Rose Apple Square

Project Overview and Concept

Developed by Urban Living Solutions (ULS), Rose Apple Square is designed as more than a condo building. It’s worth noting that the government doesn’t allow high-rise buildings in Siem Reap. As such, instead of a single tower, it’s a four-part mixed-use community built around a central green courtyard. The project was finished in early 2022 and officially launched in May 2022.

The four main components are:

Rose Apple Residences – This is the main residential section with 207 condo units, from 32 m² studios up to 136 m² three-bedroom units. The homes are located on floors 2 to 6 across two mid-rise blocks.

Rose Apple Offices – This part includes 18 strata-titled office units, averaging around 100 m² each, aimed at small and medium-sized businesses. It’s one of the first proper strata-titled office offerings in Siem Reap.

Rose Apple Forum – A co-working and research space of around 2,000+ m², developed together with the Future Forum think tank. It includes meeting rooms, lecture spaces, small offices, and an auditorium that can host about 150 people.

Rose Apple Commune – The co-living section has 40 private units, each with its own bathroom and balcony, plus a shared 180 m² communal kitchen and lounge for residents to cook, relax, and socialize.

Building Design and Layout

The development is made up of four mid-rise blocks (6–7 floors) arranged around a large open-air courtyard. This courtyard is the central “spine” of the project, linking the residential, office, co-living, and forum areas.

The buildings are oriented north–south to reduce direct sun on the main living spaces, helping to keep units cooler in the tropical climate. This layout also supports cross-ventilation and softer natural light.

Most residential units have a corner balcony, giving each one a bit of its own identity while still feeling part of a community. The distance between balconies facing each other is at least 20 meters, which helps maintain privacy. The central courtyard is around 1,300 m² and uses a stepped layout and landscaping to create different pockets for various activities and levels of noise.

Residential Unit Types and Sizes

Rose Apple Residences offers four main unit types:

Average prices sit roughly between $2,750 and $3,150 per m². All units come with balconies and are finished with modern fittings such as built-in kitchen cabinets and tiled floors. Many units are offered with a leaseback option that advertises a guaranteed rental return of around 6–7% per year for buyers who join the program.

Amenities and Common Facilities

Shared facilities across the development include:

• Fitness center and gym
• Swimming pool
• Yoga deck and dance studio
• Children’s playground
• Large open courtyard with extensive greenery (approx. 50% greening rate)
• Retail shops, café, and bookstore
• Laundromat and convenience store
• Underground parking across two basement levels (around 1,300 m²)
• 24-hour security and reception
• CCTV and fire safety systems
• ATM space
• Bicycle parking

The courtyard is designed as a flexible social space, with stepped levels helping to separate busier zones (shops, co-working) from quieter areas focused on wellness and relaxation.

Ownership and Title

The project offers freehold hard title, with strata titles applied to eligible units. This allows for direct ownership rather than leasehold arrangements. The monthly management fee is set at $1 per m², which is relatively straightforward for a project with this range of facilities.

The Developer’s Track Record

Urban Living Solutions has delivered more than 1,000 units across different projects in Phnom Penh and Siem Reap. Past developments include Urban Loft (condominiums), Urban Village (a larger mixed-use project), and Bakong Village (landed homes). The company positions itself as a community-focused developer, aiming to balance design quality with neighborhood integration rather than purely chasing high unit volume.

Market Context

According to recent information from the project, Rose Apple Square is around 95% sold, with construction fully completed. It was designed to respond to demand for more modern housing and workspaces in Siem Reap, especially for people who want to live, work, and socialize in the same area.

The target buyers and residents include young professionals, remote workers and digital nomads, small business owners, families, older residents looking to downsize, and international investors who want a part-time home in Siem Reap.

Rental Yield Considerations

For investors, Rose Apple Square is generally positioned as a mid- to long-term rental play, with typical rental yields around 6% per year based on current market rates. Some units and packages offer guaranteed returns in the 6–7% range through management or leaseback programs. There’s also a GBB (guaranteed buy-back) for GRR units. Please contact us for full up-to-date breakdowns of these investment programs.

Thanks to its location near Pub Street and the main tourism hotspots, the project can appeal to both long-term tenants and, where allowed, short-stay guests, depending on the management setup and local regulations at the time.