ING City Phnom Penh: What the Land on Hun Sen Boulevard Is Pricing

Samdech Techo Hun Sen Boulevard is sixty meters wide and a little over nine kilometers long, and it opened in 2017 at a reported cost near 51 million dollars. For much of its length it crosses ground that was open water and wetland when the plan was drawn. That one fact matters more than the road's width or its name. The land under the corridor was not found. It was built.

You are buying a schedule, not a site

ING City spans 2,572 hectares across southern Phnom Penh and Takhmao, with about 1,673 hectares zoned for homes, offices, healthcare, education and hospitality, and a 505 hectare reservoir held back for drainage. The master plan began in 2007 with a Singapore partner, was refined through a 2011 study with Japanese engineers, and won municipal approval in 2014, all on a twenty year horizon.

Twenty years is the number to hold onto. On natural ground you buy a location and wait for the city to reach it. On reclaimed ground you buy a sequence: fill, settlement, drainage, trunk roads, utilities, an anchor tenant, and only then the lot. Each step has to happen in order, and the timing of each is visible to anyone who looks. The useful question is not whether the district is up and coming. It is which step has been delivered, which is under way, and what the asking price already assumes about the steps still pending.

What the price ladder records

The corridor's history is written in its land prices. In early 2018, a year after the boulevard opened, commercial land at the southern Cheung Ek end was reported near 600 dollars per square meter, while the stretch closest to Street 271 had already climbed toward 2,000. Price tracked distance from the existing city almost exactly. By 2026, asking prices along the corridor sat in the 1,200 to 1,500 range, against 4,000 to 5,000 for comparable land in Boeung Keng Kang.

The ratio is the real signal. Corridor land at roughly a third of central values is the market pricing a product, mid-market homes, rather than a prestige district, and condo pricing along the boulevard, generally under 1,000 dollars per square meter, confirms it. Two later steps also landed as facts and were priced only once delivered: the Street 271 intersection was widened to its full sixty meters in early 2026, and Techo airport opened to the south in September 2025, pulling the capital's center of gravity that way.

The anchors arrive in engineering order

What is already on the ground tells the same story. The International School of Phnom Penh moved its campus into the grid at a reported 40 million dollars. A 209 home gated community was completed beside it. A Mercedes-Benz dealership broke ground on the corridor, and Aeon opened its largest Cambodian mall here in 2023. Notice the order: school, then housing, then retail, then the airport link. A city built on fill cannot start with towers, because towers need consolidated ground and a population to serve. When anchors land in engineering order rather than marketing order, the schedule is being respected.

How to read a reclaimed lot

For a strata unit, the ground floor is excluded by law, so the questions move up and down at once. Downward, how deep is the piling in the developer's cost plan, and is that cost in the price or buried in the margin. Upward, how high is the first habitable floor above the road, and where does stormwater discharge. For land, the file is longer.

• Which phase of the master plan the plot sits in, and what infrastructure the sale agreement actually obliges the developer to deliver, and by when.
• How old the fill is, since settlement is a function of years, not intentions.
• The real distance to the nearest completed anchor, measured in meters rather than in renderings.
• Whether the title is a hard title on registered land or a right inside the master-plan structure, and what that difference means at resale.

The southern corridor is a mid-market, yield-first thesis with a long tail. Any appreciation has historically arrived in steps timed to infrastructure, not in a smooth line, and no outcome is guaranteed. In a 2026 market that has reset lower, patient early entry on manufactured ground is as much about the delivery schedule as the price list.

This is general market education, not personal advice. If a specific ING City lot or unit is on your list, our team is glad to open the infrastructure file with you first, with no pressure either way.