Apartments, condos & villas in Toul Kork right now
Live listings for rent and for sale in Toul Kork — villas, modern condos, apartments, and houses. Full pricing visible, no form wall.
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Toul Kork rent & property prices (2026)
Median sale and rental prices in Toul Kork for apartments, condos, and villas. More affordable than BKK1 per sqm while offering more space — a strong value proposition for families.
Rent & sale prices by type
Median asking prices, Toul Kork district
Condo units, mid-floor, TK average. Below BKK1 and Royal Palace for equivalent quality — offering strong value per sqm plus better space-to-price ratio for families.
See what these prices look like in real listings
Browse current apartments, condos, and villas in Toul Kork. Full pricing visible, no signup, no form wall.
Living in Toul Kork: who picks this area
A qualitative read of who actually lives in TK. Not a census, but useful for figuring out whether you'll fit in.
Expat families
Toul Kork is the top choice for expat families in Phnom Penh. The combination of international schools (Northbridge, Western International, CIA First) within easy reach, spacious villas with gardens, quiet residential streets, and a safe, well-lit environment makes it the default answer when expat families ask "where should I live?" If you have school-age children, TK is almost certainly on your shortlist.
The family gold standardCambodian elite & officials
The northern part of Toul Kork has historically been home to Phnom Penh's wealthiest families. Boeung Kak and surrounding streets are lined with multi-million-dollar villas. Senior government officials, business leaders, and the Cambodian upper-middle class have long favoured TK for its prestige, wide roads, and relative privacy versus the crowded central districts.
Old-money Phnom PenhProfessionals & corporate tenants
Growing commercial activity — new offices, Fairfield by Marriott, Oakwood Premier, Flatiron Citadines, and a growing cluster of multinational companies — has made Toul Kork increasingly attractive for working professionals. Government ministries including Land Management and Environment also operate here, drawing a large public-sector residential population.
Work-live balanceMid-range investors
Condo prices in TK are meaningfully below BKK1 but rental yields remain strong (6.8–7.5%), with consistent demand from expat families and young professionals. The J-Tower complex and Time Square projects attract investors seeking a balance between accessible entry price, quality building, and durable rental demand. Lower supply competition than BKK1 moderates yield erosion.
Value + yield + stabilityToul Kork area map
Toul Kork sits northwest of Phnom Penh's city centre, bordered by Sen Sok to the north, Russey Keo to the west, Daun Penh and BKK1 to the south. Key arteries include Russian Confederation Boulevard, Street 598, Hanoi Boulevard, and Oknha Mong Reththy Boulevard.
Schools, malls & amenities in Toul Kork
Toul Kork is Phnom Penh's densest district for international schools and has a well-developed daily-life infrastructure. Most key amenities are within easy driving distance.
International Schools
8+ nearbyHospitals & Clinics
8+ nearbySupermarkets & Malls
6 nearbyCafés & Restaurants
100+ nearbyGyms & Wellness
10+ nearbyGovernment & Offices
Multiple ministriesToul Kork transport & walkability
Toul Kork is a car-and-motorbike district — the wide boulevards and spread-out nature of the neighbourhood mean daily life requires a vehicle. Walkability within specific commercial zones (TK Avenue area) is reasonable, but the district overall is designed around driving.
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Toul Kork's wide boulevards and generous plot sizes make it pleasant to walk within specific zones — especially around TK Avenue and the commercial core. For day-to-day errands, however, most residents use a car or motorbike. Grab and PassApp tuk-tuks are readily available throughout. Drainage improvements on Streets 315 and 598 completed in 2024–2025 have significantly reduced the flooding that previously affected some areas during monsoon season.
Driving distances from Toul Kork
Toul Kork pros & cons: what's great, what isn't
We won't pretend Toul Kork is for everyone. Here's the honest version, from a Cambodia-based team.
- +Phnom Penh's best district for families. The concentration of international schools (Northbridge, Western International, CIA First, WIS), spacious housing, quiet wide streets, and safe residential environment is unmatched in the city. If you have school-age children, TK is almost certainly the right address.
- +Best space-per-dollar in accessible Phnom Penh. Larger apartments and villas at meaningfully lower per-sqm prices than BKK1 — you get a 3-bedroom villa here for what a small BKK1 condo costs. For residents who value space over central positioning, TK wins clearly.
- +Self-contained lifestyle ecosystem. TK Avenue, Fun Mall, Robata, Brown Coffee, Sovanna BBQ, Royce Café, and Sumo Buffet — TK increasingly has everything residents need without driving to central Phnom Penh. The commercial scene is more complete than any other residential suburb in the city.
- +Medical infrastructure. Toul Kork has exceptional healthcare access — Khema Clinic & Maternity, National Pediatric Hospital, Toul Kork Clinic, and Biomed Laboratory are all in-district. A major differentiator for families.
- +Prestige, security, and second CBD status. Wide, well-lit streets, lower density than BKK1, a reputation for safety, and the presence of government ministries and major international hotels (Fairfield, Oakwood Premier) give TK a quality-of-life edge over most Phnom Penh districts.
- −Russian Confederation Boulevard peak-hour congestion. The district's main arterial route to BKK1 turns into a significant bottleneck at 7:30am and 5:30pm. A 10-minute off-peak drive becomes 40–45 minutes. If you commute daily to the central districts, factor this into your decision.
- −Less vibrant nightlife and café culture than BKK1 or TTP. Toul Kork's social scene is more laid-back and residential. It has good restaurants and cafés but nothing like the density or variety of BKK1's street-level scene. It is not a neighbourhood for those who want nightlife on their doorstep.
- −Car or motorbike essential. Unlike BKK1 or TTP, Toul Kork is not a walkable-for-daily-errands neighbourhood. The wide boulevards and spread-out development mean you need a vehicle for most activities.
- −Some streets still flood in monsoon. Despite major drainage improvements in 2024–2025 on Streets 315 and 598, some smaller side streets still experience temporary water accumulation during heavy rain. Worth checking specific street drainage before committing to a lease.
- −Mixed building quality in older stock. Toul Kork has a range from brand-new managed condos to older, poorly maintained buildings. Due diligence on individual building quality and management matters, particularly in the older apartment stock.
Property types in Toul Kork
Toul Kork offers one of Phnom Penh's broadest property mixes — from traditional Khmer villas and large family houses in the north, to modern condominiums and serviced apartments in the commercial core.
Key residential buildings in Toul Kork
The buildings that define TK's modern residential and commercial offer — from the gateway J-Tower complex to Singapore-influenced serviced residences and the emerging mixed-use pipeline.
Zones within Toul Kork
Toul Kork divides broadly into three zones: the elite villa north, the commercial and condo core around TK Avenue, and the more affordable southern transition zone bordering Chamkarmon.
North TK · Elite villa zone
The northern section of Toul Kork — Boeung Kak and surrounding streets — is Phnom Penh's most prestigious inland residential area. Multi-million-dollar villas, government officials' residences, and the Cambodian business elite live here. Wide private roads, high walls, lush greenery. Not many rentals available — those that are command a significant premium.
TK commercial core
The heart of modern Toul Kork — centred around TK Avenue, Fun Mall, and the cluster of office towers (J-Tower, Flatiron Citadines, The Gateway, Oakwood Premier). Condos, serviced apartments, restaurants, cafés, supermarkets, and international hotels. This is the most active, mixed-use, and commercially developed part of the district and where most expat renters live.
South TK · Transition zone
The blocks of Toul Kork bordering Chamkarmon and BKK3 — lower density, older building stock, more affordable apartments and houses. Schools, local markets, and everyday amenities are accessible. Less prestigious than the northern villa zone, but excellent value for families who want TK's school access at a lower price point. Popular with longer-term Phnom Penh residents and NGO workers.
New developments in Toul Kork & the northern corridor
The northern residential corridor — Toul Kork transitioning into Sen Sok — is one of Phnom Penh's most active development zones.
J-Tower 3
The latest in the J-Tower series — a high-rise condominium in the heart of Toul Kork's commercial core. Modern amenities, strong management, consistent rental demand from expat families and professionals. One of TK's most consistently well-regarded investment properties.
The Garden Residency 2
A garden-community residential development positioned in the expanding northern Toul Kork corridor, adjacent to the Sen Sok boundary. Designed for families seeking a community environment with green spaces, modern facilities, and proximity to international schools.
Time Square 7
Part of the Time Square brand's Toul Kork presence, Time Square 7 offers an accessible entry price into TK's condo market. Good facilities, rooftop amenities, and a location convenient for both TK Avenue and Sen Sok's Aeon Mall. Strong resale and rental liquidity.
Northern TK–Sen Sok corridor
The boundary between Toul Kork and Sen Sok is Phnom Penh's most active residential development corridor. Improving road networks (Street 598, Hanoi Boulevard, Oknha Mong Reththy Boulevard) and expanding amenity supply are driving multiple new mixed-use and residential launches.
Toul Kork vs BKK1, Toul Tom Poung & Sen Sok
Toul Kork competes directly with BKK1 for expat families and professionals, and with Sen Sok for newer, quieter residential living.
| Toul Kork | BKK1 | Toul Tom Poung | Sen Sok | |
|---|---|---|---|---|
| Sale $/sqm (condo) | $1,710 | $2,850 | $1,550 | $1,200 |
| 1BR rent / month | $350 – $700 | $500 – $1,200 | $250 – $600 | $250 – $500 |
| Walkability | 6 / 10 | 8.5 / 10 | 8 / 10 | 5 / 10 |
| International schools | ★★★★★ Best in PP | ★★★★ | ★★★ | ★★★★ |
| Best for | Families · Space · Quality | Expat lifestyle · Nightlife | Value · Café culture | Newest stock · Budget |
| Rental yield (condo) | 6.8% – 7.5% | 7.8% – 8.7% | 6.5% – 7.5% | 6% – 7% |
Toul Kork (TK): FAQ
The questions buyers and renters ask us most about living in TK. Straight answers, no marketing fluff.