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 accessible real estate markets for foreign buyers, but the rules are very specific about what you can and cannot own.
This guide breaks down exactly what foreigners can legally purchase in Cambodia in 2026, from strata-title condos to the risks of nominee arrangements.
We constantly update this blog post to reflect the latest legal changes 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.
Do foreigners have the same rights as locals in Cambodia right now?
Can foreigners legally buy residential property in Cambodia in 2026?
As of early 2026, foreigners can legally buy residential property in Cambodia, but only certain types of properties qualify for direct foreign ownership under Cambodian law.
The main property type foreigners can purchase outright in Cambodia is a private unit in a co-owned building with strata title, which most people simply call a condominium.
If you want to buy a landed house or villa in Cambodia, the situation changes because foreigners cannot directly own the land underneath the building.
This means that while condo ownership in Cambodia is straightforward for foreigners, buying a house typically requires using alternative structures like long-term leases or Cambodian companies.
We cover all these things in length in our pack about the property market in Cambodia.
Do foreigners have the exact same ownership rights as locals in Cambodia in 2026?
As of early 2026, foreigners in Cambodia do not have the same ownership rights as Khmer citizens, with one fundamental difference defining the gap.
The biggest distinction is that Cambodian nationals can own land directly, while foreigners cannot own land under any circumstances according to Cambodia's Constitution.
However, when it comes to strata-title condominium units in Cambodia, foreigners and locals share essentially the same ownership rights, including the ability to sell, rent, or inherit the property.
Are there any foreigner-only restrictions in Cambodia in 2026?
As of early 2026, Cambodia has several specific restrictions that apply only to foreign property buyers, particularly around building location and ownership caps.
The most impactful restriction is that foreigners can only own condo units on the first floor and above in Cambodia, meaning ground floor and underground units are off-limits to non-Khmer buyers.
These restrictions exist because Cambodia's legal framework prioritizes land security for Khmer citizens, treating ground-level ownership as too closely tied to land rights.
The most common workaround foreigners use in Cambodia is purchasing through a Cambodian-registered company with at least 51% Khmer ownership, though this introduces corporate governance risks.
Can foreigners buy property freely anywhere in Cambodia, or only specific areas in 2026?
As of early 2026, foreigners can buy eligible condo units anywhere in Cambodia where properly registered co-owned buildings exist, as there are no special "foreigner zones" limiting geographic access.
The restriction in Cambodia is about property type rather than location, meaning if a building has proper strata title registration, foreigners can purchase there regardless of the province or city.
For landed property, the limitation applies nationwide because it stems from Cambodia's constitutional rules on land ownership rather than regional zoning.
The most popular areas where foreigners buy condos in Cambodia include Boeung Keng Kang 1 (BKK1), Toul Tompoung near Russian Market, Daun Penh, and Chroy Changvar in Phnom Penh, plus central Siem Reap near the tourism belt.
Can foreigners own property 100% under their own name in Cambodia in 2026?
As of early 2026, foreigners can own eligible strata-title condominium units 100% under their own name in Cambodia without needing a local partner or nominee.
The property types foreigners can register fully in their own name in Cambodia are private units in co-owned buildings from the first floor and above, commonly called condominiums.
To register a condo in your name in Cambodia, you need a valid passport, proof of legal entry, signed sale agreement, and you must complete registration at the Land Management office with the developer's documentation.
Is freehold ownership possible for foreigners in Cambodia right now in 2026?
As of early 2026, foreigners can obtain freehold-like ownership in Cambodia, but only for strata-title condominium units rather than land or landed houses.
The key difference is that freehold land ownership in Cambodia means permanent ownership of the actual ground, which is reserved for Khmer nationals, while strata-title ownership gives foreigners permanent rights to their specific unit plus shared access to common areas.
When freehold land is not available, the main alternatives foreigners use in Cambodia are long-term leases of up to 50 years (renewable) or purchasing through a Cambodian company structure.
Can foreigners buy land in Cambodia in 2026?
As of early 2026, foreigners cannot directly purchase or own land in Cambodia under any circumstances, as this is explicitly prohibited by the Cambodian Constitution.
This restriction applies to all land types in Cambodia, whether residential, agricultural, commercial, or industrial, with no exceptions for foreign nationals regardless of their investment size or residency status.
The most common legal structure foreigners use to control land in Cambodia is setting up a Cambodian company with at least 51% Khmer ownership, which can then hold the land title while the foreigner maintains minority ownership and contractual control arrangements.
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.
Does my nationality or residency status change anything in Cambodia?
Does my nationality change what I can buy in Cambodia right now in 2026?
As of early 2026, your specific nationality generally does not change what property you can buy in Cambodia, because the main legal distinction is simply between Khmer citizens and all foreigners.
Cambodia does not maintain a list of banned nationalities for property purchases, so whether you hold a European, American, Asian, or other passport, you face the same ownership rules.
Similarly, Cambodia does not have bilateral property agreements that give specific nationalities preferential treatment, meaning a French buyer has the same rights as a Chinese or Australian buyer.
Do EU/US/UK citizens get easier property access in Cambodia?
EU, US, and UK citizens do not receive any preferential treatment under Cambodian property law, as all foreign nationals face identical ownership restrictions regardless of their passport.
EU citizens have no special advantages in Cambodia for property purchases, unlike in some European countries where EU membership grants reciprocal property rights.
Similarly, US and UK citizens have no bilateral agreements with Cambodia that would give them easier access to property, though their banking documentation may sometimes be processed more smoothly by international banks operating in Cambodia.
If you're American, we have a dedicated blog article about US citizens buying property in Cambodia.
Can I buy property in Cambodia without local residency?
Non-residents and tourist-visa holders can legally purchase eligible strata-title condos in Cambodia without needing residency status, because the ownership rules focus on property type rather than visa category.
Residents do have practical advantages over non-residents in Cambodia, particularly when applying for mortgages, opening local bank accounts, and handling paperwork that requires physical presence.
Tourist-visa holders buying property in Cambodia typically need to provide additional documentation including proof of funds, a valid passport, and may need to make multiple trips or appoint a local representative to complete registration steps.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in Cambodia here.
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 are the biggest legal grey areas for foreigners in Cambodia?
What are the biggest legal grey zones for foreigners in Cambodia in 2026?
As of early 2026, Cambodia has three main legal grey zones that create significant risk for foreign property buyers, all related to attempts to control land without direct ownership.
The riskiest grey zone in Cambodia is nominee arrangements, where a local person holds the land title "for" a foreigner, because if the relationship breaks down, the registered owner legally owns the property and your contract may be difficult to enforce.
The best precaution for foreigners buying property in Cambodia is to stick with strata-title condos where direct ownership is legally clear, or if pursuing land-related structures, work with reputable lawyers who specialize in foreign ownership and get everything documented properly.
We have built our property pack about Cambodia with the intention to clarify all these things.
Can foreigners safely buy property using a local nominee in Cambodia?
Nominee arrangements in Cambodia are common but not legally safe, because Cambodian property law emphasizes registered ownership and your contract with a nominee may not hold up if challenged.
The main risk of using a non-spouse nominee in Cambodia is that the registered owner can legally sell, mortgage, or refuse to transfer the property, leaving you with only a contract claim rather than actual ownership rights.
Buying through a local spouse in Cambodia may feel safer socially, but legally it can still function as a nominee arrangement where the title is not in your name, and it adds inheritance and divorce complications.
Purchasing through a Cambodian company with at least 51% Khmer ownership is a more formal structure that can legally own land, but you trade nominee risk for corporate governance risk, including dependence on shareholder agreements and proper documentation.
What happens if a foreigner dies owning property in Cambodia?
When a foreigner dies owning a strata-title condo in Cambodia, inheritance generally follows the succession rules in Cambodia's Civil Code, and eligible heirs can inherit the property subject to the same foreign ownership restrictions.
Foreign heirs inheriting property in Cambodia must typically provide a death certificate, proof of relationship, and may need to go through probate proceedings or provide a valid will that has been authenticated for use in Cambodia.
Foreign heirs who inherit a condo in Cambodia can generally resell it without special restrictions, as they step into the same ownership rights the deceased foreigner held.
The most common inheritance complication for foreigners in Cambodia is not having a locally-valid will, so the best prevention is preparing a Cambodia-specific will that clearly identifies your registered property and intended heirs.
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.
Can foreigners realistically get a mortgage in Cambodia in 2026?
Do banks give mortgages to foreigners in Cambodia in 2026?
As of early 2026, banks in Cambodia do offer mortgages to foreigners, with major banks like ABA advertising loan terms up to 25 years and financing up to 80% of the property value, though approval depends heavily on your income documentation and profile.
The main eligibility requirements for foreign mortgage applicants in Cambodia include stable and verifiable income (preferably local), clean collateral such as a properly-titled condo, compliant source-of-funds documentation, and often a longer-term visa or work permit.
You can also read our latest update about mortgage and interest rates in Cambodia.
Are mortgage approvals harder for non-residents in Cambodia in 2026?
As of early 2026, mortgage approvals are typically harder for non-residents in Cambodia because banks prefer borrowers with locally verifiable income, long-term visas, and established banking relationships in the country.
Non-residents in Cambodia often face lower loan-to-value ratios, commonly around 50-60% compared to 70-80% for residents, meaning you might need a down payment of $50,000 to $100,000 USD (around 45,000 to 90,000 EUR) on a $200,000 property instead of $40,000 to $60,000 USD.
Additional requirements for non-residents applying for mortgages in Cambodia typically include more extensive income verification, larger cash reserves, potentially higher interest rates, and sometimes a local guarantor or larger down payment to offset the bank's perceived risk.
We have a whole document dedicated to mortgages for foreigners in our Cambodia real estate pack.
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.
Are foreigners protected by the law in Cambodia during disputes?
Are foreigners legally protected like locals in Cambodia right now?
Foreigners in Cambodia can access the same formal dispute channels as locals, including courts and administrative mechanisms, but practical protection depends heavily on how well your ownership is documented and registered.
Both foreigners and locals in Cambodia share equal rights to file property disputes in court, access the Cadastral Commission for land-related conflicts, and enforce properly documented contracts.
The main protection gap for foreigners in Cambodia is that if you rely on informal arrangements like nominee structures, you may struggle to enforce claims because the registered owner is legally recognized, not you.
The most important legal safeguard for a foreigner buying property in Cambodia is to ensure your ownership is properly registered (ideally a strata-title condo in your name) and to maintain a complete paper trail of all transactions and agreements.
Do courts treat foreigners fairly in property disputes in Cambodia right now?
Court treatment of foreigners in Cambodia property disputes varies, with outcomes generally more favorable when you have clear documentation and registered ownership rather than relying on informal arrangements.
Property disputes in Cambodian courts can take anywhere from several months to several years, with legal costs typically ranging from $5,000 to $20,000 USD (around 4,500 to 18,000 EUR) depending on complexity and whether appeals are involved.
The most common property disputes foreigners bring to court in Cambodia involve developer delivery failures, contract breaches in off-plan purchases, and conflicts arising from nominee or company structures where control is contested.
Outside the court system, foreigners in Cambodia can use the Cadastral Commission for certain land disputes, mediation services, and arbitration if specified in their contracts, which are often faster and less expensive than litigation.
We cover all these things in our list of risks and pitfalls people face when buying property in Cambodia.
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 do foreigners say after buying in Cambodia in 2026?
Do foreigners feel treated differently during buying in Cambodia right now?
A significant portion of foreigners report experiencing some form of different treatment during the buying process in Cambodia, though this is usually more about process friction than overt discrimination.
The most commonly reported difference foreigners encounter in Cambodia is facing extra compliance questions about source of funds, identity verification, and documentation requirements that locals do not typically face.
On the positive side, many foreigners report that reputable developers and agents in Cambodia are well-practiced at handling international buyers, making the process relatively smooth once you have the right professional support.
Find more real-life feedbacks in our our pack covering the property buying process in Cambodia.
Do foreigners overpay compared to locals in Cambodia in 2026?
As of early 2026, foreigners in Cambodia typically overpay by 5% to 15% compared to locals, which can mean $5,000 to $30,000 USD (around 4,500 to 27,000 EUR) extra on a standard condo purchase in areas like BKK1 or Chroy Changvar.
The main reason foreigners pay more in Cambodia is not simple price discrimination but rather that they often buy from marketing materials and list prices without knowing neighborhood-by-neighborhood comparables or recent closed deal prices, which locals access through personal networks.
Don't sign a document you don't understand in Cambodia
Buying a property over there? We have reviewed all the documents you need to know. Stay out of trouble - grab 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 |
|---|---|---|
| Constitution of Cambodia (OHCHR) | Cambodia's highest legal document that all other laws must follow. | We used it to confirm that foreigners cannot own land in Cambodia. We referenced it as the baseline for all ownership restrictions. |
| Cambodia Land Law 2001 | The core statute governing all land and property rights in Cambodia. | We used it to define land ownership eligibility and explain why landed houses are restricted. We also referenced it for nominee risk analysis. |
| 2010 Foreign Ownership Law (CDC) | The specific law that grants foreigners condo ownership rights. | We used it to explain exactly what foreigners can own and the floor restrictions. We referenced it for strata-title ownership details. |
| Council for the Development of Cambodia | Official government portal summarizing Cambodia's property regulations. | We used it to verify legal interpretations and explain company ownership structures. We cross-checked it against primary legal texts. |
| National Bank of Cambodia | Cambodia's central bank publishing official financial and property data. | We used it for market context on interest rates and property price trends. We referenced the RPPI data for price verification. |
| ABA Bank Cambodia | One of Cambodia's largest retail banks with publicly listed mortgage terms. | We used it to provide realistic mortgage terms for foreigners in Cambodia. We referenced their LTV and tenor information. |
| Civil Code of Cambodia (JICA) | The foundational code for private law including property and inheritance. | We used it to explain inheritance and succession rules for foreigners. We referenced it for contract enforceability in nominee situations. |
| NCDD Land Dispute Resources | Government documentation of official dispute resolution mechanisms. | We used it to map dispute resolution pathways for foreign buyers. We referenced it for Cadastral Commission procedures. |
| IMF RPPI Technical Report | International documentation of Cambodia's property price methodology. | We used it to explain limitations of Cambodia price data. We referenced it when discussing price trends and comparables. |
| PwC Tax Summaries Cambodia | Professional tax guidance with official references across jurisdictions. | We used it to confirm stamp duty and transfer tax rates. We cross-checked it against local tax authority information. |
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.