Flora Suites is a high-rise condominium and serviced residence in Boeng Keng Kang 1 (BKK1), one of Phnom Penh’s most central and established residential districts. The project sits at the corner of Street 71 and Street 392 in Khan Boeng Keng Kang, right in the middle of the “golden” BKK1 area that has grown into a key hub for embassies, offices, cafés and serviced apartments.
Overall concept
Flora Suites is positioned as an upper-end, hotel-style condominium developed by The Flora Group, a Cambodian developer that first became known for Borey and landed housing projects before moving into vertical condos.
The building is a 38-storey tower with around 167 residential units, mostly one- and two-bedroom apartments ranging from roughly the high-30s to around 160+ sqm.
Construction was scheduled to begin around mid-2020 and market reports listed The Flora Suites as due around 2024. By 2024–2025, the condo was treated as completed and operational, with both primary and resale units publicly marketed.
Location and neighbourhood
Flora Suites is in BKK1, which is consistently described by agencies and market reports as one of Phnom Penh’s most prestigious and desirable neighbourhoods. It’s popular with expatriates, senior professionals and higher-income local households because of its central position, walkability and concentration of high-end amenities.
From the project location:
- AEON Mall 1 is roughly 1.5 km away, or about a 5–10 minute drive depending on traffic.
- Phnom Penh International Airport is about 16–17 km away, with drive times that can vary significantly with congestion.
The immediate surroundings include a dense mix of serviced apartments, branded condos, cafés, restaurants, small supermarkets, clinics, gyms, international schools, NGOs and embassies. For day-to-day living, most typical errands (groceries, coffee, basic services) can be done within a short walk or a few minutes by tuk-tuk.
Building profile and design
Flora Suites is described as:
- A high-rise tower of 38 floors, with a built-up area of around 19,800–20,000 sqm.
- A mixed condo–hospitality complex, physically paired with a separate but closely linked Mercure-branded 4-star hotel developed in partnership with Accor.
- A “five-star” or hotel-standard residential concept, with emphasis on lobby design, security and amenities.
Architecturally, the building uses a modern glass-and-concrete façade with strong vertical lines and a podium-plus-tower configuration. A blend of “European” styling with some local design elements, plus a heavy use of light-coloured materials and marble-type finishes in the interiors.
Unit mix and layouts
Flora Suites as focuses on compact to mid-sized units, rather than large family apartments:
- 1-bedroom units
- Typically around 37–49+ sqm
- Layouts usually include an open-plan living and kitchen area, one bathroom and a small balcony.
- 2-bedroom units
- Around 80–85 sqm and upwards
- Usually designed with a shared living/dining area, two bathrooms and at least one balcony.
- Penthouse and larger configurations
- Penthouses and larger 2-bedroom configurations up to around 160–167 sqm, although these are fewer in number and tend to be on higher floors.
The finishes include tiled floors, fitted kitchens, built-in lighting, air-conditioning, and modern bathrooms; many resale units are offered fully furnished.
There is no strong evidence of studio-only floors or very large 3-bedroom “family” units; the scheme is primarily one- and two-bedroom stock, which matches its positioning towards singles, couples and small households.
Amenities and shared spaces
Flora Suites is designed with a fairly extensive amenities stack, especially considering the project’s footprint:
- A sky pool on an upper level, promoted as an infinity-style pool with city views.
- A fitness club/gym, including both conventional equipment and a “virtual fitness” or simulation-based fitness room.
- Spa, steam and sauna facilities.
- A yoga studio.
- A children’s play area / indoor kids’ zone (mid-level amenity floor).
- A sky club / sky lounge with restaurant, café, bar and meeting spaces on one of the top floors.
- Lobby/reception and car parking, with some marketing referring to a “smart parking” system.
Hotel component and management
One of the distinctive aspects of Flora Suites is its partnership with Accor’s Mercure brand:
- Flora Suites is promoted as being developed by The Flora and managed or serviced in conjunction with Mercure Hotel Phnom Penh BKK1, which is a separate 4-star, 36-storey hotel project planned to open around 2027 with roughly 200 rooms.
- Flora Suites is a residence “managed by Accor’s Mercure Hotel” and offering hotel-style services to condo residents.
- The condo and hotel towers are designed to complement each other, with residents able to order food, drinks and other services directly from the Mercure hotel rather than going out, depending on the eventual service packages.
From a practical point of view, this means buyers and tenants should expect:
- A more “hospitality-style” operation in common areas (front desk, security, guest handling).
- Potential access to hotel F&B, spa and other services, though the exact terms (discounts, membership, pay-per-use) are governed by management policy and may change over time.
- Service charges that may be higher than in a simple, non-hotel-linked condo, reflecting the level of staffing and facilities.
Surrounding market context
BKK1 has been highlighted in local media and market reports as one of the main clusters for new condos, serviced apartments and upscale hotels in Phnom Penh. Recent commentary points to the area as a hotspot that continues to attract branded hotel projects (including Mercure) and high-rise residential schemes like Flora Suites, Time Square 306 and others.
For an owner or tenant, the key implications are:
- Strong competition from other high-rise projects, but also
- A relatively deep pool of expatriate and higher-income local tenants who focus on BKK1 because of its convenience and established reputation.
Who Flora Suites tends to suit
Based on its unit mix, services and location, Flora Suites is generally suited to:
- Single professionals or couples wanting a compact, modern apartment in BKK1 with strong amenities.
- Small households or “lock-up-and-leave” owners who value hotel-style services and proximity to cafés, schools and offices.
- Investors targeting the expatriate rental market in BKK1, especially those who see value in a condo that is closely integrated with an international hotel brand.
At the same time, buyers looking for large three- or four-bedroom family apartments, big private gardens or very low-density living might find Flora Suites less aligned with their needs, given the high-rise format and focus on smaller units.
Points for buyers and tenants to confirm
Because Flora Suites is part of a relatively complex condo-plus-hotel ecosystem, a practical checklist for a serious buyer or long-term tenant would include:
- The exact unit count and floor numbering for their stack (as the scheme evolved from earlier design plans).
- Current management arrangements between The Flora and Mercure/Accor, including which services are standard vs. optional.
- Up-to-date service charges, sinking fund contributions and any hotel-related fees.
- The mix of owner-occupiers vs. short-term or hotel-linked stays in the building, as that can affect noise, lobby traffic and overall feel.
Taken together, Flora Suites is best understood as a BKK1 condo that tries to bridge residential living and hotel-style hospitality.
