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District-level residential guide. Updated 2026-02-15.
National avg
$2,900/m²
City-center benchmark
Gross yield
6.5%
Annual, before costs
Cheapest area
$700
Outskirts
Top yield area
7.5%
Mean Chey
7 cities tracked across Cambodia plus 10 Phnom Penh districts. Click any pin or polygon for details. Scroll-zoom is off; use the +/- controls to zoom in.
Cambodia is a hard-currency (USD), low-tax, condo-friendly market that absorbed a major over-supply shock from the 2017-2020 China-led building boom, particularly in Sihanoukville. Phnom Penh remains the only city with sustained foreign-buyer demand and meaningful resale liquidity. Provincial cities are illiquid: yields look attractive on paper but exit timelines run 12-24 months. The market re-rated 15-25% lower from 2022 peaks and is stabilizing in 2025-2026 as developers clear inventory through discounts and rent-to-own schemes.
Foreigners may own strata-title units (condominiums) above the ground floor only, capped at 70% of total units per building. No direct ownership of land or ground-floor units. Common workarounds: long-term lease (15-50 years, registrable), Cambodian nominee company, or marriage to a Cambodian citizen with land in the spouse's name. Strata-title certificates ('hard title') are the only fully-secure form for foreigners.
Annual benchmark $/m² for Cambodia's major property markets. Useful for spotting whether you are buying into a peak, a bottom, or a steady market.
Population: 2.3M metro
By far the largest condo market in the country with ~80% of national strata-title supply. Foreign demand concentrated in BKK1, Daun Penh, and Toul Kork. Recent supply pipeline is moderating, with 2025 completions down ~30% vs the 2022 peak, which should support pricing.
| District / Area | $/m² | Yield | Segment | Who buys here |
|---|---|---|---|---|
BKK1 Boeung Keng Kang 1 Notable: Street 51 · Street 57 · Street 63 (Trasak Paem) · Independence Monument area | $2,900 | 5.5% | premium | Expat tenants (NGO, embassy, regional managers) and foreign owner-occupiers. Highest density of high-end F&B and international schools nearby. Heavy supply pipeline 2024-2026; rents under pressure as new buildings compete on free months and furnishing. |
Daun Penh Daun Penh (riverfront / heritage core) Notable: Sisowath Quay (riverside) · Wat Phnom area · Street 240 | $2,700 | 5.2% | premium | Heritage-property buyers, hospitality investors. Riverfront condos popular with retirees and short-stay rentals. Heritage zoning limits new builds, so supply is scarce but resale comps are thin. Tourist exposure means yield depends on inbound flows. |
Toul Kork Toul Kork (Tuol Kouk) Notable: Street 315 · Russian Boulevard (Pochentong) · Northbridge area | $2,300 | 6.0% | upscale | Wealthy Cambodian families, second-generation diaspora. Big borey (gated villa) market plus newer mid-rise condos. |
Chamkar Mon Chamkar Mon (BKK2 / BKK3 / Toul Tom Poung) Notable: Russian Market (Toul Tom Poung) · Street 271 · BKK2 leafy streets | $2,100 | 6.3% | upscale | Mix of expats priced out of BKK1 and middle-class Cambodians. Toul Tom Poung ('Russian Market') is a hotspot for Western expats and freelancers. |
7 Makara 7 Makara (Prampi Makara) Notable: Olympic Stadium area · Central Market vicinity | $1,900 | 6.5% | mid | Local owner-occupiers and small landlords. Central but lacks the cachet of BKK1/Daun Penh; rental demand is mostly Khmer professionals. |
Chroy Changvar Chroy Changvar Peninsula Notable: Diamond Island bridges · Japanese Bridge area · Sokha Hotel district | $1,700 | 6.5% | emerging | Speculative buyers betting on the satellite-city masterplans (Diamond Island extensions, ING City). Heavy borey supply, condo segment thinner. Long-dated infrastructure dependence. Several stalled mega-projects from 2018-2020 era still unresolved. |
Sen Sok Notable: AEON Mall 2 · Street 271 north extension · ELITE Town area | $1,400 | 7.2% | emerging | Domestic mid-market, young Khmer professionals. AEON Mall 2 anchor; large borey developments dominate. Rising condo supply at affordable price points. |
Mean Chey Notable: Stueng Meanchey · Phnom Penh SEZ | $1,200 | 7.5% | budget | Workforce housing near Phnom Penh SEZ and garment factory belt. Yields high but tenant churn is significant. Industrial-adjacent. Air quality and resale liquidity are weaker than central zones. |
Russey Keo Notable: National Road 5 · Phsar Toul Tum Pung Tboung | $1,100 | 7.0% | budget | Working-class Khmer households. Some new mid-rise developments along National Road 5 corridor toward the airport. |
Por Sen Chey Notable: Phnom Penh International Airport area · Camko City | $1,300 | 6.8% | emerging | Airport-adjacent. Short-stay rentals and transient workforce; borey-heavy with limited condo stock. |
Sample units in Phnom Penh
Illustrative ranges, not live listings$180K - $280K
60-80 m²
Mid-tier completed condo, hard title
$260K - $380K
90-110 m²
Pool + gym tier, walking to Street 51
$380K - $560K
130-170 m²
Top-tier developments (Vue Aston, Embassy Residences)
$150K - $230K
55-75 m²
Riverside view adds 15-25% premium
$200K - $290K
80-110 m²
Mid-rise condo, leafy streets
$300K - $500K
200-300 m²
Borey townhouse / villa, leasehold for foreigners
$120K - $200K
55-75 m²
Toul Tom Poung area popular with Western expats
$50K - $75K
35-45 m²
Affordable entry, AEON Mall 2 zone
$80K - $130K
50-65 m²
Yields 7-7.5% if rented to professionals
$180K - $280K
80-110 m²
Satellite-city projects, infrastructure dependent
Looking for live listings in Phnom Penh?
See current listings on realestate.com.khPopulation: 300K
The most volatile market in Cambodia. Saw a 5x building boom 2017-2020 (Chinese capital + casino licenses), then collapsed when online gambling was banned (Aug 2019) and COVID closed borders. Hundreds of unfinished towers remain. 2024-2026 is a bottom-fishing market: distressed completions trading 40-60% below build cost. Suitable only for buyers with high risk tolerance and long horizons.
| District / Area | $/m² | Yield | Segment | Who buys here |
|---|---|---|---|---|
Independence Beach Otres / Independence Beach Road | $2,300 | 5.5% | upscale | Resort developers and lifestyle buyers. The most stable sub-market thanks to Sokha Beach Resort anchor and proximity to the marina. |
Downtown / Boeung Touk | $1,700 | 6.0% | mid | Distressed-asset buyers picking up unfinished or abandoned condos at deep discounts. Heavily Chinese-developer footprint. Many buildings have unclear title, incomplete utilities, or unresolved construction debts. Use a Cambodian lawyer for due diligence on every unit. |
Otres Village / Otres 2 | $1,400 | 6.5% | emerging | Western retirees and digital nomads. Quieter beach zone; some boutique developments with pool villas and small condos. |
Ream / Ream National Park edge | $1,200 | 5.5% | emerging | Speculative buyers on the Ream Naval Base / coastal expansion narrative. Land plots more common than condos. Geopolitical sensitivity around the Ream Base. Title and zoning have been contested in some sub-areas. |
Sample units in Sihanoukville
Illustrative ranges, not live listings$130K - $200K
50-70 m²
Sea-view distressed completion, 30-40% off 2019 pricing
$210K - $320K
80-110 m²
Resort-managed pool unit, marina proximity
$70K - $130K
50-70 m²
Distressed inventory, requires hard-title verification
$180K - $320K
120-180 m²
Boutique pool villa, Western-retiree zone
Looking for live listings in Sihanoukville?
See current listings on realestate.com.khPopulation: 245K
Tourism-driven, yields tied to Angkor Wat visitor flows. Strong recovery 2024-2025 after the new airport opening (Oct 2023) drove a 35% YoY tourism rebound. Boutique hospitality and small condos perform best; pure residential demand is thin.
| District / Area | $/m² | Yield | Segment | Who buys here |
|---|---|---|---|---|
Pub Street / Old Market Notable: Pub Street · Old Market (Phsar Chas) · Sok San Road | $2,000 | 5.0% | premium | Hospitality investors converting shophouses to boutique stays. Limited condo stock; most product is lease-and-flip. |
Sala Kamreuk / Wat Damnak | $1,500 | 5.5% | upscale | Long-stay expats, retirees. Quieter residential streets, walking distance to town. Mix of villas and low-rise condos. |
Svay Dangkum | $1,200 | 6.0% | mid | Local owner-occupiers and tourism-workforce rentals. National Road 6 corridor toward the new airport. |
Sample units in Siem Reap
Illustrative ranges, not live listings$250K - $400K
200-300 m²
Boutique-stay conversion, lease-or-flip
$180K - $290K
150-220 m²
Quiet residential, walking to town
$60K - $100K
50-70 m²
Tourism-workforce rental, near new airport corridor
Looking for live listings in Siem Reap?
See current listings on realestate.com.khPopulation: 47K
Slow-growth lifestyle market favoured by Western retirees and remote workers. Riverside heritage town with limited new condo supply; most foreign buyers go for villas or restored shophouses on long lease. Rental market is shallow.
| District / Area | $/m² | Yield | Segment | Who buys here |
|---|---|---|---|---|
Riverside | $1,400 | 5.0% | upscale | Retiree owner-occupiers and small boutique-stay operators. Most assets are villas or shophouse conversions, not condos. |
Old Town | $1,100 | 5.5% | mid | Heritage-property restorers and lifestyle buyers. Colonial shophouse stock is the prized asset class. |
Kep (annexed segment) Kep coastal area | $1,500 | 4.8% | upscale | Weekend-home buyers from Phnom Penh; small foreign-retiree segment. Coastal villas dominate; almost no condo stock. |
Sample units in Kampot
Illustrative ranges, not live listings$200K - $380K
150-250 m²
Renovated colonial-era villa, river view
$120K - $220K
180-260 m²
Heritage shophouse, hospitality-conversion potential
$220K - $450K
200-350 m²
Beach-adjacent villa, weekend-home market
Looking for live listings in Kampot?
See current listings on realestate.com.khPopulation: 120K
Cambodia's second-largest city by population but a minor real-estate market. Cheap entry and high gross yields on paper, but very thin liquidity, with exit timelines often exceeding 18 months. Mostly Khmer-only buyer base.
| District / Area | $/m² | Yield | Segment | Who buys here |
|---|---|---|---|---|
Town Centre | $1,100 | 5.5% | mid | Local Khmer buyers and a small NGO/expat cluster. Heritage shophouses near the riverside are the standout asset. |
Outskirts | $700 | 6.0% | budget | Local owner-occupiers and small landlords serving local workforce. Resale market is effectively cash-only and very illiquid. Treat as a hold-and-rent play, not a flip. |
Sample units in Battambang
Illustrative ranges, not live listings$120K - $200K
150-220 m²
Riverside heritage shophouse
$70K - $120K
70-100 m²
Newer condo or apartment block
Looking for live listings in Battambang?
See current listings on realestate.com.khPopulation: 30K
Vietnam-border casino enclave (Svay Rieng province). Speculative real-estate market tied to gaming licensing. Volatile and not recommended for retail buyers; included for completeness.
| District / Area | $/m² | Yield | Segment | Who buys here |
|---|---|---|---|---|
Border Casino Zone | $1,100 | 6.0% | emerging | Casino operators and gaming-related workforce housing. Buyer pool is narrow; resale is opaque. Gaming-license dependent. Cambodian-Vietnamese border policy and online-gambling enforcement can swing demand sharply. |
Looking for live listings in Bavet?
See current listings on realestate.com.khPopulation: 100K
Thai-border casino city in Banteay Meanchey. Similar dynamics to Bavet but larger and more developed. Heavily transient population; investment-grade real estate is limited to the casino-resort segment.
| District / Area | $/m² | Yield | Segment | Who buys here |
|---|---|---|---|---|
O'Smach / Border Strip | $1,000 | 6.5% | emerging | Casino-adjacent operators and cross-border traders. Workforce rentals dominate the residential segment. Acute exposure to Thai border-crossing policy and gambling-tourism trends. Liquidity is poor. |
Looking for live listings in Poipet?
See current listings on realestate.com.khSet the purchase price once. All three calculators below update together.
Real cost of buying in Cambodia including stamp duty, agent, legal, registration. Defaults pre-loaded from country data; override anything that differs from your deal.
Monthly payment if you finance the purchase. Default rate reflects Cambodia's indicative non-resident mortgage rate; most foreign buyers pay cash.
How long until buying beats renting? Includes opportunity cost on cash (what your money would earn invested instead). Defaults reflect Cambodia averages.
1. Pick the right title type
Foreigners can only own strata-title condos above ground floor. Verify the project has a Strata Title Certificate ('hard title') registered with the Ministry of Land Management. Soft title and possession-only properties are not safe for foreigners.
2. Reservation deposit
Typically $1,000-5,000 to take the unit off the market. Reservation agreements are non-binding for ~14 days while you complete due diligence. Always refundable if title issues surface.
3. Due diligence
Hire a Cambodian lawyer ($500-1,500 flat fee) to verify the strata title, check the developer's registration with the Ministry of Land, confirm there are no liens, and that the 70% foreign-ownership cap in the building has not been exceeded.
4. Sale & Purchase Agreement (SPA)
Bilingual SPA (Khmer + English) signed before a notary. Standard payment schedule: 30% on signing, 30% mid-construction (off-plan), 40% on handover. For ready units it's typically 30% on signing, 70% on title transfer.
5. Title transfer
Once full payment is made, the seller transfers the strata title at the District Cadastral Office. Process takes 2-6 weeks. Buyer pays Stamp Duty (4% of declared value) at this stage.
6. Final registration
The buyer's name is recorded on the strata title certificate. Keep both the original certificate and a stamped copy. Annual property-holding tax applies on units valued above KHR 100M (~$25,000).
| Fee | Rate | Notes |
|---|---|---|
| Stamp Duty (transfer tax) | 4.0% | Of declared value at title transfer. Often computed on a tax-base value lower than purchase price. |
| Legal fees | 0.3-0.6% | Typically $500-1,500 flat for a standard condo purchase. |
| Agent commission | 3.0% | Standard buyer-side. Seller usually pays a separate 3%, sometimes negotiable. |
| Registration & cadastral fees | 0.1-0.2% | Government processing fees at the District Cadastral Office. |
| Annual property tax | 0.1% | Of value above KHR 100M (~$25,000). Many smaller units pay zero. |
| Sinking fund / management fee | $0.80-1.50/m²/month | Ongoing condo maintenance fee. Premium buildings can hit $2.50/m²/month. |
Cambodia does not offer a residency or citizenship programme tied to property purchase. The 'My Cambodia' / 'Cambodia My Second Home' (CM2H) programme requires a USD 100,000 deposit with a Cambodian bank, not real-estate ownership. Long-term business and retirement visas (1-year renewable EB / ER class) are available separately and are not contingent on property.
Official sourceCompare all investor visasOther countries with comparable price levels, yields, or foreign-buyer rules. Useful if you want to diversify or compare before committing.
Tax, FDI, visa, and banking changes affecting Cambodia. Property rules can shift fast; check before signing.
Cambodia Updates Qualified Investment Project Incentives
fdi · positive2025-04-01Cambodia revises its QIP framework under the new Investment Law, extending tax holidays up to 9 years for priority sectors including digital economy, agri-tech, and medical manufacturing with streamlined approval process.
Source: Council for the Development of Cambodia
Need a local lawyer or appraiser?
Browse vetted real-estate lawyers, notaries, and tax advisors in Cambodia before signing anything.
Sources for Cambodia
Prices are USD per square meter for typical condominium / apartment stock at the mid-tier of each district. Top developments command 20-50% premiums; older Soviet-era or workforce blocks trade at discounts. Always verify with a licensed local agent before any transaction.