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Property in Cambodia

Phnom Penh, Sihanoukville — FREEHOLD condos above the ground floor, USD-denominated economy

from $40,000 (~4M ₽)Starting price
6-9% long-term Phnom PenhYield

Ownership: FREEHOLD on condos above the ground floor (strata title), 70% quota per building

Cambodia — Angkor Wat, Phnom Penh, Sihanoukville

Market

Property market in Cambodia

Cambodia is the "last FREEHOLD frontier of Southeast Asia 2026" (according to Riel Property). Since 2010, foreigners have been able to own FREEHOLD via strata title — apartments in condominiums above the ground floor, provided the 70% building quota has not been filled. Land is prohibited for foreigners — only a 50-year renewable leasehold or ownership through a Cambodian LLC. A USD-denominated economy — all transactions are in dollars, no currency fluctuations. There is no capital gains tax; the annual property tax is 0.1% of value. The main clusters: Phnom Penh (the capital, $1,500-$3,000/sqm — the primary business audience), Sihanoukville (the main beach resort, recovering after the Chinese crisis of 2020-2023, $1,200-$2,500/sqm), Siem Reap (Angkor Wat tourism), Kampot (a boutique resort). Prices from $40K for a compact studio. Yield 6-9% Phnom Penh long-term, 8-12% Sihanoukville resort.

  • FREEHOLD for foreigners — only on condos above the ground floor (strata title since 2010)(Law on Co-owned Buildings 2010)
  • 70% building quota for foreigners — if filled, new foreign purchases are prohibited(Law on Co-owned Buildings)
  • Phnom Penh: ~$3,200/sqm on average(BigCambodia, 2026)
  • Sihanoukville: ~$3,500/sqm (recovery after the 2020-2023 crisis)(BigCambodia, 2026)
  • USD-denominated economy — all transactions in dollars, no currency fluctuations(NBC Cambodia)
  • No capital gains tax; annual property tax 0.1%(GDT Cambodia)

Prices

Price per m² by city and district — Cambodia

LocationPrice per m²Comment
Phnom Penh (average)~$3 200mid-market of the capital (BigCambodia, 2026)
Phnom Penh (BKK1/Daun Penh)$3 500–5 000premium business cluster
Phnom Penh (Toul Kork/Russian Market)$1 500–2 800mid-segment, expats
Sihanoukville (average)~$3 500recovery after the crisis (BigCambodia, 2026)
Sihanoukville (waterfront)$4 000–5 500premium by the sea
Siem Reap$1 500–2 500Angkor Wat tourism
Kampot$1 200–2 000boutique resort, retreat

Ownership

Ownership for foreigners in Cambodia

A foreigner has access to FREEHOLD ONLY on apartments in condominiums above the ground floor (strata title since 2010). There is a 70% foreigner quota per building — if it is filled, new transactions in that building are prohibited. Land and villas directly are not allowed — only a 50-year leasehold or ownership through a Cambodian LLC.

  • Freehold — only in condos above the ground floor (strata title)
  • 70% quota on the foreign share in a building
  • Land and villas not allowed; only leasehold or an LLC with a local majority owner
  • USD-denominated economy; money through a bank, AML check

Source: Law on Co-owned Buildings 2010, Land Law 2001

Taxes

Taxes on purchase and ownership in Cambodia

TaxRateWhen paid
Property Acquisition Tax4%one-time, on the assessed value (GDT Cambodia)
Registration + notary1-2%one-time (GDT)
Property Tax (annual)0,1%annually, effectively minimal (GDT)
Rental income tax (non-resident)14%on gross income (GDT)
Capital gains tax0%introduction postponed since 2020 (GDT)

Rental yield

Rental yield by city in Cambodia

CityTypeGrossNet
Phnom Penh (BKK1/Daun Penh)Long-term expat6–9%4–7%
Phnom Penh (average)Long-term5–8%3–5%
Sihanoukville (waterfront)Resort Airbnb8–12%5–8%
Siem ReapTourist Airbnb6–10%4–6%
KampotBoutique retreat5–8%3–5%

FAQ

Frequently asked questions about buying property in Cambodia

Can a foreigner buy property in Cambodia?

Only CONDOS ABOVE THE GROUND FLOOR (strata title — the only FREEHOLD form available to foreigners since 2010). At the same time, there is a 70% building quota for foreigners — if it is filled, new foreign purchases in that building are prohibited. Land and villas directly — NOT ALLOWED. Alternatives: 1) a 50-year renewable long lease; 2) a Cambodian LLC with a citizen nominal owner (risky, not recommended); 3) marriage to a Cambodian citizen. The legal process for a condo takes 2-4 weeks through a notary.

What taxes are there in Cambodia?

On purchase: 4% transfer tax (Property Acquisition Tax) on the assessed value. Notary + registration — 1-2%. The annual property tax is 0.1% of value (effectively minimal). Rental income tax — 14% (non-residents) or 10% (residents). THERE IS NO CAPITAL GAINS TAX (its introduction has been postponed since 2020). A USD-denominated economy — no currency fluctuations. Cambodia is not on EU/OECD blacklists; it does not automatically share banking data.

Phnom Penh or Sihanoukville?

Phnom Penh — the capital with 2.1M people, the main business center, stable long-term expat rentals (NGO, ICT, embassies), $1,500-$3,000/sqm, yield 6-9%. Low risk, slow growth, a liquid resale market. Sihanoukville — the main beach resort, $1,200-$2,500/sqm, yield 8-12% resort (Airbnb), high volatility after the Chinese crisis of 2020-2023. Recovery since 2024. For stability — Phnom Penh; for potential upside + risk — Sihanoukville.

What is the minimum budget in Cambodia?

From $40K — a compact studio of 25-30 sqm in the mid-segment of Phnom Penh (Toul Kork, Russian Market) or Sihanoukville. From $80K — a 1BR in premium projects in Phnom Penh (BKK1, Daun Penh). From $150K — a 2BR in flagship projects (The Peak, Embassy Central). From $300K — a premium condo with a view or penthouses. From $500K — top-floor elite.

What are the risks in Cambodia?

The main ones: 1) The Sihanoukville crisis of 2020-2023 — a mass exodus of Chinese investors after the 2019 ban on online casinos, many new builds half-empty/stalled construction; 2) The legal youth of strata title (since 2010) — no 30-year track record; 3) Land is unavailable — only condos, which limits diversification; 4) Safety in the provinces (Sihanoukville) — a high level of petty crime; 5) Political stability depends on a single party (CPP). Protection — choosing top developers (Oxley, Borey Group, Urbanland) and completed projects in proven locations (BKK1, Daun Penh).

How much does a square meter cost in Phnom Penh and Sihanoukville?

Phnom Penh (average) — ~$3,200/sqm. BKK1 / Daun Penh premium — $3,500-5,000/sqm. Toul Kork, Russian Market — $1,500-2,800/sqm. Sihanoukville — ~$3,500/sqm on average, premium waterfront $4,000-5,500/sqm. Siem Reap (around Angkor) — $1,500-2,500/sqm. Kampot — $1,200-2,000/sqm.

Can you obtain a Cambodian residence permit through a purchase?

There is no direct residence permit through a purchase. But foreigners can obtain a Visa Extension ER (ordinary EB/EG) and extend it long-term. CM2H (Cambodia My Second Home) is in development. An alternative is opening a company in Cambodia (from $1K setup) with a work visa and extension through the business. Long-term residence is arranged through employment or business.

Other destinations

Explore other markets

UAEfrom $200,000Thailandfrom $80,000Omanfrom $180,000Turkeyfrom $80,000Cyprusfrom €200,000Greecefrom €150,000Indonesia (Bali)from $180,000Georgiafrom $40,000Vietnamfrom $50,000Montenegrofrom €100,000Serbiafrom €80,000 (~8.8M ₽)Mexicofrom $120,000Armeniafrom $80,000Bahrainfrom $200,000Saudi Arabiafrom $300,000Kuwaitunavailable for non-GCCPhilippinesfrom $50,000Malaysiafrom $150,000Dominican Republicfrom $150,000Mauritiusfrom $300,000 (PDS entry), from $375,000 (residence permit)Seychellesfrom $500,000 (Eden Island apartments)Sri Lankafrom $80,000Cabo Verdefrom €50,000 (~5.5M ₽)

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