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
If you're thinking about buying property in Cambodia, you're probably wondering what prices look like right now and where they're headed.
Cambodia's real estate market is going through a reset phase after the boom years, and understanding what's really happening can save you from costly mistakes.
In this guide, we break down current housing prices in Cambodia, recent trends, and forecasts for the years ahead, and we keep this article constantly updated with fresh data.
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
- Cambodia property prices rose only about 1% in nominal terms over the past 12 months, a stark contrast to the double-digit gains seen during the 2017-2019 boom period.
- Borey landed homes in Phnom Penh are holding their value better than condos because they attract real end-user families rather than speculative investors.
- The new Techo International Airport, which opened in September 2025, is already creating a price premium in southern Phnom Penh and Kandal province corridors.
- Sen Sok district in Phnom Penh consistently ranks among the fastest-growing areas due to new schools, retail centers, and ring road accessibility.
- Generic condos in oversupplied buildings need 10% to 15% discounts to sell, even when asking prices appear stable on listing sites.
- Cambodia's property market is heavily USD-denominated, which means local buyers are directly exposed to global interest rate movements affecting borrowing costs.
- The National Bank of Cambodia's Financial Stability Review confirms the market is in a correction period, with softer sales momentum and tighter credit conditions.
- Over the next five years, Phnom Penh property prices could grow 18% to 35% total, while provincial markets may see only 10% to 25% growth.
- Ring Road No. 3 development is quietly turning peri-urban districts into attractive residential zones by cutting commute times to central Phnom Penh.
- Rental property buyers in Cambodia in 2026 should focus on cashflow reality rather than quick capital gains, as appreciation is expected to be moderate.
What are the current property price trends in Cambodia as of 2026?
What is the average house price in Cambodia as of 2026?
As of early 2026, the typical home price in Cambodia sits around $135,000 (approximately 550 million Cambodian riel or 130,000 euros), though this average blends together borey homes in Phnom Penh with more affordable houses in the provinces.
When you look at price per square meter, Cambodia residential properties average roughly $1,450 per square meter (around 5.9 million riel or 1,400 euros per square meter), with Phnom Penh commanding higher rates and provincial areas falling below this benchmark.
In terms of what most buyers actually pay, about 80% of residential property purchases in Cambodia fall between $60,000 and $250,000 (245 million to 1 billion riel, or 58,000 to 240,000 euros), which reflects the wide gap between provincial starter homes and Phnom Penh family villas.
How much have property prices increased in Cambodia over the past 12 months?
Property prices in Cambodia increased by an estimated 1% in nominal terms over the past 12 months, with a realistic range spanning from slightly negative (-1%) to modestly positive (+3%) depending on location and property type.
This flat performance masks some variation: Phnom Penh residential properties edged up around 2%, while secondary cities and provinces essentially stayed flat or dipped slightly in value.
The single biggest factor behind this muted price movement is the ongoing post-boom correction, where the market is working through oversupply in certain condo segments and banks have become more cautious about real estate lending.
Which neighborhoods have the fastest rising property prices in Cambodia as of 2026?
As of early 2026, the three neighborhoods with the fastest rising property prices in Cambodia are Sen Sok, Chroy Changvar, and Chbar Ampov, all located in or near Phnom Penh where infrastructure improvements are creating new demand.
Sen Sok is seeing annual price growth of around 5% to 7%, Chroy Changvar is experiencing roughly 4% to 6% growth thanks to its riverfront development, and Chbar Ampov is growing at approximately 4% to 5% as new bridges improve connectivity to central Phnom Penh.
The main demand driver in all three neighborhoods is improved accessibility: ring road connections, new retail and school developments, and the simple fact that families priced out of central Phnom Penh can still get quality housing at more affordable price points in these growth corridors.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Cambodia.
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 property types are increasing faster in value in Cambodia as of 2026?
As of early 2026, borey landed homes (link houses and townhouses) are appreciating fastest in Cambodia, followed by practical villas and twin villas, then smaller well-managed condos in prime locations, with generic condos in oversupplied buildings performing worst.
The top-performing property type, borey landed homes, is seeing annual appreciation of roughly 3% to 5% in well-located Phnom Penh developments, which stands out in a market where overall growth is nearly flat.
Borey homes are outperforming because they attract real Cambodian families who need somewhere to live, not investors looking for rental yields or capital gains, and this genuine end-user demand provides a floor under prices even when the broader market softens.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
What is driving property prices up or down in Cambodia as of 2026?
As of early 2026, the three main factors driving Cambodia property prices are urban household formation and migration to Phnom Penh (pushing prices up), post-boom supply overhang in the condo segment (pushing prices down), and tighter bank lending standards for real estate (limiting upward momentum).
The strongest upward pressure comes from steady urban migration, as young Cambodian families continue moving to Phnom Penh for jobs and education, creating persistent demand for affordable family housing even when investor appetite cools.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Cambodia here.
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What is the property price forecast for Cambodia in 2026?
How much are property prices expected to increase in Cambodia in 2026?
As of early 2026, property prices in Cambodia are expected to increase by around 3.5% over the calendar year, representing a modest recovery rather than a return to boom-era growth.
Forecasts from different analysts range from 2% to 5% for Cambodia overall, with Phnom Penh expected to perform slightly better (3% to 6%) and provincial areas lagging (1% to 4%).
The main assumption underlying most forecasts is that Cambodia's economy will grow steadily around 6% in 2026 without major external shocks, allowing household confidence and credit conditions to gradually improve.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Cambodia.
Which neighborhoods will see the highest price growth in Cambodia in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Cambodia are Sen Sok, Chbar Ampov, and Meanchey in Phnom Penh, along with Kandal province corridors near the new Techo International Airport.
These top neighborhoods are projected to see price growth of 5% to 8% in 2026, roughly double the national average, as infrastructure improvements translate into tangible lifestyle benefits for residents.
The primary catalyst is transportation connectivity: the Techo airport began commercial operations in September 2025, and Ring Road No. 3 continues to reduce commute times, making these formerly peripheral areas much more attractive to middle-class homebuyers.
One emerging neighborhood that could surprise with higher-than-expected growth is Por Sen Chey, which offers more affordable entry points and benefits from both airport proximity and industrial job growth in western Phnom Penh.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cambodia.
What property types will appreciate the most in Cambodia in 2026?
As of early 2026, borey landed homes, particularly link houses and townhouses in established Phnom Penh communities, are expected to appreciate the most in Cambodia, followed by family-sized villas in occupied developments.
The projected appreciation for top-performing borey homes is around 4% to 6% in 2026, which may sound modest but significantly outpaces the condos and apartments struggling with oversupply.
The main demand trend driving this outperformance is the strong preference among Cambodian families for homes with land, private outdoor space, and room for extended family, which borey developments deliver at accessible price points.
Condos in oversupplied buildings are expected to underperform, likely staying flat or even declining slightly in effective value, because investor demand has cooled and developers must offer substantial discounts and incentives to clear inventory.
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.
How will interest rates affect property prices in Cambodia in 2026?
As of early 2026, interest rate trends are expected to have a moderate but important effect on Cambodia property prices, since most real estate financing is denominated in US dollars and therefore tied to global borrowing costs.
Mortgage rates in Cambodia for USD loans currently range from about 8% to 12% depending on the lender and borrower profile, and most analysts expect rates to ease slightly through 2026 as global monetary conditions normalize.
A 1% drop in mortgage rates typically improves affordability enough to lift property prices by 3% to 5% over time in Cambodia, though the effect shows up gradually through increased buyer purchasing power rather than overnight price jumps.
You can also read our latest update about mortgage and interest rates in Cambodia.
What are the biggest risks for property prices in Cambodia in 2026?
As of early 2026, the three biggest risks for Cambodia property prices are a slower-than-expected recovery in bank lending to buyers and developers, external trade shocks affecting incomes and confidence, and persistent oversupply in certain condo segments taking longer to clear.
The risk with the highest probability of materializing is continued tight credit conditions, since banks remain cautious about real estate exposure after the correction, and this directly limits how many buyers can actually complete purchases.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Cambodia.
Is it a good time to buy a rental property in Cambodia in 2026?
As of early 2026, buying a rental property in Cambodia can be a reasonable decision if you focus on cashflow-positive locations with genuine tenant demand, rather than hoping for quick capital appreciation.
The strongest argument for buying now is that you can negotiate better prices and terms than during the boom years, especially for condos where developers are motivated to sell, and rental yields in prime Phnom Penh locations like BKK1, Tonle Bassac, and Toul Kork remain attractive at 5% to 7%.
The strongest argument for waiting is that the market correction may not be fully complete, meaning prices could drift lower or stay flat for another year or two before a sustained recovery takes hold.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Cambodia.
You'll also find a dedicated document about this specific question in our pack about real estate in Cambodia.
Buying real estate in Cambodia can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Where will property prices be in 5 years in Cambodia?
What is the 5-year property price forecast for Cambodia as of 2026?
As of early 2026, cumulative property price growth in Cambodia over the next five years is expected to reach around 22%, bringing a home worth $135,000 today to approximately $165,000 by 2031.
The range of 5-year forecasts spans from a conservative 15% total growth scenario (if external shocks hit) to an optimistic 30% scenario (if tourism and exports boom), with Phnom Penh likely outperforming the national average.
This works out to an average annual appreciation rate of roughly 3% to 5% per year over the next five years in Cambodia, which is healthy but well below the double-digit gains seen during the 2015-2019 boom.
The key assumption most forecasters rely on is that Cambodia's economy will continue growing at 5% to 6% annually without major disruptions, allowing the property market to gradually absorb current oversupply and rebuild momentum.
Which areas in Cambodia will have the best price growth over the next 5 years?
The top three areas expected to have the best price growth in Cambodia over the next five years are the Sen Sok to Russey Keo growth corridor in northern Phnom Penh, the Kandal province zones linked to Techo airport, and Chbar Ampov to Meanchey in southern Phnom Penh.
These top-performing areas are projected to see 5-year cumulative price growth of 25% to 40%, potentially double the national average, as infrastructure improvements mature and more families move in.
This is largely consistent with our shorter-term 2026 forecast, though over five years the Kandal airport corridor gains more prominence as the Techo airport establishes itself and commercial development follows residential demand.
One currently undervalued area with strong 5-year potential is Chroy Changvar, where riverfront development is still in early stages and prices remain below their eventual equilibrium once connectivity and amenities fully develop.
What property type will give the best return in Cambodia over 5 years as of 2026?
As of early 2026, borey landed homes in established Phnom Penh growth districts are expected to give the best total return over five years in Cambodia, combining steady appreciation with reliable rental demand from local families.
The projected 5-year total return for well-located borey homes is approximately 35% to 50%, combining roughly 20% to 30% capital appreciation with cumulative rental income of 15% to 20% of the purchase price.
The main structural trend favoring borey homes is Cambodia's growing middle class, where families earning $1,000 to $3,000 per month increasingly want private homes with land rather than apartments, and this demographic is expanding steadily.
For buyers seeking a balance of decent returns with lower risk, mid-market villas in proven communities offer less volatility than condos while still capturing the urbanization trend driving Cambodia's housing demand.
How will new infrastructure projects affect property prices in Cambodia over 5 years?
The three major infrastructure projects expected to have the biggest impact on Cambodia property prices over the next five years are Techo International Airport (already operational), Phnom Penh Ring Road No. 3 (ongoing expansion), and the planned extension of urban transit and expressway connections.
Properties near completed infrastructure in Cambodia typically command a price premium of 10% to 20% compared to similar properties without that connectivity advantage, though this premium builds gradually over two to three years as the benefits become tangible to buyers.
The neighborhoods that will benefit most from these infrastructure developments are Por Sen Chey and Meanchey (airport proximity), Sen Sok and Russey Keo (ring road access), and Kandal province residential zones along the main airport commuter routes.
How will population growth and other factors impact property values in Cambodia in 5 years?
Cambodia's population is growing at around 1.2% annually and its urban population even faster at roughly 3% per year, which translates into sustained housing demand especially for starter and family homes in Phnom Penh and surrounding provinces over the next five years.
The demographic shift with the strongest influence on Cambodia property demand is household formation among young adults born in the 1990s and 2000s, who are now entering their prime home-buying years and prefer modern developments over traditional housing.
Migration patterns will continue to favor Phnom Penh and its satellite areas, with rural-to-urban movement driving roughly 100,000 new urban residents per year, though secondary cities like Siem Reap and Battambang may capture more growth if job opportunities expand.
Borey link houses and townhouses in commuter-accessible districts will benefit most from these demographic trends, as they match the budget and lifestyle preferences of Cambodia's expanding middle-class family segment.
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 is the 10 year property price outlook in Cambodia?
What is the 10-year property price prediction for Cambodia as of 2026?
As of early 2026, cumulative property price growth in Cambodia over the next 10 years is expected to reach approximately 48%, meaning a property worth $135,000 today could be worth around $200,000 by 2036.
The range of 10-year forecasts spans from a conservative 35% total growth (averaging 3% per year) to an optimistic 70% scenario (averaging nearly 6% per year), with Phnom Penh potentially seeing 45% to 85% growth and provinces lagging at 25% to 60%.
This works out to a projected average annual appreciation rate of roughly 3% to 5.5% per year over the next decade in Cambodia, with significant variation depending on location and property type.
The biggest uncertainty in making 10-year property predictions for Cambodia is how well the country navigates external shocks like trade disruptions, regional competition for investment, and potential changes in the tourism and garment industries that drive much of its economy.
What long-term economic factors will shape property prices in Cambodia?
The three long-term economic factors that will most shape Cambodia property prices over the next decade are export competitiveness and economic diversification (jobs and wages), tourism quality and resilience (rental demand), and financial system health and credit availability (buying power).
The single factor likely to have the most positive impact on Cambodia property values is successful economic diversification into higher-value manufacturing and services, which would boost household incomes and create a larger pool of buyers able to afford quality housing.
The greatest structural risk to Cambodia property values over the long term is excessive dependence on a few export sectors and source markets, which leaves the economy vulnerable to external shocks that can quickly translate into job losses and reduced housing demand.
You'll also find a much more detailed analysis in our pack about real estate in Cambodia.
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 Bank of Cambodia (RPPI) | Cambodia's central bank and official source for the Residential Property Price Index. | We used it as our anchor for nationwide price direction. We cross-checked it against market reports to translate index moves into real dollar figures. |
| NBC Financial Stability Review 2024 | The central bank's flagship report on property cycles and credit risk. | We used it to quantify the recent correction and support our risk sections. We referenced it throughout for financial system context. |
| IMF Technical Assistance Report on Cambodia RPPI | The IMF is the global standard-setter for official statistics methods. | We used it to explain what the RPPI measures and why it's reliable. We kept our methodology transparent by referencing their guidance. |
| World Bank Cambodia Economic Update (Dec 2025) | A top-tier institution with detailed data on Cambodia's macro economy. | We used it to frame why demand is changing and how property affects consumption. We built our base-case macro scenarios from their projections. |
| World Bank Press Release (Dec 2025) | Official World Bank communication channel consistent with their full report. | We used it to confirm headline growth and inflation messages quickly. We cross-checked it against ADB and IMF to avoid single-source bias. |
| IMF Cambodia 2025 Article IV Consultation | The IMF's formal country-by-country economic assessment. | We used it for macro-financial risk framing around real estate. We stress-tested our forecasts using their scenario analysis. |
| Asian Development Bank Growth Forecast | Major regional authority on Southeast Asian economic trends. | We used it to anchor 2026 growth expectations for our forecasts. We triangulated it with World Bank and IMF for a realistic base case. |
| AMRO 2025 Annual Consultation Report | ASEAN+3 macro surveillance office focused on regional risks. | We used it to complement IMF and World Bank views on trade shocks. We shaped our risk list and downside scenarios from their analysis. |
| National Institute of Statistics Cambodia | Cambodia's official statistics agency for population data. | We used it to ground long-run housing demand from household formation. We translated population growth into which districts typically benefit. |
| Knight Frank Cambodia H1 2025 | Globally recognized real estate consultancy with standardized research. | We used it to triangulate Phnom Penh submarket patterns. We reality-checked the national NBC index against their local observations. |
| CBRE Cambodia Fearless Forecast 2025 | One of the world's largest real estate firms with local market teams. | We used it to understand segment-level behavior like condo absorption. We treated it as market intelligence and verified directions against official sources. |
| Global Property Guide Cambodia | Long-running housing market compendium citing official data series. | We used it only as a secondary check on year-over-year direction. We did not rely on it when it conflicted with official NBC releases. |
| Techo International Airport Official Site | Official channel for Cambodia's major new airport infrastructure project. | We used it to anchor infrastructure-led neighborhood catalysts. We mapped likely beneficiaries to nearby residential zones. |
| Cambodia Ring Road No. 3 Project | Government platform describing official public works logistics projects. | We used it to support why peri-urban districts gain value from connectivity. We featured it in our 5-year growth cluster analysis. |
| Cambodia Investment Review | Mainstream business outlet that regularly quotes official agencies. | We used it to cross-check the airport timeline independently. We treated it as supporting context rather than a primary data source. |
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If you want to go deeper, you can read the following: