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Sihanoukville's property market is currently offering attractive pricing with significant potential for future growth.
As of September 2025, the median residential property price in Sihanoukville sits at approximately $152,600, with properties ranging from $71,934 to $444,000. The market is recovering from a significant correction that saw prices decline 30-40% from their 2019 peak, creating exceptional value opportunities for investors and homebuyers alike.
If you want to go deeper, you can check our pack of documents related to the real estate market in Cambodia, based on reliable facts and data, not opinions or rumors.
Sihanoukville's property market presents exceptional value with median prices around $152,600 and rental yields of 8-12%.
The market is recovering from a 30-40% correction, offering significant upside potential over the next 5-10 years as infrastructure develops.
| Property Type | Price Range | Key Features |
|---|---|---|
| 1-bedroom Condos | $40,000 - $155,000 | 30-40sqm, city or coastal areas |
| 3-bedroom Condos | $200,000 - $300,000 | 80-120sqm, sea views available |
| Standard Villas | $129,000 - $700,000 | Basic to luxury options |
| Premium Beachfront Villas | $1,000,000+ | 5+ bedrooms, direct beach access |
| Land Plots | $10 - $4,500 per sqm | Location-dependent pricing |
| Rental Yields | 8% - 12% | Higher than regional averages |
| Total Investment Costs | Property price + 4-8% | Including fees and taxes |
What's the current average property price in Sihanoukville?
The median residential property price in Sihanoukville stands at approximately $152,600 as of September 2025.
Available properties currently range from $71,934 for basic units to $444,000 for premium options. This represents exceptional value compared to regional coastal cities, as Sihanoukville's market is still recovering from the significant correction that occurred between 2019 and 2023.
Transaction volumes have increased by 15-20% year-over-year in 2024-2025, driven by attractive pricing and government incentives. The market shows clear signs of stabilization with modest gains of 3-7% expected in prime areas for 2025.
Properties in the coastal Sangkats 3 & 4 areas command the highest prices at $3,500-$4,500 per square meter, while inland and downtown areas offer the most affordable options at $200-$1,500 per square meter.
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How do prices differ between apartments, condos, villas, and land plots?
Property prices in Sihanoukville vary significantly across different property types, with condos and apartments offering the most accessible entry points.
| Property Type | Size Range | Price Range |
|---|---|---|
| 1-bedroom Condos | 30-40sqm | $40,000 - $80,000 |
| 2-bedroom Condos | 50-70sqm | $100,000 - $160,000 |
| 3-bedroom Condos | 80-120sqm | $200,000 - $300,000 |
| Standard Villas | Various sizes | $129,000 - $700,000 |
| Luxury Villas | 3-4 bedrooms | $350,000 - $700,000 |
| Premium Beachfront Villas | 5+ bedrooms | $1,000,000+ |
| Land Plots (Premium Areas) | Per sqm | $2,500 - $4,500 |
Which neighborhoods are the most expensive, most budget-friendly, and up-and-coming?
Sihanoukville's neighborhoods show dramatic price variations based on proximity to the coast, infrastructure development, and tourist appeal.
The most expensive areas are Sangkats 3 & 4, commanding $3,500-$4,500 per square meter due to their coastal location and proximity to casino developments. Ochheuteal and Otres Beach areas follow closely at $2,500-$3,500 per square meter, popular among expats and tourists seeking beachfront lifestyle properties.
Budget-friendly options are concentrated in downtown and inland areas, with prices ranging from $200-$1,500 per square meter. Ream District offers the lowest entry costs at $150-$500 per square meter, though it remains largely underdeveloped.
Up-and-coming neighborhoods include Ream District, which benefits from future development plans, Serendipity Beach with growing nightlife and urban amenities, and the SEZ (Special Economic Zone) area where employment growth is driving residential demand.
The SEZ area presents particular appeal for long-term rental investors, with prices ranging from $1,500-$2,500 per square meter and strong tenant demand from the growing workforce.
What are typical purchase prices for different property types and areas?
Purchase prices in Sihanoukville depend heavily on location, with beachfront properties commanding significant premiums over inland alternatives.
In coastal prime areas like Ochheuteal and Otres Beach, expect to pay $150,000-$200,000 for a 60-square-meter beachfront condo. Mid-range properties in central locations typically cost $100,000-$160,000 for 2-bedroom units with modern amenities.
Villa prices start at $129,000 for basic inland properties and can reach $700,000 for luxury options with pools and prime locations. Premium beachfront villas with direct beach access and 5+ bedrooms exceed $1,000,000.
Budget buyers can find studio apartments and 1-bedroom condos in city areas for $40,000-$80,000, while those seeking value investments should consider the $200,000-$300,000 range for larger condos with sea views and appreciation potential.
Downtown properties offer the best value per square meter, ideal for investors focused on rental yields rather than lifestyle amenities.
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How do property prices vary depending on size and surface area?
Property prices in Sihanoukville show clear correlation with size and location, with price per square meter decreasing as you move inland from the coast.
Budget properties range from $1,000-$1,700 per square meter for older or inland units without premium amenities. These typically include basic apartments in downtown areas or older developments lacking modern facilities.
Mid-range properties command approximately $2,200 per square meter for newer constructions with amenities like swimming pools, security, and modern finishes. These properties often feature better build quality and attractive common areas.
Prime and premium properties in beachfront or coastal locations range from $3,500-$4,500 per square meter. These command the highest prices due to sea views, beach access, and proximity to tourist and entertainment areas.
Larger properties generally offer better value per square meter, with 3-bedroom units typically providing more cost-effective space compared to studio or 1-bedroom alternatives in the same development.
What's the total cost of buying when you include fees, taxes, and other charges?
The total cost of buying property in Sihanoukville includes several fees and taxes beyond the purchase price, though recent government incentives provide significant savings.
As of 2025, buyers benefit from a 100% stamp duty exemption on properties valued up to $210,000, potentially saving up to $8,400. For properties exceeding $210,000, only the amount above this threshold incurs the standard 4% stamp duty rate.
Annual property tax applies at 0.1% of property value for amounts exceeding $25,000. Legal fees typically range from $1,000-$2,000, while appraisal and valuation fees cost $200-$500.
Agent fees usually range from 1-3% of the purchase price, typically paid by the seller rather than the buyer. Capital gains tax of 20% applies upon sale, effective from January 2025.
Total additional costs typically add 4-8% to the purchase price, depending on property value and whether stamp duty exemptions apply.
How does financing work in Sihanoukville, and what are mortgage options for buyers?
Mortgage financing in Sihanoukville is available but limited for foreign buyers, with stricter requirements compared to local purchasers.
Foreign buyers typically require 30-70% down payments, while local buyers can secure financing with 10-30% down. Interest rates for foreigners range from 7-10% annually, compared to 6.6-8% for local housing loans.
Loan terms are generally shorter for foreigners at 10-15 years, while residents can access terms up to 25 years. Banks often require Cambodian co-borrowers or guarantors for foreign applicants, along with extensive documentation proving income and financial stability.
Local banks including ABA Bank, ACLEDA Bank, and Canadia Bank offer property financing, though approval processes can be lengthy and requirements strict. Many foreign buyers choose cash purchases to avoid financing complications.
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What are the smartest choices depending on your goals: living, short-term rental, long-term rental, or resale?
Investment strategy in Sihanoukville should align with specific goals, as different property types and locations serve different purposes optimally.
For live-in buyers, newer condos near Ochheuteal Beach or central city areas offer the best combination of amenities, value, and future growth potential. These locations provide access to restaurants, services, and entertainment while maintaining reasonable pricing.
Short-term rental investors should focus on beachfront condos and tourist zone properties, particularly in Otres, Ochheuteal, and Serendipity Beach areas. These locations generate the highest occupancy rates and rental yields of 8-12%, with easiest management for foreign owners.
Long-term rental strategies work best with city core and inland apartments near the SEZ or new infrastructure developments. These areas provide steady tenant demand from the growing workforce and offer more predictable returns with less seasonal variation.
Resale-focused investors should target up-and-coming districts like Ream and Serendipity, or consider discounted luxury villas, planning for value growth in the 2027-2030 timeframe as infrastructure development accelerates.
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.
How have property prices changed compared to five years ago and one year ago?
Sihanoukville's property market has experienced dramatic changes over the past five years, creating current opportunities for informed buyers.
Property prices peaked in 2019 with some areas reaching over $4,000 per square meter before experiencing a significant correction. Between 2019 and 2023, prices declined 30-40% across most market segments due to oversupply, regulatory changes, and reduced Chinese investment.
The market began stabilizing in 2024, with transaction volumes increasing 15-20% year-over-year as buyers recognized value opportunities. Modest price gains of 3-7% are expected in prime areas for 2025, marking the beginning of recovery.
Compared to one year ago, the market shows clear improvement in liquidity and buyer confidence. Properties that were difficult to sell in 2023-2024 are now finding buyers, particularly in the mid-range segment.
The current pricing represents historic lows for a major Cambodian coastal city, with significant upside potential as infrastructure development progresses and oversupply gradually absorbs.
What are price forecasts for the next one, five, and ten years?
Property price forecasts for Sihanoukville show gradual recovery in the short term with significant acceleration expected in the medium to long term.
For 2026, experts forecast continued modest growth of 3-7% in prime coastal areas as the market stabilizes further. Transaction volumes are expected to increase as more buyers recognize value opportunities and financing becomes more accessible.
The five-year outlook from 2025-2030 anticipates accelerating growth as infrastructure projects complete and oversupply issues resolve. Annual appreciation of 5-10% is projected once the market transitions from recovery to growth phase, likely beginning in 2026-2027.
Ten-year forecasts are particularly optimistic, with Sihanoukville positioned to become Cambodia's primary port and regional investment hub. Coastal properties and SEZ area developments are expected to see robust appreciation as the city's economic importance grows.
The key catalyst will be completion of major infrastructure projects including port expansion, airport upgrades, and transportation links to Phnom Penh, all planned for completion by 2028-2030.
How does Sihanoukville compare to other similar coastal cities in the region?
Sihanoukville offers compelling value compared to established coastal cities in Southeast Asia, though with higher risk profiles.
| City | Median Price/sqm | 1-bed Condo Range | Rental Yields |
|---|---|---|---|
| Sihanoukville | $2,500-$4,500 | $40,000-$155,000 | 8-12% |
| Da Nang, Vietnam | $2,600-$3,800 | $150,000+ | 6-8% |
| Pattaya, Thailand | $3,000-$4,500 | $130,000+ | 5-7% |
| Langkawi, Malaysia | $1,800-$3,200 | $80,000+ | 4-6% |
| Bali, Indonesia | $2,800-$5,000 | $120,000+ | 6-9% |
Sihanoukville stands out for offering the highest rental yields in the region at 8-12%, compared to 4-8% in more established markets. Entry prices remain the most accessible among major regional coastal cities.
However, Sihanoukville carries higher risks including oversupply issues, regulatory uncertainty, and incomplete infrastructure compared to mature markets like Pattaya or Da Nang.
What would be the best investment options based on today's trends?
The most promising investment opportunities in Sihanoukville's current market focus on value positioning and future growth potential.
For price appreciation, Otres and Ochheuteal Beach condos offer the best combination of current value and future growth potential. These areas benefit from established tourism infrastructure while remaining attractively priced compared to peak levels.
Rental yield investors should target mid-market city condos and units in tourist/expat coastal zones, which generate the highest occupancy rates and rental returns. Properties in the $100,000-$200,000 range typically provide optimal yield-to-risk ratios.
Value buyers should consider inland and downtown apartments that offer the lowest per-square-meter costs. These properties provide steady rental income with minimal downside risk, ideal for conservative investors seeking cash flow.
Speculative investors with longer time horizons should examine Ream District land plots and Serendipity Beach properties, positioning for significant appreciation as infrastructure development accelerates over the next 5-10 years.
It's something we develop in our Cambodia property pack.
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 presents exceptional value opportunities with median prices around $152,600 and rental yields reaching 8-12%.
The market is recovering from a significant correction, offering potential upside of 5-10% annually once infrastructure development accelerates in the coming years.
Sources
- Sihanoukville Price Forecasts - BambooRoutes
- Sihanoukville Property Listings - RealEstate.com.kh
- Sihanoukville Property Analysis - BambooRoutes
- Cambodia 2025 Property Tax Incentives - Dabest Properties
- Cambodia Land Purchase Guide - BambooRoutes
- Property Tax in Cambodia - Knight Frank
- Cambodian Property Costs Breakdown - RealEstate.com.kh
- RHB Cambodia Loan Terms 2025 - RHB Bank
- Cambodia Property Market Update - Thmey Thmey
- Vietnam House Price Trends - Own Property Abroad