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Sihanoukville's property market presents unique opportunities with average prices ranging from $1,700 to $4,500 per square meter as of September 2025. The coastal city has recovered from oversupply issues and now offers attractive entry points for both investors and lifestyle buyers seeking beachfront properties at competitive regional prices.
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Sihanoukville property prices range from $1,700 per square meter for budget inland properties to $4,500 per square meter in premium coastal areas. The market has stabilized after a significant correction from 2020-2024, with prime beachfront locations showing 3-7% annual growth since late 2024.
| Property Type | Price Range ($/sqm) | Best Areas |
|---|---|---|
| Budget Condos | $1,000 - $1,400 | Downtown, Ream District |
| Mid-Range Condos | $1,400 - $2,500 | Serendipity Beach, SEZ |
| Premium Condos | $2,500 - $3,500 | Otres Beach, Ochheuteal |
| Luxury Beachfront | $3,500 - $4,500 | Sangkats 3 & 4 |
| Raw Land | $150 - $500 | Ream District |
| Commercial Land | $200 - $3,000 | Downtown, Tourist Zones |
What's the current average price per square meter in Sihanoukville?
As of September 2025, Sihanoukville property prices range from $1,700 to $4,500 per square meter, with significant variation based on location and property type.
Coastal properties in premium areas near casinos and beaches command $2,500 to $4,500 per square meter. Budget segment properties in inland and less developed areas start at around $1,700 per square meter.
The broader city-wide range spans from $200 to $3,000 per square meter, encompassing both inland areas and beachfront locations. New beachfront condos, such as those at Time Square 10 Otres Beach, offer exceptional value starting as low as $1,000 per square meter.
Mid-range condos in central locations typically cost $1,000 to $1,400 per square meter, while high-end new developments range from $1,400 to $2,500 per square meter. This pricing structure reflects the market's recovery from the oversupply correction that occurred between 2020 and 2024.
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How do prices vary depending on the type of property, like condos, villas, commercial spaces, or land?
Property prices in Sihanoukville vary dramatically based on type, with condos offering the most accessible entry points and luxury villas commanding premium prices.
| Property Type | Average Price | Price Range |
|---|---|---|
| 1-bedroom Condos | $155,000 | $65,000 - $110,000 |
| 3-bedroom Condos | $253,650 | $220,000 - $300,000 |
| Beachfront Condos (60sqm) | $150,000 | $130,000 - $170,000 |
| Luxury Villas | $450,000 | $400,000 - $500,000 |
| Commercial/Downtown Land | Per sqm: $1,600 | $200 - $3,000/sqm |
| Raw Land (Ream District) | Per sqm: $325 | $150 - $500/sqm |
Which neighborhoods or areas are considered the most expensive, the most upcoming, and the most budget-friendly?
Sihanoukville's property market is clearly segmented by location, with beachfront areas commanding the highest prices and inland districts offering the best value.
The most expensive areas are Sangkats 3 & 4, where prices reach $3,500 to $4,500 per square meter. These coastal locations feature casinos, premium resorts, and direct beach access. Ochheuteal and Otres Beach follow closely with $2,500 to $3,500 per square meter, offering strong beachfront positioning and established rental demand.
The most upcoming areas include Serendipity Beach ($2,200 to $3,000 per square meter), which offers vibrant social and nightlife amenities with growing urban infrastructure. The SEZ (Special Economic Zone) area shows promise at $1,500 to $2,500 per square meter due to employment growth and industrial development.
Budget-friendly options are found in Ream District and downtown inland areas, with prices ranging from $150 to $1,500 per square meter. Ream District offers the lowest entry point at $150 to $500 per square meter, providing excellent long-term development potential for patient investors.
Downtown and inland areas present value opportunities at $200 to $1,500 per square meter, with significant development potential as the city's infrastructure improves.
How have prices changed compared to five years ago, and compared to just one year ago?
Sihanoukville property prices are currently 30-40% below their 2019 pre-COVID peak, when premium properties reached up to $4,000 per square meter.
The market experienced a significant correction beginning in 2020, with prices bottoming out by 2023-2024 due to oversupply conditions. Land that previously peaked at $4,000 per square meter in 2019 now trades between $2,500 and $3,000 per square meter in prime areas.
Since late 2024, the market has stabilized with prime areas showing 3-7% annual growth as oversupply conditions begin to improve. This represents a clear turning point from the correction period.
Compared to just one year ago, transaction volume and prices have increased approximately 3-7%, but this growth is concentrated primarily in strong and premium market segments. Budget and mid-tier properties continue to face pricing pressure from remaining oversupply.
The current pricing environment represents a significant opportunity for buyers, as properties are available at substantial discounts compared to the previous market peak while showing early signs of recovery.
What are the forecasts for property prices in the next one year, five years, and ten years?
Sihanoukville property price forecasts reflect a gradual recovery from oversupply conditions, with long-term growth dependent on infrastructure development and economic diversification.
For the next year (2025-2026), prices are expected to remain flat to slightly increasing, with growth concentrated in premium areas. Oversupply conditions will continue to dampen broad market growth, keeping price appreciation modest across most segments.
The five-year outlook (through 2030) is positive, with gradual appreciation expected as major infrastructure projects progress. The deep-water port development, highway connections, and growing population are expected to drive increased demand for both residential and commercial properties.
The ten-year forecast is bullish, contingent on successful implementation of the government's urban master plan. Sihanoukville could evolve into a major industrial-tourism hub with steady price appreciation, particularly if current oversupply issues resolve as planned.
Long-term success depends on infrastructure completion, economic diversification beyond tourism and gaming, and continued Chinese investment in the Special Economic Zone. Properties in strategic locations near planned infrastructure could see significant appreciation over the decade.
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How do prices in Sihanoukville compare with other similar coastal or resort cities in the region?
Sihanoukville offers competitive pricing compared to other Southeast Asian coastal destinations, particularly for beachfront properties.
Mid-tier condo prices in Sihanoukville ($1,000-$1,700 per square meter) are significantly cheaper than comparable beach cities in Thailand. Pattaya, Phuket, and Hua Hin typically range from $1,900 to $2,800 per square meter for similar properties.
Compared to Vietnamese coastal cities outside of Danang, where prices typically range from $1,500 to $2,400 per square meter, Sihanoukville remains competitive in the mid-range segment. However, Sihanoukville is much cheaper than Bali, where beachfront properties command $2,800 to $5,000 per square meter.
High-end Sihanoukville properties still trade at discounts of 20-35% versus comparable locations in the region due to oversupply conditions and perceived risk factors. This discount provides opportunity for investors seeking regional exposure at attractive entry prices.
The pricing advantage makes Sihanoukville particularly attractive for buyers seeking beachfront lifestyle properties or rental investments in Southeast Asia's growing tourism market.
What's the typical total cost of buying, including fees, taxes, and registration costs?
The total cost of buying property in Sihanoukville includes several mandatory fees and taxes that buyers must factor into their investment calculations.
Stamp duty represents the largest additional cost at 4% of the property value. Transfer and registration fees range from $250 to $500, varying based on property size and value.
Agent or broker commissions typically cost 2-3% for resale properties, though this may be included in developer sales for new constructions. Legal fees, due diligence, and notary services cost approximately $500 to $1,000, which is advisable for foreign buyers navigating local regulations.
Strata condos may include building fund or association fees of $1 to $2 per square meter per month for ongoing maintenance and facility management. These ongoing costs should be factored into long-term ownership calculations.
Total additional costs typically range from 6-8% of the property purchase price, making a $200,000 condo cost approximately $212,000 to $216,000 including all fees and taxes.
What mortgage or financing options are available, and how do they affect the total cost per square meter?
Financing options in Sihanoukville are limited for foreign buyers, with most requiring substantial cash deposits and higher interest rates than domestic markets.
Mortgages generally require 30-40% down payments with interest rates for foreigners ranging from 6-9% for shorter terms. Local banks typically only lend to residents or long-term expats with established banking relationships and income verification.
Developer financing offers more accessible options, with some new builds providing payment plans requiring only 10-20% down payment. These arrangements often feature 0% interest for 36-50 months, with the remaining balance due upon project completion.
Foreign buyers can legally own strata-title condos with full ownership rights, but landed properties require local nominee structures or long-term lease arrangements. This legal framework affects financing availability and terms.
The financing limitations mean most foreign buyers purchase properties with cash, avoiding interest costs but requiring larger upfront capital commitments.
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What are some example purchase prices for different property sizes and types?
Current property prices in Sihanoukville offer clear examples across different sizes and types, providing concrete benchmarks for potential buyers.
Studio and budget condos around 40 square meters in Otres Beach range from $40,000 to $70,000, offering affordable entry points for first-time buyers or rental investors. One-bedroom condos of approximately 60 square meters typically cost between $65,000 and $110,000.
Three-bedroom condos around 120 square meters in premium locations range from $220,000 to $300,000, suitable for families or luxury rental investments. These properties often feature premium finishes and beachfront access.
Luxury villas of 200 square meters on beachfront locations command $400,000 to $500,000, representing the top tier of the residential market. These properties typically include private beach access, premium amenities, and high-end construction.
Raw land plots in Ream District range from $12,000 to $50,000 per plot, offering development opportunities for experienced investors willing to navigate construction and permitting processes.
What are the best choices today if you're planning to live there yourself?
For lifestyle buyers planning to live in Sihanoukville, location selection should prioritize amenities, infrastructure, and long-term livability.
Otres and Ochheuteal beaches offer the best lifestyle and amenities combination, with established restaurant scenes, beach clubs, and expatriate communities. These areas provide the classic beachfront living experience with reliable utilities and services.
Serendipity Beach provides urban convenience with vibrant nightlife, shopping options, and transportation links. This area suits buyers who prefer city amenities while maintaining beach access.
Buyers should avoid unfinished buildings and developments without clear completion timelines. Focus on completed properties with established management companies and proven utility connections.
Consider ongoing costs including utilities, internet connectivity, and maintenance when selecting properties. Areas with established infrastructure typically offer more reliable services and lower long-term costs.
Properties in gated communities or well-managed condo developments often provide better security, maintenance, and community amenities for full-time residents.
What are the smartest options if you're buying to rent out, whether short-term or long-term?
Rental investment success in Sihanoukville depends on location, property type, and target tenant demographics.
For short-term rentals, Otres Beach properties priced around $1,000 per square meter in new builds offer 8-10% rental yields. These properties benefit from strong tourist demand and beachfront positioning.
Properties near casinos show high rental demand from gaming industry workers and business travelers. These locations often command premium rents due to proximity to employment centers.
Long-term rental opportunities focus on the growing expatriate community and local professionals. Properties in Serendipity Beach and SEZ areas attract long-term tenants seeking modern amenities and reliable infrastructure.
Focus on new, well-managed beachfront projects with established property management services and proven rental track records. Professional management is crucial for maximizing occupancy and rental rates.
Avoid properties in areas with poor infrastructure or unreliable utilities, as these factors significantly impact rental demand and achievable rates.
What are the most strategic choices if your goal is to buy and resell later at a higher price?
Strategic resale opportunities in Sihanoukville focus on areas with future development potential and current value pricing.
Ream District offers excellent long-term appreciation potential at current entry prices of $150-$500 per square meter. This area benefits from planned infrastructure development and proximity to the new international airport.
The SEZ corridor presents industrial and commercial growth opportunities as foreign investment increases. Properties in this area should benefit from employment growth and infrastructure improvements.
Coastal zones south of Otres Beach offer appreciation potential once planned road and utility infrastructure is completed. Early buyers can secure properties before major development drives price increases.
Sangkats 3 & 4 and Otres Beach areas still have room for recovery as the overall market improves from oversupply conditions. These established premium areas should benefit from market normalization.
Buy during pre-launch or early construction phases for maximum discount opportunities in proven locations. Focus on projects with clear completion timelines and established developers.
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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.
Sihanoukville's property market in September 2025 presents compelling opportunities for both lifestyle buyers and investors seeking regional exposure at attractive prices.
The combination of bottomed-out pricing, ambitious infrastructure development, and tourism recovery creates a unique window for strategic property acquisition in Cambodia's premier coastal destination.