TL;DR: G.A.T.O Tower is a 67-floor mixed-use skyscraper in BKK1, Phnom Penh, developed by Miraku Capital — a Japanese-Cambodian joint venture backed by Japan's B Zone Group. The residential section spans floors 28–66 with 472 units priced from $98,165 for a studio. Several floors were already block-booked as of March 2026. Completion is set for Q4/2030.

Why G.A.T.O Tower Stands Out in Phnom Penh's Property Market

Phnom Penh's skyline is changing fast, but G.A.T.O Tower brings a profile that's genuinely rare in the Cambodian market: 296 metres, a Japanese-backed developer, and a main contractor with a verifiable track record.

The general contractor is LBL International — the same firm that built Techo International Airport. The developer, Miraku Capital and Development Co., Ltd., is a Japanese-Cambodian joint venture. The Japanese partner, Nagato Daiko through B Zone Group, has completed projects in Manhattan, Waikiki, and Malaysia. For Phnom Penh, that kind of international pedigree is uncommon.

The location is Street 334, BKK1 — 20 metres from Norodom Boulevard. BKK1 is Phnom Penh's primary expat and business district, with proven rental demand, solid secondary market liquidity, and a concentration of international tenants.

Tower Structure: What Goes Where

G.A.T.O Tower is designed as a full-service vertical community:

  • B1–7F — Parking (252 spaces) and lobby
  • 9F–25F — Luxury Hotel (238 rooms)
  • 28F–60F — Condominium residences (main residential block)
  • 48F — Amenity floor: gym, onsen, steam, sauna, co-working, meeting rooms, kids' area
  • 61F–62F — Executive Suites
  • 63F–66F — Duplex Penthouses
  • 67F — Infinity Pool, Sky Bar, Sky Garden

A standard residential floor contains 14 units: 2 studios, 6 one-bedroom apartments, 4 two-bedroom units (including corner variants), and 2 three-bedroom corner apartments.

Pricing and the Floor Premium Mechanism

All pricing is from the March 5, 2026 price list. Verify current availability before negotiations.

Type Net Area Starting Price (28F) $/sqm net
Studio 31 sqm $98,165 ~$3,167
1BR 45–47 sqm $142,425–$148,755 ~$3,165
2BR 93 sqm $294,345 ~$3,165
2BR Corner 79–103 sqm $255,960 ~$3,240
3BR Corner 112–137 sqm from $373,515 ~$3,330
Executive Suite 147–345 sqm from $661,500 ~$4,500
Penthouse 420 sqm $2,205,000 ~$5,250

The pricing mechanism is straightforward: +$25 per sqm net for each floor above 28F. Always calculate the actual floor price rather than relying on the base entry figure.

Sales Status: What's Taken and What's Available

This is arguably the most important data point for an investor evaluating the project.

As of the March 2026 price list:

  • Floors 43–44F — fully BOOKED-WH: all 14 units on each floor reserved by WH Living
  • Floors 42F and 55F — key units BOOKED-WH
  • BOOKED-ML (Miraku) — distributed across multiple floors, predominantly corner and premium unit types
  • Available units — present across floors 28–60F, including studios and 1BRs on most floors

Block purchasing of multiple floors by an institutional buyer before construction starts is a market signal. It doesn't guarantee price appreciation, but it reflects a level of institutional confidence that retail investors typically encounter after the fact.

Risks and Honest Limitations

No investment overview is complete without naming the risks directly:

  1. Timeline exposure — Q4/2030 completion means capital is committed for approximately four years. Standard for a high-rise in Southeast Asia, but real.
  2. Price list currency — the March 2026 data may be outdated. Current availability must be confirmed directly before any purchase decision.
  3. Currency considerations — all transactions are in USD, which is standard in Cambodia but introduces exchange rate exposure for non-USD investors.
  4. Ownership structure — foreign buyers should verify the strata title terms and current Cambodian property law provisions applicable to their nationality before signing.

FAQ

When does construction start and when is G.A.T.O Tower expected to complete? Construction is scheduled to begin in Q2/2026, with completion targeted for Q4/2030. The main contractor is LBL International, which also built Techo International Airport in Phnom Penh.

Can foreign nationals buy apartments in G.A.T.O Tower? Yes. Cambodian law permits foreign ownership of condominium units on floors above ground level under strata title. G.A.T.O Tower's residential section begins on the 28th floor, which is well within the legal framework. Specific documentation requirements should be confirmed with the developer or a licensed real estate agent.

What is the minimum investment to enter the project? The March 2026 base price for the lowest residential floor is $98,165 for a 31 sqm studio on floor 28. With the floor premium, registration fees, and associated costs, a realistic entry budget starts at approximately $105,000–$110,000.

What rental yields can be expected in BKK1? BKK1 consistently records strong rental demand from expatriates and corporate tenants. Comparable new-build projects in the district have achieved gross rental yields of 5–7% annually. Specific yield data for G.A.T.O Tower will be more meaningful once the building approaches completion.

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