R&F City
Samdech Hun Sen Boulevard, Chak Angrae Leu, Meanchey, 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
R&F City is a large-scale residential and commercial development situated along Samdech Hun Sen Boulevard in Chak Angrae Leu, Meanchey District, Phnom Penh. The development is associated with R&F Properties (Cambodia) Co., Ltd. and the Chinese property group Guangzhou R&F Properties. Public property listings report approximately 5,237 residential units across a development comprising buildings of up to 33 storeys. The wider project is advertised as spanning approximately 560,000 sqm, with residential accommodation, commercial facilities, landscaped communal areas and recreational amenities. The residential offering includes studios and one-, two- and three-bedroom apartments, with unit sizes varying by layout and building. R&F City is located along Hun Sen Boulevard, a major southern Phnom Penh transport corridor connecting the area with Monivong Boulevard and other developing residential and commercial districts. The project's substantial scale provides a broad range of potential residential options. However, investors should assess actual occupancy, building management, competing rental supply, resale transactions and the financial condition of the relevant seller or contracting entity before committing funds.
Key Highlights
- Large-scale residential and commercial development along Hun Sen Boulevard
- Approximately 5,237 residential units reported by property portals
- Studio to three-bedroom configurations advertised
- Landscaped gardens, swimming pools, fitness and sports facilities advertised
- Located in Chak Angrae Leu, Meanchey District, Phnom Penh
- Completed units advertised for sale, subject to current availability
- Public listings advertise hard title or freehold/strata title; individual documentation requires verification
Unit Types & Inventory
| Unit Type | Size (sqm) | Price From | Price To |
|---|---|---|---|
| Studio | ~38 | USD 47,000 | USD 58,000 |
| 1 Bedroom | ~54 to 55 | USD 58,000 | USD 95,000 |
| 2 Bedrooms | ~75 to 78 | USD 115,000 | USD 140,000 |
| 3 Bedrooms | ~115 to 130 | USD 185,000 | USD 235,000 |
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
R&F City offers completed residential stock in the southern Phnom Penh corridor, with access to Hun Sen Boulevard and surrounding commercial and residential amenities. Its size provides a broad range of unit configurations, but it also creates competition among owners seeking tenants and resale buyers. The financial position of Guangzhou R&F Properties is an important due-diligence consideration. The group's publicly disclosed debt restructuring process means purchasers should distinguish the financial position of the parent company from the solvency, ownership and obligations of the local Cambodian entity. Before purchasing, buyers should verify the identity and financial capacity of the contracting seller, the ownership of the specific unit, any outstanding mortgages or encumbrances, and whether all payments will be made to the legally entitled recipient.
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
Guangzhou R&F Properties is a Chinese property development group listed in Hong Kong. Its business has faced substantial financial pressure during the Chinese property-sector downturn, and the group has disclosed a restructuring process involving certain offshore indebtedness. These financial challenges warrant careful review but do not, by themselves, establish the current financial condition or legal status of R&F City in Cambodia. Bricks Property Network has not independently verified the capitalisation, financial position, ownership structure or contractual obligations of the Cambodian project entity. Buyers should obtain relevant corporate records and legal advice before relying on the parent company's brand or historical development experience.
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
- Large-scale completed development (5,237 units) with established community infrastructure
- Wide price range ($47k–$235k) offers entry points for different buyer budgets
- R&F Properties is a large Chinese-Cambodian developer with a regional track record
- Completed status removes construction and delivery risk
- Samdech Hun Sen Boulevard location with improving road access
- High risk rating — the highest of all 20 projects reviewed
- Developer track record rated 2/5 — concerns about after-sales service and management quality reported
- Resale prospects rated 2/5 — significant oversupply within the development itself
- Overall confidence rated 2/5 — limited verified information available
- Very high unit count (5,237) creates extreme internal resale and rental competition
- Meanchey location has weaker rental demand than central districts
- Management and maintenance quality concerns reported in secondary market sources
Who Is This Project Suitable For?
Low entry price point for completed units in a large-scale development.
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
- Large-scale retail and commercial strip along Hun Sen Boulevard
- Chak Angrae Leu market
- Improving road links toward the Koh Norea corridor
Infrastructure & Connectivity
The boulevard has seen commercial development, but the surrounding area remains primarily suburban.
Future infrastructure improvements are possible but should not be relied upon as an investment driver.
Editor's Investment Advice
R&F City carries a high risk rating and presents a challenging environment for most investors. The very high unit count (5,237), weak developer track record score, poor resale prospects, low overall confidence, and secondary Meanchey location are significant concerns that buyers must weigh carefully. That said, the low entry price point ($47k) makes this one of the most accessible completed developments in Phnom Penh. For budget owner-occupiers — particularly those purchasing for personal use rather than investment return — the completed status removes construction risk and the price point may justify consideration, provided thorough due diligence is conducted. This is not a suitable choice for rental income investors, capital appreciation seekers, or foreign buyers without a clear legal title pathway.
Budget owner-occupiers only (for personal use). Not suitable for investors seeking rental income or capital gains.
Extreme internal oversupply, weak resale liquidity, management quality concerns, high risk rating, limited verified information, and secondary Meanchey location.
Inspect the building and management quality in person before any commitment. Verify title with a qualified Cambodian lawyer. Research current occupancy, rental rates and resale activity in the secondary market. Confirm management fee and building services.
Demonstrated improvement in building management quality, a material reduction in resale inventory, and verified title documentation would be required before this project could be considered for investment purposes.
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.
More Projects
View all
Chak Angrae Leu
Urban Village Phase 2
From approx. US$78,000 — US$250,000
Toul Kork
Royal Platinum
From approx. US$133,000 — US$1,402,000
Tonle Bassac
Diamond Bay Garden
From approx. US$126,000 — US$380,000
Nirouth
Vue Aston
From approx. US$57,000 — US$915,000+
Chroy Changvar
La Vista One
From approx. US$88,800 — US$1,000,000+
Chroy Changvar
Wealth Mansion
From approx. US$93,000 — US$250,000+
Chroy Changvar
Morgan EnMaison
From approx. US$69,300 — US$5,000,000+
Toul Kork
Time Square 7
From approx. US$39,900 — US$240,000
Chamkar Mon
Time Square 8
From approx. US$39,900 — US$250,900
BKK1
Time Square 9 – The Gatsby Residence
From approx. US$87,984 — US$455,000
BKK3
Time Square 11 – Time Castle XI
From approx. US$44,251 — US$86,922
Tonle Bassac
Odom Living
From approx. US$275,000 — US$1,105,500
Tonle Bassac
J Tower 3
From approx. US$330,000 — Upon Enquiry Quotation
Mean Chey
Kingston Royale
From approx. US$40,930 — US$150,010
Tonle Bassac
The Penthouse Residences
From approx. US$70,000 — US$1,890,000+
BKK1
Le Condé BKK1
From approx. US$75,000 — Custom Case Quotation
BKK1
G.A.T.O Tower
From approx. US$98,115 — Upon Custom Inquiry
BKK1
UC88 Wyndham Garden BKK1
From approx. US$139,685 — US$3M+
Sen Sok
Orkidē The Royal Condominium
From approx. US$63,000 — Upon Case Quotation