Diamond Bay Garden
Diamond Island (Koh Pich), Tonle Bassac, Chamkarmon, Phnom Penh
Hard Title & Legal Ownership
Title Unverified
Title status has not been independently confirmed by Bricks Property Network. Buyers must conduct their own legal due diligence before committing to any purchase.
All title and legal information on this page requires independent verification by a qualified Cambodian property lawyer before any purchase commitment. Bricks Property Network is not a legal adviser.
About This Project
Diamond Bay Garden is a premium waterfront condominium development on Koh Pich (Diamond Island), in Tonle Bassac, Chamkarmon District, Phnom Penh. The project is developed by Diamond Bay Garden Co., Ltd., an affiliate of OCIC, a major Cambodian real estate and infrastructure group. The development is planned around three residential towers of 39 storeys each. Public project listings identify 591 units in the first tower/phase, with the wider development reported to include additional residential inventory. The residential offering includes studio, one-bedroom, two-bedroom and three-bedroom apartments. Depending on configuration, published measurements range from approximately 44 sqm to 129 sqm net, with larger gross-area measurements appearing in developer and agency schedules. Advertised amenities include swimming pools, a fitness centre, yoga facilities, children's recreational areas, landscaped communal spaces, parking and elevated social areas such as a sky bar. Public sources also describe a Somerset by The Ascott Limited managed-residence component on upper floors. Situated on Koh Pich, the development benefits from proximity to Phnom Penh's central commercial districts, restaurants, cafés, hotels, retail outlets and entertainment facilities. The project's premium positioning should be assessed against its actual purchase price, achievable rents, management charges, delivery status, competing condominium supply and resale liquidity.
Key Highlights
- Developed by Diamond Bay Garden Co., Ltd., an affiliate of OCIC
- Located on Koh Pich, Phnom Penh's established waterfront island
- Three towers, each reported to have 39 storeys
- 591 units reported in the first tower/phase
- Studio, one-bedroom, two-bedroom and three-bedroom configurations
- Amenities include swimming pools, fitness and yoga facilities, and a sky bar
- Somerset by The Ascott Limited reported to manage a designated residence component
- Freehold/strata title; individual unit documentation requires verification
Unit Types & Inventory
| Unit Type | Size (sqm) | Price From | Price To |
|---|---|---|---|
| Studio | ~44 to 60 | USD 126,000 | — |
| 1 Bedroom | ~57 to 76 | USD 159,000 | USD 166,000 |
| 2 Bedrooms | ~80 to 121 | USD 229,000 | USD 246,000 |
| 3 Bedrooms | ~129 to 170 | USD 304,000 | USD 380,000 |
Indicative advertised starting price — not a verified developer price list
Pricing & Acquisition Cost
Typical acquisition costs in Cambodia include a 4% transfer tax, stamp duty, notary fees (approx. 0.5–1%), and legal fees. Foreign buyers purchasing via co-ownership (strata) title should budget an additional 1–2% for title registration. All figures are indicative — consult a qualified Cambodian property lawyer for a full cost breakdown specific to your transaction.
Investment Considerations
Diamond Bay Garden offers a waterfront location on Koh Pich, a premium residential setting and a development associated with OCIC. The project also advertises a branded managed-residence component, which may be relevant to buyers seeking professionally managed accommodation. However, the actual investment outcome depends on the unit's price, handover status, title registration, achievable rent, occupancy, management charges and resale prospects. The existence of a branded management arrangement does not automatically guarantee rental performance. Investors should verify the exact tower and unit being purchased, inspect the construction and common areas, review the sale-and-purchase agreement and title documentation, and establish whether the unit is eligible for any rental programme. Future inventory from additional towers may also affect rental competition and resale liquidity. Buyers should compare the development's asking prices with actual transactions and rents from comparable completed condominiums on Koh Pich.
Rental & Investment Analysis
Yield estimates are gross figures sourced from developer materials and local agent feedback. Net yields after management fees, vacancy, maintenance and taxes will be lower. All figures require independent verification.
Developer Background
Diamond Bay Garden Co., Ltd. is publicly identified as an affiliate of Overseas Cambodian Investment Corporation (OCIC). OCIC is a Cambodian investment group involved in real estate and infrastructure development. The relationship with OCIC provides an identifiable corporate background, but buyers should still review the legal development entity, sale contract, title documents, handover obligations and any warranties applicable to their unit. Bricks Property Network has not independently verified the current capitalisation, financial position or contractual obligations of Diamond Bay Garden Co., Ltd.
Construction & Handover
Construction timelines in Cambodia are subject to change. Off-plan buyers should verify current construction progress and obtain contractual protections for delays before committing.
Approvals & Compliance
Construction permit: Not independently verified. Approved building plans: Not independently verified. Environmental compliance: Not independently verified. Fire and life-safety compliance: Not independently verified. Individual unit title registration: Requires verification.
Permit and compliance status should be independently verified with the relevant Cambodian authorities (Ministry of Land Management, Urban Planning and Construction) before any purchase.
Building Management
Management fee structures in Cambodia vary significantly between projects. Buyers should obtain a copy of the building management agreement and verify all fees, service charges, and sinking fund contributions before purchase.
Risk Assessment
Research confidence scorecard — rated High, Medium or Low based on available evidence.
Sources & Verification
Information is sourced from public records and developer marketing materials only. Independent verification is strongly recommended.
Information is sourced from public records and developer marketing materials only. Independent verification is strongly recommended. Public property listings reviewed include all available trusted online portals in Cambodia and other local property-market sources. Their figures may differ and are not substitutes for official records or direct confirmation from the legal developer. Research Integrity Level: Publicly and Developer Reported — Independent Verification Required.
Pros & Cons
- Diamond Island (Koh Pich) is one of Phnom Penh's most prestigious addresses
- OCIC affiliate developer with a strong track record on Koh Pich
- Location fundamentals rated 5/5 — premium island setting with established luxury infrastructure
- Developer track record rated 4/5 — OCIC has delivered multiple projects on the island
- Relatively contained unit count (591) limits internal competition
- Proximity to Chamkarmon district, AEON Mall 1, and central Phnom Penh
- Title status Unverified — individual unit title requires independent legal verification
- Under construction / near completion — delivery risk remains until handover is confirmed
- Price range ($126k–$380k) is at a premium versus many competing projects
- Title security rated 3/5 — buyers must not assume title is confirmed
- Overall confidence rated 3/5 — some details remain unverified
- Koh Pich premium pricing may limit rental yield competitiveness
Who Is This Project Suitable For?
Koh Pich is a prestigious, well-serviced island location suited to lifestyle buyers.
OCIC's track record and the island's established premium status support long-term value.
Premium product in a premium location with a credible developer.
Buyer suitability assessments are general in nature and do not constitute personalised financial or legal advice. All buyers should independently assess their own circumstances before making any property investment decision.
Location Highlights
Nearby Amenities & Landmarks
- AEON Mall 1 (approx. 2 km)
- Tonle Bassac riverside
- Chamkarmon restaurants and lifestyle amenities
- International schools
- Established luxury residential community on Koh Pich
Infrastructure & Connectivity
Koh Pich is a planned island development with established road, utility and commercial infrastructure managed by OCIC.
The island is a mature development zone. Future infrastructure improvements are incremental rather than transformative.
Editor's Investment Advice
Diamond Bay Garden occupies one of Phnom Penh's most desirable addresses, with a credible OCIC-affiliated developer and strong location fundamentals. The unverified title status and near-completion delivery risk are the principal concerns. For premium buyers who conduct proper legal due diligence and can tolerate the remaining construction risk, this is a credible option. Not suitable for budget investors or those requiring confirmed title before commitment.
Premium owner-occupiers and capital appreciation investors with high-net-worth profiles.
Unverified title, remaining construction/delivery risk, premium pricing limiting yield, and medium overall confidence.
Verify individual unit title with a Cambodian lawyer. Confirm completion and handover timeline with the developer. Review sale-and-purchase agreement carefully.
Confirmed title documentation and completed handover would significantly strengthen the investment case.
Investment Disclaimer: Editor's Investment Advice represents an independent editorial assessment based on information available at the date of publication. The labels "MUST BUY", "CAN BUY" and "AVOID" are general opinions for informational purposes only and do not constitute financial, legal, tax or personalised investment advice. Property prices, rental income, capital appreciation and resale liquidity are not guaranteed. Buyers should independently assess their financial circumstances, investment objectives and risk tolerance before making any purchase.
Legal Title Disclaimer: Bricks Consultancy is not a law firm and does not provide legal opinions or certify property ownership. Title status, title transferability, foreign ownership eligibility, encumbrances, permits and other legal matters must be independently verified by a qualified Cambodian property lawyer and the relevant authorities before any payment or purchase commitment.
Enquire About This Project
Hard Title. Individual unit title status requires independent verification with a qualified Cambodian property lawyer.
View full title detailsNeed expert advice?
Bricks Consultancy provides commission-free, independent advice for Cambodia property investors and developers.
Learn MoreThis listing is for research purposes only. Bricks Property Network is not a licensed real estate agent. All prices are indicative. This is not financial or legal advice. Always seek independent professional advice before making any property investment decision.
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