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's house market in 2026 is shaped by a heavily dollarized economy, a booming borey (gated community) sector, and land values that swing dramatically from Phnom Penh's core to provincial towns.
We constantly update this blog post with the freshest data and insights so you always have an accurate picture of house prices in Cambodia.
A quick heads-up for foreign buyers: you generally cannot directly own land in Cambodia, so houses (which sit on land) require legal structures like long leases or local company ownership, and you should always get qualified legal advice before signing anything.
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.
How much do houses cost in Cambodia as of 2026?
What's the median and average house price in Cambodia as of 2026?
As of early 2026, the estimated median house price in Cambodia sits around $125,000 (roughly KHR 510 million or about €116,000) while the average is higher at approximately $185,000 (about KHR 760 million or €172,000), driven upward by expensive villas in Phnom Penh's prime districts.
The typical price range that covers roughly 80% of house sales in Cambodia stretches from around $60,000 (KHR 245 million / €56,000) up to about $350,000 (KHR 1.4 billion / €325,000), which reflects the huge gap between modest provincial homes and larger family houses in the capital.
The $60,000 difference between the median and average house price in Cambodia tells you that the market is pulled upward by a smaller number of high-value properties, mostly landed villas in Phnom Penh districts like BKK and Tonle Bassac, while most buyers actually purchase homes well below the average.
At the median price of $125,000 in Cambodia, a buyer can realistically expect a 2- to 3-bedroom borey townhouse (a linked house in a gated community) on the outskirts of Phnom Penh, or a well-built standalone home in a provincial city like Siem Reap or Battambang.
What's the cheapest livable house budget in Cambodia as of 2026?
As of early 2026, the minimum budget for a livable house in Cambodia is around $35,000 to $60,000 (KHR 145 to 245 million / €32,500 to €56,000), depending on how far from Phnom Penh you are willing to go.
At this entry-level price in Cambodia, "livable" typically means a basic but solid structure with functioning plumbing, electricity, and legal paperwork in order, though you should not expect modern finishes, air conditioning throughout, or Western-standard kitchens.
These cheapest livable houses in Cambodia are usually found in provincial towns like Battambang, Kampot's outer edges, or the rural fringes around Siem Reap, and within Phnom Penh you would need to look at outer districts such as Dangkao, Prek Pnov, or the far edges of Por Senchey.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Cambodia here.
One important thing to keep in mind: at the very low end of Cambodia's house market, "cheap" often comes with title risk, unpaved access roads, or flood-prone locations, so always budget extra for proper due diligence.
How much do 2 and 3-bedroom houses cost in Cambodia as of 2026?
As of early 2026, a typical 2-bedroom house in Cambodia costs around $95,000 to $160,000 (KHR 390 to 655 million / €88,000 to €149,000) in Phnom Penh's outer boreys, while a 3-bedroom house usually runs from about $130,000 to $230,000 (KHR 535 to 940 million / €121,000 to €214,000) in similar areas.
The realistic price range for a 2-bedroom house in Cambodia goes from roughly $35,000 (KHR 145 million / €32,500) for a modest provincial home up to around $220,000 (KHR 900 million / €205,000) for a well-finished unit in a more central Phnom Penh borey.
For a 3-bedroom house in Cambodia, the range widens from about $60,000 (KHR 245 million / €56,000) in secondary cities like Kampot or Battambang up to roughly $320,000 (KHR 1.3 billion / €298,000) in sought-after Phnom Penh districts with larger layouts.
Moving from a 2-bedroom to a 3-bedroom house in Cambodia typically adds around 30% to 50% to the price, because the extra bedroom in a borey development usually comes with a wider plot, an additional floor, and better finishes aimed at the family-buyer segment.
How much do 4-bedroom houses cost in Cambodia as of 2026?
As of early 2026, a typical 4-bedroom house in Cambodia costs between $220,000 and $420,000 (KHR 900 million to 1.7 billion / €205,000 to €390,000) in Phnom Penh's suburban boreys, with prime-area villas reaching $800,000 (KHR 3.3 billion / €745,000) or more.
For a 5-bedroom house in Cambodia, the realistic price range runs from about $180,000 (KHR 740 million / €167,000) in secondary cities up to $900,000 or more (KHR 3.7 billion+ / €835,000+) in Phnom Penh's established residential districts.
A 6-bedroom house in Cambodia, which usually means a large villa on a substantial plot, starts at around $600,000 (KHR 2.5 billion / €558,000) in Phnom Penh and can easily exceed $1.5 million (KHR 6.2 billion / €1.4 million) in prime locations like BKK or Tonle Bassac.
Please note that we give much more detailed data in our pack about the property market in Cambodia.
How much do new-build houses cost in Cambodia as of 2026?
As of early 2026, a new-build house in Cambodia (typically a newly completed borey townhouse or villa) costs between $130,000 and $430,000 (KHR 535 million to 1.76 billion / €121,000 to €400,000), with a median sitting around $190,000 (KHR 780 million / €177,000) in Phnom Penh.
New-build houses in Cambodia generally carry a premium of about 10% to 25% over comparable older resale homes in the same area, though this rule flips in central Phnom Penh where an older house on scarce land can actually cost more than a new borey unit farther out, because buyers are really paying for the land underneath.
How much do houses with land cost in Cambodia as of 2026?
As of early 2026, a house with land in Cambodia ranges from around $40,000 (KHR 165 million / €37,000) for a small plot with a basic home in a provincial town up to $2 million or more (KHR 8.2 billion+ / €1.86 million+) for a landed villa in Phnom Penh's prime districts like Daun Penh or BKK.
A "house with land" in Cambodia typically means a property on an individual plot starting at around 80 to 150 square meters for a narrow borey lot, and going up to 300 square meters or more for a proper villa, with the land component often making up 50% to 80% of the total price in central locations where Phnom Penh land averages around $1,800 per square meter.
Thinking of buying real estate in Cambodia?
Acquiring property in a different country is a complex task. Don't fall into common traps – grab our guide and make better decisions.
Where are houses cheapest and most expensive in Cambodia as of 2026?
Which neighborhoods have the lowest house prices in Cambodia as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Cambodia are Phnom Penh's outer districts of Por Senchey (including the Kamboul area), Dangkao, Prek Pnov, and the far edges of Chbar Ampov, along with provincial towns like Battambang and Kampot's outskirts.
In these cheapest neighborhoods, a typical house in Cambodia costs between $35,000 and $140,000 (KHR 145 to 575 million / €32,500 to €130,000), with the lower end found in provincial areas and the upper end in Phnom Penh's outer boreys.
The main reason these neighborhoods in Cambodia have the lowest house prices is that most of them are still building out basic commercial infrastructure like markets, clinics, and paved feeder roads, and they sit far enough from the central business districts that daily commutes can be long and unpredictable, especially during the rainy season when flooding affects some of these areas.
Which neighborhoods have the highest house prices in Cambodia as of 2026?
As of early 2026, the three most expensive neighborhoods for houses in Cambodia are Boeung Keng Kang (BKK1, BKK2, BKK3), Tonle Bassac, and Daun Penh (especially near the Riverside area), all located in central Phnom Penh.
In these premium neighborhoods, a typical house in Cambodia starts at around $350,000 (KHR 1.4 billion / €325,000) and frequently exceeds $1 million to $2 million (KHR 4.1 to 8.2 billion / €930,000 to €1.86 million) for landed villas with substantial plots.
The main reason these neighborhoods command the highest house prices in Cambodia is that they combine extremely limited available land (almost no new plots come to market) with dense concentrations of embassies, international offices, and premium restaurants, creating intense competition for the few landed properties that do become available.
Buyers in these premium Cambodia neighborhoods are typically senior executives at international organizations, successful Cambodian business families upgrading from condos, or foreign investors using local legal structures, and most transactions are fully cash-funded because mortgage financing at these levels is less common in Cambodia.
How much do houses cost near the city center in Cambodia as of 2026?
As of early 2026, a house near Phnom Penh's city center (which includes Daun Penh, Boeung Keng Kang, and Tonle Bassac) costs between $250,000 and $600,000 (KHR 1 to 2.5 billion / €233,000 to €558,000) for a borey-style townhouse, while a true standalone landed house in these areas starts around $700,000 (KHR 2.9 billion / €651,000) and can surpass $2 million (KHR 8.2 billion / €1.86 million).
Houses near major transit corridors in Cambodia (which in Phnom Penh means major boulevards like Norodom, Monivong, and Russian Boulevard, plus key bridge connections) typically cost 5% to 15% more than similar homes on smaller interior roads, because reliable commute access matters enormously in a city without a mass rail system.
Near top-rated international schools in Cambodia, such as the International School of Phnom Penh (ISPP), Northbridge International School Cambodia (NISC), the Canadian International School (CIS), and Lycee Francais Rene Descartes, family houses typically range from $200,000 to $500,000 (KHR 820 million to 2 billion / €186,000 to €465,000) in surrounding areas like Sen Sok, Toul Kork, and Chroy Changvar.
In Cambodia's most popular expat areas, which are BKK1, Tonle Bassac, Daun Penh's Riverside strip, and select pockets of Toul Kork, houses skew toward the upper end of the market and commonly start at $350,000 (KHR 1.4 billion / €325,000), climbing quickly into seven figures when the plot is large.
We actually have an updated expat guide for Cambodia here.
How much do houses cost in the suburbs in Cambodia as of 2026?
As of early 2026, a typical suburban house in Cambodia (meaning the outer districts of Phnom Penh where most borey developments are concentrated) costs between $100,000 and $350,000 (KHR 410 million to 1.4 billion / €93,000 to €325,000), with the sweet spot for a mainstream family borey home sitting around $160,000 to $250,000 (KHR 655 million to 1 billion / €149,000 to €233,000).
Suburban houses in Cambodia are generally 40% to 60% cheaper than comparable city-center properties, which means a 3-bedroom borey townhouse at $180,000 in Sen Sok would cost roughly $350,000 or more in a central district like BKK, purely because of the land-value difference.
The most popular suburbs for house buyers in Cambodia are Sen Sok (the largest borey corridor in Phnom Penh), Chroy Changvar (growing rapidly with riverside development), Por Senchey and Kamboul (where newer gated communities offer the lowest entry prices), and Meanchey (well-connected to the southern commercial areas).
What areas in Cambodia are improving and still affordable as of 2026?
As of early 2026, the top improving-yet-affordable areas for house buyers in Cambodia include Chroy Changvar (selected pockets with improving riverside access), Sen Sok (ongoing commercial buildout with pockets still cheaper than BKK), Por Senchey and Kamboul (newer gated communities at lower entry prices), and Siem Reap (where visible landed housing stock is growing).
In these improving areas of Cambodia, typical house prices currently range from about $100,000 to $250,000 (KHR 410 million to 1 billion / €93,000 to €233,000), which is well below the Phnom Penh city-center average.
The main sign of improvement driving buyer interest in these areas of Cambodia is the arrival of branded retail and service infrastructure (international-standard minimarts, cafes, clinics, and schools) inside or adjacent to new borey phases, which signals that the area is shifting from "construction zone" to "established community" and tends to firm up resale values.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cambodia.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Cambodia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What extra costs should I budget for a house in Cambodia right now?
What are typical buyer closing costs for houses in Cambodia right now?
When buying a house in Cambodia, you should budget roughly 5% to 7% of the purchase price for total closing costs, assuming no special government incentive is in effect at the time of your purchase.
The main closing cost categories for house buyers in Cambodia include the transfer/registration tax at 4% of the property's assessed value (around $5,200 to $7,400 / KHR 21 to 30 million / €4,800 to €6,900 on a typical house), legal and due diligence fees of about $800 to $3,000 (KHR 3.3 to 12.3 million / €745 to €2,790), a possible agent fee of 0% to 2%, and miscellaneous notary and document fees of a few hundred dollars.
The single largest closing cost for house buyers in Cambodia is by far the 4% transfer/registration tax (sometimes called stamp duty), which alone accounts for the majority of your closing budget and is typically calculated on the higher of the declared price or the government's assessed value for the property.
We cover all these costs and what are the strategies to minimize them in our property pack about Cambodia.
How much are property taxes on houses in Cambodia right now?
For a typical mid-market house in Cambodia, the annual property tax (called Tax on Immovable Property, or TOIP) usually amounts to somewhere between $25 and $300 per year (KHR 100,000 to 1.2 million / €23 to €280), which is quite low compared to most Western countries.
Cambodia's TOIP is calculated at a rate of 0.1% on the government-assessed value of the property that exceeds a threshold of KHR 100 million (roughly $24,400 / €22,700), which means that if your home's assessed value is below that threshold you owe nothing, and if it is above, you only pay 0.1% on the portion above that line.
If you want to go into more details, we also have a page with all the property taxes and fees in Cambodia.
How much is home insurance for a house in Cambodia right now?
For a typical mid-market house in Cambodia, annual home insurance costs between roughly $200 and $800 (KHR 820,000 to 3.3 million / €186 to €745) for basic coverage, with larger villas or properties requiring broader protection costing $800 or more per year.
The main factors that affect home insurance premiums for houses in Cambodia are the construction type (concrete versus wood-frame), the location's flood risk (a serious concern in many lower-lying Phnom Penh districts), the total insured value, and whether you add riders for contents, liability, or natural disaster coverage.
What are typical utility costs for a house in Cambodia right now?
For a typical 2- to 4-bedroom house in Cambodia, total monthly utility costs (electricity, water, and internet) generally run between $120 and $300 (KHR 490,000 to 1.23 million / €112 to €279), with heavier air conditioning use during the hot season pushing the bill toward the higher end.
The main utility categories for houses in Cambodia break down as follows: electricity is the biggest item at roughly $50 to $200 per month (KHR 205,000 to 820,000 / €47 to €186) depending on air conditioning use, water is relatively cheap at about $5 to $25 per month (KHR 20,000 to 100,000 / €5 to €23), and internet runs around $10 to $30 per month (KHR 41,000 to 123,000 / €9 to €28) depending on the provider and speed package.
What are common hidden costs when buying a house in Cambodia right now?
House buyers in Cambodia often overlook hidden costs that can add $1,000 to $5,000 (KHR 4.1 to 20.5 million / €930 to €4,650) or more on top of the purchase price, covering things like title verification, structural fixes, and flood-proofing that are not included in the listed price.
Inspection fees for houses in Cambodia typically range from $200 to $600 (KHR 820,000 to 2.5 million / €186 to €558) for a basic technical check, and $600 to $1,500 (KHR 2.5 to 6.2 million / €558 to €1,395) for a more thorough structural, electrical, and plumbing review.
Beyond inspections, other common hidden costs when buying a house in Cambodia include title and boundary verification (especially critical outside established borey projects), renovation and re-wiring of older properties, flood mitigation work like drainage upgrades or threshold raising, and road-access improvements if the house is on a rough or privately maintained lane.
The hidden cost that tends to surprise first-time house buyers in Cambodia the most is the legal and title review fee, which can run $800 to $3,000 or more, because in Cambodia a proper legal check on the land title (confirming it is a "hard title" and free of disputes) is often more important than any physical inspection and is absolutely essential before handing over money.
You will find here the list of classic mistakes people make when buying a property in Cambodia.
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.
What do locals and expats say about the market in Cambodia as of 2026?
Do people think houses are overpriced in Cambodia as of 2026?
As of early 2026, the general sentiment among both locals and expats is that many house listings in Cambodia are still priced optimistically, with sellers often anchoring to boom-era expectations, but well-priced homes with clean titles and good access still attract serious buyers relatively quickly.
A well-priced borey house in Cambodia typically sells within 1 to 3 months, while overpriced properties or those with unclear titles or awkward access can sit on the market for 6 months or longer without a deal.
The main reason many buyers in Cambodia feel that house prices are too high is that asking prices in popular Phnom Penh districts have not fully adjusted to the post-2020 slowdown in foreign investment and tourism, so there is a persistent gap between what sellers list and what end-user buyers are willing to pay.
Compared to one or two years ago, sentiment on house prices in Cambodia has shifted from "wait and see" to "selective buying," meaning that buyers in 2026 are more willing to act on genuinely good deals but remain cautious about anything that looks overpriced, which has pushed developers to offer more payment plans and incentives than they did in 2023 or 2024.
You'll find our latest property market analysis about Cambodia here.
Are prices still rising or cooling in Cambodia as of 2026?
As of early 2026, house prices in Cambodia are best described as selective and uneven: mass-market borey homes priced sensibly are holding steady or edging up slightly, while segments that were overheated in prior cycles are still experiencing a cooling correction.
On a year-over-year basis, Cambodia's house prices have moved roughly flat to slightly up (around 0% to 3%) for well-located end-user borey products, but overpriced or speculative inventory has seen effective price drops of 5% to 10% once you factor in developer incentives and negotiation discounts.
Looking ahead, most experts and experienced local agents expect Cambodia's house prices to remain broadly stable over the next 6 to 12 months, with modest gains in areas where new infrastructure and retail are being delivered, and continued softness in segments that still need to reprice to match actual buyer demand.
Finally, please note that we have covered property price trends and forecasts for Cambodia here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Cambodia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What 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 we trust it | How we used it |
|---|---|---|
| National Bank of Cambodia (NBC) | Cambodia's central bank, the official baseline for macro and credit data. | We used NBC data to anchor the credit conditions, inflation, and interest-rate backdrop for early 2026. We also treated it as the tie-breaker for any macro-level claims. |
| Knight Frank Cambodia (H1 2025 Report) | A global real estate consultancy with a published research methodology. | We used it for landed-housing market conditions, sales rates, and incentive narratives. We treated it as a professional benchmark and triangulated with listing medians from major portals. |
| Realestate.com.kh (Borey Listings) | Cambodia's largest property portal with consistent median-based indicators. | We used it as the core quantitative anchor for house-type pricing in Phnom Penh boreys. We mapped bedroom counts and new-versus-older stock using common borey typologies. |
| Realestate.com.kh (Land Price Breakdown, citing CVEA) | Attributes land-price figures to CVEA, a recognized industry association. | We used it for land-cost context when estimating houses with land and explaining why central locations cost more. We kept it as supporting context, not the main price source. |
| IPS Cambodia Valuations | A long-standing Cambodia valuation firm publishing regular snapshots. | We used it as an independent check on land-value direction and district variation. We relied on it only to support land-driven explanations alongside other sources. |
| Knight Frank Cambodia (Property Tax Guide) | Summarizes Cambodian property taxes clearly and links to official rules. | We used it for the standard 4% transfer tax and the TOIP formula. We cross-checked against legal firm notes and official law summaries. |
| Prakas No. 371 (Open Development Mekong) | A structured legal record of the Prakas governing property tax base. | We used it to confirm the TOIP threshold (KHR 100 million) and the 0.1% rate. We cross-checked with practitioner summaries from PwC, DFDL, and Knight Frank. |
| General Department of Taxation (GDT) | Cambodia's official tax authority, the ultimate reference for taxes. | We used it as the authority check for tax names and administration. We kept numeric rates tied to Prakas and law summaries with clearer details. |
| PwC Cambodia (Tax Newsbrief) | Big-4 tax guidance that cites the underlying Prakas and rules. | We used it to confirm stamp and transfer tax calculation principles. We triangulated with other legal updates and buyer-facing guides. |
| DFDL (Tax Incentives Update) | A well-known regional law firm that cites official instruments. | We used it to frame incentive timing around taxes affecting buyer costs. We kept final numeric assumptions tied to the underlying rules and other corroborations. |
| BNG Legal (Registration Tax Primer) | A law-firm primer citing the legal basis for Cambodia's transfer tax. | We used it to corroborate the long-standing 4% registration tax principle. We paired it with newer guidance because procedures and incentives can change over time. |
Get to know the market before buying a property in Cambodia
Better information leads to better decisions. Get all the data you need before investing a large amount of money. Download our guide.