK1 has constant redevelopment pressure, and an open gap today doesn’t always stay open). South views need to be treated carefully due to the buildings (up to 30 floors) potentially blocking south-facing units.
We’ve made a map overlay that shows the surrounding buildings and the number of floors. This is important to know as it will decide the future-proof views that different unit types offer. Reach out and our team will help you pick a unit that isn’t blocked by surrounding buildings.
4. Unit types and views
Now that Time Square 9 has officially launched, it’s confirmed that the project offers 1–4 bedroom units, starting at 60m² gross (40m² net) area for the smallest 1-bedroom units. The 4-bedroom units are the largest at 190m² gross (130m² net) area, and will face North (the best views over Independence Monument, Royal Palace, and to the riverside area).
For full information on floor plans, unit layouts, and building details, please check out our in-depth listing page for Time Square 9.
It’s worth noting that there is a famous Pagoda (temple) complex just to the East at the end of street where the Time Square 9 construction site, so that land is protected and won’t likely ever be developed.
What we don’t have yet is the real decision-making info such as the stack plan, detailed floor plans, net/gross breakdowns by type, and which directions are most exposed to future blocking.
Until we get the full unit schedule, here’s how we’d think about it in BKK1:
- View protection is a premium (and it’s not evenly distributed across stacks). Contact us to get our map overlay that shows the surrounding buildings and their floor level. North views are most unlikely to be blocked in the future.
- Corner units usually get better light, airflow, and views on two sides, but are not always the best layout efficiency. All of the 3- and 4-bedroom units at Time Square 9 are corner units, along with some of the 2-bedroom units.
- South/west sun can mean brighter units, but sometimes more heat load.
- Lower floors rent well if the layout is good, but they’re more exposed to noise and view blocking, which become decisive factors.
Once the developer releases the full stack plan, we will help our buyers shortlist the best “risk-adjusted” choices and focus on the stacks that balance rental demand, livability, and view durability.
5. Developer track record and the Times Square series
All of the Times Square projects are developed by Megakim World Corp, across both it’s Phnom Penh launches and it’s beachfront condo launch with Time Square 10 in Sihanoukville.
The developer has several projects in-market already, with newer ones staged across different districts. Here’s a breakdown of all completed and off-plan projects:
Completed condo projects in the Time Square series
These are all of the projects that have been completed in the Time Square series. It’s worth noting that Time Square 306 has just handed over 3 months ahead of schedule (handing over in December 2025, instead of March 2026).
Click on any of the project names to view the dedicated listing page for the projects.
| Project | Area | Total floors | Total units | Completion |
|---|---|---|---|---|
| Time Square 1 | BKK1 | 17 | 78 | 2017 |
| Time Square 2 | Toul Kork | 30 | 216 | Q4 2021 |
| Time Square 3 | Toul Kork | 25 | 280 | 2023 |
| Time Square 5 (aka Time Square 306) | BKK1 | 45 | 350 | Q4 2025 |
Off-plan (under construction) condo projects in the Time Square series
Here are all of the in-progress condo projects in the Time Square series. All of our buyers receive monthly or bi-monthly construction updates for their project, along with payment reminders and any general updates.
Click on any of the project names to view the dedicated listing page for the projects.
| Project | Area | Total floors | Total units | Planned completion |
|---|---|---|---|---|
| Time Square 6 (aka Time Square 302) | BKK1 | 49 | 370 | Q1 2027 |
| Time Square 7 | Toul Kork | 49 | 700 | Q4 2027 |
| Time Square 8 | Russian Market (Toul Tom Poung) | 50 | 700 | 2028 |
| Time Square 9 (The Gatsby Residence) | BKK1 (St. 278) | 39 | 600 | Q4 2029 |
| Time Square 10 (Otres Beach, Sihanoukville) | Otres 1, Sihanoukville | 39 (3 towers) | 1300 | Q2 2029 |
6. Investment considerations (pricing, BKK1 benchmarks, rental & resale reality)
Here are some of our thoughts on Time Square 9 from an investment point of view. We’ve made a guide on how foreigners can own condominiums in Cambodia, so please click the link for a full breakdown of the laws and regulations.
Price per sqm vs older Times Square launches in BKK1
Following the official launch of Time Square 9, the lowest starting sales prices hover around $1,500/m², putting it slightly above the historical “starting from” prices that the earlier BKK1 Times Square projects launched at.
It’s also worth noting that typically, the developer will increase sales prices once the groundbreaking ceremony takes place, and then again when major construction milestones are reached. We’ve just seen this with Time Square 10, which increased prices across the board by 10% from January 1, 2026.
Here were the starting launch prices of Time Square 306 and 302:
- Time Square 5 (Time Square 306) started selling around ~$1,300/m² for their cheapest units when they first launched for sales.
- Time Square 6 (Time Square 302) was prices slightly higher from around ~ $1,400/m² when first launching for sales.
The confirmed price TS9 really lands at exactly $1,467/m² on launch. This is the starting sales price for the south-facing 60m² one-bedroom unit and is based on the gross unit area (which includes a share of the common area. When based on net area, the starting price per sqm goes up to $2,200, which is still lower than the BKK1 average.
Time Square 9 isn’t as cheap as previous launches, but is still an aggressive entry point for BKK1 (where average prices based on gross area hover closer to $2,300/m².
Average sales pricing in BKK1
BKK1 condo prices hover around ~$2,300 per sqm based on gross unit size in most market reports and summaries. BKK1 pricing swings a lot depending on the age of the building, the exact street, view protection (what surrounds the building), facilities, and developer reputation.
Most mid-range condos will launch closer to ~$2,000/sqm in BKK 1, and this price can jump up to $3,000+ for luxury developments like Le Conde, Picasso Sky Gemme, Odom Living, etc.
So the launch price for Time Square 9 at $1,500/sqm sits below typical premium launch pricing, but is still the highest-price launch from the developer to date.
7. Rental & resale returns in BKK 1
Rental and resale performance in BKK1 usually comes down to three things:
- Pick the right unit (layout + facing + light + view risk). We have shortlisted some unit types with views that are unlikely to be blocked in the future. Reach out to us and our team will be in touch to explain everything to you before selecting a unit.
- Keep the unit “rent-ready” (furnished appropriately for the tenant profile). We offer furniture packages to our buyers, starting from around $4,000 for a one-bedroom furniture set.
- Buy at a sensible basis and starting price: We usually suggest avoiding higher floors if your goal is investment (and depending on the views). Our aim is to get a good entry price, and then maximize rental returns based on that. There is a fine balance to strike here as rents don’t increase by floor level at the same rate that sales prices do.
Asking rents in BKK 1 are now roughly $750 for a 50m² condo unit at Time Square 306. Here’s a case study from one of our Time Square 306 buyers:
- Unit size & type: 56m² gross size, 45m² net size. North-east facing corner unit. Fully furnished (using a specific promotion)
- Original purchase price: $83,000 final
- Resale price: $99,000 (actual transaction for this specific unit)
- Rental price: $750 / month
If you do the math, that kind of rent/price relationship produces a rough gross yield of around ~8%–10% depending on vacancy, maintenance costs, agent fees, management fees, and any refurbishment.
For resales, off-plan buyers usually aim for either:
- Value uplift as construction progresses, or
- Hold to rent once handover is done.
In BKK1, resale liquidity is often better than fringe locations, but again, the specific stack and view risk can make two “same-size” units perform totally differently.
8. How does the buying process work for Time Square 9?
Here’s the workflow we’re using with buyers for this launch. We’ve also made a full detailed breakdown of how the condo buying process works in Cambodia for foreigners.
- Pre-booking fee of $500: This holds your selected unit for about 1 month, while the SPA is being prepared, and prevents it from being sold by others. Time Square projects typically see the fastest sales in their first 2-weeks after launch.
- Deposit of 20%: Paid when you sign the SPA. This is usually done 2-weeks after the booking is made, and gives us time to draft the SPA, do back-and-forth with our legal team, and work out a good payment plan.
- Zero-interest installments (40%): Paid to the developer during construction. This can be paid monthly, or lumped into 6-month or 1-year payments. We can also help you set up a local ABA account to make these payments more simple.
- Handover (40%): Paid when the building is completed. Full payment is required at handover. The developer also offers loans to it’s buyers for this final payment. It’s available to foreigners both inside and outside of Cambodia, at an interest rate of 10% per year, for up to 10 years.
These payment terms can be somewhat customized to your unique situation. The developer is quite mostly on the deposit, and prefer 20% down.
9. After-sales services with HomeAbroad Cambodia
Buying is the easy part. Our “real work” starts after we find your unit, especially if you’re overseas.
At Home Abroad Cambodia, we continue support buyers long after purchase:
- We’ll help you find tenants and advise on furnishing/positioning so you’re not overpriced. We also provide furniture packages and will oversee their installation and clean up too.
- We’ll help you resell your unit when the timing makes sense – and we’ll give you honest feedback on what the market will actually pay.
- We offer contract-based property management for buyers who want a hands-off setup (our standard fee is 10% of rental income and standard agent commissions), covering tenant coordination, basic reporting, check in-and-out, and ongoing support.
10. How to get in touch with us?
If you’d like to stay up-to-date with the latest information about Time Square 9, or the condo market in Cambodia in general, you can reach out to us using either the floating contact form on this page, or any of the following:
- Phone, WhatsApp & Telegram: +855 96 607 9163 (English, Khmer, Chinese)
- Our Sales Director’s email: sophiekhim.realestate@gmail.com
Frequently Asked Questions (FAQ)
1) Is buying an off-plan condo safe with this developer?
“Safe” depends on how you define it. Off-plan always has risks as construction timelines can move, specs can change, and the market can shift. We’ve already seen the impact of this when the market faced a sharp downturn from 2019 to 2023. What helps here is that the developer has an active and successful multi-project track record in Cambodia, including earlier completions and active developments.
Our advice is treat off-plan like a business decision and make sure all due diligence is done. Check the SPA terms (we also have use a third-party legal team), payment triggers, delivery clauses, and make sure you’re comfortable with the timeline. We will also give you our honest view on why we trust some developers and projects more than others.
2) How does the payment plan work with Time Square 9?
In short: $500 pre-booking → 20% at SPA → 40% installments during construction → 40% at handover. And depending on the launch promo, you may see variations around the down payment and installment length.
3) Will all of the units at Time Square 9 have full views?
Almost never, especially in BKK1. Some stacks will have stronger open views, and some will be more exposed to nearby buildings or future development.
The most desirable views are the North-facing views and the East-facing views. These views are available to some of the 1-bedroom units, some of the 2-bedroom units, and all of the 3- and 4-bedroom units.
Many of the South-facing one-bedroom units (60m² units) below the 18th floor will be partially or completely blocked by surrounding buildings. Most North-facing one-bedroom units above the 8th floor will have open views of Independence Monument, Royal Palace, and Riverside.
The best views will be held by the 4-bedroom corner units (190m² gross size), which have views to both the North and the East. East views are unlikely to be blocked due the famous Pagoda (religious land) at the end of the street.
4) When will Time Square 9 be completed by?
According to the Sales Purchase Agreement (SPA), Time Square 9 will start construction in July 2026. The building will be completed by December 2029, and the developer has a standard handover grace period of 6 months to account for any delays. This means that the latest possible completion date is June 2030 before the developer has to start paying daily penalties to buyers.
5) Will you help renting out my unit at Time Square 9?
Yes. We help buyers rent out units, and we also offer ongoing property management (10% of rental income) if you want something fully hands-off. We have a network of co-agents in Cambodia, along with a large network of existing buyers. We prioritize our buyers units to make sure they’re rented out or sold for a good price.
6) What are the hidden fees for buying a condo in Phnom Penh?
There are a few extra costs that will have to be paid over the course of a condo purchase in Phnom Penh:
- Furniture: Our packages cost ~$4,500 for a standard 50sqm one-bedroom unit. This covers sourcing, limited customization, setup & installation, and post-cleaning.
- Annual property tax: 0.1% of your purchase price
- Title Transfer Tax (Stamp Duty Tax): 4% of the purchase price of the unit, paid in Q4 2029 when the project completes.
- Title Transfer Admin Fees: ~$1,200 for the standard 3-month processing time, and ~$2,200 for 1-month urgent processing (also paid when the project completes)
- Management fee / sinking fund: Typically $1/sqm based on the gross area with this developer.
- Utilities: Electricity ($0.25/kWh), Water (~$5/month), Wi-Fi ($15/month), Car Parking ($50/month), Motorbike Parking ($10/month)
