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
Cambodia has become one of Southeast Asia's most attractive destinations for expats seeking affordable living, warm weather, and a welcoming culture.
This guide covers everything you need to know about moving to Cambodia in 2026, from visa options and cost of living to healthcare, safety, and buying property.
We constantly update this blog post to reflect the latest changes in Cambodia's expat landscape, so you always have accurate information.
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.
Is Cambodia a good place to live in 2026?
Is quality of life getting better or worse in Cambodia in 2026?
As of early 2026, the quality of life trajectory in Cambodia is mixed but slightly uneven, with day-to-day convenience improving while economic pressures create some uncertainty for expats.
The factor that has improved the most in Cambodia over the past two to three years is the digital infrastructure, with mobile payment systems like Bakong now allowing cross-border QR payments with Singapore, Thailand, Vietnam, and Japan, making everyday transactions remarkably easy for foreigners.
However, the persistent challenge remains the property market softness and border disruption risks highlighted by recent Thai-Cambodia border tensions, which directly affect expat job opportunities and the overall economic mood in Phnom Penh.
Are hospitals good in Cambodia in 2026?
As of early 2026, hospital quality in Cambodia is generally adequate for routine care in Phnom Penh and Siem Reap, but it falls short of Western European or North American standards for complex procedures and emergency trauma.
The hospitals most commonly recommended by expats in Cambodia include Royal Phnom Penh Hospital (part of the Thai BDMS network), Sunrise Japan Hospital Phnom Penh, and Raffles Medical Phnom Penh for clinic care and evacuation coordination.
A standard doctor consultation in Cambodia costs between 100,000 and 250,000 KHR (about $25 to $60 USD or 23 to 55 EUR) at private clinics, while specialist consultations typically run from 250,000 to 500,000 KHR ($60 to $120 USD or 55 to 110 EUR).
Private health insurance is strongly recommended for expats in Cambodia, particularly because most private facilities require upfront payment and because medical evacuation to Bangkok or Singapore for serious conditions can cost tens of thousands of dollars without coverage.
Are there any good international schools in Cambodia in 2026?
As of early 2026, Cambodia has a solid selection of international schools in Phnom Penh offering IB, British, and American curricula, with quality ranging from good to excellent at the top-tier institutions.
The most reputable international schools among expat families in Cambodia are International School of Phnom Penh (ISPP) and Northbridge International School Cambodia, both of which offer internationally recognized programs and strong academic reputations.
Annual tuition fees at international schools in Cambodia range from approximately 20 million to 115 million KHR ($5,000 to $28,000 USD or 4,600 to 26,000 EUR) per child, with costs increasing significantly from early years to high school grades.
Waitlists at popular international schools in Cambodia can be long, especially for early years and primary transitions, so families should apply 6 to 12 months ahead, while public schools are rarely used by expats due to Khmer-language instruction and different curricula.
Is Cambodia a dangerous place in 2026?
As of early 2026, Cambodia is generally safe for expats in major cities like Phnom Penh and Siem Reap, though it requires more street awareness than most Western countries.
The most common safety concern for expats in Cambodia is street theft, specifically phone and bag snatching by motorcycle riders in Phnom Penh, particularly around expat-heavy areas like Riverside and nightlife districts where foreigners are known to carry valuables.
The neighborhoods generally considered safest for expats in Cambodia include BKK1, BKK2, Tonle Bassac, and Toul Kork in Phnom Penh, as well as the Wat Bo area in Siem Reap, all of which have established expat communities and better infrastructure.
Women can live alone safely in Cambodia, and many do in Phnom Penh and Siem Reap, though common precautions include avoiding walking while using phones, keeping bags cross-body away from the road, using trusted transport apps like Grab or PassApp, and being cautious in bar districts late at night.
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How much does everyday life cost in Cambodia in 2026?
What monthly budget do I need to live well in Cambodia in 2026?
As of early 2026, a single person needs approximately 8 to 12 million KHR ($2,000 to $3,000 USD or 1,850 to 2,800 EUR) per month to live comfortably in Phnom Penh with modern amenities, regular dining out, and the ability to save.
For a modest but decent lifestyle in Cambodia, a single person can manage on about 4 to 6 million KHR ($1,000 to $1,500 USD or 920 to 1,400 EUR) per month, which covers basic accommodation, local food, and essential transport without many luxuries.
For a more comfortable or upscale lifestyle in Cambodia, expect to spend 12 to 18 million KHR ($3,000 to $4,500 USD or 2,800 to 4,200 EUR) monthly for a couple, or 26 to 37 million KHR ($6,500 to $9,000 USD or 6,000 to 8,300 EUR) for a family with one child in an international school.
Housing typically takes the largest share of an expat budget in Cambodia, but the real budget difference comes from international school fees for families, which can easily add $10,000 to $28,000 per year per child and transform the financial picture entirely.
What is the average income tax rate in Cambodia in 2026?
As of early 2026, the effective income tax rate for a typical middle-income expat earning around $2,500 per month gross in Cambodia is approximately 8% to 12%, though this rises to 12% to 17% effective for those earning $5,000 monthly.
Cambodia's salary tax uses progressive brackets starting at 0% for monthly income up to 1.5 million KHR (about $375 USD), then climbing through 5%, 10%, 15%, and reaching a top marginal rate of 20% for income above 12.5 million KHR (about $3,125 USD), meaning most expats will see effective rates well below the top bracket.
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 kind of foreigners actually live in Cambodia in 2026?
Where do most expats come from in Cambodia in 2026?
As of early 2026, the largest groups of foreign residents in Cambodia come from Vietnam, China, and Thailand, with smaller but visible communities from South Korea, Japan, France, the United States, and Australia.
The total foreign-born population in Cambodia is estimated at around 80,000 to 100,000 people according to UN migrant stock data, though this number fluctuates with economic cycles and includes both long-term residents and those on renewable visa extensions.
Vietnamese and Chinese nationals are drawn to Cambodia primarily for business opportunities and cross-border trade, while Western expats typically come for NGO work, teaching, entrepreneurship, or the affordable retirement lifestyle that Cambodia offers.
The expat population in Cambodia is a diverse mix of working professionals in NGOs and international organizations, English teachers, digital nomads attracted by low costs and easy visas, entrepreneurs, and a growing number of retirees seeking a warm climate and affordable healthcare.
Where do most expats live in Cambodia in 2026?
As of early 2026, expats in Cambodia concentrate primarily in Phnom Penh neighborhoods like BKK1, BKK2, BKK3, Tonle Bassac, and Toul Kork, with secondary clusters in Siem Reap's Wat Bo area and Kampot's riverside district.
These neighborhoods attract expats because they offer a combination of walkable streets with cafes and restaurants, proximity to embassies and international schools, reliable infrastructure, and an existing community of foreigners that makes networking and settling in much easier.
Sen Sok district in Phnom Penh is emerging as an up-and-coming area for expats, offering newer apartment buildings, proximity to the airport, and more space at lower rents than central BKK1, making it increasingly popular with families and those seeking value.
Are expats moving in or leaving Cambodia in 2026?
As of early 2026, the expat migration trend in Cambodia shows selective inflows rather than mass movement in either direction, with newcomers still arriving for entrepreneurship, NGO work, and education roles while some are leaving due to economic uncertainty.
The main factor driving expats to move to Cambodia right now is the combination of affordable living costs, which are roughly 50% lower than the United States, easy long-stay visa options, and the established expat infrastructure in cities like Phnom Penh.
The main factor causing some expats to leave Cambodia recently is the property market softness and reduced opportunities in real estate-linked or China-dependent sectors, combined with border tensions with Thailand that have created some uncertainty.
Compared to regional neighbors like Thailand and Vietnam, Cambodia's expat scene is smaller but growing more selectively, with fewer large corporate expat packages but strong appeal for independent entrepreneurs, remote workers, and those seeking a less regulated environment.
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What paperwork do I need to move to Cambodia in 2026?
What visa options are popular in Cambodia in 2026?
As of early 2026, the three most popular visa types for expats moving to Cambodia are the Tourist Visa (T-class) for short stays, the Ordinary Visa (E-class) for long-term residence, and the E-Visa obtained online before arrival for convenience.
The most commonly used expat visa in Cambodia is the Ordinary Visa (E-class), which requires a valid passport with at least six months validity, costs $35 on arrival, and can be extended indefinitely through various categories including EB (business), ER (retirement), EG (employment seeking), and ES (student).
Cambodia does not currently offer a dedicated digital nomad visa, but remote workers can legally stay using the Ordinary Visa (E-class) with extensions, and since digital nomads working for foreign clients do not need a Cambodian work permit, this arrangement works well for most remote professionals.
The typical validity period for popular expat visas in Cambodia is an initial 30 days, which can then be extended for 1, 3, 6, or 12 months, with 6-month and 12-month extensions providing multiple-entry privileges that allow you to travel regionally without losing your status.
How long does it take to get residency in Cambodia in 2026?
As of early 2026, the typical processing time for a visa extension in Cambodia is a few days to two weeks when handled through an established travel agency, though most expats maintain long-term status through renewable extensions rather than pursuing formal permanent residency.
The factors that can delay or speed up the residency process in Cambodia include the completeness of your documentation, whether you use a reputable agency versus trying to navigate Immigration Police headquarters yourself, and the specific extension category you are applying for.
There is no straightforward path to permanent residency or citizenship for most expats in Cambodia, and the practical reality is that foreigners typically remain on successive visa extensions for years or even decades, so planning for permanent residency should be measured in years rather than months and requires professional legal advice.
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.
How hard is it to find a job in Cambodia in 2026?
Which industries are hiring the most in Cambodia in 2026?
As of early 2026, the top three industries hiring in Cambodia are the garment and footwear manufacturing ecosystem (including compliance and supply chain roles), the services sector (education, hospitality, and professional services), and NGOs and development organizations concentrated in Phnom Penh.
It is realistic to get hired in Cambodia without speaking Khmer, but only in specific sectors such as international schools, NGOs, multinational companies, and tech or professional services firms where English is the operating language.
The types of roles most accessible to foreign job seekers in Cambodia include English teaching positions, NGO program and project management roles, supply chain and compliance positions in the garment sector, hospitality management, and specialized technical or consulting roles that require international expertise.
What salary ranges are common for expats in Cambodia in 2026?
As of early 2026, the typical salary range for expats working in Cambodia spans from approximately 7 to 25 million KHR ($1,800 to $6,000 USD or 1,650 to 5,500 EUR) per month gross, depending heavily on the sector, seniority, and whether the role includes expat benefits.
Entry-level and mid-level expat positions in Cambodia, such as teaching or junior NGO roles, typically pay between 7 and 14 million KHR ($1,800 to $3,500 USD or 1,650 to 3,200 EUR) per month, which covers a comfortable lifestyle but limits significant savings.
Senior or specialized expat roles in Cambodia, such as country directors, technical specialists, or regional corporate positions, can command 12 to 25 million KHR ($3,000 to $6,000 USD or 2,800 to 5,500 EUR) per month, with some family packages including school fees and housing pushing total compensation even higher.
Employers in Cambodia do sponsor work visas for foreign hires, but sponsorship is most common among international schools, NGOs, and larger companies with compliance capacity, while smaller employers may expect you to handle visa extensions yourself or use an agency.
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What's daily life really like for expats in Cambodia right now?
What do expats love most about living in Cambodia right now?
Expats consistently cite three things they love most about living in Cambodia: the affordability that lets you buy convenience and services cheaply, the tight-knit expat community in neighborhoods like BKK1 where networking happens naturally, and the easy regional travel to Thailand, Vietnam, and beyond.
The lifestyle benefit most frequently praised by expats in Cambodia is the "convenience arbitrage," meaning you can afford household help, food delivery, tuk-tuks, and other services that would be expensive luxuries in Western countries, giving you back time and reducing daily stress.
The practical advantage expats appreciate most in Cambodia is the dollarized economy, which means you can use US dollars for nearly everything, avoid constant currency conversion headaches, and access ATMs that dispense USD directly.
The social and cultural aspect that makes Cambodia particularly enjoyable for expats is the genuine warmth and friendliness of Cambodian people, combined with a relaxed pace of life and a fascinating blend of ancient temple heritage and rapidly modernizing cities.
What do expats dislike most about life in Cambodia right now?
The top complaints expats have about living in Cambodia include the persistent street theft risk in Phnom Penh, the challenging road safety and infrastructure (broken sidewalks, unpredictable traffic, seasonal flooding), and the administrative ambiguity where processes often work through agents rather than clear official channels.
The daily inconvenience that frustrates expats most in Cambodia is the combination of heat and air conditioning dependence, which affects housing choices, electricity bills, and how you plan your day, especially during the hottest months from March to May.
The bureaucratic issue that causes the most headaches for expats in Cambodia is the visa and work permit process, which can feel agent-dependent and opaque, with different agencies giving different advice and no single clear official pathway for many situations.
These common frustrations are manageable for most expats rather than deal-breakers, as the low cost of living and lifestyle benefits generally outweigh the inconveniences, but they do require adjustment and realistic expectations from newcomers.
What are the biggest culture shocks in Cambodia right now?
The biggest culture shocks expats experience when moving to Cambodia include the informal cash and QR payment mix where services work but not always through expected processes, the pervasive heat that shapes every decision, and the rapid pace of neighborhood change in Phnom Penh where new buildings and hot spots emerge constantly.
The social norm that surprises newcomers most in Cambodia is the flexibility around time and appointments, where meetings may start late, plans change fluidly, and the relaxed approach to scheduling can feel jarring for those accustomed to strict punctuality.
The aspect of daily routines that takes longest for expats to adjust to in Cambodia is planning around the heat cycle, which means waking earlier, scheduling outdoor activities for mornings or evenings, and accepting that air conditioning becomes a non-negotiable part of your housing budget and daily life.
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.
Can I buy a home as a foreigner in Cambodia in 2026?
Can foreigners legally own property in Cambodia in 2026?
As of early 2026, foreign property ownership in Cambodia is allowed but with specific restrictions, meaning foreigners can directly own condominium units under strata title but cannot own land outright.
The specific restrictions that apply to foreigners buying property in Cambodia include a requirement that foreigners can only own units from the first floor and above (not ground floor), and that foreign ownership in any co-owned building cannot exceed 70% of the total units.
Foreigners in Cambodia can own apartments and condominium units with strata title, but they cannot directly own houses, villas, or land, which means purchasing landed property requires alternative structures like long-term leases or Cambodian company arrangements that add legal complexity and risk.
By the way, we've written a blog article detailing the whole property buying process for foreigners in Cambodia.
What is the average price per m² in Cambodia in 2026?
As of early 2026, the average price per square meter for residential property in central Phnom Penh ranges from approximately 5 to 11 million KHR ($1,300 to $2,800 USD or 1,200 to 2,600 EUR), with high-end prime condos averaging around 10.5 million KHR ($2,600 USD or 2,400 EUR) per square meter.
Property prices in Cambodia have trended softer over the past two to three years, with the market stabilizing rather than booming as it did in earlier periods, particularly due to reduced Chinese investment and the broader economic pressures highlighted by World Bank and property research reports.
Want to know more? We give you all the details you need about the housing prices in Cambodia here.
Also, you'll find our latest property market analysis about Cambodia here.
Do banks give mortgages to foreigners in Cambodia in 2026?
As of early 2026, mortgage availability for foreigners in Cambodia is limited but possible, with options available through select banks like Cambodia Development Bank and RHB Cambodia, as well as through developer financing programs on specific projects.
The banks known to offer mortgages to foreigners in Cambodia include Cambodia Development Bank with its Foreigner's Home Loan program and RHB Cambodia, a Malaysian-owned bank that specifically works with expatriates and foreign investors.
Typical mortgage conditions for foreigners in Cambodia include down payments ranging from 30% to 70% of the property value, annual interest rates of 7% to 10%, and maximum loan terms that are generally shorter than Western standards, often around 10 to 15 years.
To qualify for a mortgage in Cambodia, foreigners typically need a valid passport with long-term visa, proof of steady income or business ownership, bank statements showing financial stability, proof of residence, and often an existing relationship with a Cambodian bank to facilitate the process.
You can also read our latest update about mortgage and interest rates in Cambodia.
Buying real estate in Cambodia can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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 |
|---|---|---|
| World Bank Cambodia Economic Update | It's a top-tier source for Cambodia's growth, risk, and household-economy analysis. | We used it to assess whether economic conditions are improving or deteriorating heading into 2026. We cross-checked it with ADB projections and property-market sources. |
| Asian Development Bank Cambodia | ADB is a major multilateral lender with standardized economic outlooks. | We used it to triangulate near-term growth direction and sector drivers. We matched it against the World Bank's risk framing for early 2026. |
| US State Department Travel Advisory | It's a government risk assessment with concrete, expat-relevant warnings. | We used it to assess personal safety and street crime risk factors in Phnom Penh. We compared it with UK FCDO for consistency. |
| UK FCDO Travel Advice Cambodia | It's a government source that's updated when risks change. | We used it to summarize safety realities including petty crime, border areas, and legal risks. We cross-checked it with the US travel advisory for overlap. |
| Knight Frank Cambodia Real Estate Highlights | It's a top-tier global real estate consultancy with standardized research. | We used it for Phnom Penh housing market direction including supply, pricing, and demand. We cross-checked with CBRE-cited figures to avoid single-firm dependence. |
| Global Property Guide Cambodia | It compiles market indicators and explicitly cites primary real estate research. | We used it to produce concrete price-per-square-meter estimates tied to CBRE figures. We triangulated it with Knight Frank's market commentary. |
| International School of Phnom Penh (ISPP) | It's the school's official fee page for the 2025-26 year. | We used it to estimate realistic family expat budget requirements in 2026. We cross-checked with Northbridge to bound the range. |
| ILOSTAT Cambodia Profile | ILOSTAT is the global reference for labor market indicators. | We used it to ground the labor market and sector structure story. We cross-checked it with World Bank updates and Better Work reporting. |
| UN DESA International Migrant Stock | It's the UN's standard dataset for comparable international migrant counts. | We used it to estimate how many foreign-born residents live in Cambodia and where they come from. We compared it with national survey framing for consistency. |
| Cambodia General Department of Taxation | It's the tax authority's official legal document library. | We used it to verify that Cambodia's tax rules are anchored in published prakas. We complemented it with a readable prakas PDF for practical brackets. |
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.