2-Bedroom Off-Plan Condo For Sale at Citadel Manor

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

The differences between floors 17–28 and 29–32 are: the floor level, the views, and the number of neighbors. Executive floors have 5 units per floor, while premium floors have 4. On the premium floors, Unit N (a one-bedroom) and Unit M (a one-bedroom) are replaced by Unit O (a three-bedroom), which means fewer units sharing the elevator lobby and common areas.

A note on the gross-to-net ratio: the developer states approximately 70% of the gross area is net liveable space (a 30% common area share). This means the net area for Unit L is roughly 87 m² and Unit K is roughly 98 m². We have not independently verified this ratio. When comparing with other projects, try to compare net areas where possible.

Two-Bedroom Unit Pricing

The 2-bedroom units’ entry prices start from $190,850 for the smallest two-bedroom unit, with per-square-metre pricing starting at approximately $1,540/m² based on the unit gross area. Entry prices for these two-bed units are higher given the larger unit sizes and the higher floor levels.

Three payment plan options are available, all with 0% interest on the installment portion:

• 30/70: 30% down, 70% over 36 months
• 50/50: 50% down, 50% over 36 months
• 85/15: 85% down, 15% over 36 months

Higher down payments receive larger discounts from the developer. We’ll update this section when the full pricing is available.

Investment and Rental Outlook For Two-Bedroom Units

Two-bedroom units at Citadel Manor sit in a different segment to the one-bedroom hotel residence units below. These are positioned as residential units, not hotel-managed, which means the buyer handles their own rental management (or appoints an agent) rather than relying on the building’s hotel operator.

This suits a different type of buyer. Couples, small families, or professionals who want more space in a central TTP location are the natural end-user fit. For investors, two-bedroom units tend to attract longer-stay tenants (typically 12-month leases or more) which can mean lower turnover and more predictable income, but the total purchase price is higher, so the gross yield in percentage terms is usually a bit lower than a one-bedroom at the same project.

The rental market for two-bedroom units in TTP is smaller than for one-bedrooms, and pricing data at this level is limited. As a rough guide, comparable two-bedroom units in well-managed buildings in central Phnom Penh rent in the range of $800 to $1,200 per month depending on the standard and floor level. Until the full price list is available, it’s difficult to estimate a meaningful yield figure for these units. We’ll update this section once pricing is confirmed.

The main advantages of the two-bedroom units at Citadel Manor are the residential-only environment (no hotel guests on these floors), the low density of 4–5 units per floor, and the fully furnished handover, which removes the typical $5,000 to $15,000+ furniture cost that most off-plan buyers need to budget for at other projects.