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 offers one of Southeast Asia's most accessible property markets for foreigners, with legal condo ownership and rental yields reaching 7 to 8 percent annually.
This guide covers the current housing prices in Cambodia, foreign ownership rules, and everything you need to know about buying residential property in Cambodia as of the first half of 2026.
We constantly update this blog post to reflect the latest regulations and market conditions.
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 are capped at owning 70% of private units in any single condo building, meaning you must verify remaining foreign quota before purchasing.
- The 4% stamp duty transfer tax represents the largest closing cost for buyers in Cambodia, though properties under $210,000 may qualify for recent tax exemptions.
- Cambodia mortgage rates for foreigners typically range from 6.5% to 10% per year, with loan-to-value ratios often limited to 50 to 70% for non-residents.
- Annual property tax in Cambodia runs about 0.1% on 80% of assessed value above a $25,000 threshold, making a typical Phnom Penh condo around $50 to $250 per year.
- Non-resident landlords in Cambodia face a 14% withholding tax on rental income, compared to 10% for those classified as tax residents.
- The 2019 Trust Law now allows foreigners to hold beneficial ownership of land through a trustee, creating a legally recognized alternative to direct ownership.
- Ground floor and basement units in co-owned buildings are off-limits to foreign buyers under Cambodia's foreign ownership law, regardless of the building's foreign quota.
- Properties within 30 kilometers of Cambodia's land borders are restricted from foreign condo ownership, with limited government-approved exceptions.
What can I legally buy and truly own as a foreigner in Cambodia?
What property types can foreigners legally buy in Cambodia right now?
As of early 2026, foreigners in Cambodia can legally purchase and fully own private units in co-owned buildings (commonly called condominiums or strata-titled apartments), but they cannot directly own land, villas, townhouses, or any property that sits on the ground floor.
The most important legal condition is that the unit must be part of a properly registered co-owned building with a valid strata title framework, and foreign ownership in that specific building must not have reached the 70% cap.
This means you need to verify not just that a property is marketed as a "condo," but that it has the correct title structure, that foreign quota remains available, and that the unit is located above the ground floor.
For landed properties like villas or borey homes, foreigners typically use long-term leases (up to 50 years, renewable), Cambodian company structures with at least 51% local ownership, or trust arrangements under the 2019 Trust Law, each of which carries different risks and costs.
Finally, please note that our pack about the property market in Cambodia is specifically tailored to foreigners.
Can I own land in my own name in Cambodia right now?
No, foreigners cannot own land in their own name in Cambodia because the Cambodian Constitution and 2001 Land Law reserve land ownership exclusively for Khmer nationals and Cambodian legal entities with at least 51% local ownership.
The most common legal alternative is securing a long-term lease of 50 years (often renewable), which gives you the right to use and develop the property without actually owning the underlying land.
Other options include establishing a Cambodian company where a local partner holds the majority stake, or using a trust structure under the 2019 Trust Law where a trustee holds legal title while you retain beneficial ownership, though both approaches require careful legal setup and ongoing governance.
As of 2026, what other key foreign-ownership rules or limits should I know in Cambodia?
As of early 2026, the most important additional rule is that foreign-owned condo units cannot be located within 30 kilometers of Cambodia's land borders, with only limited government-approved exceptions in designated areas.
For apartments and condos specifically, foreigners are limited to 70% of the total private unit area in any single building, meaning if that quota is already filled when you want to buy, you simply cannot purchase in that particular development.
There is no formal foreign buyer approval or registration requirement with a central authority before purchasing, though you will need to provide your passport for title registration and may need to register for property tax purposes afterward if you rent the unit out.
Regarding recent regulatory changes, the Cambodian government introduced stamp duty exemptions for property transfers under $210,000 in 2025, and capital gains tax (originally set at 20%) has been deferred until at least the end of 2025, which may affect your timing if selling becomes a consideration in 2026.
If you're interested, we go much more into details about the foreign ownership rights in Cambodia here.
What's the biggest ownership mistake foreigners make in Cambodia right now?
The single biggest mistake is assuming you "own" a villa or house when you actually only control it through a fragile nominee arrangement where a Cambodian citizen holds the title in their name on your behalf without proper legal protections.
If the relationship with your nominee breaks down (through disagreement, death, or simple betrayal), your supposed ownership can disappear entirely because the title was never legally yours, and Cambodian courts will recognize the person whose name is on the title.
Other classic pitfalls in Cambodia include buying a "condo" that lacks a proper strata title framework, purchasing in a building where the 70% foreign quota is already exhausted, acquiring a ground-floor unit that foreigners legally cannot own, or not verifying that the property is outside the 30-kilometer border restriction zone.
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.
Which visa or residency status changes what I can do in Cambodia?
Do I need a specific visa to buy property in Cambodia right now?
No, you do not need a specific visa type to purchase property in Cambodia, and many foreigners successfully buy condos while on a tourist visa using just their passport as the key identification document.
The most common administrative hurdle for non-residents is not visa-related but rather the difficulty of opening a local bank account or securing financing without proof of Cambodia-based income or residency.
You typically do not need a local tax ID before buying, though you may need to register for property tax purposes afterward, especially if you plan to rent the unit out or if your property exceeds the taxable value threshold.
For completing a purchase, you will generally need to present your valid passport, the signed Sale and Purchase Agreement, proof of funds or payment records, and the property's title documentation for verification at the cadastral office.
Does buying property help me get residency and citizenship in Cambodia in 2026?
As of early 2026, buying residential property does not automatically grant you residency or citizenship in Cambodia, as there is no straightforward "buy a condo and get a residence permit" pathway like some countries offer.
Cambodia does have investment-based citizenship programs, including the Cambodia My Second Home (CM2H) pathway requiring a minimum $100,000 real estate investment that can lead to citizenship after five years, and a direct citizenship-by-investment route requiring $245,000 to $305,000.
For those not pursuing these formal investment programs, the standard pathway to long-term residency involves securing extended business or employment visas, then applying for permanent residency after seven years of continuous legal residence, and citizenship eligibility after holding permanent residence.
We give you all the details you need about the different pathways to get residency and citizenship in Cambodia here.
Can I legally rent out property on my visa in Cambodia right now?
Your visa status in Cambodia does not directly affect your legal ability to rent out a property you own, as the right to earn rental income flows from property ownership rather than immigration status.
You do not need to live in Cambodia to rent out your property, and many foreign condo owners manage their rentals remotely through local property management companies, especially in popular expat areas like BKK1, Tonle Bassac, Toul Kork, and Chroy Changvar in Phnom Penh.
The key consideration is tax: if you are classified as a non-resident for tax purposes, rental income is subject to 14% withholding tax at source, compared to 10% for residents, and your tenant (if a registered company) may be required to withhold and remit this amount directly to the tax authority.
We cover everything there is to know about buying and renting out in Cambodia here.
Get fresh and reliable information about the market in Cambodia
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How does the buying process actually work step-by-step in Cambodia?
What are the exact steps to buy property in Cambodia right now?
The standard sequence for buying a condo in Cambodia involves five main steps: first, selecting a property and confirming it qualifies for foreign ownership (strata title, above ground floor, remaining foreign quota); second, negotiating price and signing a Sale and Purchase Agreement with a deposit; third, conducting due diligence on the title, seller identity, and any encumbrances; fourth, paying the 4% transfer tax and other fees; and finally, completing the title transfer at the cadastral office.
You do not always need to be physically present for every step, as many buyers use a properly executed power of attorney to have a representative sign documents and complete registration on their behalf, though being present for key verification moments reduces risk.
The step that typically makes the deal legally binding for both parties is signing the Sale and Purchase Agreement and paying the deposit, though full legal ownership only transfers when the new title is registered at the cadastral office.
From accepted offer to final title registration, the typical timeline in Cambodia ranges from four to eight weeks for a straightforward condo purchase, though more complex transactions or properties requiring additional verification can take longer.
We have a document entirely dedicated to the whole buying process our pack about properties in Cambodia.
Is it mandatory to get a lawyer or a notary to buy a property in Cambodia right now?
Using a lawyer or notary is not strictly mandatory for every property purchase in Cambodia, but it is strongly recommended for foreigners because Cambodia's main risks lie in title structure and legal compliance rather than the physical property itself.
In Cambodia, there is no formal notary system like in European civil law countries; instead, lawyers handle contract drafting, due diligence, and transaction coordination, while the cadastral office handles official registration and title transfer.
When engaging a lawyer, make sure their scope explicitly includes verifying that the property qualifies for foreign ownership (proper strata title, foreign quota availability, above ground floor, outside border zones), checking for any liens or encumbrances, and ensuring the seller has clear authority to transfer.
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 checks should I run so I don't buy a problem property in Cambodia?
How do I verify title and ownership history in Cambodia right now?
To verify title and ownership in Cambodia, you should request a title search through the relevant cadastral office under the Ministry of Land Management, Urban Planning and Construction, which maintains the official land registry.
The key document to request is the certificate of title (commonly called a "hard title" or "LMAP title" for the more secure GPS-verified version), which shows the registered owner, property boundaries, and any registered encumbrances.
A realistic look-back period for ownership history checks in Cambodia is at least 10 to 15 years, as this helps identify any disputed claims, incomplete transfers, or legacy issues from the country's complex land registration history.
One clear red flag that should pause or stop a purchase is discovering multiple competing claims to the same property, gaps in the ownership chain, unregistered previous transfers, or a "soft title" being presented when a hard title should exist.
You will find here the list of classic mistakes people make when buying a property in Cambodia.
How do I confirm there are no liens in Cambodia right now?
The standard way to confirm there are no liens or encumbrances on a property in Cambodia is to request a formal title search at the cadastral office, which should reveal any registered mortgages, hypothecs, or security interests attached to the property.
The most common type of encumbrance to ask about specifically is a bank mortgage or hypothec, as Cambodia has an active lending market and properties are frequently used as collateral for loans that must be discharged before clean title can transfer.
The best proof of lien-free status is a written confirmation or clearance letter from the cadastral office combined with verification that any existing financing has been settled and the discharge registered before you complete payment.
How do I check zoning and permitted use in Cambodia right now?
To check zoning and permitted use for a property in Cambodia, you should contact the local Sangkat (commune) office and the Ministry of Land Management, Urban Planning and Construction, which oversee land use planning and development permits.
The document that confirms zoning classification is typically the approved development permit for the project (for condos) or the land use certificate, which specifies what activities are legally permitted on the property.
A common zoning pitfall for foreign buyers in Cambodia is assuming a condo can be used for short-term vacation rentals without checking whether the building's permits and management rules allow it, which can create problems if you planned to run the unit as a holiday rental.
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.
Can I get a mortgage as a foreigner in Cambodia, and on what terms?
Do banks lend to foreigners for homes in Cambodia in 2026?
As of early 2026, yes, several Cambodian banks do lend to foreigners for home purchases, though the terms are generally stricter than what local borrowers receive and approval depends heavily on your income documentation and the property type.
The realistic loan-to-value range for foreign borrowers in Cambodia typically falls between 50% and 70%, meaning you should plan for a down payment of 30% to 50%, compared to local borrowers who may access LTVs up to 80%.
The most common eligibility requirement that determines whether a foreigner qualifies is proof of stable income, preferably earned in Cambodia or clearly documented from abroad, along with the property having a clean, enforceable title that the bank can use as collateral.
You can also read our latest update about mortgage and interest rates in Cambodia.
Which banks are most foreigner-friendly in Cambodia in 2026?
As of early 2026, the three most foreigner-friendly banks for mortgages in Cambodia are ABA Bank (which publishes clear rate and term information), ACLEDA Bank (one of the largest with established housing loan products), and Canadia Bank (which explicitly lists passport-based documentation requirements).
What makes these banks more foreigner-friendly is their willingness to publish borrower requirements transparently, their experience processing foreign documentation, and their presence in high-liquidity neighborhoods where foreign-owned condos are easier to value and resell.
These banks will sometimes lend to non-residents, but approval is significantly easier if you have Cambodia-based income, a local bank account with transaction history, or a property in a highly liquid area like BKK1 or Tonle Bassac where the bank feels confident about collateral value.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Cambodia.
What mortgage rates are foreigners offered in Cambodia in 2026?
As of early 2026, foreigners in Cambodia can expect mortgage interest rates typically ranging from about 6.5% to 10% per year, with the lower end reflecting promotional rates from banks like ABA and the higher end reflecting standard pricing at institutions like ACLEDA.
Most Cambodian mortgages are priced as variable or adjustable-rate products rather than true long-term fixed rates, though some banks offer fixed periods of one to three years before rates adjust, meaning foreigners should budget for potential rate increases over the loan term.
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 will taxes, fees, and ongoing costs look like in Cambodia?
What are the total closing costs as a percent in Cambodia in 2026?
For a foreign buyer purchasing a resale condo in Cambodia in 2026, the typical total closing cost runs about 5% to 7% of the government-assessed property value.
The realistic range covers most standard transactions, with 5% being achievable for straightforward purchases with minimal legal complexity and 7% or slightly higher when accounting for extensive due diligence, legal representation, and administrative fees.
The specific fee categories that make up closing costs in Cambodia include the 4% transfer or stamp duty tax, legal fees for due diligence and documentation, any agent commissions, and smaller cadastral office processing fees.
The single largest contributor is almost always the 4% transfer tax, which is calculated on the property's assessed market value as determined by the Ministry of Economy and Finance.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Cambodia.
What annual property tax should I budget in Cambodia in 2026?
As of early 2026, a typical foreign-owned condo in Phnom Penh should budget roughly 200,000 to 1,000,000 Cambodian Riel (about $50 to $250 USD or 45 to 230 EUR) per year for annual property tax, depending on the assessed value of the unit.
Cambodia's Tax on Immovable Property is calculated at 0.1% annually on a tax base that uses 80% of the property's assessed value, minus a threshold of 100 million Riel (approximately $25,000), meaning lower-value properties may fall entirely below the taxable threshold.
How is rental income taxed for foreigners in Cambodia in 2026?
As of early 2026, the effective tax rate on rental income for foreigners in Cambodia is typically 14% if you are classified as a non-resident, or 10% if you qualify as a tax resident.
The standard mechanism is withholding at source, meaning if your tenant is a tax-registered company, they are generally required to withhold the appropriate percentage from your rent payment and remit it directly to the General Department of Taxation on your behalf.
What insurance is common and how much in Cambodia in 2026?
As of early 2026, a typical annual insurance premium for a standard condo policy in Cambodia ranges from about $150 to $400 USD (approximately 600,000 to 1,600,000 Riel or 140 to 370 EUR), while landed homes or villas typically cost $300 to $900 USD per year depending on rebuild value and coverage.
The most common type of property insurance coverage that owners carry in Cambodia is fire and additional perils insurance, which protects against fire damage and often includes coverage for storms, flooding, and related risks.
The biggest factor that makes insurance premiums higher or lower for the same property type in Cambodia is the construction quality and materials used, as wooden or older structures carry higher fire risk and therefore command higher premiums than modern concrete and steel buildings.
Get the full checklist for your due diligence in Cambodia
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 |
|---|---|---|
| Council for the Development of Cambodia (CDC) | Official Cambodian government portal summarizing core land-ownership rules. | We used it to anchor the "foreigners cannot own land" rule and the 51% Khmer company concept. We also verified what "Cambodian legal entity" means in practice. |
| CDC Foreign Ownership Law (PDF) | The actual legal text published via an official Cambodian government site. | We used it to define exactly what foreigners can own (condo units above ground floor) and the headline restrictions like border distance and 70% cap. |
| Open Development Cambodia | Well-known legal repository that mirrors official materials with structured context. | We used it as a cross-check to confirm we referenced the correct law and terminology for co-owned buildings. |
| National Bank of Cambodia | Cambodia's central bank and most reliable source for credit and rate context. | We used it to ground our mortgage discussion in official data and as a reality check against rate claims from other sources. |
| ABA Bank | Major Cambodian bank publishing borrower terms directly on their website. | We used it to verify market-realistic mortgage rates, LTVs, and tenors available in Cambodia for our estimates. |
| ACLEDA Bank | One of Cambodia's largest banks with published housing loan parameters. | We used it to triangulate LTV ceilings and provide a higher reference rate point to avoid cherry-picking the lowest numbers. |
| Canadia Bank | Major local bank that lists required documents and conditions publicly. | We used it to confirm typical underwriting document requirements like passport and proof of income for foreigners. |
| PwC Tax Summaries | Top-tier tax reference with regularly updated country summaries. | We used it to corroborate the 4% transfer tax and verify tax-base approaches used in practice. |
| Andersen Cambodia Tax Booklet | Global tax advisory firm with structured technical reference materials. | We used it to confirm the annual property tax mechanics: 0.1% rate, 80% base, and 100 million Riel threshold. |
| Acclime Cambodia | Regional corporate services firm with recently updated tax guides citing legal instruments. | We used it to support the rental income withholding treatment: 10% for residents and 14% for non-residents. |
| DFDL Investment Guide 2025 | Leading regional law firm with compliance-grade accuracy in their guides. | We used it as a cross-reference for transaction steps, legal instruments, and tax categories to align with how lawyers execute deals. |
| General Department of Taxation | The Cambodian tax authority's official portal. | We used it as the authoritative anchor for tax rules and to verify which items are taxes versus private fees. |
| Knight Frank Cambodia | Established global real estate consultancy with local market presence. | We used it to corroborate the practical paperwork buyers face for property tax registration and translate law into actionable checklists. |
| Dara Insurance | Licensed Cambodian insurer publishing minimum premiums and coverage basics. | We used it to ground insurance budgeting with a hard numeric anchor for minimum premiums. |
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.