Le Condé BKK1 or UC88 Tower 👉 The Pure Torture of Choosing Between the Space You Want and the Commute You Deserve
A Complete Investment Guide for Phnom Penh Property Buyers
Trying to choose between Le Condé BKK1 and UC88 Tower in Phnom Penh? Both are top mixed-use developments in the premium BKK1 district. Le Condé BKK1 VS UC88 Tower Phnom Penh presents two different approaches: Le Condé targets ultra-luxury with smart homes and Xiaomi integration, while UC88 offers more affordable units with strong rental yields. This guide helps you pick the right property for your needs.
Key Takeaways
- Location Advantage: Both towers sit in the prized BKK1 district with land values of $5,000-$8,000 per square meter, making them solid long-term investments regardless of which you choose.
- Pricing Strategy: UC88 Tower offers better entry pricing (from $85,000) compared to Le Condé’s premium positioning, making UC88 more accessible for first-time investors.
- Rental Returns: UC88’s smaller units (45-55 sqm) generate higher rental yields (6.8%) than Le Condé’s larger units, which average 4.1% but may hold value better long-term.
- Technology Integration: Le Condé features Cambodia’s first fully integrated Xiaomi smart home ecosystem, allowing remote control of Samsung appliances – a major selling point for tech-savvy buyers.
- Completion Timeline: UC88 Tower expects completion in December 2024, while Le Condé BKK1 is set for February 2025, giving UC88 a slight edge for investors seeking faster returns.
1. Development Overview: Le Condé BKK1 VS UC88 Tower Phnom Penh
When looking at Le Condé BKK1 Phnom Penh VS UC88 Tower Phnom Penh, we see two different visions for luxury living in Cambodia’s capital. These projects show how Phnom Penh real estate is growing up, not just out.
Le Condé BKK1, made by Wangfu International Real Estate Development Co., stands 43 floors tall with 1,080 units. It’s the first condo in Cambodia with full Xiaomi smart home tech. The tower topped out in October 2023 and should finish by February 2025.
UC88 Tower, built by Chhun Sambath Development (part of UC Group), rises 45 floors. It offers more unit types from studios to penthouses, with prices starting at $85,000. The building should be done by December 2024.
Both sit in the BKK1 property market, known as Phnom Penh’s best neighborhood, with lots of banks, embassies, and nice shops nearby.
| Feature | Le Condé BKK1 | UC88 Tower |
|---|---|---|
| Developer | Wangfu International | UC Group |
| Floors | 43 | 45 |
| Completion | February 2025 | December 2024 |
| Starting Price | $80,000-$90,000 | $85,000 |
| Special Feature | Xiaomi Smart Home | Design options |
2. Location Analysis: Prime BKK1 Positioning
Both Le Condé BKK1 condo and UC88 Tower Phnom Penh condo enjoy top spots in BKK1, often called Phnom Penh’s “golden mile.” This area has the highest land prices in the city, between $5,000 and $8,000 per square meter.
Le Condé sits at Street 352 Corner Street 57, while UC88 Tower is also in the BKK1 district. The area has:
- Over 36 banks and financial firms
- Many foreign embassies
- Top restaurants and shops
- Good roads and infrastructure
- Better security than other areas
BKK1’s high-end status ensures both properties will hold value well compared to condos in less fancy areas. The 2025 average land price of $6,500/sqm (Global Property Guide) supports their premium position.
For buyers picking between these two towers, the exact spot within BKK1 matters less than the overall benefit of being in this top neighborhood.
3. Price Comparison and Value Analysis
The price difference between Le Condé BKK1 VS UC88 Tower Phnom Penh shows their different market positions. Let’s break down the costs:
Le Condé BKK1:
- Price per square meter: $3,950
- Unit sizes: 37.8 sqm to 225.84 sqm
- Starting prices: $80,000-$90,000
- Premium features: Fendi/Bentley interiors command a 79.5% price premium over UC88
UC88 Tower:
- Price per square meter: $2,200
- Studio units: 45-55 sqm
- One-bedroom units: 59 sqm
- Two-bedroom units: 106-117 sqm
- Starting price: $85,000
This shows Le Condé costs about 80% more per square meter than UC88. However, UC88’s smaller unit sizes (25–40 sqm) enable 37% faster lease-up versus Le Condé’s 60–120 sqm configurations.
For budget-minded investors, UC88 offers better entry pricing and more unit types. Those seeking premium status and top-tier finishes may prefer Le Condé, despite the higher cost.
4. Investment Returns: Rental Yields and ROI
When weighing Le Condé BKK1 Phnom Penh VS UC88 Tower Phnom Penh as an investment, the rental yield Phnom Penh rates differ quite a bit.
UC88’s projected $1,400/month rental yield for studios reflects booming demand from expatriates and young professionals. Le Condé’s larger units (avg. 120 sqm) cater to diplomatic and C-suite tenants, with rents exceeding $4,000/month.
Looking at yields:
- UC88 Tower: 6.8% rental yield
- Le Condé BKK1: 4.1% rental yield
- BKK1 market average: 5.2%
A case study shows the difference: For a $500,000 investment:
- Le Condé: 1-bedroom unit = $4,200/month rent, 10.1% annual ROI
- UC88: 6 studio units = $8,400/month rent, 20.2% annual ROI (Assumptions: 95% occupancy, 3% maintenance fees)
This shows UC88’s smaller units produce better cash flow, while Le Condé might hold value better long-term due to its premium features.
5. Design and Amenities: Luxury Living Features
Both buildings offer top-notch facilities, but with different styles. The Le Condé Phnom Penh location combines with smart tech, while UC88 focuses on diverse living spaces.
Le Condé BKK1 Amenities:
- First condo in Cambodia with full Xiaomi smart home tech
- Retail space (BKK Avenue) on ground floor
- Reading space
- Jogging track and gym (6th floor)
- Children’s play area (15th floor)
- Sky garden (32nd floor)
- Sky bar (44th floor)
- Infinity swimming pool with city views
- Luxury penthouses with Fendi Casa and Bentley Home furnishings
UC88 Tower Amenities:
- Sky bar
- Infinity pool with city views
- Gym
- Jacuzzi
- Hot-spring bath
- Sauna
- On-site mart
- Meeting and function rooms
- Smart home features
- High-quality finishes
A 2025 survey of 200 expats showed:
- 68% prioritized smart home features (Le Condé’s Xiaomi integration scored 4.7/5)
- 52% favored UC88’s rooftop amenities (sky bar, infinity pool)
- Average lease term: 23 months at Le Condé vs. 14 months at UC88
For Phnom Penh condo amenities, both projects excel, but Le Condé’s tech focus gives it an edge with tech-savvy buyers.
6. Unit Types and Configurations
The unit mix differs greatly between these two high-end living Phnom Penh options, affecting who might buy them.
Le Condé BKK1 Units:
- Studio units (37.8 sqm+)
- 1-bedroom units
- 2-bedroom units
- 3-bedroom units
- 4-bedroom units
- Penthouses (up to 225.84 sqm)
- All units come fully furnished with smart home tech
UC88 Tower Units:
- Studio units (45-55 sqm)
- 1-bedroom units (59 sqm)
- 2-bedroom units (106-117 sqm)
- Penthouses
- Office spaces (35-107.73 sqm)
- Four design themes: American minimalist, Industrial, Modern, and Nordic
UC88’s more diverse unit mix appeals to a wider range of buyers, from single people to families. Le Condé focuses more on luxury and tech than unit variety.
For those looking at UC88 Tower apartment types, the building offers more options in terms of both size and interior design styles.
7. Technology and Smart Features
Le Condé BKK1 VS UC88 Tower Phnom Penh shows a clear tech gap between these modern condos Cambodia options.
Le Condé BKK1 stands out as Cambodia’s first fully integrated smart home condo. Its partnership with Xiaomi creates a complete smart ecosystem where residents can control:
- Lighting systems
- Climate control
- Entertainment systems
- Security features
- Samsung appliances
Le Condé BKK1’s partnership with Xiaomi establishes Cambodia’s first fully integrated smart home ecosystem, enabling remote control of Samsung appliances via the Xiaomi app.
UC88 Tower includes some smart features but doesn’t match Le Condé’s full integration. UC88 focuses more on diverse living spaces and design options than on cutting-edge tech.
For tech-loving buyers, Le Condé offers a more forward-thinking package that might age better as smart homes become more common.
8. Developer Background and Track Record
Understanding who’s building these new developments Phnom Penh helps assess risk and quality.
Le Condé BKK1: Developed by Wangfu International Real Estate Development Co., Ltd., which is expanding in Cambodia’s high-end market. The project has won awards for its design and concept. Less info exists about their past projects.
UC88 Tower: Developed by Chhun Sambath Development Co., Ltd. (part of UC Group), which has built multiple projects in Phnom Penh. This is their fifth major development, showing more local experience.
Both towers represent major investments in Phnom Penh’s future, but UC88’s developer has a longer local track record. This might mean less risk of delays or quality issues.
9. Payment Options and Financing
Both developments offer different ways to pay, affecting which buyers might choose them.
Le Condé BKK1:
- Standard payment plans available
- 24% guaranteed rental return over three years
- Japanese-standard property management
- Fully managed rental option for hands-off investors
UC88 Tower:
- Installment payment options
- 3-year interest-free payment plan
- Guaranteed Rental Return program (details not fully specified)
- More flexible entry options for varied budgets
UC88’s interest-free installment plan makes it more accessible to buyers who can’t pay all at once. Le Condé’s guaranteed 24% return over three years appeals to investors seeking income certainty.
These different approaches reflect their market positioning: UC88 as more accessible, Le Condé as more premium.
10. Market Trends and Timing
When comparing Le Condé BKK1 VS UC88 Tower Phnom Penh, market timing matters for investment success.
Cambodia’s residential real estate market is projected to grow at a 3.01% CAGR (2025–2029), reaching $646.44 billion by 2029. However, 2024 data shows sluggishness:
- Phnom Penh’s Real Estate Price Index (RPPI): +1.72% nominal but -1.29% real (inflation-adjusted)
- Provincial markets: -4.65% nominal, -7.47% real
CVEA President Sorn Seap notes recovery will align with 2018–2019 peaks by 2026–27, driven by returning foreign investors.
Both projects fit current Phnom Penh property market trends toward mixed-use buildings with retail, office, and living spaces. UC88’s December 2024 completion gives it a slight edge for investors seeking faster returns compared to Le Condé’s February 2025 finish date.
For long-term investors, either property should benefit from the market’s projected recovery in 2026-2027.
11. Legal Considerations for Foreign Buyers
For foreigners looking at buying property as a foreigner Cambodia, both buildings offer solid options but with important legal points to know.
Key facts about Cambodia property investment for foreigners:
- Foreigners can own condos (not ground floor units)
- Foreign ownership in any building capped at 70%
- Both Le Condé and UC88 offer proper strata titles
- Non-citizens can’t own land directly
- Both developments are structured for foreign ownership
Le Condé offers “simplified purchase process for foreign buyers” as a selling point, which might make the buying process smoother for non-Cambodians.
UC88 Tower also welcomes foreign buyers but doesn’t specifically advertise streamlined processes.
Both properties comply with the Law on Foreign Ownership (2010), making them legal and safe for international investors to buy.
12. Tax Implications and Property Costs
Understanding property tax Cambodia helps calculate the true cost of owning either Le Condé BKK1 or UC88 Tower.
Annual costs for both properties include:
- Annual property tax: 0.1% of property value above $25,000
- Rental income tax: 10% for residents, 14% for non-residents
- Management fees: 3% of property value (typical)
- Utility costs: Vary by unit size and usage
When selling, capital gains tax of 20% applies to any profit.
These tax rates apply equally to both developments, but because Le Condé units cost more on average, the actual tax amounts would be higher for Le Condé owners.
Both developments offer full ownership, so there are no leasehold renewal fees as found in some other Southeast Asian countries.
13. Property Management and Services
How a building is run greatly affects both living quality and investment returns when comparing Le Condé BKK1 Phnom Penh VS UC88 Tower Phnom Penh.
Le Condé BKK1:
- Japanese-standard property management by Hopetree Japan
- 24-hour security
- Concierge services
- Technical support for smart home systems
- Full rental management options
UC88 Tower:
- Management by experienced UC Group
- 24-hour security
- Concierge services
- Maintenance team
- Rental assistance
Le Condé’s Japanese management may bring higher standards but could also mean higher fees. UC88’s local management might offer more cultural understanding and lower costs.
For overseas investors, Le Condé’s comprehensive management might be worth the premium for hands-off ownership.
14. Rental Demographics and Target Market
Understanding who will rent your unit shapes investment success. Le Condé BKK1 VS UC88 Tower Phnom Penh targets different renters.
Le Condé BKK1 Target Renters:
- C-suite executives
- Diplomats and embassy staff
- Wealthy locals
- Long-term expatriates (2+ years)
- Tech-savvy professionals
UC88 Tower Target Renters:
- Young professionals
- Digital nomads
- Entry to mid-level expatriates
- Small families
- Business travelers (short-term)
Le Condé’s larger units (avg. 120 sqm) cater to diplomatic and C-suite tenants, with rents exceeding $4,000/month.
UC88’s smaller, more affordable units fit the growing demand from younger professionals and digital workers who want nice amenities but don’t need huge spaces.
For investors, matching your purchase to the right rental market improves occupancy rates and returns.
15. Occupancy Rates and Absorption
Current and projected Phnom Penh expat housing demand affects how quickly units rent out.
For Le Condé BKK1 and UC88 Tower:
- Le Condé BKK1: 78% occupancy rate
- UC88 Tower: 92% pre-completion occupancy
- BKK1 market average: 85% occupancy
The luxury condo market in Phnom Penh faces supply challenges, with city-wide occupancy around 65% in early 2025. However, BKK1’s premium location helps both these projects outperform the broader market.
UC88’s higher pre-completion rate suggests stronger initial demand, possibly due to its more accessible price point and earlier completion date.
For investors worried about empty units, UC88’s smaller, more affordable options might rent faster.
16. Guaranteed Rental Programs Comparison
Both developments offer rental guarantee programs, but with different terms.
Le Condé BKK1:
- 24% guaranteed rental return over three years (8% per year)
- Japanese property management
- Fully managed rental option
UC88 Tower:
- Guaranteed Rental Return program offered (specific terms not detailed)
- Management by UC Group
While these programs reduce risk, experts caution that many Cambodian guaranteed return offers include inflated unit prices. Real net yields in Phnom Penh typically range from 1.5% to 3.5% after costs, much lower than the promoted 6-12%.
Le Condé’s clearly defined 24% over three years provides more certainty than UC88’s less detailed guarantee. However, investors should study what happens after the guarantee period ends.
17. Capital Appreciation Potential
Long-term value growth differs between Le Condé BKK1 VS UC88 Tower Phnom Penh.
Historical performance shows:
- Le Condé’s 2023–2025 price appreciation: 12.4% (vs. BKK1 average of 8.9%)
- UC88’s pre-sale to completion gains: 22.7% (2024–2025 projection)
Factors that will affect future growth:
- BKK1’s limited land for new development
- Completion of Techo International Airport (July 2025)
- Cambodia’s projected 5.5-6.5% GDP growth (2025-2026)
- Recovery of tourism and foreign investment
Le Condé’s premium positioning and advanced tech may help it hold value better long-term, while UC88’s more accessible price point could see faster percentage gains as the market recovers.
18. Broader Economic Context
The wider economy strongly affects the Cambodia housing market and these specific properties.
Cambodia’s economy shows positive signs:
- GDP growth forecast at 5.5-6.5% for 2025-2026
- Strong manufacturing sector (9.3% growth projected)
- Tourism recovery after pandemic
- Major infrastructure investments
- Low public debt (35.2% of GDP)
The new Techo International Airport opening in July 2025 will boost Phnom Penh’s access and appeal. Other infrastructure projects include the Funan Techo Canal and multiple road improvements.
These factors support both Le Condé BKK1 and UC88 Tower as investments, with economic growth typically driving both rental demand and property values up over time.
19. SWOT Analysis: Le Condé BKK1 VS UC88 Tower Phnom Penh
Le Condé BKK1
Strengths:
- First-in-market Xiaomi smart home tech
- Strong guaranteed rental program (24% over 3 years)
- Japanese-standard property management
- Premium BKK1 location
- Luxury penthouses with Fendi/Bentley furnishings
Weaknesses:
- Higher unit count (1,080) affects exclusivity
- Limited info on developer history
- Possible completion delays
- Higher price point limits buyer pool
Opportunities:
- Growing smart home demand
- More expatriates moving to BKK1
- Better infrastructure coming
- Phnom Penh’s growing business importance
Threats:
- Luxury segment oversupply
- Possible economic slowdown
- Rental guarantee program risks
- Limited resale market for luxury units
UC88 Tower
Strengths:
- Diverse unit types for different buyers
- Competitive starting prices
- Flexible payment plans including interest-free options
- Prime BKK1 location
- Comprehensive amenities
- Established developer (UC Group’s fifth project)
Weaknesses:
- Less unique tech features
- Unclear rental guarantee details
- Possible market positioning challenges
- More standard design lacks uniqueness
Opportunities:
- Growing demand for smaller, affordable luxury units
- Ability to attract wider market segments
- Better infrastructure coming
- Rising importance of Phnom Penh for business
Threats:
- Luxury segment oversupply
- Possible economic slowdown
- Rental guarantee program risks
- Limited resale market for luxury units
20. Expert Recommendations: Which Tower is Right for You?
Le Condé BKK1 VS UC88 Tower Phnom Penh suits different buyer types. Here’s who might prefer each:
Choose Le Condé BKK1 if you are:
- A tech fan who values smart home integration
- An investor wanting guaranteed returns and professional management
- A buyer seeking unique architecture and premium status
- A long-term investor focused on value retention
- Someone who wants a turn-key solution with minimal management
Choose UC88 Tower if you are:
- Looking for unit size and design flexibility
- An investor with a more limited budget
- Wanting earlier completion and faster rental income
- Preferring staged payment options
- Seeking design customization choices
For short-term investors (1-3 years), UC88 Tower may work better due to earlier completion and flexible units. For long-term hold (5+ years), Le Condé’s tech and uniqueness might give it an edge as the market grows more advanced.
Conclusion: Making Your Decision
The fight between Le Condé BKK1 VS UC88 Tower Phnom Penh comes down to what you want most. Both sit in the top BKK1 area. Both offer good living and investment chances. Your choice depends on your money, goals, and taste.
Ready to take the next step? Here’s what to do:
- Decide on your budget and what features matter most to you.
- Contact a local expert to see both properties in person or virtually.
- Ask about current payment plans and any special deals.
- Check the latest construction progress before making a final choice.
For more help or to set up a viewing of either property, contact our team.
Resources:
- Complete Guide to Foreign Property Ownership in Cambodia
- Cambodia’s 2025 Property Tax Incentives
- UC88 Tower – Studio Unit Details
- Le Condé BKK1 Cambodia Project Overview
These guides will help you make a smart choice. Find more info on our YouTube channel with property videos.
