Diamond Bay Garden

For Sale

Starts from $126,000

For Sale

Diamond Bay Garden

Starts from $126,000

Project Details

Property ID 22581
Land Area 10000 m²
Property Type Condo Project
Deposit 50%
Grace Period N/A
Management Fee TBC
Elevators 6

Developer Diamond Bay Garden Co., Ltd.

Full Project Guide

GIA Tower is a high-rise mixed-use building on Koh Pich (Diamond Island) in Sangkat Tonle Bassac, Khan Chamkarmon. It’s best known in Phnom Penh as a Grade A office tower, but it also has a limited number of residential units on the upper floors, so the overall feel is more “business tower with some condos” than a pure residential complex.

GIA Tower sits on Mongkul Sopheak Street on Koh Pich, which is effectively the modern CBD extension of central Phnom Penh. The building is surrounded by other landmark projects, convention space and riverside developments, and it looks over the Tonle Bassac and Mekong rivers.

From the tower it’s only a few minutes’ drive to key city spots such as AEON Mall 1, Orchid Koh Pich Hospital, the Independence Monument and the traditional city center around Norodom and Sihanouk boulevards. A travel time of roughly 3 minutes to AEON Mall and Orchid Koh Pich and under 10 minutes to the Royal Palace and Russian Market.

Day-to-day, residents and tenants have quick access to cafés, small restaurants and convenience stores on Koh Pich itself, plus the entertainment and dining strip along Sothearos Boulevard and the Tonle Bassac riverside.

Building profile

GIA stands at around 43 storeys and was completed in the early 2020s, with construction substantially finished by mid-2020 and full operations following afterwards. The project is often referred to as “Garden in the Air” Tower, reflecting its focus on integrating greenery and outdoor space into a high-rise office environment.

Key building characteristics include:

Grade A office specification with stratified (individual) units and floor plates of about 1,270 sqm in a 43-storey tower.

Approximately 350 units in total and around 700 car parking spaces, which is a relatively high parking ratio compared with many older Phnom Penh buildings.

Mixed-use programming that includes office space, hospitality and a smaller residential/condo component.

The developer has been reported as Chao Ting International Real Estate Co., Ltd., a local firm that has been involved in other large projects on Koh Pich, which helps explain the level of finish and the focus on landmark architecture.

Design, architecture and “garden” concept

Architecturally, GIA Tower follows the modern glass-and-steel style of the wider Koh Pich cluster, but with a few design features that make it stand out:

A strong emphasis on greenery, including vertical green walls and multiple sky gardens. The main lobby contains what the building markets as Cambodia’s largest indoor waterfall and a large vertical garden, giving a more “hotel-like” arrival experience than a typical office block.

Three dedicated sky gardens at different levels of the tower, designed as breakout and relaxation areas with views over the city and rivers.

A double-height main lobby and a secondary lobby, both finished to a five-star standard, with extensive use of stone, glass and timber.

The “garden in the air” branding is not just marketing language; each office floor includes its own balcony/green space and a small pantry, so there’s some outdoor spill-over even at mid-tower levels.

Residential / condo component

Although GIA Tower is primarily an office building, several high-floor residential units have been fitted out and are being marketed or rented as large condos. Four-bedroom units around 300 sqm on the 41st floor, with four to five bathrooms and a layout aimed at families or shared living for working professionals.

These residential units typically feature:

High-floor positioning (40th floor and above) with broad city and river views.

Large open-plan living and dining areas, sized more like penthouse-style apartments than mid-market condos, reflecting the building’s focus on corporate tenants and high-budget occupiers.

Direct access to the building’s shared facilities, such as swimming pool and fitness center, plus all common lobbies and sky gardens.

Because the condo component is relatively small compared with the office stock, the residential part of GIA Tower feels more exclusive but also more “corporate” than in a conventional residential condo project. In practical terms, residents share lifts, lobbies and building rhythms with office workers and business visitors during the week.

Facilities and services

Beyond the basic “unit + view” story, GIA Tower’s main strength is the range of shared amenities that come from being a Grade A commercial tower. Based on the official building specifications, notable facilities include:

Sky and lifestyle facilities – 3 sky gardens, rooftop / high-level viewing areas, and landscaped terraces for tenants and residents.

Wellness facilities – a swimming pool and gym/fitness center, plus shower rooms on an amenity floor (in both office and residential sections).

Business and meeting space – conference halls and several VIP meeting rooms, largely designed for corporate tenants but available within the same building for residents who also run businesses or host meetings.

Lobbies and circulation – two main lobbies with security desk and access-control gates, 14 elevators serving different zones of the building, and shared restrooms and pantries on each floor.

Parking – large multi-level parking with around 700 car spaces plus dedicated motorbike parking. Typical lease information references structured monthly fees for car and motorbike parking, reflecting the managed, Grade A approach.

On-site retail and F&B – small food and beverage outlets and service shops at the ground floor level to serve both office tenants and residents.

Overall, the common areas and service levels are closer to international Grade A standards than to a typical residential condo lobby in Phnom Penh.

Operations, management and technical standards

GIA Tower is run as a fully serviced Grade A building with 24/7 operation. The key operational points are:

24/7 building access, security and maintenance

On-site building management office operating six days per week

Access-card entry system, including mobile-app options and flap barrier gates

Multiple fibre-optic internet providers and mobile signal boosters to ensure consistent connectivity

Climate control is handled by a central Daikin chiller system, with operating hours tuned to standard office schedules but the building itself remaining accessible at all times.

For life-safety, the building states compliance with British and US fire and safety standards (BSEN and NFPA), with sprinklers, fire alarms, emergency generators and public-address systems installed throughout. This is typical language for Grade A towers in the region but still notable compared with older stock in Phnom Penh.

From a cost perspective, there are separate management and housekeeping fees per square metre along with structured parking charges, which gives a sense of the ongoing service environment residents can expect, even if exact figures can change over time.

Living in a condo inside GIA Tower – practical considerations

Because GIA Tower is primarily a commercial Grade A tower with a smaller residential component, day-to-day life here is a bit different from a normal condo block:

The building is busiest during office hours, with a noticeable flow of office workers and visitors in the lobbies and lifts on weekdays.

Facilities such as conference rooms, VIP lounges and sky gardens are designed with both corporate and residential users in mind, so the overall atmosphere leans toward “business lifestyle” rather than resort-style leisure.

On the other hand, the building’s location, level of security, 24/7 operations and high technical standards can be attractive for residents who value professional management and easy access to Phnom Penh’s central business and government districts.

For a condo listing, it makes sense to position GIA Tower clearly as a high-floor residential option inside a landmark Grade A tower on Koh Pich, with strong views, large unit sizes and extensive shared facilities but also with the understanding that it is not a pure residential community and that the overall rhythm of the building reflects its role as one of Phnom Penh’s main office towers.

Location

District Tonle Bassac, Chamkarmon
City Phnom Penh

Frequently Asked Questions (FAQ)

Can foreigners own condos in Cambodia?

Yes. Foreigners can legally own condominiums in Cambodia in their own name under a strata title structure. This was made possible by the 2010 foreign ownership law, which allows legally qualified foreigners to own private units in registered co-owned buildings.

There are a few conditions. You can only own units from the first floor and above. Ground floor and basement levels are reserved for Cambodian ownership. Foreign ownership in any single building is capped at 70% of the total private unit area. And the building itself needs to be properly registered as a co-owned building with strata titles issued.

Strata title is the strongest form of property ownership available to foreigners in Cambodia. It gives you full ownership rights, the ability to sell or transfer the unit, and succession rights so the unit can pass to your heirs. If you’d like to understand the legal framework in more detail, feel free to contact our team.

What is a strata title, and how is it different from other property titles?

Cambodia has three main types of property title: soft title, hard title, and strata title.

A soft title is locally registered proof of possession, but it’s not full national-level ownership. It carries higher risk, especially for foreigners.

A hard title is ownership registered in Cambodia’s national cadastral system. This is the strongest form of land ownership, but foreigners cannot hold hard titles for land or landed property.

A strata title is essentially a hard-title-style ownership certificate designed specifically for individual condo units within a co-owned building. It separates ownership of your unit from the land the building sits on, which is what makes foreign ownership possible. Your name goes on the title, and it’s recorded in the national system.

For foreign buyers, strata title is the only property ownership structure where you hold the title directly in your own name with full legal protection.

What does "off-plan" property mean?

Off-plan means the building is either not yet under construction or is currently being built. You’re purchasing a unit before the project is completed, usually at a lower price than what the same unit would cost after handover.

Off-plan purchases in Cambodia typically follow a structured payment plan: you pay a deposit (usually 10% to 30%), then make regular installments during the construction period (commonly around 1% of the purchase price per month), and pay the remaining balance at handover when the building is complete.

The advantage is that you spread payments over the construction period rather than paying everything upfront. The trade-off is that you’re committing to a project that won’t be finished for two to four years, so the developer’s track record and the project’s fundamentals matter.

How do payment plans work for off-plan condos in Cambodia?

The standard structure for most off-plan condo projects in Cambodia looks something like this:

A booking fee of $1,000 to $3,000 to reserve the unit. Then a deposit of 10% to 30% when you sign the Sales and Purchase Agreement (SPA). After that, monthly or quarterly installments during construction — often around 1% of the purchase price per month. Finally, the remaining balance (typically 30% to 50%) is due at handover when the building is complete.

The exact split varies between developers and projects, and everything is laid out in the SPA before you commit. Some developers also offer post-handover financing at around 8% to 12% interest if you don’t want to pay the full balance in one lump sum at completion.

One thing to note: some buyers choose to send payments quarterly or semi-annually rather than monthly to reduce bank transfer costs. We help our buyers plan this out based on their situation.

What are the costs of owning a condo in Cambodia?

Cambodia has relatively low ongoing ownership costs compared to most Western markets. The main recurring costs are:

Monthly management fees, which typically range from about $0.80 to $1.50 per square metre depending on the building. Most projects fall around $1.00 per square metre. So for a 50 sqm one-bedroom unit, you’d pay roughly $50 per month.

Annual property tax, which is 0.1% of the taxable base. The taxable base is 80% of the property value, and there’s a deduction of $25,000 before the tax applies. In practice, for a standard one-bedroom condo, this usually works out to under $100 per year for most condos.

Fire insurance is optional but recommended, particularly for remote owners. Annual premiums are typically under $100 for a standard unit.

There’s no recurring stamp duty, no council rates, and no land tax on strata-titled condos. The gap between gross and net rental yield is smaller here than in many other markets, which is one of the reasons Cambodia is attractive to foreign investors.

What are the typical rental yields in Cambodia?

On well-selected properties in Phnom Penh, gross rental yields of approximately 7.5% to 9% are achievable. Some entry-level units in strong rental locations can push higher, but those headline figures depend on the purchase price, the building’s quality, its management, and the rental market at the time.

Because Cambodia’s ongoing ownership costs are relatively low (no high property taxes, modest management fees) the gap between gross and net yield is smaller than in many Western markets.

Rental performance varies between projects and locations. Not every unit achieves the same return, and factors like building management, tenant demand in the area, and the overall quality of the product all play a role. We provide honest, project-specific rental estimates for every project we work with, based on what we’re actually seeing in the market.

Can I buy a condo in Cambodia remotely?

Yes. Over half of our buyers purchase from outside Cambodia without visiting in person. The entire process — from choosing a project to signing the contract, making payments, handling handover, and transferring the title — can be managed remotely.

For contract signing, we walk you through the SPA via video call, show you exactly where to sign and initial on each page, and arrange courier shipping for the original documents. For handover, we can act on your behalf with a Power of Attorney.

Remote buying does require a good agent on the ground. Documents need to be executed correctly (Cambodia has specific requirements around ink color, thumbprints, and stamps), payments need to be tracked, and there’s a lot of coordination with developers, legal teams, and government offices that happens behind the scenes. This is a core part of what we do for our buyers.

What happens after I buy? What support do you provide?

This is where we focus most of our effort. We believe roughly 80% of the real work happens after the sale, not before.

For off-plan purchases, we provide ongoing construction updates, payment reminders, and direct communication with the developer throughout the build period. When the project reaches handover, we manage the full handover process — inspections, document preparation, and coordination with the developer.

After handover, we assist with title transfer (including all the paperwork, tax payments, and land office coordination), furniture and setup if needed, tenant placement through our network of 100+ agents across Phnom Penh, and ongoing property management.

For resale support, we help with pricing, marketing, buyer negotiations, and the full transfer process. Our role doesn’t end at the sale and we work towards developing long-term relationships with our clients.

How does the title transfer process work, and what does it cost?

Once your condo is paid for and ready to be registered in your name, the title transfer involves two main costs:

The transfer tax (stamp duty), which is 4% of the property value. This is a government tax and is typically the buyer’s responsibility. There are temporary exemptions available for qualifying purchases, but eligibility isn’t automatic and can vary between districts. Check with us before assuming any exemption applies.

Administrative and processing fees for the actual title registration, document handling, and land office procedures. These typically run around $1,500 to $1,800 through our network.

The standard processing timeline is approximately 3 months. Express processing is available at a higher cost, which can bring it down to around 1 month.

If you’re outside Cambodia, we handle the coordination — document shipping, Power of Attorney where needed, and working with the relevant offices to get the title issued in your name.

Do I need an agent to buy a condo in Cambodia?

You don’t have to use an agent. You can walk into a developer’s sales gallery and buy directly. But here’s the important thing: the price is the same whether you buy through an agency or directly from the developer. Developers sign agency agreements that prevent them from undercutting the agencies they work with, so you won’t get a cheaper deal by going direct.

The real question is what happens beyond the purchase itself. This includes contract review, payment tracking, construction updates, handover management, title transfer, furnishing, rental placement, and long-term support. These are the stages where having an experienced agent on the ground makes a practical difference, especially if you’re buying from outside Cambodia.

We also sometimes negotiate extras that aren’t available from the standard price list — additional discounts, furniture packages, free appliances, or other add-ons depending on what the developer is offering at the time.

If you’re considering a purchase, reach out to our team. We’re happy to walk you through the market and explain how the process works, with no obligation