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
Wondering if January 2026 is the right time to buy property in Cambodia?
We constantly update this blog post to help you understand the current housing prices in Cambodia and whether the market favors buyers or sellers.
This guide breaks down the latest data on Cambodia real estate prices, rental yields, and market trends so you can make an informed decision.
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.
So, is now a good time?
Rather yes, January 2026 is a reasonable time to buy property in Cambodia if you approach it as a patient, negotiation-savvy buyer rather than a speculator looking for quick gains.
The strongest signal is that Phnom Penh condo sales rates are below 5%, which means buyers have real leverage to negotiate discounts and favorable terms from developers.
Another strong signal is the flat-to-weak official price index (the RPPI barely moved in 2024), suggesting the market is cool rather than overheated, which typically rewards disciplined buyers.
Supporting signals include major infrastructure like the Techo International Airport opening in September 2025, elevated inventory levels across condos and borey projects, and rental yields around 6% to 7% in Phnom Penh that can provide income while you wait for appreciation.
The best strategy in Cambodia right now is to target established prime districts like BKK1, Tonle Bassac, or Toul Kork, focus on condos or borey homes with strong rental appeal, negotiate hard on price, and plan for a holding period of at least five to seven years.
This is not financial or investment advice, we do not know your personal situation, and you should always do your own research before making any property purchase.
Is it smart to buy now in Cambodia, or should I wait as of 2026?
Do real estate prices look too high in Cambodia as of 2026?
As of early 2026, property prices in Cambodia do not look dramatically overpriced at the national level, but specific segments like upper-end Phnom Penh condos appear priced above what current demand can absorb quickly.
One clear on-the-ground signal is that new condo launch sales rates in Phnom Penh sit below 5%, which tells you that many units are sitting unsold and sellers are not in a strong position.
Another supporting signal is the official Residential Property Price Index (RPPI), which rose only about 0.5% in 2024 after falling in 2023, meaning prices have been essentially flat when you adjust for inflation, and that usually means buyers can negotiate.
You can also read our latest update regarding the housing prices in Cambodia.
Does a property price drop look likely in Cambodia as of 2026?
As of early 2026, the likelihood of a sharp nationwide property price crash in Cambodia is low, but selective price declines or prolonged stagnation in oversupplied segments like Phnom Penh condos remain quite possible.
Looking at the range, we see plausible downside of around 5% to 10% in weaker segments, while upside is limited to perhaps 2% to 5% in stronger locations, meaning the risk is tilted slightly toward flat or softening prices rather than rapid gains.
The single most important factor that could push prices down in Cambodia is credit stress, because reports citing the National Bank of Cambodia show elevated non-performing loans and slow credit growth, which can force some sellers to discount.
This credit tightening is already underway and likely to persist through 2025 and into 2026, so buyers should assume some discount opportunities will appear, especially from developers or owners under financial pressure.
Finally, please note that we cover the price trends for next year in our pack about the property market in Cambodia.
Could property prices jump again in Cambodia as of 2026?
As of early 2026, the likelihood of a broad price surge across Cambodia is low, but location-specific price jumps in areas near new infrastructure or in established prime districts are more plausible over the next 12 months.
On the upside, we estimate prices in well-positioned areas could rise by 5% to 10% over the next year, particularly in corridors benefiting from the new Techo International Airport or in proven rental hotspots like BKK1, Tonle Bassac, and Toul Kork in Phnom Penh.
The single biggest demand-side trigger that could drive prices higher in Cambodia is sustained tourism recovery and foreign direct investment growth, because these bring jobs and expat renters who support both purchase demand and rental income.
Please also note that we regularly publish and update real estate price forecasts for Cambodia here.
Are we in a buyer or a seller market in Cambodia as of 2026?
As of early 2026, Cambodia's residential property market leans clearly toward buyers, especially in Phnom Penh condos and many borey landed housing projects where inventory is heavy and sales are slow.
While Cambodia does not publish a standard "months of inventory" figure like Western markets, the very low condo sales rates (under 5% of new launches sold) and Knight Frank's description of "high overhang" in landed housing suggest many months of unsold stock, which typically gives buyers strong negotiating power.
Similarly, Cambodia lacks a published "share of listings with price reductions" metric, but the flat official price index and weak absorption data tell us that sellers are not commanding premium prices, which again favors buyers who are willing to negotiate.
We have made this infographic to give you a quick and clear snapshot of the property market in Cambodia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Are homes overpriced, or fairly priced in Cambodia as of 2026?
Are homes overpriced versus rents or versus incomes in Cambodia as of 2026?
As of early 2026, homes in Cambodia appear expensive relative to local incomes but roughly fairly priced relative to rents, meaning affordability depends heavily on whether you are a local buyer or an investor looking at yield.
The price-to-rent ratio in Phnom Penh works out to roughly 14 to 15 years of rent to equal the purchase price (based on yields around 6% to 7%), which is reasonable by international standards and suggests prices are not wildly disconnected from rental income.
However, the price-to-income ratio for a median Phnom Penh household is around 10 times annual income for a typical 60 square meter condo, which is high by global affordability benchmarks and explains why the local market relies heavily on wealthier buyers, diaspora money, and foreign demand.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cambodia.
Are home prices above the long-term average in Cambodia as of 2026?
As of early 2026, property prices in Cambodia are not obviously above their long-term average at the national level, and in fact have been trending flat to slightly negative in real terms since 2023.
Over the past 12 months, the official RPPI rose only about 0.5% nominally, which is well below the pre-pandemic growth rates Cambodia experienced during its construction boom years, suggesting the market has cooled considerably.
When you adjust for inflation, real prices in Cambodia are actually slightly below their prior cycle peak, meaning you are not buying into an overheated market but rather one that has already corrected from its previous highs.
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What local changes could move prices in Cambodia as of 2026?
Are big infrastructure projects coming to Cambodia as of 2026?
As of early 2026, the biggest infrastructure project already completed is the Techo International Airport, which opened on September 9, 2025, and this new gateway is expected to gradually lift property values in nearby districts like Kandal and along improved road corridors connecting to Phnom Penh.
Looking ahead, Ring Road 3 is documented as a major project that will ease congestion and open up peripheral areas of Phnom Penh for development, with construction ongoing and completion expected to benefit districts like Sen Sok, Por Senchey, and Chroy Changvar over the coming years.
For the latest updates on the local projects, you can read our property market analysis about Cambodia here.
Are zoning or building rules changing in Cambodia as of 2026?
There is no single major zoning or building rule change making headlines in Cambodia right now, but the practical "rules" that matter most for individual buyers remain title quality (hard title versus soft title), developer track record, and payment/escrow terms.
As of early 2026, the absence of significant zoning reform means supply growth continues largely unchecked in popular areas, which contributes to the inventory overhang and keeps prices from rising quickly, so a meaningful zoning tightening could have supported price growth if it had happened.
Are foreign-buyer or mortgage rules changing in Cambodia as of 2026?
As of early 2026, foreign-buyer rules in Cambodia remain stable, with foreigners still limited to owning units above the ground floor in co-owned buildings (condos) under the 2010 law, and no major changes to this framework appear imminent.
The most relevant development is not a rule change but a tightening credit environment, as the National Bank of Cambodia data shows elevated non-performing loans and slow credit growth, which effectively makes mortgages harder to obtain and suppresses demand from leveraged buyers.
For local buyers relying on financing, lenders have become more cautious with loan approvals and may require larger down payments or stronger income documentation, which is a practical mortgage "rule change" even without new legislation.
You can also read our latest update about mortgage and interest rates 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.
Will it be easy to find tenants in Cambodia as of 2026?
Is the renter pool growing faster than new supply in Cambodia as of 2026?
As of early 2026, renter demand in Phnom Penh is improving thanks to tourism recovery and renewed business activity, but new rental supply (especially serviced apartments and condos) is also growing, so the balance remains competitive rather than tight.
The best signal for renter demand is the uptick in tourism arrivals and foreign direct investment approvals tracked by government agencies, which bring expats and business travelers who need rental housing in prime Phnom Penh districts.
On the supply side, Knight Frank reports that Phnom Penh had nearly 9,000 serviced apartment units in H1 2025 with another 1,600 units in the pipeline, plus tens of thousands of condo units, meaning landlords still face real competition to attract tenants.
Are days-on-market for rentals falling in Cambodia as of 2026?
As of early 2026, Cambodia does not publish a standardized "days-on-market" metric for rentals, but given the large supply of available units, we estimate that time-to-let remains stable to long in most areas unless you price competitively or offer a well-located, quality unit.
In the best areas like BKK1, Tonle Bassac, and Daun Penh in Phnom Penh, well-priced units can rent within a few weeks, while units in less central locations or with unrealistic asking rents may sit for two to three months or longer.
One common reason days-on-market falls in Cambodia's prime districts is seasonal demand from the "high season" (roughly November through March) when tourism and business travel peak, so landlords listing during this window often find tenants faster.
Are vacancies dropping in the best areas of Cambodia as of 2026?
As of early 2026, vacancy rates in Phnom Penh's best rental areas like BKK1, BKK2, Tonle Bassac, Daun Penh, and Toul Kork are likely tightening before the broader market because these districts attract the most reliable tenant pool of expats, embassy staff, and professionals.
While exact vacancy figures are not published, these prime districts consistently command higher rents and shorter listing times than peripheral areas, suggesting occupancy rates of 85% to 90% or better in quality buildings versus perhaps 70% to 80% in oversupplied condo towers elsewhere.
A practical sign that these best areas are tightening first is when landlords in BKK1 or Tonle Bassac start receiving multiple inquiries within the first week of listing, allowing them to be selective on tenant quality rather than cutting rent to fill units.
By the way, we've written a blog article detailing what are the current rent levels in Cambodia.
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Am I buying into a tightening market in Cambodia as of 2026?
Is for-sale inventory shrinking in Cambodia as of 2026?
As of early 2026, for-sale inventory in Cambodia is not shrinking and remains elevated, particularly in Phnom Penh condos where Knight Frank describes a large future supply pipeline and in borey landed housing where the "available for sale overhang remains high."
Cambodia does not publish a standard months-of-supply figure, but with condo sales rates below 5% and substantial unsold stock, we estimate effective months-of-supply is well above the six-month level that typically indicates a balanced market, meaning buyers have plenty of options.
Are homes selling faster in Cambodia as of 2026?
As of early 2026, homes in Cambodia are not selling faster in aggregate, as the key metric of new condo launch sales rates remains below 5% in Phnom Penh, indicating slow absorption rather than accelerating sales velocity.
Compared to last year, there is no meaningful improvement in how quickly properties sell, with Knight Frank explicitly describing weak demand and high overhang persisting across both condo and landed housing segments throughout 2024 and into 2025.
Are new listings slowing down in Cambodia as of 2026?
As of early 2026, we are not confident that new listings are slowing down in Cambodia because the country lacks a centralized MLS system, but supply pipeline data suggests new completions and project launches continue at a steady pace rather than declining sharply.
Cambodia's property market does not have a strong seasonal listing pattern like some Western markets, though activity tends to pick up around Chinese New Year and during the dry season (November through April) when more buyers and investors visit.
Is new construction failing to keep up in Cambodia as of 2026?
As of early 2026, new construction in Cambodia is not failing to keep up with demand, and if anything the opposite is true, as the market narrative centers on absorption challenges from too much supply rather than a housing shortage.
Recent trends show substantial new condo completions and borey project deliveries in Phnom Penh, with tens of thousands of units in the pipeline, so the construction industry has been quite active even as sales have slowed.
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.
Will it be easy to sell later in Cambodia as of 2026?
Is resale liquidity strong enough in Cambodia as of 2026?
As of early 2026, resale liquidity in Cambodia varies dramatically by location and property type, with the strongest liquidity in established Phnom Penh districts like BKK1, Tonle Bassac, Daun Penh, and Toul Kork, while generic condos in oversupplied areas can be difficult to resell at any price.
In the most liquid locations, a realistically priced property might sell within two to four months, which is acceptable but not fast by international standards, while properties in weaker locations or with title issues can take six months to a year or longer.
The single characteristic that most improves resale liquidity in Cambodia is location near established amenities like international schools, offices, and quality restaurants, because these areas attract the deepest pool of both local and foreign buyers.
Is selling time getting longer in Cambodia as of 2026?
As of early 2026, selling time in Cambodia has likely lengthened compared to the boom years before 2020, as weak absorption rates and high inventory mean sellers need more patience to find buyers at their target prices.
A realistic range for median days-on-market in Cambodia today is probably 60 to 120 days for well-priced properties in good locations, stretching to 180 days or more for overpriced listings or properties in less desirable areas.
One clear reason selling time lengthens in Cambodia is affordability pressure combined with tighter credit, because when fewer buyers can qualify for financing and local incomes are stretched, the pool of ready purchasers shrinks.
Is it realistic to exit with profit in Cambodia as of 2026?
As of early 2026, the likelihood of exiting with profit in Cambodia is medium, achievable with patience and smart buying but not guaranteed, especially if you pay full asking price in an oversupplied segment or need to sell quickly.
A realistic minimum holding period to exit with profit in Cambodia is five to seven years, which allows time for rental income to accumulate, the market to absorb excess supply, and infrastructure improvements to lift values in your area.
Round-trip transaction costs in Cambodia (buying plus selling) typically total around 8% to 12% of the property value, which works out to roughly 8,000 to 12,000 USD on a 100,000 USD property, or approximately 7,500 to 11,000 EUR, including transfer taxes, agency fees, and legal costs.
The single factor that most increases profit odds in Cambodia is buying below market value through negotiation in this buyer's market, because starting with built-in equity protects you against flat prices and gives you a margin for transaction costs.
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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 |
|---|---|---|
| National Institute of Statistics (Cambodia CSES 2023) | Cambodia's official government household survey on income and living conditions. | We used it to anchor household income levels in Phnom Penh and typical dwelling sizes. We built price-to-income affordability estimates from these figures. |
| National Bank of Cambodia | The central bank and primary official source for housing and credit statistics. | We used NBC as the ground truth behind RPPI and credit data. We triangulated NBC-referenced numbers with market reports. |
| Global Property Guide | International housing data publisher that cites NBC and CBRE data transparently. | We used it for clear numerical summaries of RPPI changes and rental yields. We estimated price-to-rent ratios from their benchmarks. |
| Knight Frank Cambodia H1 2025 | Major global real estate consultancy with transparent market metrics. | We used it for Phnom Penh condo and landed housing supply and demand data. We assessed whether the market looks tight or loose. |
| Knight Frank Cambodia H2 2024 | Same firm with consistent methodology across reporting periods. | We cross-checked whether the slowdown story is persistent. We confirmed inventory and absorption conclusions. |
| Kiripost | Cambodian business news outlet that explicitly cites NBC for key figures. | We used it to document credit tightening and NPL concerns. We treated it as a carrier of NBC data, not opinion. |
| Cambodian Investment Board (Foreign Ownership Law) | Official English text of the governing law for foreign property ownership. | We used it to define what foreigners can legally buy in Cambodia. We explained demand limits by property type. |
| Royal Embassy of Cambodia in Berlin | Official government channel posting factual infrastructure updates. | We confirmed the Techo International Airport opening date. We highlighted location-specific demand areas near the airport. |
| General Department of Logistics (Cambodia) | Official government project portal for infrastructure plans. | We grounded the infrastructure pipeline section in official documentation. We connected growth corridors to specific districts. |
| Associated Press | Major international wire service with editorial standards and fact-checking. | We cross-verified the airport opening and capacity figures. We used it as an independent check against official sources. |
| World Bank | Top-tier international institution with standardized macro reporting. | We framed the economic environment and credit stress context. We triangulated with NBC-referenced commentary. |
| Council for the Development of Cambodia | Government body that approves and records investment projects. | We used CDC indicators as a demand proxy for jobs and investment. We treated this as a macro tailwind check. |
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.