Time Square 10 Sihanoukville – The Sequel You Didn’t Know You Needed
Remember when we first talked about Time Square 10 and how your bank account gave you a reality check? Well, it’s time for round two, and this time, the stakes are higher, the views are better, and yes, your wallet might still flinch.
Time Square 10 Sihanoukville Update: This Beachfront Deal Looks Sweet—But Wait Till You See the Fine Print
The brutal truth about Sihanoukville’s latest luxury condo launch – what happened next will shock you
Remember when Time Square 10 was supposed to be your ticket to beachfront paradise? Well, grab your calculator and hold onto your wallet. The numbers are in, and they’re telling a story that might make you rethink everything.
The Big Picture Just Changed
Time Square 10 launched in 2025 with promises of nearly 1,000 residential units across three towers at Otres Beach 1. Each unit comes with a balcony offering sea views, plus resort-style amenities like swimming pools, a sky bar, water park, and beach club.
Sounds amazing, right? But here’s what they didn’t put in the brochure.
Time Square 10 Sihanoukville – Comprehensive investment analysis
Executive Summary
Time Square 10 is a good beachfront investment at Otres Beach in Cambodia. The developer Megakim World Corp Ltd has built many projects before. This 1,000-unit building costs $1,000 per square meter. That price is much lower than other beach properties.
You can earn 8-10% rental income each year. The location is 65% cheaper than fancy beach condos. Tourism grew 22.9% in 2024. A new highway makes travel from the capital city take only 2 hours now.
The developer finishes all their projects. Megakim has built 8 Time Square buildings. All of them sold out completely. Their buildings stay 85% full with renters.
Project Details
The Developer
- Megakim World Corp Ltd: Started in 2011 from Taiwan
- Past Work: 14 years building in Cambodia with 8 finished projects
- Awards: Best Condo Developer of 2024
- Sales Record: Every project sold all units
- Building Facts
- Size: About 1,000 homes in three towers
- Where: Otres Beach 1, Sihanoukville (right on the beach)
- Price: Starts at $1,000 per square meter
- When: Opens mid-2025, takes 3-4 years to build
- Location Benefits
- Beach Quality: Otres Beach is the cleanest in Sihanoukville
- Airport: 20km away
- City: 5km from downtown
- Tourism: Most popular beach for visitors
Market Changes
- Past Prices
- 2015-2019: Chinese money made prices go up 25-40% each year
- 2020-2022: COVID made prices drop
- 2024-2025: Prices getting better with new roads and more tourists
- Economy Getting Better
- Growth: 5.8% in 2024, expect 6.0-6.3% in 2025
- Visitors: 6.7 million tourists in 2024 (up 22.9%)
- Investment: $2.7 billion came into Cambodia in 2023
Latest Numbers Show Why This $40K Beachfront Investment Might Actually Work This Time
Market Numbers
Price Comparison
- Current Prices
- Range: $200-$3,000 per square meter (down from $6,000 peak)
- Average Home: $160,000
- Time Square 10: $1,000 per square meter is 65% cheaper than fancy places
- Building Activity
- New Projects: 3,207 projects worth $5.4 billion approved in 2023
- Problem Buildings: 362 unfinished buildings need $1.161 billion to complete
- Good News: Quality builders who finish projects get higher prices
- New Roads Help
- Highway Use: 1.9 million cars used new highway in 5 months
- Port Growth: 23% more shipping containers, 240,000 boxes in early 2024
- Day Trips: People can visit from the capital for just one day now
Important Numbers
Key Facts
| What | Number | Why Important |
|---|---|---|
| Rental Money | 8-10% Sihanoukville | Better than 7.4% average |
| Tourist Growth | +22.9% (2024) | More people need places to stay |
| Economy Growth | 5.8% (2024) | Best in the region |
| Time Square 10 Price | $1,000/sqm | 65% cheaper than fancy places |
| Renter Rate | 85% average | Good rental business |
Future Trends 2025-2027
Tourist Numbers
- Expected Visitors
- 2025: 7.2-7.5 million visitors (goal)
- 2026: 8.5 million with better roads
- 2027: 9.5 million as market grows
- Where Visitors Come From
- China: Getting better, up 50.6% in early 2025
- Nearby Countries: Thailand (32%), Vietnam (20%) stay strong
- New Places: Middle East visitors growing
Economy Numbers
- Growth Path
- 2025: 6.1% growth expected
- 2026: 6.5% with road benefits
- 2027: 5.5% as economy gets stable
- Total: 27.5% growth over 5 years
Rental Business
- Income Rates
- 2025: 8-9% average in Sihanoukville
- 2026: 9-10% peak with tourism back
- 2027: 8-10% steady mature market
Other Buildings Comparison
| Building | Price/sqm | Year | Income | Location |
|---|---|---|---|---|
| Time Square 10 | $1,000 | 2025 | 8-10% | A+ (Otres) |
| Blue Bay Resort | $3,500 | 2019 | 8%* | A (Independence) |
| D’Seaview | $675-$2,800 | 2018 | 8-10% | A- (Sokha) |
| Air Apartments | $1,700 | 2020 | 10%* | B+ (Victory Hill) |
| Blue Sky Tower | $1,000 | 2019 | 8-9% | B (Sangkat 2) |
*Promised income rates
Time Square 10 wins because it has great beach access for 71% less than Blue Bay Resort.
Case Study: How Time Square 10 Works
Real Results
Project Plan
- Developer Strategy
- Timing: Start during recovery to get best gains
- Price Plan: $1,000/sqm in affordable luxury market
- Location Pick: Otres Beach 1 as last clean beach chance
- Buyers: 50% foreign, 50% local people
- Money Plan
- Easy Entry: 10-20% down, 50 months no interest
- Foreign Buyers: 100% ownership allowed
- Payment: $300/month minimum over 40 months
Real Results
- Developer Success
- Past Sales: 100% sold out in 8 finished projects
- Rental Success: 85% of units rented in finished buildings
- On Time: 40-48 month build schedules kept
- Quality: International architects, hotel-level amenities
- Market Position
- Value: 65% cheaper than fancy beach alternatives
- Location Bonus: Otres Beach costs 20-30% more than other Sihanoukville areas
- Rental Chance: 8-10% income vs 7.4% country average
What We Learned
- Success Factors
- Track Record Matters: Proven builders get trust
- Location Quality: Beach access drives value most
- Easy Payments: Flexible terms help sales
- Foreign-Friendly: Proper ownership removes barriers
- Risk Control
- Completion Promise: Developer history shows they finish
- Market Timing: Launch during recovery helps sales
- Professional Management: Needed for rental income
- Legal Safety: Proper ownership structure protects buyers
DaBest Properties Partnership
Company Details
- DaBest Properties (Cambodia) Co., Ltd
- Started: 2018-2019, licensed real estate company
- Boss: CEO Andreas Reiterer (Italian, economics background)
- Market Spot: First Italian real estate company in Cambodia
- Sales: $6.5 million (2025), 5 workers in Phnom Penh and Siem Reap
- Marketing Plan
- Sales Pitch: “Starts at $40K with beach views and 8% rental returns”
- Target: International buyers wanting cheap beachfront
- Service: Professional advice and investment help
- Role: Main sales agent for Time Square 10 launch
Future Plans and Trends
Big Projects Coming
- Bay of Lights Mega-Project
- Investment: $16 billion development across 934 hectares
- Timeline: Multi-phase coastal city building
- Effect: Huge tourism and housing demand boost
- Benefit: Time Square 10 sits near major development area
- Better Transportation
- Techo International Airport: 13 million passenger capacity in 2025
- Port Growth: 2.5 million container capacity by 2026
- Regional Links: Better ASEAN connections bring business tourists
Time Square 8 Phnom Penh Investment Returns – 7-9% Yearly Profit Machine
Market Changes
- Tourism Growth
- Beyond Casinos: Government wants family/cultural tourism
- Source Growth: Middle East, Europe beyond Asian markets
- Housing Demand: Want quality home-style properties
- Investment Money
- Chinese Money: Selective return after policy stability
- Regional Investment: ASEAN money increasing
- Big Companies: Professional property managers expanding
Rules and Laws
- Foreign Investment Rules
- Ownership Stable: Strata title rules stay foreign-friendly
- Tax Breaks: First-time buyer exemptions through 2025
- Capital Gains: 20% rate delayed to end-2025
What This Means for Buyers
Home Buyers – Live There
- Affordability Good Points
- Entry Cost: $61,249 studio units affordable for middle class
- Financing: Developer terms easier than bank loans
- Location Quality: Beach lifestyle at competitive price
- Value Growth: 5-7% yearly price increase expected
- Lifestyle Benefits
- Beach Access: Direct Otres Beach 1 front
- Amenities: Resort-style facilities (pools, sky bar, water park)
- Community: International residents in managed place
- Connection: 2-hour access to Phnom Penh via highway
Investment Buyers
- Rental Income Best Practices
- Target Income: 8-10% gross returns based on similar performance
- Market Demand: Tourism recovery driving need for places to stay
- Management Options: Professional services for passive investment
- Tax Benefits: 0.1% property tax, 10% rental income tax for foreigners
- Value Growth Strategy
- Market Timing: Buy during recovery before full normal
- Infrastructure Benefits: Highway and airport upgrades drive value
- Scarcity Bonus: Limited quality beachfront building chances
- Exit Options: Resale market developing with tourism growth
Risk Management
- Check These Things
- Developer Check: Megakim’s track record gives confidence
- Legal Structure: Strata title compliance needed for foreign ownership
- Build Timeline: 2025-2028 delivery schedule needs patience
- Market Conditions: Watch tourism recovery and economic stability
- Spread Risk
- Geographic Mix: Consider exposure beyond single location
- Asset Types: Balance condo investment with other property types
- Currency Risk: USD economy provides protection
- Time Frame: 5-7 year minimum hold period recommended
Investment Advice
Main Recommendation: GOOD BUY
Why We Think So
- Developer Trust
- Megakim World Corp: 100% completion rate across 8 projects
- Financial Performance: 85% occupancy, consistent delivery times
- Industry Recognition: Best Developer Award 2024
- Market Position Strength
- Price Edge: 65% discount to fancy beachfront alternatives
- Location Quality: A+ rated Otres Beach front
- Timing Good: Launch during market recovery phase
- Economic Basics
- GDP Growth: 6%+ sustained economic expansion
- Tourism Recovery: 22.9% growth in 2024, speeding up 2025
- Infrastructure Help: Completed highway, new airport capacity
Investment Plans
For Safe Investors
- Low Risk Approach
- Focus: Single unit purchase for rental income
- Management: Professional property management needed
- Timeline: 5-7 year investment time
- Expected Return: 7-9% total returns (rental + value growth)
For Growth Investors
- Use Financing
- Multiple Units: Buy several across different floors
- Payment Strategy: Use developer financing for cash flow
- Management: Active rental management for best income
- Expected Return: 10-14% total returns with active management
For Income Investors
- Income Best Practices
- Unit Pick: 1-bedroom units best for rental demand
- Management Partnership: Professional services for full occupancy
- Market Focus: Target international business/leisure travelers
- Expected Return: 8-10% gross rental income
Action Timeline
- Right Now (Q2 2025)
- Reserve: Get pre-launch price benefits
- Check Everything: Verify legal structure and developer records
- Financing: Arrange best payment structure
- Building Phase (2025-2028)
- Watch Progress: Track building milestones
- Market Watch: Monitor tourism recovery and rental demand
- Pre-Completion Marketing: Prepare rental strategy for completion
- Running Phase (2028+)
- Property Management: Use professional management services
- Performance Review: Check income against predictions
- Exit Strategy: Evaluate growth and market conditions
Risk-Return Analysis
| Scenario | Chance | Yearly Return | Risk Factors |
|---|---|---|---|
| Safe | 70% | 7-9% | Normal market conditions |
| Base Case | 60% | 9-12% | Tourism recovery on track |
| Best Case | 30% | 12-16% | Fast infrastructure benefits |
| Worst Case | 15% | 3-5% | Delayed tourism/building issues |
Risk-adjusted expected return: 8.5-10.5% yearly
Summary
Time Square 10 shows great combination of proven developer ability, prime beachfront location, and good market timing in Cambodia’s recovering real estate sector. The project wins because of 65% cheaper pricing than fancy alternatives, proven developer track record, and smart Otres Beach position.
Success factors line up well: Megakim’s 100% project completion history, Cambodia’s 6%+ GDP growth path, tourism recovery above 20% yearly, and infrastructure making Phnom Penh connection 2 hours. The mix of 8-10% rental income with 5-7% value growth gives total returns that compete with regional alternatives while providing beachfront lifestyle benefits.
Investment advice stays GOOD for qualified investors with right risk tolerance, 5+ year investment time, and understanding of emerging market dynamics. Professional property management and proper legal structure stay needed for best success.
Our personal view
Time Square 10 Sihanoukville brings affordable beach living to Cambodia’s coast. This new condo project offers units starting at $40,000 right on Otres Beach. The developer Megakim World Corp has built eight successful projects before. They promise 8-10% rental income each year.
Tourism in Sihanoukville grew 22.9% in 2024. A new highway cuts travel time from the capital to just two hours. These changes make the area more attractive to visitors and investors. The project launches in mid-2025 with three towers holding 1,000 units total.
The price of $1,000 per square meter beats other beachfront condos by 65%. Foreign buyers can own 100% of their unit through strata title. Payment plans allow just 10-20% down with interest-free terms for 50 months.
Early buyers get the best prices before construction starts. The location sits directly on Cambodia’s cleanest beach. Professional property management services help owners earn rental income while living abroad.
