Authored by the expert who managed and guided the team behind the Cambodia Property Pack
Everything you need to know before buying real estate is included in our Cambodia Property Pack
This guide is written specifically for foreign individuals who want to buy a residential property in Cambodia and rent it out.
We focus on the rental business side, not lifestyle buying, and we keep things simple and practical for non-professionals.
We constantly update this blog post to reflect the latest regulations, market data, and rental trends in Cambodia.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Cambodia.
Insights
- Foreigners in Cambodia can only own strata-title condo units above the ground floor, which makes the buy-to-let market unusually condo-centric compared to most Southeast Asian countries.
- Phnom Penh short-term rentals average only 35% occupancy in early 2026, meaning most Airbnb hosts struggle to fill even half their available nights.
- Siem Reap's average daily rate of $62 is higher than Phnom Penh's $40, but its 24% occupancy rate makes short-term rental profitability much riskier.
- Net rental yields in Cambodia typically land between 2.5% and 5.5% after management fees, vacancy, and taxes eat into the 4.5% to 8.5% gross yields.
- Toul Kork and BKK3 neighborhoods in Phnom Penh often deliver better yields than premium BKK1 because entry prices are lower while rents stay resilient.
- A furnished condo in Phnom Penh rents significantly faster because expats, NGO workers, and corporate tenants rarely want to buy furniture for temporary assignments.
- Property management in Cambodia typically costs 8% to 12% of collected rent for long-term rentals, and up to 35% to 55% of revenue for short-term rentals.
- Cambodia has no formal rent control, so landlords can freely negotiate initial prices and increases, but market competition keeps rates in check.
- The dry season from November to March drives peak occupancy for Siem Reap short-term rentals, while the monsoon months see occupancy drop sharply.
Can I legally rent out a property in Cambodia as a foreigner right now?
Can a foreigner own-and-rent a residential property in Cambodia in 2026?
As of early 2026, foreigners can legally own and rent out residential property in Cambodia, but the ownership is limited to strata-title condominium units in co-owned buildings under the 2010 foreign ownership law.
The most common and legally straightforward arrangement for foreigners is purchasing a condo unit with proper strata title, which grants full ownership rights that can be leased to tenants without restrictions.
The single biggest limitation is that foreigners cannot own land in Cambodia, which means landed houses and villas are off the table unless you use more complex structures like long-term leases or local company arrangements that carry higher legal risk.
If you're not a local, you might want to read our guide to foreign property ownership in Cambodia.
Do I need residency to rent out in Cambodia right now?
Cambodia does not require you to be a resident to rent out your property, and most foreign landlords manage their rentals remotely without living in the country.
You will need some form of taxpayer identification or registration with Cambodia's General Department of Taxation to comply with rental income tax obligations, even as a non-resident.
A local Cambodian bank account is not legally required, but it is highly practical because tenants and property managers typically pay and collect rent in-country, and it simplifies utility payments and tax remittances.
Remote management is feasible if you hire a reliable property manager or agent in Cambodia to handle showings, tenant issues, repairs, and rent collection on your behalf.
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What rental strategy makes the most money in Cambodia in 2026?
Is long-term renting more profitable than short-term in Cambodia in 2026?
As of early 2026, long-term renting in Cambodia is generally more profitable on an effort-adjusted basis because it delivers predictable income without the operational headaches of short-term rentals.
A well-managed long-term rental in Phnom Penh might generate $6,000 to $12,000 per year for a one-bedroom condo, while a short-term rental could theoretically earn $8,000 to $15,000 annually, but only if you achieve above-average occupancy and pricing, which most hosts do not.
Short-term rentals tend to outperform financially in tourist-heavy locations like Siem Reap's central areas or beachfront pockets of Sihanoukville, where nightly rates can be higher and there is consistent tourist traffic during peak season.
What's the average gross rental yield in Cambodia in 2026?
As of early 2026, the average gross rental yield for residential property in Cambodia ranges from about 5% to 7% depending on the city and property type.
The realistic range covers most properties, with yields as low as 4.5% in premium Phnom Penh locations and as high as 8.5% in well-located Siem Reap units or non-prime Phnom Penh neighborhoods.
Studios and one-bedroom apartments in emerging neighborhoods like Toul Kork or Sen Sok typically achieve the highest gross rental yields in Cambodia because purchase prices remain moderate while rental demand from young professionals and expats stays strong.
By the way, we have much more granular data about rental yields in our property pack about Cambodia.
What's the realistic net rental yield after costs in Cambodia in 2026?
As of early 2026, the average net rental yield after all costs for residential property in Cambodia falls between 2.5% and 5% for most landlords.
The realistic range is wide, with some landlords in high-vacancy buildings netting under 2% while well-managed properties in high-demand areas can reach 5.5% net.
The three main cost categories that reduce gross yield to net yield in Cambodia are property management fees (typically 8% to 12% of rent), vacancy and tenant turnover costs (often one to three months of lost rent per year), and rental-related taxes administered through the General Department of Taxation.
You might want to check our latest analysis about gross and net rental yields in Cambodia.
What monthly rent can I get in Cambodia in 2026?
As of early 2026, typical monthly rents in Phnom Penh are around $300 to $500 for a studio (about 1.2 to 2 million Cambodian riel or €275 to €460), $450 to $800 for a one-bedroom (1.8 to 3.2 million riel or €415 to €735), and $700 to $1,200 for a two-bedroom (2.8 to 4.8 million riel or €645 to €1,100).
A realistic entry-level monthly rent for a decent studio in Cambodia's capital starts around $250 to $400 (1 to 1.6 million riel or €230 to €370) in local-demand neighborhoods outside the expat core.
A typical one-bedroom apartment in mid-range Phnom Penh neighborhoods like Toul Kork or BKK3 rents for $400 to $700 per month (1.6 to 2.8 million riel or €370 to €645).
A two-bedroom apartment in desirable areas like BKK1 or Tonle Bassac typically commands $900 to $1,500 per month (3.6 to 6 million riel or €830 to €1,380) depending on building quality and amenities.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Cambodia.
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 real numbers I should budget for renting out in Cambodia in 2026?
What's the total "all-in" monthly cost to hold a rental in Cambodia in 2026?
As of early 2026, the total all-in monthly cost to hold a typical rental condo in Cambodia runs about 15% to 30% of your collected rent (roughly $75 to $250 per month or 300,000 to 1 million riel or €70 to €230) excluding any mortgage payments.
A realistic range for most standard rental properties in Cambodia is $50 to $350 per month (200,000 to 1.4 million riel or €45 to €320), depending on whether you self-manage or use a property manager and how much you budget for repairs.
The largest contributor to monthly holding costs in Cambodia is typically property management fees, which range from 8% to 12% of rent for long-term rentals and can reach 35% to 55% of revenue for short-term rentals when you include cleaning, platform fees, and consumables.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Cambodia.
What's the typical vacancy rate in Cambodia in 2026?
As of early 2026, the typical vacancy rate for long-term rentals in Cambodia's main cities is around 8% to 20%, which translates to roughly one to two and a half months of vacancy per year for a correctly priced property.
Landlords in Phnom Penh should realistically budget for one to two months of vacancy per year in good locations and two to four months in oversupplied buildings or if the property is overpriced.
The main factor driving vacancy differences across Cambodian neighborhoods is pricing accuracy relative to local demand, because a slightly overpriced unit in a competitive building can sit empty for months while a fairly priced unit nearby rents quickly.
Tenant turnover and vacancy in Cambodia tend to peak around April and May, when the Khmer New Year holiday prompts many tenants to relocate or return to their home provinces, creating a seasonal gap before new leases begin.
We have a whole part covering the best rental strategies in our pack about buying a property in Cambodia.
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Where do rentals perform best in Cambodia in 2026?
Which neighborhoods have the highest long-term demand in Cambodia in 2026?
As of early 2026, the three neighborhoods with the highest overall long-term rental demand in Cambodia are BKK1 (Boeng Keng Kang 1), Tonle Bassac, and Toul Kork in Phnom Penh, because they combine walkability, amenities, and access to the expat and corporate tenant pool.
Families looking for long-term rentals in Cambodia favor Toul Kork, Sen Sok, and Chroy Changvar in Phnom Penh because these neighborhoods offer larger units, proximity to international schools, and quieter residential environments.
Students seeking affordable long-term rentals in Cambodia cluster around Toul Kork near major universities like RUPP and ITC, as well as 7 Makara (Prampir Meakkakra) where smaller budget units are available close to central Phnom Penh.
Expats and international professionals looking for long-term rentals in Cambodia strongly prefer BKK1, Tonle Bassac, Daun Penh (Riverside), and Chamkarmon because these areas have the restaurants, cafes, coworking spaces, and modern condo buildings that match their lifestyle expectations.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cambodia.
Which neighborhoods have the best yield in Cambodia in 2026?
As of early 2026, the three neighborhoods with the best rental yields in Cambodia are Toul Kork, Sen Sok, and BKK3 in Phnom Penh, where purchase prices have not yet caught up to the strong rental demand.
Gross rental yields in these top-yielding Cambodian neighborhoods typically range from 5.5% to 8%, compared to 4.5% to 6% in premium areas like BKK1 where property prices are significantly higher.
The main characteristic that allows these neighborhoods to achieve higher yields is that they attract steady demand from young professionals, NGO staff, and local renters while property purchase prices remain 30% to 50% lower than the prime expat zones.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Cambodia.
Where do tenants pay the highest rents in Cambodia in 2026?
As of early 2026, the three neighborhoods where tenants pay the highest rents in Cambodia are BKK1, Tonle Bassac, and prime Daun Penh (Riverside) in Phnom Penh, with monthly rents for a standard apartment ranging from $800 to $2,000 (3.2 to 8 million riel or €735 to €1,840).
A typical one or two-bedroom apartment in these premium Phnom Penh neighborhoods rents for $1,000 to $1,800 per month (4 to 7.2 million riel or €920 to €1,655), with newer Grade-A buildings commanding the top of this range.
The main characteristic that makes these neighborhoods command the highest rents in Cambodia is their concentration of international schools, embassies, high-end restaurants, and secure modern condo towers that cater specifically to the expat and diplomatic community's expectations.
The typical tenant profile in these highest-rent Cambodian neighborhoods includes expatriate executives, NGO directors, embassy staff, and regional corporate assignees who prioritize walkability, security, building amenities like pools and gyms, and proximity to international-standard services.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Cambodia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What do tenants actually want in Cambodia in 2026?
What features increase rent the most in Cambodia in 2026?
As of early 2026, the three property features that increase monthly rent the most in Cambodia are reliable air conditioning with good insulation, backup power or generator access combined with stable high-speed internet, and in-building amenities like a pool, gym, and 24-hour security.
Backup power and reliable internet can add a rent premium of 10% to 20% in Cambodia because frequent power outages and inconsistent connections are common frustrations that tenants will pay to avoid, especially work-from-home professionals.
One commonly overrated feature that Cambodian landlords invest in but tenants do not pay much extra for is luxury kitchen finishes, because most expat and local tenants in Cambodia eat out frequently and rarely cook elaborate meals at home.
One affordable upgrade that provides strong return on investment for landlords in Cambodia is installing blackout curtains and ensuring excellent air conditioning performance, because tenants prioritize comfort in the tropical heat over decorative improvements.
Do furnished rentals rent faster in Cambodia in 2026?
As of early 2026, furnished apartments in Cambodia rent approximately two to four weeks faster than unfurnished units because most expats, NGO workers, and corporate tenants prefer move-in-ready properties and do not want to purchase furniture for temporary assignments.
Furnished apartments in Cambodia typically command a rent premium of 15% to 30% over unfurnished equivalents, with the premium highest in expat-heavy neighborhoods like BKK1 and Tonle Bassac where tenants expect turnkey living arrangements.
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How regulated is long-term renting in Cambodia right now?
Can I freely set rent prices in Cambodia right now?
Cambodia operates as a market-priced rental environment, which means landlords have full freedom to set initial rent prices based on negotiation and local demand without government-mandated caps or controls.
Rent increases during an existing tenancy in Cambodia are not formally capped by national regulation, so the terms you negotiate in your lease contract (including renewal pricing) are what govern any mid-tenancy or renewal increases.
What's the standard lease length in Cambodia right now?
The most common lease lengths for residential rentals in Cambodia are 6 months, 12 months, or 24 months, with 12-month leases being the standard for most expat and corporate tenants.
Landlords in Cambodia can typically require a security deposit of one to two months' rent (roughly $400 to $2,000 or 1.6 to 8 million riel or €370 to €1,840 depending on the property), with two months being common for higher-end units.
Security deposit return rules in Cambodia are governed by your lease contract terms rather than strict national law, so landlords should clearly specify conditions for deductions (damages, unpaid utilities, cleaning) and return timelines in the written agreement.
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.
How does short-term renting really work in Cambodia in 2026?
Is Airbnb legal in Cambodia right now?
Short-term rentals like Airbnb are not explicitly banned in Cambodia, but if your activity resembles tourism accommodation (frequent guest stays with services), you may need to comply with business and tourism licensing requirements.
Cambodia's tourism legal framework expects accommodation providers to obtain proper registration and licensing through the Ministry of Tourism, so hosts operating like guesthouses should assume they need a license to operate legally.
Cambodia does not have a widely enforced national limit on how many nights per year you can rent short-term, but individual condo buildings often have their own rules restricting or prohibiting Airbnb-style rentals in the building bylaws.
The most common consequence for operating a non-compliant short-term rental in Cambodia is receiving a warning or fine from local authorities or building management, though enforcement varies significantly by location and how visible your operation is to neighbors.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Cambodia.
What's the average short-term occupancy in Cambodia in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Cambodia is around 24% to 35%, with Siem Reap averaging 24% and Phnom Penh averaging 35% according to market data.
The realistic range covers most short-term rentals, with poorly performing listings seeing occupancy as low as 10% to 15% and top-tier properties in prime locations reaching 50% to 60% during good months.
The highest occupancy months for short-term rentals in Cambodia are November through March, which is the dry season and peak tourist period when visitors flock to Angkor Wat and the beaches.
The lowest occupancy months are typically June through September, when the monsoon rains reduce tourist arrivals and many listings sit empty for extended periods.
Finally, please note that you can find much more granular data about this topic in our property pack about Cambodia.
What's the average nightly rate in Cambodia in 2026?
As of early 2026, the average nightly rate for short-term rentals in Cambodia is around $40 (160,000 riel or €37) in Phnom Penh and $62 (248,000 riel or €57) in Siem Reap.
The realistic range for most short-term rental listings in Cambodia is $25 to $100 per night (100,000 to 400,000 riel or €23 to €92), with budget rooms at the low end and well-appointed apartments or villas at the high end.
Peak season rates in Cambodia (November to March) are typically 20% to 40% higher than off-season rates (June to September), meaning a listing that charges $50 per night in peak season might drop to $30 to $40 during the monsoon months to attract bookings.
Is short-term rental supply saturated in Cambodia in 2026?
As of early 2026, the short-term rental market in Cambodia is moderately saturated in prime tourist areas, with average occupancy rates of 24% to 35% indicating that most hosts are competing for limited demand rather than easily filling their calendars.
The number of active short-term rental listings in Cambodia has been growing as tourism recovers, with both Phnom Penh and Siem Reap seeing increased supply that puts pressure on average occupancy and nightly rates.
The most oversaturated neighborhoods for short-term rentals in Cambodia are central Siem Reap near Pub Street and the Old Market, Phnom Penh's BKK1, and Riverside Daun Penh, where the concentration of listings makes it hard for new entrants to stand out.
Neighborhoods that still have room for new short-term rental supply in Cambodia include emerging areas of Toul Kork, Chroy Changvar, and parts of Sihanoukville's beach zones where demand is growing but listing density has not yet peaked.
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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 it's authoritative | How we used it |
|---|---|---|
| 2010 Foreign Ownership Law (CDC) | It's the core Cambodian law defining what foreigners can legally own. | We used it to explain what foreigners can and cannot own, like strata-title condo units versus land. We referenced it to clarify why condos above ground floor are the standard foreign buy-to-let path. |
| CDC Land Regulatory Framework | It's a government investment portal consolidating primary legal texts. | We used it to cross-check the baseline rule that foreigners cannot own land. We framed legal alternatives like leases and company structures based on this official context. |
| General Department of Taxation (GDT) | It's Cambodia's national tax authority administering rental taxes. | We used it as the authority for rental income tax compliance requirements. We guided practical steps for tax registration and filings based on GDT's role. |
| Ministry of Tourism Cambodia | It's the tourism regulator describing the licensing framework. | We used it to explain why short-term rentals often fall under tourism accommodation expectations. We grounded Airbnb legality guidance in Cambodian regulator logic rather than hearsay. |
| Cambodia Tourism Statistics Report (2025) | It's an official statistics report from Cambodia's Ministry of Tourism. | We used it to anchor short-term rental demand drivers based on tourist arrival trends. We used it as a reality check against overly optimistic STR projections. |
| AirDNA Phnom Penh | AirDNA is a widely used platform tracking Airbnb performance metrics. | We used it to estimate Phnom Penh STR occupancy and average daily rates. We compared STR profitability versus long-term renting using this data. |
| AirDNA Siem Reap | Same platform, specific to Cambodia's biggest tourism STR market. | We used it to estimate Siem Reap occupancy, ADR, and seasonality risk. We compared tourist market dynamics versus capital city market performance. |
| Global Property Guide | It's a long-running international housing statistics publisher with documented sources. | We used it to anchor ballpark long-term rent levels with a January 2026 timestamp. We cross-checked against premium agency quotes that can skew higher. |
| Knight Frank Cambodia Research | Knight Frank is a global real estate consultancy with formal research practice. | We used it for market context on supply, demand dynamics, and tourism links. We avoided relying only on listings data by incorporating their professional analysis. |
| DFDL Legal Update | DFDL is a major regional law firm citing underlying regulations. | We used it to explain how withholding on lease payments works in practice. We bridged the gap from law to how landlords actually get taxed. |
| Civil Code of Cambodia (JICA) | It's the foundational civil law governing private contracts in Cambodia. | We used it as the baseline for lease terms, deposits, and contract freedom. We confirmed that market negotiation, not rent control, governs pricing. |
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.