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Everything you need to know before buying real estate is included in our Cambodia Property Pack
Cambodia's property market in 2025 offers diverse opportunities for both investors and residents, with condominiums dominating the foreign buyer segment and landed properties preferred by local families.
Property prices vary significantly across the country, with Phnom Penh commanding the highest prices at $2,000-$4,000 per square meter for central condos, while emerging areas like Kampot and Battambang offer attractive entry points for budget-conscious buyers.
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The Cambodia property market is dominated by condominiums for foreign buyers and Borey houses for locals, with Phnom Penh being the most expensive at $2,000-$4,000 per sqm for central condos.
Emerging areas like Kampot and Battambang offer significant value, while Sihanoukville has experienced price corrections due to oversupply.
| City | Property Type | Average Price per sqm (USD) |
|---|---|---|
| Phnom Penh (Central) | Condo | $2,000-$4,000 |
| Phnom Penh (Suburban) | Borey House | $1,000-$2,000 |
| Siem Reap (Prime) | Condo | $2,000-$3,000 |
| Sihanoukville (Beachfront) | Condo | $1,000-$3,000 |
| Kampot | Land | $50-$100 |
| Battambang | Residential | $800-$1,200 |
| Phnom Penh (Affordable) | Housing | $1,200-$1,500 |
What types of properties are most commonly bought in Cambodia?
Condominiums are the most popular choice among foreign investors and young professionals in Cambodia.
Foreign buyers gravitate toward condos because they can own them outright through strata title ownership, making the purchase process straightforward and legally secure. These properties are especially concentrated in Phnom Penh's central districts and along Sihanoukville's coastline.
Borey houses dominate the local market, representing gated community developments that appeal to Cambodian families seeking security and amenities. These suburban projects offer townhouses and villas with shared facilities like swimming pools, playgrounds, and 24-hour security. Major developers like Borey Peng Huoth and Borey New World have established this as the preferred housing model for middle-class locals.
Land purchases are increasingly common among both local and foreign investors looking for development opportunities. Raw land offers the highest appreciation potential, particularly in emerging areas around major cities where infrastructure development is planned.
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Which cities or neighborhoods in Cambodia are currently the most expensive for buying property?
Phnom Penh remains Cambodia's most expensive property market, with central districts commanding premium prices.
7 Makara district leads the capital's pricing at $4,500-$8,500 per square meter for land, making it the country's priciest location. The Boeung Keng Kang areas (BKK1, BKK2, BKK3) follow closely with prices ranging from $2,500-$7,500 per square meter, driven by their proximity to embassies, international schools, and upscale restaurants.
Toul Kork district commands $2,500-$6,500 per square meter, while Chamkarmon ranges from $2,000-$5,500 per square meter. Daun Penh, the historic commercial center, prices land between $3,000-$8,500 per square meter depending on specific location and development potential.
Outside the capital, Sihanoukville's Otres Beach area represents the most expensive coastal real estate, with prime beachfront land and condos reaching $2,500-$3,500 per square meter. Siem Reap's central areas, particularly around Wat Bo and the Old Market, command premium prices for their tourist appeal and cultural significance.
Which areas are considered up-and-coming or budget-friendly for property investment in Cambodia?
Kampot leads the list of budget-friendly investment destinations with exceptional value and growth potential.
Property prices in Kampot have dropped up to 50% from their previous peaks, creating attractive entry points for investors. The province benefits from strong tourism growth, riverside appeal, and proximity to Sihanoukville, making it ideal for both rental income and long-term appreciation. Land prices start as low as $50 per square meter in emerging areas.
Battambang offers the lowest-cost properties in Cambodia while showing strong appreciation potential due to ongoing infrastructure improvements. The city serves as Cambodia's rice bowl and is experiencing increased connectivity to Phnom Penh through highway upgrades. Property prices here remain well below $1,000 per square meter for most residential options.
Kampong Cham presents opportunities as a future regional hub, with government plans for infrastructure development and its strategic location between Phnom Penh and Vietnam. Phnom Penh's outer districts including Chroy Changvar, Dangkao, Russey Keo, and Praek Pnov offer land prices from $40-$800 per square meter while benefiting from the capital's expansion.
What is the average price per square meter for residential property in key cities?
Phnom Penh's property prices vary dramatically based on location and property type.
| Location | Property Type | Price Range (USD/sqm) |
|---|---|---|
| Phnom Penh Central | Premium Condo | $2,000-$4,000 |
| Phnom Penh Suburban | Borey House | $1,000-$2,000 |
| Phnom Penh Affordable | Housing Project | $1,200-$1,500 |
| Siem Reap Prime | Condo | $2,000-$3,000 |
| Siem Reap General | Residential Land | $100-$150 |
| Sihanoukville Beachfront | Condo | $1,000-$3,000 |
| Sihanoukville Otres | Beachfront Land | $2,500-$3,500 |
How have property prices in Cambodia changed over the past 5 years and 12 months?
Cambodia's residential property market has shown remarkable growth over the past five years despite pandemic disruptions.
House prices increased by an inflation-adjusted 39% over the five-year period ending in 2024, making Cambodia one of Asia's strongest performing property markets. Phnom Penh led this growth with annual increases of 8-9% during the pre-pandemic period from 2018-2020, followed by a brief correction and strong recovery beginning in 2022.
The past 12 months have seen price stabilization across most markets as of mid-2025. Phnom Penh's prime areas continue showing modest appreciation of 2-4% annually, while suburban Borey projects experience steady demand supporting 3-5% price growth. Siem Reap has benefited from tourism recovery, with property prices rising 5-7% over the past year.
Sihanoukville presents a different story, with prices softening due to oversupply issues created during the Chinese investment boom. Many developments remain incomplete, though select beachfront projects and new launches maintain their value through quality and location advantages.
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What are the projected property price trends in Cambodia over the next 1, 5, and 10 years?
Cambodia's property market outlook shows measured optimism with regional variations expected through 2035.
Over the next 12 months, Phnom Penh and Siem Reap are projected to see modest growth of 3-5% as economic recovery continues and tourism rebounds. Sihanoukville may experience flat or slightly declining prices as the market absorbs oversupply, though prime beachfront properties should maintain stability.
The five-year outlook from 2025-2030 appears more robust, driven by Cambodia's urbanization trend and infrastructure investments. Phnom Penh is expected to see steady appreciation of 6-8% annually as the city expands and transportation networks improve. Siem Reap should benefit from UNESCO site development and increased international connectivity. Secondary cities like Kampot and Battambang may experience acceleration as they mature into regional centers.
Looking ahead to 2035, demographic trends strongly favor continued growth. Cambodia's urban population is forecast to exceed 30% by 2030, creating sustained demand for city apartments and affordable housing. The luxury segment may see price corrections as supply exceeds demand, but mid-market properties should benefit from rising incomes and expanding middle class.
What are some real-life examples of recent property purchase prices in different areas?
Recent transactions across Cambodia reveal significant price variations based on location and property type.
In Phnom Penh's Russian Market area, new one-bedroom condos of approximately 30 square meters sold for $60,000 in early 2025, translating to $2,000 per square meter. These units typically feature modern finishes, building amenities, and proximity to restaurants and markets popular with expats.
Siem Reap's villa market shows broader price ranges, with second-hand properties selling between $200,000-$300,000 throughout 2024. The median villa price reached $225,000, reflecting demand from both foreign retirees and tourism-related investors seeking rental income properties.
Sihanoukville demonstrates the market's current dynamics, with beachfront condos in the Time Square 10 project available at $1,000 per square meter. Luxury villas in prime locations command $500,000 or more, while townhouses typically sell for around $400,000. These prices reflect both the area's potential and current oversupply challenges.
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What are the total costs involved in buying property in Cambodia?
Property purchase costs in Cambodia remain relatively low compared to regional markets.
Stamp duty represents the largest additional cost at 4% of the property value, though certain exemptions may apply until the end of 2025 for specific property types or first-time buyers. This tax is typically split between buyer and seller, though arrangements can vary based on negotiation.
Agent commissions range from 2-3% of the sale price, with payment responsibility determined by agreement between parties. In most transactions, sellers pay the selling agent while buyers handle their representative's fees separately. Legal fees vary from $500-$2,000 depending on transaction complexity, property type, and lawyer experience.
Additional costs include due diligence reports, notary services, property registration fees, and various administrative charges that typically total less than $1,000 for standard transactions. Foreign buyers should budget approximately 6-8% of purchase price for total acquisition costs.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Cambodia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What mortgage or financing options are available for foreign and local buyers?
Financing options in Cambodia differ significantly between local and foreign buyers.
Cambodian citizens can access traditional bank mortgages requiring 20-30% down payments with interest rates ranging from 7-10% per annum. Local banks including ABA Bank, ACLEDA Bank, and Canadia Bank offer competitive mortgage products with terms up to 20 years. These institutions evaluate creditworthiness, income stability, and property value when approving loans.
Foreign buyers face more limited traditional financing options, as most Cambodian banks don't offer mortgages to non-residents without local company structures. However, many developers provide alternative financing through installment plans and developer financing arrangements.
Developer financing typically offers 0% interest during construction phases, transitioning to 10% annual interest after project completion. Some projects allow foreign buyers to pay in stages over 2-3 years without interest, making larger purchases more accessible. Private financing and offshore lending solutions exist but require careful legal structuring and typically carry higher interest rates of 12-15% annually.
If you want to live in the property, which locations and property types make the most sense?
Living in Cambodia requires matching location choice with lifestyle preferences and practical needs.
Expats and professionals typically choose BKK1, BKK2, Chamkarmon, and Toul Kork in Phnom Penh for their proximity to international amenities, restaurants, and business districts. These areas offer modern condos and serviced apartments with reliable utilities, security, and walkable access to services. Rental rates range from $800-$2,500 monthly for quality units.
Families often prefer Borey houses or villas in gated communities throughout Phnom Penh's suburbs or Siem Reap. These developments provide safety, community amenities, and space for children while maintaining reasonable commuting distances to international schools and work centers. Popular Borey projects include Peng Huoth developments and VTRUST properties.
Retirees frequently choose Siem Reap's Wat Bo area, Kampot, or Battambang for quieter lifestyles and lower living costs. These locations offer cultural richness, natural beauty, and significantly reduced expenses compared to the capital while maintaining adequate healthcare and international community connections.
If you're buying to rent out, what's better: short-term or long-term rentals?
Rental strategy success depends heavily on location and target market analysis.
Short-term Airbnb-style rentals perform best in tourist hotspots including Siem Reap's Wat Bo area, Sihanoukville's Otres Beach, and central Phnom Penh near cultural attractions. Siem Reap delivers the strongest returns with occupancy rates of 70-80% and yields reaching 7-9% annually. These properties require active management, professional cleaning, and guest services but generate significantly higher income than long-term options.
Long-term leasing provides more stable income streams in Phnom Penh and secondary cities, though yields are lower at 1.5-3.5% net for condos in the capital. This approach suits investors seeking passive income without management headaches. Suburban Borey houses and apartments near business districts or universities typically maintain consistent occupancy with annual lease renewals.
Key considerations include regulatory risks for short-term rentals, seasonal variations in tourist areas, and the hands-on management required for Airbnb success. Many investors combine strategies, using properties personally during peak seasons while renting them out during quieter periods.
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If you're looking to flip properties for profit, which areas and types are currently the smartest investments?
Property flipping in Cambodia requires careful timing and location selection to maximize returns.
Emerging districts in Phnom Penh offer the best flipping opportunities, particularly Chroy Changvar, Sen Sok, and Dangkao where infrastructure development is driving appreciation. These areas benefit from planned road improvements, bridge construction, and proximity to the expanding city center. Land and mid-range condos in growth corridors typically appreciate 15-25% over 2-3 year holding periods.
Up-and-coming locations like Kampot and Battambang present excellent value plays for patient investors willing to hold properties for 3-5 years. Tourism growth and infrastructure investment should drive significant appreciation, though liquidity may be limited compared to major cities.
Mid-range condos and well-located land parcels generally outperform luxury properties for flipping strategies. The luxury market faces oversupply issues and longer selling times, while affordable housing benefits from strong local demand and easier exit strategies. Avoid oversupplied luxury condos in Sihanoukville and focus on properties priced under $150,000 that appeal to both local and foreign buyers.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Cambodia's property market in 2025 presents diverse opportunities across different price points and regions.
Success requires understanding local market dynamics, legal requirements, and matching investment strategy with personal goals and risk tolerance.
Sources
- Realting - Investing in New Buildings in Cambodia
- Global Property Guide - Cambodia Price History
- BambooRoutes - Cambodia Investment Areas
- Cambodia Investment Review - CBRE Land Values
- InvestAsian - Cambodia Property Guide
- The Wandering Investor - Phnom Penh Guide
- RealEstate.com.kh - Property Prices
- BambooRoutes - Phnom Penh Market
- Dabest Properties - Siem Reap Prices
- BambooRoutes - Siem Reap Market