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Everything you need to know before buying real estate is included in our Cambodia Property Pack
Foreigners cannot directly own land in Cambodia under the country's constitution, but several legal pathways exist for acquiring property rights. The most straightforward option is purchasing strata-titled condominiums above the ground floor, while land access requires alternative structures like long-term leases, land-holding companies, or trust arrangements.
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.
Direct land ownership is prohibited for foreigners in Cambodia, but legal alternatives include long-term leases, land-holding companies, and trust structures.
Foreigners can directly own strata-titled condominiums above ground floor, with up to 70% foreign ownership allowed per building.
| Ownership Type | Legal for Foreigners | Key Requirements |
|---|---|---|
| Direct Land Ownership | No | Prohibited by Constitution |
| Strata-Title Condos (Above Ground) | Yes | Building constructed since 2010 |
| Long-term Lease | Yes | 50-70 years, renewable |
| Land-Holding Company | Yes | 51% Cambodian ownership minimum |
| Trust Structure | Yes | Legal framework established 2019 |
| Ground Floor Condos | No | Reserved for Cambodian citizens |
| Villas/Houses | No | Land ownership required |
What types of land can foreigners buy in Cambodia?
Foreigners cannot directly own land in Cambodia under the country's constitution.
The only property foreigners can directly own are strata-titled condominiums above the ground floor in buildings constructed since 2010. Up to 70% of a building's private units can be held by foreigners, but ground-floor units remain reserved for Cambodian citizens only.
All other property types including villas, shophouses, detached homes, and land plots require alternative ownership structures. These restrictions apply to both foreign individuals and fully foreign-owned companies operating in Cambodia.
It's something we develop in our Cambodia property pack.
Are there any restrictions on land ownership for foreigners?
Yes, Cambodia's constitution strictly prohibits direct land ownership by foreigners.
However, several legal alternatives exist for foreign property access. Long-term leaseholds allow foreigners to lease land for 50-70 years with renewable terms, commonly used for agricultural, commercial, or industrial purposes. Land-holding companies require at least 51% Cambodian ownership but often include special voting shares or control agreements to protect foreign interests.
Trust structures, legally established in 2019, allow Cambodian trusts to hold land for foreign beneficiaries. Nominee structures, where land is registered in a Cambodian citizen's name with side agreements, are generally risky and not enforceable in Cambodian courts.
Foreigners who acquire Cambodian citizenship through investment programs can then purchase land directly as citizens, though this requires substantial financial commitment and complex administrative processes.
Is there a pathway to residency or citizenship through land ownership?
Land ownership by itself does not grant residency or citizenship in Cambodia.
Cambodia offers two main investment programs that can lead to residency or citizenship. Direct citizenship requires a $245,000-$305,000 investment or donation to the government plus additional fees. The "My Second Home" (CM2H) program requires at least $100,000 investment in approved real estate projects for long-term residency, with possible citizenship eligibility after five years.
Once Cambodian citizenship is obtained through these investment routes, full land ownership becomes available as a Cambodian national. However, these programs focus on investment amount rather than property ownership specifically.
The CM2H program typically involves strata-title condominiums or company-linked development projects rather than direct land purchases. Obtaining citizenship allows complete access to Cambodia's property market without the restrictions that apply to foreigners.
Where do foreigners typically buy land in Cambodia?
Foreigners concentrate their property investments in Cambodia's major urban and tourism centers.
Phnom Penh attracts the most foreign investment, particularly in urban condominiums and commercial properties. The capital offers the highest liquidity and rental demand from expatriates, NGO workers, and business professionals.
Siem Reap draws tourism-focused investments, with foreigners purchasing apartments and securing leaseholds near Angkor Wat archaeological sites. Coastal areas including Sihanoukville, Kampot, and Kep appeal to investors seeking beachfront condominiums for both residential use and tourism rental income.
Industrial zones and agricultural areas attract foreign businesses through leasehold arrangements and joint-venture projects. These investments typically involve longer-term development strategies rather than immediate residential use.
What is the step-by-step process for purchasing land in Cambodia?
The process varies significantly depending on your chosen ownership structure.
For strata-titled condominiums, start by choosing a qualified above-ground unit in a building constructed since 2010. Conduct thorough due diligence to verify titles, developer credentials, and confirm no existing liens. Reserve your unit with a booking deposit of $1,000-$5,000, then sign the Sale & Purchase Agreement while submitting your passport, visa, and payment proof alongside a 10-30% deposit.
Complete the transfer by paying the 4% transfer tax and filing paperwork with the Ministry of Land Management. You'll receive an official strata-title deed confirming unit ownership, then maintain ongoing compliance through annual property taxes and rental reporting if applicable.
For land access via lease, land-holding company, or trust structures, first define your investment goals and select the appropriate compliant structure. Conduct comprehensive legal and financial due diligence, draft contracts with qualified bilingual legal counsel, register the transaction with relevant authorities, pay transfer and registration taxes, then develop or lease the land according to your agreement terms.
What documents are required for buying land in Cambodia?
Document requirements depend on your purchasing method and entity type.
Individual purchasers need a valid passport, current visa (tourist or business visas are accepted), recent photograph, signed sale and purchase agreement, payment receipts, and marital status documentation. Marriage certificates are required if married, while single certificates are needed for unmarried buyers. Some projects may also require police clearance certificates.
Legal entity purchases require corporate registration documents, detailed share structure information, and board approval resolutions. Land-holding companies and trust structures need additional documentation proving compliance with ownership requirements and control mechanisms.
All foreign-language documents typically require official translation into Khmer. Banking compliance may require additional proof of funds origin and source documentation, particularly for larger transactions or cash purchases.
It's something we develop in our Cambodia property pack.
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Can you buy land in Cambodia without being physically present in the country?
Yes, foreigners can purchase property remotely through power of attorney arrangements.
Remote purchases involve granting a trusted representative, often a qualified lawyer, power of attorney to sign documents and complete transactions on your behalf. Established developers and legal agents can handle most aspects of the purchase process without requiring your physical presence in Cambodia.
However, thorough due diligence becomes even more critical for remote purchases. Some banking compliance checks or specific permits may still require physical presence, though many transactions can be completed entirely through authorized representatives.
Choose your representatives carefully and ensure comprehensive legal documentation covers all aspects of the transaction. Remote purchasing works best with established developers who have experience handling international buyers and proper legal frameworks in place.
What are the classic mistakes and pitfalls foreigners make when buying land in Cambodia?
The most dangerous mistake is using nominee structures where land is registered in a Cambodian citizen's name with informal side agreements.
These arrangements carry high legal risk because they're generally unenforceable in Cambodian courts if relationships deteriorate. Many foreigners also skip thorough due diligence on land titles, risking exposure to fraudulent or "soft" unregistered titles that lack proper legal standing.
Ground floor restrictions catch many buyers off-guard—these units are not eligible for foreign ownership regardless of building type. Hidden costs including maintenance fees, rental management expenses, and unofficial "tea money" payments often exceed initial budget expectations.
Property flipping strategies typically fail in Cambodia's mid to long-term market conditions. Successful foreign property investment in Cambodia requires patience and understanding of local market dynamics rather than quick turnaround expectations.
It's something we develop in our Cambodia property pack.
What do foreigners usually use land for in Cambodia?
Foreign property use in Cambodia centers primarily around rental income generation and business development.
Condominium owners typically pursue owner-occupation for personal residence or rental income through Airbnb, expatriate tenants, and NGO worker housing. The steady demand from international organizations and foreign businesses creates reliable rental markets in urban areas.
Commercial leases enable foreigners to develop hotels, resorts, factories, and retail centers through long-term lease arrangements. These projects often target Cambodia's growing tourism sector and manufacturing expansion.
Joint ventures with Cambodian partners facilitate residential development, agricultural projects, and commercial property development. Land banking through lease or land-holding company structures positions investors for potential capital appreciation and future development profits as Cambodia's economy continues expanding.
What are the average land prices in Cambodia?
Land prices in Cambodia vary dramatically by location and intended use as of September 2025.
| Location/Type | Price Range (USD/m²) | Typical Use |
|---|---|---|
| Prime Urban (Phnom Penh, Siem Reap) | $200 - $500+ | Commercial, High-end Residential |
| Commercial Urban Outskirts | $50 - $150 | Mixed-use Development |
| Agricultural (Rural Provinces) | $5 - $25 | Farming, Rural Development |
| SEZ/Industrial Zones | $30 - $100 | Manufacturing, Logistics |
| Condominiums (Phnom Penh) | $2,200 - $2,900+ | Residential Investment |
| Beachside (Kampot, Kep, Sihanoukville) | $1,200 - $2,400 | Tourism, Residential |
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 taxes, fees, and costs associated with buying land in Cambodia?
Property transactions in Cambodia involve multiple tax obligations and fee structures.
The primary cost is a 4% transfer tax based on the land or property value, paid during the ownership transfer process. Company registration for land-holding companies costs $500-$1,500, while trust registration ranges from $2,000-$5,000 or more depending on complexity.
Legal and notary fees typically range from $1,000-$3,000 for standard transactions. Construction permits cost $1,000-$10,000 depending on project scope and location. Annual property tax applies at 0.1% of value for properties worth more than $25,000.
Capital gains tax officially stands at 20% as of mid-2025, while rental income tax ranges from 10-14% for property letting. Unofficial facilitation or "tea money" fees sometimes arise during approval processes, though these vary by location and project type.
Can foreigners purchase land in cash, and is it common?
Cash purchases are extremely common in Cambodia's property market, with most transactions conducted in US dollars.
Foreign buyers frequently pay cash for both condominiums and land deals, as this method offers simplicity and faster transaction completion. The US dollar serves as Cambodia's de facto currency for major transactions, making cash payments straightforward for international buyers.
Cash purchases avoid complex financing requirements and allow for quicker property transfers. Many developers prefer cash transactions and may offer discounts for immediate payment. Banking systems in Cambodia accommodate large cash transactions for property purchases, though proper documentation of funds origin may be required for compliance purposes.
This payment method particularly suits investors seeking to avoid mortgage complications or those purchasing through alternative ownership structures where financing options are limited.
Can foreigners get a mortgage to buy land in Cambodia, and what are the rates and conditions?
Mortgage availability for foreigners in Cambodia is extremely limited, with most financing restricted to condominium purchases.
International banks and select Cambodian lenders offer mortgages primarily for strata-titled condominiums, typically requiring larger down payments, charging higher interest rates, and offering shorter terms compared to domestic borrowers. Loan conditions often include substantial collateral requirements and proof of stable income sources.
Land loans for foreigners are rare and generally only possible through company or trust structures with significant collateral backing. Interest rates for foreign borrowers typically exceed domestic rates, and loan-to-value ratios are conservative.
Most foreign property investment in Cambodia relies on cash purchases or alternative financing arrangements. The limited mortgage market reflects the restricted nature of foreign property ownership and the preference for cash transactions in Cambodia's developing financial sector.
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 offers legitimate opportunities for foreign investors willing to navigate its unique legal framework and ownership restrictions.
Success requires thorough due diligence, proper legal structures, and realistic expectations about market dynamics and investment timelines in this developing Southeast Asian economy.
Sources
- Emerhub - Buying Property in Cambodia as a Foreigner
- BambooRoutes - Buy Land Cambodia
- CBRE - Cambodia Real Estate Law 2025
- Sopheap Cambo Law - Foreign Ownership of Land and Buildings
- Ada England - How to Buy Land in Cambodia
- AdaEng - Step by Step Guide to Acquiring Land
- Musto Invest in Cambodia - Property Investment Guide
- Good Value Property - Foreign Property Ownership