Is right now a good time to buy a property in Cambodia? (2026)

Authored by the expert who managed and guided the team behind the Cambodia Property Pack

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BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Cambodia. If you’d like to learn more about us, you can check our presentation page.

Is it smart to buy now in Cambodia, or should I wait as of 2026?

Do real estate prices look too high in Cambodia as of 2026?

As of 2026, residential property prices in Cambodia do not look broadly too high after the correction, but many new-build condos and speculative borey houses still look 5% to 15% above what rents, local incomes and resale liquidity can comfortably support.

This fits what buyers see on the ground in Cambodia listings, because many ordinary condos and developer units need discounts, flexible payment plans, furniture packages or long negotiation before a serious buyer appears.

A second signal is that prime Phnom Penh units in areas like BKK1, Tonle Bassac, Toul Kork and Daun Penh are holding up better than weak outer projects, which means Cambodia is not one single market but a patchwork of strong and soft pockets.

You can also read our latest update regarding the housing prices in Cambodia.

Does a property price drop look likely in Cambodia as of 2026?

As of 2026, the risk of a meaningful property price decline in Cambodia over the next 12 months is medium, with the risk highest for weak condo stock, unfinished projects and outer speculative borey supply.

Our realistic 12-month range for Cambodia residential prices is roughly 0% to 5% down nationally, with 5% to 10% downside for poor-quality units and 0% to 5% upside for scarce, rentable, well-priced homes.

The biggest macro factor that could push Cambodia property prices lower is weak credit, because many local buyers depend on bank loans or developer instalments to buy condos, townhouses, link houses and borey homes.

That credit pressure looks likely to continue for the next few months, because the World Bank points to weak domestic credit, a construction downturn and slower 2026 growth, so buyers should not assume a fast rebound.

Finally, please note that we cover the price trends for next year in our pack about the property market in Cambodia.

Could property prices jump again in Cambodia as of 2026?

As of 2026, the chance of a broad property price surge in Cambodia within the next 12 months is low, although a few Phnom Penh and infrastructure-linked areas can still perform better than the national average.

For good Cambodia residential assets, a plausible upside range over the next 12 months is about 3% to 7%, especially for completed condos and practical homes near jobs, schools, roads and strong rental demand.

The biggest demand-side trigger for a price jump would be easier credit, because cheaper or more available financing would quickly help local families, returning investors and some foreign condo buyers re-enter the Cambodia housing market.

Please also note that we regularly publish and update real estate price forecasts for Cambodia here.

Are we in a buyer or a seller market in Cambodia as of 2026?

As of 2026, Cambodia is a buyer-leaning residential market, especially for condos, off-plan units, high-end apartments and slow-moving borey resales.

The closest easy measure is that Phnom Penh still has heavy condo stock and low landed-housing absorption, so ordinary sellers often need patience while buyers can compare many similar units.

There is no clean national price-reduction series for Cambodia, but developer incentives, resale discounts and flexible payment plans suggest that seller leverage is weak outside the very best finished assets.

We have made this infographic to give you a quick and clear snapshot of the property market in Cambodia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Are homes overpriced, or fairly priced in Cambodia as of 2026?

Are homes overpriced versus rents or versus incomes in Cambodia as of 2026?

As of 2026, Cambodia homes look fairly priced versus rents for the right apartment, but still expensive versus local incomes for many Phnom Penh condos, villas, shophouses and borey houses.

The implied Cambodia price-to-rent ratio is often around 13 to 17 years for well-bought apartments, which is reasonable, while luxury units with weak rent can move above 22 years and look stretched.

The price-to-income picture is less comfortable, because many Phnom Penh homes cost far more than an average Cambodian household can afford without savings, family support, bank credit or long developer instalments.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cambodia.

Are home prices above the long-term average in Cambodia as of 2026?

As of 2026, Cambodia home prices are still above early-2010s levels, but many mainstream residential values are below the 2019 to 2021 boom-cycle peak.

The latest 12-month signal is still negative in national residential price data, which is very different from the fast pre-2021 growth period when construction, foreign capital and local credit all expanded together.

In inflation-adjusted terms, many ordinary Cambodia condos look about 10% to 20% below their prior cycle peak, while prime assets are closer to flat and weak projects can be more than 20% below peak.

What local changes could move prices in Cambodia as of 2026?

Are big infrastructure projects coming to Cambodia as of 2026?

As of 2026, the single biggest infrastructure project for Cambodia residential prices is Techo International Airport near Phnom Penh, which can add long-term value to well-located homes in southern and airport-corridor districts but will not rescue weak isolated projects.

The airport is the clearest near-term catalyst because it is already advanced and linked to roads, logistics and service jobs, so the price impact should build gradually after opening rather than appear overnight.

For the latest updates on the local projects, you can read our property market analysis about Cambodia here.

Are zoning or building rules changing in Cambodia as of 2026?

The most important Cambodia building-rule change is the 2025 Circular No. 002 on building setbacks and construction permits, because it points toward clearer permitting and more discipline for construction approval.

As of 2026, the likely net effect on Cambodia prices is mildly positive for completed, compliant and titled property, but mildly negative for informal, poorly permitted or pre-title projects.

The most affected areas are fast-growing urban edges of Phnom Penh, including Mean Chey, Dangkao, Prek Pnov, Chbar Ampov and airport-corridor locations, where small developers and mixed-use projects are more exposed to permitting risk.

Are foreign-buyer or mortgage rules changing in Cambodia as of 2026?

As of 2026, Cambodia foreign-buyer rules look broadly stable, while mortgage and credit conditions matter more for prices because most foreigners can still buy strata-title condos but cannot directly own land.

The most likely foreign-buyer rule change is not a new ban, but stronger tax and documentation enforcement, especially as capital gains tax on immovable property is now scheduled for 1 January 2027.

The most likely mortgage change is continued cautious lending rather than looser eligibility, because banks are still watching construction exposure, non-performing loans and buyer repayment capacity.

You can also read our latest update about mortgage and interest rates in Cambodia.

Will it be easy to find tenants in Cambodia as of 2026?

Is the renter pool growing faster than new supply in Cambodia as of 2026?

As of 2026, Cambodia renter demand is growing in useful Phnom Penh locations, but it is not growing faster than condo supply across the whole market.

The best renter-demand signal is job-linked urban growth, because CDC-reported investment approvals and Phnom Penh service-sector activity support tenants in BKK, Tonle Bassac, Toul Kork, Sen Sok, Chamkarmon and Chroy Changvar.

The supply signal is still heavy, because Phnom Penh now has more than 76,000 condominium units across more than 150 projects, so landlords must compete on rent, furnishing, location and building management.

Are days-on-market for rentals falling in Cambodia as of 2026?

As of 2026, a well-priced Phnom Penh rental often takes about 3 to 6 weeks to let, and rental time is falling slightly only for practical, well-managed apartments in the strongest areas.

In the best Cambodia rental areas, a modern 1-bedroom or 2-bedroom apartment may find a tenant in about 2 to 5 weeks, while weaker or overpriced units can sit for 3 to 6 months.

One reason rental time is falling in the best Phnom Penh areas is that corporate tenants and long-stay residents prefer ready-to-live-in apartments over older villas or investor-style condo units with weak management.

Are vacancies dropping in the best areas of Cambodia as of 2026?

As of 2026, vacancies appear to be dropping in Cambodia’s best rental areas, especially BKK1, BKK2, BKK3, Tonle Bassac, Daun Penh, Toul Kork, Toul Tom Poung, Chamkarmon, Sen Sok and Chroy Changvar.

Our estimate is that quality apartments in these best areas are roughly 8% to 15% vacant, while weaker Cambodia condo projects can be 20% to 35% effectively vacant or under-occupied.

A practical sign of tightening in Cambodia is that landlords in strong buildings can reduce free-rent periods or furniture upgrades before they can raise headline rent meaningfully.

By the way, we’ve written a blog article detailing what are the current rent levels in Cambodia.

Am I buying into a tightening market in Cambodia as of 2026?

Is for-sale inventory shrinking in Cambodia as of 2026?

As of 2026, Cambodia for-sale inventory is not clearly shrinking versus last year, and we would describe the market as still well supplied rather than tight.

The closest months-of-supply proxy is slow absorption and high completed stock, which suggests Cambodia is above a balanced market level for condos and some borey resales.

Are homes selling faster in Cambodia as of 2026?

As of 2026, Cambodia homes are not selling faster overall, and a realistic resale period is often 6 to 12 months for a good urban unit and longer for average condo stock.

Compared with the 2018 to 2021 boom period, selling time in Cambodia looks roughly 25% to 50% longer because buyers are more cautious, financing is tighter and sellers often still ask peak-cycle prices.

Are new listings slowing down in Cambodia as of 2026?

As of 2026, new Cambodia project launches are slowing compared with the boom period, although resale listings remain abundant and we are not confident enough to give a precise national new-listing percentage.

The seasonal pattern in Cambodia is less transparent than in mature markets, but activity usually improves after major holidays and weakens when buyers wait for better financing or developer promotions.

The most plausible reason new launches are slowing is developer caution, because high stock, slow absorption and tighter credit make it harder to sell another large condo or borey project quickly.

Is new construction failing to keep up in Cambodia as of 2026?

As of 2026, new construction is not failing to keep up for condos in Cambodia, but it may be failing to provide enough affordable, finished and well-connected family housing in real job corridors.

The recent trend is that developers are more selective, with new supply leaning more toward affordable and mid-range projects than luxury stock, while the earlier condo pipeline still weighs on the market.

The biggest bottleneck is financing, because weaker credit makes it harder for developers to launch and harder for buyers to complete purchases.

Will it be easy to sell later in Cambodia as of 2026?

Is resale liquidity strong enough in Cambodia as of 2026?

As of 2026, resale liquidity in Cambodia is strong enough only for the right property, which usually means completed, clean-title and realistically priced homes in areas with real tenants or local families.

A healthy resale market would often sell within about 3 to 6 months, while many Cambodia resale homes now need 6 to 12 months and weak units can take 12 to 24 months.

The property feature that most improves resale liquidity in Cambodia is a simple, rentable layout in a known Phnom Penh area such as BKK, Tonle Bassac, Toul Kork, Chamkarmon, Daun Penh, Sen Sok or Chroy Changvar.

Is selling time getting longer in Cambodia as of 2026?

As of 2026, selling time in Cambodia is longer than last year in weaker projects and longer than the boom period in almost every ordinary residential segment.

The current realistic range is about 2 to 4 months for a sharply priced prime unit, 6 to 12 months for a normal good resale, and more than a year for overpriced or poorly located homes.

The clearest reason selling time can lengthen in Cambodia is affordability pressure, because local buyers still face high home prices versus incomes while foreign buyers are more selective than before.

Is it realistic to exit with profit in Cambodia as of 2026?

As of 2026, the chance of selling with a profit in Cambodia is medium if the buyer holds long enough, buys below market and avoids low-quality off-plan stock.

The minimum holding period that makes profit realistic in Cambodia is usually 5 to 7 years, because buyers need time for rent, market recovery and resale liquidity to overcome transaction costs.

The round-trip cost drag in Cambodia is often around 6% to 10% of the property price, so on a USD 150,000 home that is about USD 9,000 to USD 15,000, or roughly EUR 8,300 to EUR 13,900 at recent exchange levels.

The factor that most increases profit odds is buying a completed clean-title property at least 10% below comparable asking prices in a district where tenants and local buyers already exist.

We made this infographic to show you how property prices in Cambodia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

What sources have we used to write this blog article?

Whether it’s in our blog articles or the market analyses included in our property pack about Cambodia, we always rely on the strongest methodology we can, and we don’t throw out numbers at random.

We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.

Source	Why we trust it	How we used it
National Bank of Cambodia, Economic and Monetary Statistics	It is Cambodia’s central bank and publishes official credit and monetary data.	We used it as the anchor for credit conditions and residential price signals. We compared it with private market reports and our own pricing analysis.
National Bank of Cambodia, Financial Stability Review 2025	It shows the official banking-risk view from Cambodia’s regulator.	We used it to assess credit tightness, loan stress and real-estate financial risk. We compared it with IMF and World Bank comments on construction pressure.
World Bank, Cambodia Economic Update June 2026	It is a major multilateral source for Cambodia’s current economy.	We used it for the June 2026 growth, credit and construction backdrop. We used it to judge whether buyers should expect a fast recovery.
IMF Cambodia country page and Article IV material	The IMF gives independent macro and financial-risk surveillance.	We used it to cross-check banking stress and real-estate correction risks. We treated it as a macro-risk source, not as a property-listing source.
Asian Development Bank, Asian Development Outlook 2026 Cambodia	ADB gives regional forecasts with Cambodia-specific economic detail.	We used it to check 2026 growth, inflation and tourism recovery context. We compared its view with World Bank and IMF signals.
National Institute of Statistics, Cambodia Inter-Censal Population Survey 2024	It is Cambodia’s official population survey.	We used it to understand household formation and urban renter demand. We compared it with UNFPA’s publication page for verification.
UNFPA, Cambodia Inter-Censal Population Survey 2024 page	UNFPA helps validate the national demographic survey.	We used it as a second check on population and urban demand data. We applied the data mainly to renter-pool and household-demand estimates.
Ministry of Tourism, Tourism Statistics Report March 2026	It is Cambodia’s official tourism statistics source.	We used it to assess tourism-linked rental demand in Phnom Penh and Siem Reap. We treated tourism as one demand driver, not the whole market.
Council for the Development of Cambodia, 2025 investment approvals	CDC is Cambodia’s official investment-approval body.	We used it to estimate job-linked rental and housing demand. We compared it with infrastructure and industrial-location data from market reports.
Ministry of Land Management, Urban Planning and Construction	It is Cambodia’s land, planning and construction authority.	We used it to identify the official regulator behind permits and title rules. We cross-checked rule changes with published legal records.
Circular No. 002 on building setbacks and construction permits	It republishes the official construction circular and its purpose.	We used it to judge whether building rules are becoming stricter. We applied the conclusion mainly to fast-growing urban-edge districts.
Knight Frank Cambodia Real Estate Highlights H2 2025	Knight Frank is an established real-estate consultancy with Cambodia research.	We used it for Phnom Penh landed supply, absorption and future supply. We compared it with APS, CBRE and NBC-based market data.
CBRE Cambodia and APS research center	APS and CBRE are recognized Cambodia property research providers.	We used it for condo, serviced-apartment and Phnom Penh market direction. We compared it with Knight Frank and official macro data.
APS Phnom Penh Q1 Real Estate Outlook 2026	It gives fresh 2026 market detail on Phnom Penh supply and demand.	We used it to update condo-stock and buyer-demand assumptions. We treated it as current market commentary and checked it against older research.
Global Property Guide, Cambodia residential market 2026	It aggregates price, yield and affordability data from several property sources.	We used it as a secondary cross-check for price trends and rental yields. We did not use it as a substitute for official central-bank data.
DFDL, Cambodia capital gains tax and construction updates	DFDL is a major regional law firm active in Cambodia.	We used it to confirm real-estate capital gains tax timing. We compared the tax point with other Cambodia legal and property sources.