Buying Guide: Phnom Penh’s Luxury Penthouses & Sky Residences

Written By chheng leang

The Rise of Sky-High Luxury in Phnom Penh

Phnom Penh’s luxury market has evolved far beyond traditional villas. Today, the pinnacle of status and lifestyle is found in penthouses and sky residences — towering high above the city, with expansive layouts, panoramic river views, and five-star amenities. For both affluent locals and international investors, these residences symbolize exclusivity, convenience, and long-term value.

Legal & Ownership Structure

For Locals

Cambodian citizens enjoy full property ownership rights. They can purchase both landed villas and condominiums, including penthouses, without restrictions.

For Foreigner

  • Strata Title Condos: Foreigners may own condominium units (penthouses included) outright, provided the unit is above the ground floor and the building is legally registered as a strata-title development.

  • Landed Property & Villas: Direct ownership of land is restricted for foreigners. Alternatives include:

  • Branded Residences: Projects like Wyndham Garden and Le Condé BKK1 often provide streamlined legal frameworks, making them particularly attractive for foreign buyers.

Residential Property Tax Obligations

Annual Property Tax (PT)

  • Applied to all immovable properties valued above 100M KHR (~$25,000).

  • Tax rate: 0.1% of the property’s market value (after deducting the $25,000 threshold).

  • Penthouses and luxury residences almost always qualify.

Stamp Duty / Transfer Tax

  • One-time 4% tax on the transfer value, payable upon purchase registration.

Capital Gains Tax

  • 20% tax on profit when selling the property (official implementation may be subject to updates, so legal consultation is advised).

For Expats & Overseas Buyers

  • Taxes apply the same way as for locals.

  • It is advisable to engage a licensed agent or legal counsel to ensure proper valuation and compliance with the General Department of Taxation (GDT).

“Phnom Penh’s Flagship Luxury Penthouses”

BKK1 – Cambodia’s “Golden Mile”

  • Wyndham Garden UC88 BKK1: Features some of the city’s largest duplex and flat-type penthouses, ranging from ~600 sqm to over 1,100 sqm. Branded by Wyndham, these units combine hotel-grade services with unmatched exclusivity.

  • Le Condé BKK1: Home to the Buckingham Penthouse (~600 sqm, $6.7M) — arguably Phnom Penh’s most prestigious penthouse. Double-floor layouts, private gyms, sky bars, and 140m-high views make it the ultimate trophy residence.

Tonle Basak – Elite Riverside Heights

  • The Penthouse Residences: Twin towers facing Diamond Island, offering grand multi-bedroom penthouses with expansive terraces overlooking the Mekong and Tonle Sap rivers. A favored choice for those who want both scale and location prestige.

Riverside & Chbar Ampov – Skyline & Waterfront Prestige

  • La Vista One: Positioned at the confluence of the Mekong and Tonle Sap, La Vista offers full-floor penthouses with breathtaking 270° views. Ideal for those who want dramatic skyline panoramas.

  • Vue Aston: A modern riverside tower across from Diamond Island, featuring ultra-large sky residences designed for both high-net-worth Cambodians and expats seeking riverfront prestige.

Tuol Kouk – The Uptown Luxury Hub

  • Royal Platinum: Noted for introducing large-format sky residences in Tuol Kouk, offering penthouses tailored for families who want central luxury without the density of BKK1.

Srah Chork – Emerging Northside Luxury

  • City View: A rising project introducing penthouse living into Srah Chork. With generous layouts and modern design, it appeals to buyers seeking new-district growth potential paired with luxury living.

Why Choose a Penthouse or Sky Residence?

  • Space & Exclusivity: Estate-level layouts in the sky, often 400–1,100+ sqm.

  • Views: Panoramic river and skyline perspectives few villas can match.

  • Amenities: Access to pools, spas, gyms, and concierge services.

  • Security: 24/7 monitored access and privacy.

  • Investment Value: Penthouses hold scarcity appeal — only a handful per project.

Buyer Strategies

Locals:

  • Upgrade from villas to penthouses for convenience and prestige.

  • Focus on family-friendly layouts and schools/embassies nearby (BKK1, Tuol Kouk).

Expats & Overseas Investors:

  • Prioritize branded projects (Wyndham, Le Condé) with professional management.

  • Select units with unique selling points — corner layouts, duplex formats, or river views.

  • Consider rental demand: penthouses appeal to diplomats, executives, and embassies.

Phnom Penh’s skyline is now defined by its signature penthouses. From the Buckingham at Le Condé, to Wyndham’s duplex sky mansions, to riverside towers like La Vista One and Vue Aston, buyers have access to residences that blend international luxury with Cambodian growth potential.

For those ready to elevate their lifestyle or portfolio, a penthouse in Phnom Penh is more than just a home — it’s a statement of success and vision.

Ready to explore these residences? Let’s discuss private tours, floorplans, and investment opportunities.

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chheng leang
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