Authored by the expert who managed and guided the team behind the Cambodia Property Pack
Yes, the analysis of Sihanoukville's property market is included in our pack
Sihanoukville's rental market offers significant opportunities for investors seeking high yields in Cambodia's premier coastal city.
As of September 2025, rental prices in Sihanoukville range from $400 for budget studios to $2,500 for luxury villas, with coastal properties commanding premium rates. The market shows strong recovery momentum following post-COVID adjustments, offering rental yields between 7-12% that outperform Cambodia's national average. Prime beachfront condos deliver the highest returns, while oversupply in certain inland areas creates selective opportunities for experienced investors.
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 rental prices vary significantly by location and property type, with beachfront units commanding $10-18 per square meter monthly.
The city offers rental yields of 7-12%, making it attractive for investors despite selective oversupply challenges in non-prime areas.
| Property Type | Monthly Rent Range | Per Sqm/Month | Best Areas |
|---|---|---|---|
| Studio Apartment | $400 - $724 | $9 - $14 | Downtown, Bei |
| 1-Bedroom Condo | $724 - $1,300 | $10 - $18 | Ochheuteal, Otres |
| 2-Bedroom Condo | $1,291 - $1,800 | $10 - $16 | Serendipity Beach |
| 3-Bedroom Villa | $1,857 - $2,500 | $6 - $12 | Coastal suburbs |
| Commercial Space | $400 - $5,000 | Variable | Downtown core |
| Short-term Rental | $32 - $80/night | $15 - $25 | Tourist zones |
| Budget Inland | $400 - $700 | $6 - $9 | Suburban areas |
What are the current rental prices in Sihanoukville by property type?
Sihanoukville's rental market shows clear price segmentation based on property type and location as of September 2025.
Studio apartments rent for $400-724 monthly, with premium resort-style units reaching $4,576 for luxury offerings. One-bedroom condos command $724-1,300 monthly, while two-bedroom units range from $1,291-1,800. Three-bedroom apartments typically rent for $1,857 monthly in standard developments.
Villa rentals start at $1,857 for three-bedroom properties and can reach $2,500 monthly for premium coastal locations. The median rate across residential properties sits at $12 per square meter monthly, though prime beachfront units command $16-18 per square meter.
Commercial spaces vary dramatically from $400 monthly for small shopfronts to $5,000 for premium retail locations. Large-scale commercial properties like hotels can reach $30,000 monthly, as seen with a 78-room hotel on Serendipity Beach Road.
Economy units in suburban areas start as low as $6-9 per square meter monthly, making Sihanoukville accessible for budget-conscious tenants.
How do rental prices vary across Sihanoukville's neighborhoods?
Sihanoukville rental prices show significant variation based on proximity to beaches and city amenities.
Prime coastal areas including Ochheuteal and Otres Beach command the highest rents, with properties often exceeding $1,500 monthly for standard apartments. These beachfront locations see rental rates of $2,500-4,500 per square meter for purchases, translating to premium monthly rents.
Downtown core areas like Bei, Buon, and Serendipity Beach offer mid-range pricing with one to two-bedroom units renting for $700-1,300 monthly. Purchase prices in these areas range $1,000-3,000 per square meter, reflecting their central location value.
Suburban and inland areas provide budget-friendly options with rental prices from $400-700 monthly. These properties typically trade at $1,700 per square meter, offering affordable housing for local professionals and budget-conscious expats.
The casino zones and Chinese-developed areas show mixed pricing depending on building quality and amenities, with newer developments commanding premium rates similar to beachfront properties.
What does rent cost per square meter for different property sizes?
Sihanoukville's rental market pricing per square meter varies significantly based on property size, location, and quality.
| Property Category | Per Sqm/Month | Typical Size Range | Monthly Rent Range |
|---|---|---|---|
| Economy Units | $6 - $9 | 30-50 sqm | $400 - $700 |
| Standard Residential | $10 - $14 | 50-80 sqm | $700 - $1,300 |
| Premium Coastal | $16 - $18 | 80-120 sqm | $1,300 - $2,000 |
| Luxury Beachfront | $18 - $25 | 100-200 sqm | $2,000 - $4,500 |
| Villas/Houses | $6 - $12 | 150-400 sqm | $1,500 - $2,500 |
| Short-term Luxury | $20 - $30 | 60-150 sqm | $80-250/night |
| Commercial Space | Variable | 20-200 sqm | $400 - $5,000 |
What are the total rental costs including all fees and taxes?
Rental costs in Sihanoukville extend beyond base rent to include various taxes, fees, and maintenance charges.
Rental income tax applies at 10% for residents and 14% for non-residents on gross rental income. Property tax adds 0.1% annually for properties valued over $25,000. Short-term rental platforms like Airbnb deduct 3-5% commission from gross bookings.
Condominium management fees typically cost $1-2 per square meter monthly for basic services, with premium amenities commanding higher rates. Utility costs average $50-100 monthly depending on usage, while internet service costs $20-30 monthly.
Cleaning and maintenance for short-term rentals can add $80-150 monthly to operating costs. Cable television remains optional but popular among expat tenants. Insurance costs vary but typically add 0.1-0.3% of property value annually.
Total additional costs generally add 15-25% to base rental income for tax and maintenance obligations, making actual net yields 2-3 percentage points lower than gross rental yields.
Professional property management services charge 8-12% of rental income but can significantly improve occupancy rates and tenant quality.
How do mortgage payments compare to rental income in Sihanoukville?
Mortgage financing costs in Sihanoukville often align closely with rental income potential, creating favorable investment scenarios.
A typical $150,000 condominium financed at 7% interest over 20 years requires approximately $1,160 monthly in principal and interest payments with a $30,000 down payment. Similar units in Sihanoukville rent for $724-1,200 monthly, making mortgage payments often match or slightly exceed rental income.
Entry-level condos priced at $40,000-80,000 show more favorable ratios, with mortgage payments of $300-600 monthly while generating $400-800 in rental income. These properties offer positive cash flow from day one for leveraged investors.
Rental yields of 7-12% often exceed mortgage interest rates, especially for properties held longer than three years. High-end coastal units typically deliver 8-10% rental yields, providing comfortable margins above financing costs.
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Cash buyers enjoy immediate positive cash flow, while leveraged investors benefit from appreciation potential and tax advantages of mortgage interest deductions.
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What are the best rental strategies for short-term versus long-term tenants?
Sihanoukville's rental market offers distinct opportunities for both short-term and long-term rental strategies.
Short-term rentals through Airbnb average $32 nightly with top-tier properties commanding $80+ per night. Monthly short-term revenue reaches $1,626 in prime Preah Sihanouk areas, with peak occupancy rates of 64% for best-in-class properties and 19% median occupancy across all listings.
Best districts for short-term rentals include Otres Beach, Serendipity Beach, and casino zones where tourist traffic remains highest. These areas benefit from proximity to entertainment, dining, and beach access that short-term guests prioritize.
Long-term rentals offer more stable occupancy with lower per-night rates but consistent monthly income. Two-bedroom units rent for $700-1,200 monthly with minimal vacancy periods for well-managed properties.
Short-term strategies require active management, dynamic pricing, and higher service standards but can deliver superior yields during peak tourism seasons. Long-term strategies suit passive investors seeking predictable cash flow with minimal management overhead.
Mixed strategies combining both approaches allow landlords to maximize revenue during high season while maintaining baseline income through long-term tenants during slower periods.
Can you provide specific rental examples for different property types?
Sihanoukville's diverse property market offers rental opportunities across multiple categories and price points.
Studio apartments in central areas rent for $400-724 monthly, typically measuring 30-45 square meters with basic amenities. These units target budget-conscious expats and local professionals seeking downtown convenience.
One-bedroom condos in beachfront developments command $724-1,300 monthly, offering 50-70 square meters with modern finishes and ocean access. Premium units in new developments with pools and security reach the higher end of this range.
Two-bedroom condos represent the market sweet spot at $1,291-1,800 monthly, providing 80-100 square meters suitable for small families or sharing arrangements. These properties show strong demand from both local and international tenants.
Three-bedroom villas rent for $1,857-2,500 monthly, typically offering 150-250 square meters with private gardens and parking. Coastal villas with sea views command premium rates within this range.
Commercial shopfronts start at $400 monthly for basic retail spaces, while prime locations on main roads reach $5,000 monthly. Restaurant spaces and entertainment venues typically fall between $1,000-3,000 monthly depending on size and location.
What tenant profiles are currently active in Sihanoukville's rental market?
Sihanoukville attracts diverse tenant demographics with distinct preferences and budget ranges.
Foreign expats and digital nomads prefer modern condominiums in Otres and Serendipity areas, favoring amenities like reliable internet, modern appliances, and security. They typically seek short to mid-term leases ranging from 3-12 months and budget $800-2,000 monthly for quality accommodations.
Chinese investors and tourists favor city center and casino-adjacent properties, often seeking furnished units with hotel-like services. This demographic drives demand for premium developments and accepts higher rents for convenience and luxury amenities.
Local professionals represent a growing segment seeking affordable apartments inland or near transportation links. They typically budget $400-800 monthly and prioritize value over luxury, creating steady demand for economy units.
Long-term expats often pursue villas and suburban houses for extended stays, seeking more space and privacy. They typically sign 1-2 year leases and budget moderately between $1,000-2,000 monthly for family-suitable accommodations.
Business travelers and project workers create short-term demand for furnished apartments near commercial districts, typically staying 1-6 months and accepting premium rates for convenience and flexibility.
What are the current vacancy rates across property types and locations?
Sihanoukville's vacancy rates vary dramatically based on property quality, location, and management standards.
| Property Category | Occupancy Rate | Vacancy Rate | Performance Notes |
|---|---|---|---|
| Top-Tier Managed Rentals | 64%+ | 36% | Best-in-class Airbnb properties |
| Premium Coastal Condos | 45-55% | 45-55% | Above-average managed units |
| Standard Market Properties | 19% | 81% | Median across all listings |
| Budget/Economy Units | 9% | 91% | Entry-level and oversupplied areas |
| Abandoned Buildings | 0% | 100% | ~400 citywide empty structures |
| Commercial Spaces | 25-40% | 60-75% | Varies by location and type |
| Long-Term Residential | 60-75% | 25-40% | Well-managed properties only |
What rental yields can investors expect and which properties offer the best returns?
Sihanoukville delivers attractive rental yields that consistently outperform Cambodia's national averages.
Coastal and premium condominiums generate 8-12% rental yields, significantly exceeding the national average of 7.4%. Sihanoukville properties outperform Phnom Penh investments, making the coastal city particularly attractive for yield-focused investors.
The smartest investment choices target beachfront condos in premium coastal areas, particularly high-quality managed buildings priced below $1,300 per square meter. These properties effectively capture both short-term tourist demand and long-term professional tenant markets.
Properties targeting digital nomads and professionals in Otres and Serendipity Beach areas show consistent performance with yields approaching 10-12% when properly managed. Units with modern amenities, reliable internet, and security features command premium rents.
Short-term rental properties with professional management and dynamic pricing strategies often achieve the highest yields, particularly during peak tourism seasons from November through March.
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Budget properties below $50,000 purchase price can deliver exceptional yields of 12-15% when targeting local professionals and long-term expats, though these require careful tenant screening and location selection.
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 rental prices and yields changed over recent years?
Sihanoukville's rental market has experienced significant volatility over the past five years, shaped by development booms, pandemic impacts, and market corrections.
During 2015-2019, prices rose sharply with some coastal zones reaching peak prices of $4,000 per square meter driven by massive Chinese investment and development speculation. This period saw rental yields compressed as purchase prices outpaced rental growth.
The 2020-2022 period brought dramatic corrections as COVID-19 decimated tourism and rental demand slowed significantly. Many properties saw 30-50% price reductions while rental rates stagnated or declined in oversupplied areas.
Recovery began in 2024 with new infrastructure development and gradually increasing tourist demand. Two-bedroom rentals that commanded $700-1,000 monthly in 2024 have seen modest increases to current levels of $1,291-1,800 monthly.
Select prime coastal zones experienced 3-7% rental growth in 2025, while inland and oversupplied areas remained flat. The market shows clear bifurcation between quality properties in prime locations versus struggling assets in secondary areas.
Rental yields have remained remarkably resilient at 8-12% throughout market volatility, as rental prices adjusted alongside purchase price corrections, maintaining investment attractiveness for yield-focused investors.
What does the future hold for Sihanoukville rental prices and yields?
Sihanoukville rental market forecasts show cautious optimism with selective growth opportunities over the next decade.
One-year outlook suggests continued recovery with 3-7% rental price increases in prime coastal neighborhoods as tourism demand strengthens and infrastructure improvements take effect. Well-positioned rentals should maintain 7-10% yields through 2026.
Five-year projections indicate moderate gains driven by continued infrastructure development including new bridges and highways, stronger tourism recovery, and gradual absorption of current oversupply. However, low-demand inland districts risk stagnation without significant economic catalysts.
Ten-year forecasts remain positive if foreign direct investment continues and tourism infrastructure develops. Coastal districts should outperform inland areas significantly, with Sihanoukville potentially rivaling other regional beach cities as supply-demand balance restores.
Compared to regional competitors, Sihanoukville rental yields currently outpace Phnom Penh and Siem Reap but remain below booming markets like Da Nang or Phú Quốc, which achieve 12-15% yields during peak periods.
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Success factors include quality property selection, professional management, and positioning for tourism recovery rather than speculative development areas that may face prolonged vacancy challenges.
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 rental market offers compelling opportunities for informed investors willing to navigate market complexities and focus on quality locations.
Success requires careful property selection, understanding tenant demographics, and realistic expectations about management requirements in this recovering coastal market.
Sources
- Fazwaz Cambodia Property Rentals
- BambooRoutes Sihanoukville Price Forecasts
- BambooRoutes Sihanoukville Investment Guide
- InvestAsian Cambodia Property Guide
- Knight Frank Cambodia Property Tax Guide
- BambooRoutes Sihanoukville Property Analysis
- Dabest Properties Rental Income Analysis
- AirROI Sihanoukville Market Report
- BambooRoutes Sihanoukville Market Analysis
- BambooRoutes Cambodia Price Forecasts