Key facts:

• Location: St 430, corner of St 460 & St 464, TTP, Phnom Penh
• Developer: Imajineer & CDK Development
• Total floors: 37
• Total units: 160 strata title units
• Building height: 163.7m
• Elevators: 4
• Unit types: 1-bedroom, 2-bedroom, 3-bedroom, and 4-bedroom penthouse units
• Title type: Strata title (Cambodia's outright foreign ownership structure, with full ownership and inheritance rights)
• Handover standard: Fully furnished
• Starting price: From $75,158 (~$1,197/m² on gross area)
• Construction start: Expected late 2026
• Completion: Expected late 2029 (36-month construction period)

Building Layout and Floor Plans

Citadel Manor isn't a standard residential condo. It's a mixed-use building with a hotel component, residential tiers at different price points, and a significant amount of space dedicated to amenities. Here's how the building breaks down from the ground up:

Ground Floor & Mezzanine — The ground floor includes the lobby, a receptionist desk, VIP lounge, management office, and storage. The mezzanine level above it houses a co-working space, a podcast studio, a private meeting room, and restrooms. These are shared facilities for all residents and hotel guests.

Floors 1–5: Parking — Five floors of secure parking with approximately 45 car spaces and a car lift system. There's also a basement-level maintenance corridor with a generator and trash system, plus a driver's lounge with a private bathroom.

Floors 6–14: Hotel Residence (9 units per floor) — These are the entry-level floors. All 9 units on each floor are one-bedroom layouts, ranging from approximately 63 to 123 m² gross area. These floors will be operated under a hotel management program, which means they're designed as investment units with professional management handling the day-to-day. The hotel operator has not been confirmed yet, and the developer has indicated they are in active discussions with Japanese hotel operators.

Because these floors are hotel-managed, owners of units on floors 6–14 will not have unrestricted access to their own unit. The hotel operator manages the unit as part of its room inventory, and owners are typically allocated one to two weeks per year for personal use. This is standard for hotel-managed condo models globally. The developer is offering a guaranteed rental return (GRR) on these floors: 6% per year on a 3-year term, or 7% per year on a 5-year term.

Floors 15–16: Wellness Sanctuary — Two full floors dedicated to lifestyle and wellness amenities. This includes a Japanese-style zen garden, a library and art gallery, a full gym with modern equipment, a Pilates studio, and a laundry facility. No residential units on these floors.

Floors 17–28: Executive Residence (5 units per floor) — The mid-tier residential floors. Each floor has 5 units: a mix of one-bedroom and two-bedroom layouts. Unit sizes here range from approximately 76 to 168 m² gross. With only 5 units per floor, these are noticeably more spacious and private than the hotel residence floors below.

Floors 29–32: Premium Residence (4 units per floor) — The upper residential tier. Four units per floor in a mix of one-bedroom, two-bedroom, and three-bedroom layouts. Unit sizes on these floors range from 91 to 239 m². These floors offer larger units with wider layouts and better views at the higher elevation.

Floors 33–34: Penthouse (4-bedroom duplex units) — Three duplex penthouse layouts across these two floors, each with 4 bedrooms and a mezzanine level. Gross areas range from approximately 305 to 366 m². These are the flagship units in the building.

Floors 35–37: Rooftop — The Citadel Club — A three-level rooftop facility that includes an infinity pool, a sky bar, a children's playground, a theater room, a game room, a convenience store, and a cigar lounge. Fire-retardant sprinkler systems are installed on every floor.

The developer has also highlighted several smart technology features planned for the building, including an AI concierge system, food delivery robots, smart robot vacuums, and AI-powered room service for the hotel floors.

Location — Life in TTP (Russian Market)

TTP is one of Phnom Penh's more established residential neighbourhoods. It's best known as the area surrounding the Russian Market (Toul Tom Poung), and it sits directly south of BKK1 and BKK3. For day-to-day living, TTP has good coverage — local markets, cafés, restaurants, and services are all within easy reach. It's a popular area with expats and long-term residents who prefer a more local, residential feel over the busier commercial districts further north.

That said, TTP's condo market is smaller and quieter than areas like BKK1, BKK3, or Tonle Bassac. There are fewer strata title projects in TTP, and rental demand, while present, is not as deep or as fast-moving as in the prime central districts. This can work in a buyer's favour if the project executes well — less competition from neighbouring buildings means tenants have fewer alternatives. But it does mean that the tenant pool is somewhat narrower, and rental performance will depend more heavily on the quality of the building's management and the overall product.

For investors, the location should be weighed honestly. The entry price is attractive, and TTP is a genuine residential neighbourhood with a solid day-to-day living environment. But it's not BKK1 or Tonle Bassac, and pricing expectations on both the rental and resale side should reflect that.

Citadel Manor Prices, Unit Types & Sizes

Here's the starting price for each unit type:

• 1-Bedroom (62.80 m²): From $75,158
• 2-Bedroom (124.56 m²): From $190,850
• 3-Bedroom (239.10 m²): From $538,014
• 4-Bedroom Penthouse (324.13 m²): From $777,910
• Starting price per m²: $1,197/m² (based on gross area)
• Pricing direction: Prices increase with higher floors, larger units, and better positions within the building

Here's a summary of the unit types available across each residential tier, based on the floor plans provided by the developer:

Hotel Residence (Floors 6–14) — 9 units per floor, all 1-bedroom:

Executive Residence (Floors 17–28) — 5 units per floor:

Premium Residence (Floors 29–32) — 4 units per floor:

Penthouse (Floors 33–34) — 4-bedroom duplex units:

A note on gross vs. net area: The developer has stated that the gross-to-net ratio for this project is approximately 70%, meaning roughly 30% of the gross area figure accounts for your proportional share of common areas, corridors, lobbies, and amenity spaces. We have not independently verified this figure. For context, many Phnom Penh condos sit closer to 75% (a 25% common area share), so Citadel Manor's ratio is on the higher side (though this is not unusual for buildings with extensive amenity floors like the ones here). It's worth factoring this in when comparing per-square-meter prices with other projects, as you should compare net-to-net where possible.

Off-Plan Payment Plans

There are three payment options, each offering a different balance between upfront commitment and discount. Higher down payments attract larger discounts from the developer:

Option 1: 30/70

• 30% down payment
• 70% paid in interest-free installments over 36 months

Option 2: 50/50

• 50% down payment
• 50% paid in interest-free installments over 36 months

Option 3: 85/15

• 85% down payment
• 15% paid in interest-free installments over 36 months

Booking fee: $1,000 to take the unit off the price list. Once received, we start drafting the Sales & Purchase Agreement (SPA).

All three options include 0% interest on the installment portion, which is standard for off-plan projects in Cambodia. The exact discount tiers for each option have not been published yet.

What to Know Before Buying

There are a few points worth considering with Citadel Manor beyond the standard risks that come with any off-plan purchase:

The mixed-use model. Citadel Manor isn't a purely residential building. The lower floors (6–14) are hotel-managed, meaning there will be a constant flow of short-stay hotel guests using the same building entrance, elevators, and shared amenities. Some buyers are perfectly comfortable with this — it's a common model globally and the hotel management can actually improve overall building upkeep and service levels. Others prefer a quieter, residents-only environment. It depends on your personal preference, and it's worth thinking about before you commit.

Hotel residence floors have usage restrictions. If you buy a unit on floors 6–14, you're buying into a hotel-managed model. This means the unit is operated as a hotel room and you won't have full-time access to it. Owners are typically given one to two weeks per year for personal use. In return, the developer is offering a guaranteed rental return — 6% per year on a 3-year commitment, or 7% on a 5-year commitment. This is a different product to the units on floors 17 and above, which are standard residential units with no usage restrictions. Buyers considering the hotel floors should be clear on this distinction before committing.

The hotel operator isn't confirmed yet. The developer has indicated they're in discussions with Japanese hotel operators, which — if it materialises — would be a positive signal for service quality. But until a name is announced and a management agreement is signed, this remains a "to be confirmed" item. The identity and track record of the operator will have a meaningful impact on the building's reputation, service quality, and by extension, the rental and resale appeal of units in the building.

Elevator ratio is strong. With only 160 units and 4 elevators, the ratio works out to 40 units per elevator. That's a good number by both local and global standards, and it's something you'll appreciate on a daily basis if you live there or when tenants are evaluating the building.

All units have views. The building's shape and relatively low unit count per floor mean that every unit in the building has outward-facing windows. That said, on the hotel residence floors (6–14), where there are 9 units per floor, some of the one-bedroom layouts are longer and narrower. Your views on these floors will naturally be oriented toward the facade side of the unit rather than panoramic. The executive and premium floors, with only 4–5 units per floor, offer wider layouts and more generous outlooks.

Gross-to-net ratio. As noted above, the developer states a 70/30 split (70% net, 30% common area). This is higher than average for Phnom Penh, though it's explained by the large amount of amenity space in the building. Make sure you're looking at net area when assessing liveability and comparing with other projects.

Investment Analysis and Rental Yield Estimates

The developer has released starting prices for each unit type. The entry-level one-bedroom (62.80 m² gross) starts at $75,158, which works out to approximately $1,197/m² on gross area.

Here's the starting price for each unit type:

• 1-Bedroom (62.80 m²): From $75,158
• 2-Bedroom (124.56 m²): From $190,850
• 3-Bedroom (239.10 m²): From $538,014
• 4-Bedroom Penthouse (324.13 m²): From $777,910

The reservation fee is $1,000 to secure a unit.

The fully furnished handover is a genuine cost advantage. Most off-plan projects hand over units as basic finish or semi-furnished, meaning buyers typically spend an additional $5,000 to $15,000+ on furniture and fit-out before they can rent the unit out. At Citadel Manor, that cost is already built into the price.

For a rough rental estimate, comparable one-bedroom units in TTP are currently renting for around $600 per month. The developer has referenced one-bedroom units at Tan Tower 1 achieving $800 per month. Our view is that $600 is the more realistic baseline today, but given the 36-month construction timeline and the project's higher-end positioning, rental rates in the $700 to $800 range by completion are plausible — particularly if the hotel operator is a reputable name and the building delivers on its promised standard.

Here's a simple worked example using the entry-level one-bedroom:

• Purchase price: $75,158
• Rental estimate (conservative, current rates): $600/month = $7,200/year
• Gross yield on purchase price: ~9.6%
• Rental estimate (optimistic, at completion): $800/month = $9,600/year
• Gross yield on purchase price: ~12.8%

These are headline gross figures. They don't account for management fees, any periods without a tenant, maintenance, or other ongoing costs. In practice, the actual return will be lower. But the starting numbers are attractive, and the fully furnished handover removes one of the biggest additional costs that buyers at other off-plan projects need to budget for.

One-bedroom units on the hotel residence floors (6–14) operate under a different model to the units above. These floors are hotel-managed, meaning the operator runs your unit as part of the hotel's room inventory. Owners are typically allocated one to two weeks per year for personal use. The developer is offering a guaranteed rental return on these floors: 6% per year on a 3-year term, or 7% per year on a 5-year term. These guaranteed rates are lower than the speculative yields in the worked example above, but they remove the uncertainty — you don't need to find a tenant, manage the unit, or worry about vacancy periods.

For buyers who want a hands-off investment with predictable income, the GRR model has clear appeal. For those who want to maximise returns and are comfortable with rental market risk, the executive and premium floors (17–32) offer standard residential ownership with no usage restrictions and the potential for higher yields.

The executive and premium floors are better suited to buyers who want more space, privacy, and a more traditional residential experience. These units will appeal to a different tenant profile — couples, families, or professionals who want a higher standard of living. Rental yields on larger units tend to be slightly lower in percentage terms because the purchase price is higher, but the absolute rental income is also higher.

As with any off-plan project, the usual considerations apply: construction timelines can shift, the final product may differ from renders, and the rental market at the time of handover will depend on broader economic conditions. For Citadel Manor specifically, the hotel operator announcement and the developer's ability to deliver on the promised level of finish and amenity will be key factors worth watching during the construction period.

Why Buy With HomeAbroad Cambodia?

The reason we started our own company is to fully support our buyers through the full journey. This includes:

• Developer follow-ups & contract negotiations
• Legal and technical support
• Construction updates throughout the build
• Payment tracking & reminders
• News & regulation updates
• Rental / resale support after handover
• Remote handover, furniture coordination & setup

If you're interested in learning more about Citadel Manor, reach out to our team. We can walk you through the available units, pricing, payment plans, and help you assess whether this project fits your investment goals. Contact us for the latest information and availability.