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Property prices in Siem Reap vary significantly depending on location, type, and size, with luxury villas ranging from $90,000 to $1 million and condominiums priced at $1,900-$2,800 per square meter. Central areas near tourist attractions command premium prices, while upcoming neighborhoods like Svay Dangkum offer strong growth potential with more affordable entry points.
The Siem Reap property market presents diverse opportunities for both investors and residents, with government incentives through 2025 exempting properties under $210,000 from stamp duty. As of September 2025, the market shows strong momentum driven by infrastructure development and tourism recovery, making it an attractive destination for property investment in Cambodia.
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Siem Reap offers property types from luxury villas ($90,000-$1M) to budget apartments, with condominiums averaging $1,900-$2,800/sqm. Central areas command premium prices while upcoming districts like Svay Dangkum show strong growth potential.
The market experienced 8-10% price increases in 2024-2025, with forecasts suggesting continued moderate growth. Government incentives exempt properties under $210,000 from 4% stamp duty through 2025, reducing transaction costs significantly.
| Property Type | Price Range | Best For |
|---|---|---|
| Luxury Villas | $90,000 - $1,000,000 | Self-living, high-end rental |
| Condominiums | $138,500 - $205,000 (2BR) | Tourist rental, investment |
| Second-hand Villas | $200,000 - $300,000 | Value investment, family living |
| Townhouses | Under $150,000 (entry-level) | Long-term rental, families |
| Land (Svay Dangkum) | $110 - $165/sqm | Development, capital appreciation |
| Central Land | $1,000 - $2,000/sqm | Commercial development |
| Budget Apartments | $150 - $2,000/month rental | Expat living, steady income |
What are the different types of properties available in Siem Reap and how do their average prices compare?
Siem Reap offers five main property types with distinct price ranges and characteristics.
Luxury villas represent the premium segment, ranging from $90,000 to $1,000,000 depending on size, location, and amenities. These properties often feature gated community settings, modern or traditional Khmer designs, private pools, and landscaped gardens. They appeal to high-end buyers seeking luxury lifestyle or premium rental income.
Condominiums form the mid-range market at $1,900-$2,800 per square meter, with typical 2-bedroom units priced between $138,500-$205,000 in prime locations. Modern apartments and condos are particularly popular with expatriates and investors due to their rental potential and lower maintenance requirements compared to villas.
Townhouses provide family-friendly options with multiple levels and small gardens or terraces, typically positioned near the city center. Entry-level townhouses can be found below $150,000, making them accessible to budget-conscious buyers seeking more space than apartments offer.
Traditional Khmer houses showcase distinct local wooden architecture and are typically located in countryside settings. These properties offer cultural authenticity but may require more maintenance and renovations to meet modern standards.
Which neighborhoods or areas in Siem Reap are the most expensive, which ones are considered upcoming, and which are the most budget-friendly?
Central Siem Reap commands the highest property prices due to its proximity to major tourist attractions and established infrastructure.
The most expensive areas include Central Siem Reap near Pub Street and Old Market, where buyers pay premium prices for proximity to Angkor Wat and city attractions. Land prices in central areas reach $1,000-$2,000 per square meter, reflecting the high demand from both tourists and businesses.
Svay Dangkum represents the strongest upcoming area, benefiting from airport and infrastructure development. This western/central district attracts major focus for new housing projects and offers land at $110-$165 per square meter. Areas along the new ring road also show strong growth potential with good long-term value prospects for investors.
Budget-friendly options include Wat Bo Road, which remains close to the city center while offering affordable living costs and popular dining options. This area attracts expatriates seeking economic housing options without sacrificing convenience. Outskirts and remote areas provide the most affordable entry points, though they typically experience less rental demand and higher vacancy rates due to distance from the center.
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How do prices vary depending on the size and surface area of the property?
Property prices in Siem Reap follow clear patterns based on size and surface area, with per-square-meter pricing providing the most reliable comparison method.
Condominiums maintain consistent pricing at $1,900-$2,800 per square meter, with larger units and prime locations commanding higher rates within this range. Studio apartments offer the lowest total purchase prices but typically deliver less favorable rental yields compared to 2-bedroom units that attract families and longer-term tenants.
Villas and townhouses show more variation in total pricing based on both plot size and building area. Second-hand villas typically range from $200,000-$300,000 with a median price of $225,000, while luxury new villas can reach $1 million depending on location and amenities. Entry-level villas in less central locations can be found below $150,000.
Land pricing varies significantly by location, with Svay Dangkum offering $110-$165 per square meter compared to central areas at $1,000-$2,000 per square meter. Outskirt areas provide even more affordable land options at $100-$150 per square meter, though these locations may have limited development potential and infrastructure access.
What is the typical total purchase price once fees and taxes are included?
Total purchase costs in Siem Reap include several mandatory fees and taxes that buyers must factor into their investment calculations.
The primary cost is Property Transfer Tax (Stamp Duty) at 4% of property value. However, as of 2025, residential properties up to $210,000 are completely exempt from this stamp duty, potentially saving buyers up to $8,400. For properties over $210,000, only the amount exceeding $210,000 is subject to the 4% tax.
Legal fees typically range from 1-2% of the purchase price, covering due diligence, title transfer, and contract preparation. These fees are essential for proper property transfer and legal protection but vary based on property complexity and lawyer selection.
Additional costs include annual property tax at 0.1% of market value for properties exceeding approximately $25,000, plus minor administrative fees for registration and transfer processes. For example, a $200,000 condominium purchased in 2025 would incur zero stamp duty (under the incentive), $2,000-$4,000 in legal fees, $200-$400 for registration/transfer, and approximately $175 annual property tax.
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What are the main taxes, transaction costs, and legal fees involved in buying a property in Siem Reap?
Property transactions in Siem Reap involve several types of costs that buyers should understand before proceeding with purchases.
| Cost Type | Rate/Amount | Details |
|---|---|---|
| Property Transfer Tax | 4% (with exemptions) | Properties under $210,000 exempt in 2025 |
| Legal Fees | 1-2% of purchase price | Due diligence, contracts, title transfer |
| Annual Property Tax | 0.1% of market value | Only applies to value over ~$25,000 |
| Registration Fees | $200-$400 | Administrative transfer costs |
| Rental Income Tax | 10% residents, 14% non-residents | Applied to rental income if applicable |
The 2025 stamp duty exemption for properties under $210,000 represents a significant government incentive to encourage property investment. This exemption can save buyers thousands of dollars and makes Siem Reap particularly attractive for entry-level investors and first-time buyers in the Cambodian market.
What financing and mortgage options are available locally or through international banks?
Financing options in Siem Reap remain limited compared to developed markets, with most transactions conducted through cash purchases or alternative arrangements.
Local banks offer loans to Cambodians and some qualified foreigners with 50-80% loan-to-value ratios, interest rates between 7-10%, and terms up to 25 years. However, foreigners typically need co-signers or established residency status, and the approval process is lengthy and documentation-intensive, making this option challenging for most international buyers.
Developer financing provides an alternative through some projects that offer payment plans with flexible terms. While these arrangements may have higher implicit costs than traditional banking, they can provide accessibility for buyers who cannot secure conventional financing.
International and private lending remains scarce, available only in specific cases or for higher-end off-plan projects. Some buyers negotiate installment payment schedules directly with sellers or developers, though these arrangements require careful legal documentation to protect all parties involved.
Most successful property purchases in Siem Reap are completed through cash transactions, making it essential for buyers to have full financing arranged before beginning their property search.
Can you give some example purchase prices for different types of properties in various parts of Siem Reap?
Specific property examples demonstrate the current price ranges across different areas and property types in Siem Reap as of September 2025.
| Area | Property Type | Size/Details | Example Price |
|---|---|---|---|
| Central Siem Reap | 2-bedroom Condo | 70-80 square meters | $138,000-$205,000 |
| Central Siem Reap | Villa | 3-5 bedrooms | $200,000-$1,000,000 |
| Svay Dangkum | Land | Per square meter | $110-$165 |
| Wat Bo Road | Studio Apartment | Rental rate | From $150/month |
| Outskirts | Land | Per square meter | $100-$150 |
| Various areas | Second-hand Villas | Varies | $200,000-$300,000 (median $225,000) |
These examples reflect current market conditions and demonstrate the significant price variations between central tourist areas and developing districts, providing clear guidance for different budget levels and investment strategies.
How have average property prices changed compared to one year ago and compared to five years ago?
Siem Reap property prices show strong recent growth following pandemic recovery, with distinct patterns over different time periods.
Over the past year (2024-2025), property prices increased by 8-10% across most residential types, with particularly strong performance in upcoming districts and outer areas. This growth reflects renewed investor confidence, infrastructure development, and tourism recovery that has driven demand across multiple property segments.
The five-year trend since 2020 shows a more complex pattern due to pandemic disruptions. The market experienced significant challenges in 2020-2021 as tourism collapsed, leading to price corrections and reduced transaction volumes. Recovery began slowly in 2022-2023, but 2024-2025 marked a strong acceleration driven by major infrastructure investments, including airport improvements and new transportation links.
The current growth momentum represents a shift from the cautious recovery period to active expansion, with prices now exceeding pre-pandemic levels in most categories. Areas like Svay Dangkum and properties along the new ring road have shown particularly strong appreciation as investors recognize their long-term development potential.
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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 are the forecasts for property prices in the next one year, five years, and ten years?
Property price forecasts for Siem Reap show optimistic projections based on infrastructure development and tourism growth expectations.
For the next year (2026), moderate growth of 8-10% is expected as airport improvements and tourism momentum continue building. This forecast assumes stable political conditions and continued infrastructure investment, with particular strength expected in areas benefiting from transportation upgrades.
The five-year outlook (2026-2030) suggests potential for continued annual gains of 5-8%, especially in developing areas like Svay Dangkum and western districts along the ring road. This projection depends on sustained tourism growth, successful infrastructure projects, and political stability that supports continued foreign investment.
Ten-year forecasts (2025-2035) present more ambitious possibilities if key conditions are met. With sustained tourism growth, infrastructure development, and political stability, double-digit annual increases are possible in up-and-coming neighborhoods. However, prime central areas may experience price plateaus as supply meets demand and development reaches saturation points.
These forecasts assume continued government support for property investment, successful completion of major infrastructure projects, and stable regional economic conditions that support tourism and foreign investment in Cambodia.
What are the best options if you want to live in the property yourself, versus renting it out short-term to tourists, renting it long-term, or buying to resell later at a higher price?
Different investment strategies in Siem Reap require distinct property types and locations to optimize returns and functionality.
For self-living purposes, central villas, townhouses, or high-specification condominiums provide the best combination of convenience and lifestyle. These properties offer proximity to amenities, restaurants, and cultural attractions while providing comfortable living spaces suitable for expatriate lifestyles.
Short-term tourist rentals perform best with downtown condominiums or properties near Angkor Wat and the airport. These locations attract strong Airbnb demand from international tourists seeking convenient access to major attractions. Modern apartments with amenities like pools and security services command premium nightly rates.
Long-term rental investments should focus on standard apartments or townhouses in central or expatriate-friendly neighborhoods like Wat Bo Road. These properties attract stable tenant demand from foreign workers, teachers, and long-term residents seeking affordable, comfortable housing with good access to services.
Buy-to-resell strategies work best with land or property acquisitions in developing districts such as Svay Dangkum or along the new ring road. These areas offer the highest potential for capital appreciation as infrastructure development and urban expansion increase property values over time.
What would be considered the smartest choices in today's market for buyers and investors?
The smartest property choices in Siem Reap's current market focus on areas benefiting from infrastructure upgrades and government incentives available through 2025.
- Properties near major infrastructure developments, particularly around the airport expansion and new transportation links, offer strong appreciation potential as accessibility improves
- Quality condominiums in established tourist zones provide excellent rental returns through both short-term vacation rentals and longer-term expatriate tenants
- Affordable land purchases in growth corridors like Svay Dangkum and the ring road areas present the best opportunities for capital appreciation over 5-10 year periods
- Properties priced under $210,000 maximize the benefit from current stamp duty exemptions, reducing total acquisition costs significantly
- Mixed-use developments or properties suitable for multiple rental strategies provide flexibility to adapt to changing market conditions
The 2025 government incentives create a unique window for cost-effective property acquisition, making this an opportune time for entry-level investors and those seeking to expand their Cambodian property portfolios.
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How do property prices in Siem Reap compare with those in other similar-sized cities in the region?
Siem Reap's property prices position it as a more affordable alternative to major Cambodian cities while offering superior returns compared to smaller regional centers.
| City | Central Condo (avg per sqm) | Land (per sqm) | Rental Yield (2025 est.) |
|---|---|---|---|
| Phnom Penh | $2,000-$4,000 | $1,000-$2,000 | 6.5-7.5% |
| Siem Reap | $2,000-$3,000 | $110-$165 | 7-8% |
| Sihanoukville | $1,000-$3,000 | N/A | 6-8% |
| Battambang/Kampot | $800-$1,200 | $50-$100 | 6-8% |
Siem Reap offers more affordable entry points than Phnom Penh while maintaining higher development standards and liquidity compared to smaller cities like Battambang or Kampot. The city's rental yields of 7-8% exceed those available in the capital, making it attractive for income-focused investors.
Compared to regional cities outside Cambodia, Siem Reap provides competitive pricing with strong tourism fundamentals that support both rental income and long-term appreciation potential, positioning it favorably within the Southeast Asian property investment landscape.
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.
Siem Reap's property market presents compelling opportunities across multiple price segments, from affordable land investments in developing areas to luxury villas in established tourist zones.
The combination of current government incentives, infrastructure development, and tourism recovery creates favorable conditions for both investors and residents seeking property in this historic Cambodian city.
Sources
- Town City - Siem Reap Real Estate Types
- Expat Life Cambodia - Siem Reap Real Estate
- BambooRoutes - Siem Reap Property
- IPS Cambodia - Siem Reap Condo Market Trends 2025
- IPS Cambodia - Siem Reap Market Trends 2025
- BambooRoutes - Average House Price in Cambodia
- BambooRoutes - Siem Reap Price Forecasts
- DaBest Properties - Top Neighborhoods Siem Reap
- DaBest Properties - Cambodia 2025 Property Tax Incentives
- Invest Asian - Cambodia Property Guide