Can you become a permanent resident (or a citizen) in Cambodia after buying a property? (2026)

Cambodia offers a unique situation for foreign property buyers: you cannot own land, but you can legally own condominium units in co-owned buildings under a 2010 law specifically designed for foreign ownership.

The property-to-residency pathway in Cambodia is less straightforward than in countries with formal golden visa programs, though the Cambodia My 2nd Home (CM2H) initiative has emerged as the main route linking real estate investment to long-term stay permits.

We constantly update this blog post to reflect the latest legal requirements and market conditions in Cambodia, so you always have accurate information when planning your purchase.

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.

Can buying property help me get permanent residency in Cambodia?

Does buying a property qualify or at least help for residency in Cambodia?

As of early 2026, buying property in Cambodia does not automatically qualify you for residency, because the standard long-stay pathway for most foreigners is entering on an Ordinary (Type E) visa and then extending your stay through the immigration system.

However, if you want a property-linked residency route, the Cambodia My 2nd Home (CM2H) program typically requires a minimum real estate investment of around USD 100,000 (approximately 410 million Cambodian riel or EUR 96,000), though you should verify current thresholds directly before committing any funds.

Beyond the investment amount, CM2H and similar routes generally expect you to show a clean criminal record, valid passport, and proof of sufficient funds to support yourself during your stay in Cambodia.

Even without a formal property-linked visa, owning a condo in Cambodia can serve as useful supporting evidence when applying for standard visa extensions, because it demonstrates a stable local address and genuine ties to the country.

Is there any residency visa directly linked to property ownership in Cambodia right now?

Cambodia does not have a classic government-published "golden visa" program like Portugal or Greece, but the Cambodia My 2nd Home (CM2H) initiative functions as the closest equivalent, offering long-term stay permission tied to qualifying investments including real estate.

Buying a primary residence (your main home) can qualify for CM2H if it meets the investment threshold and is a legally owned strata-title condominium unit, since foreigners cannot own land in Cambodia.

Purchasing a rental or investment property works the same way under CM2H guidelines, as long as it is a qualifying condo unit and meets the minimum value requirement, though the program does not distinguish between properties you live in versus those you rent out.

What exactly do I get with a property-based residency in Cambodia?

Is this residency temporary or permanent in Cambodia right now?

Property-based residency through programs like CM2H in Cambodia is best understood as a long-term temporary permit rather than true permanent residency, even though it is often marketed as valid for up to 10 years.

The official designation varies, but CM2H-style permits are typically issued as special long-stay authorizations through the General Department of Immigration rather than as a formal "permanent resident" status.

The key legal distinction in Cambodia is that permanent residency implies indefinite right to stay without renewal, while these property-linked permits require periodic validation and can be subject to program terms that may change.

In practical terms, this means your rights (such as the ability to stay, open bank accounts, or access services) depend on maintaining valid permit status, which is why verifying renewal conditions in writing before you invest is essential.

How long is the initial residency permit valid in Cambodia in 2026?

As of early 2026, the CM2H program markets its property-linked residency as valid for up to 10 years, which is significantly longer than standard visa extension periods in Cambodia.

This 10-year framework has been consistent in CM2H marketing materials since the program launched, though specific terms may vary based on individual circumstances and any policy updates.

The validity period typically begins from the date your permit is approved and issued, not from your entry date or the date you purchased the property.

Because immigration programs can change, you should start any renewal process at least 2 to 3 months before expiration to allow time for paperwork and potential delays at Cambodian immigration offices.

How many times can I renew residency in Cambodia?

For standard visa extensions in Cambodia, renewals can be done indefinitely as long as you continue meeting the requirements and staying compliant with immigration rules.

CM2H-style long-term permits are also described as renewable, with each renewal period potentially lasting another multi-year term, though specific renewal terms should be confirmed in your program contract.

Renewal conditions in Cambodia generally remain consistent rather than becoming stricter, but authorities may require updated documentation such as fresh bank statements, passport validity, and proof of continued property ownership.

The most common reasons for renewal issues include letting your permit lapse before applying, failing to maintain the qualifying investment, or having gaps in required documentation.

Can I live and work freely with this residency in Cambodia?

Property-based residency in Cambodia grants you the right to live in the country, but working legally typically requires separate authorization depending on your specific permit type and employment situation.

Retirement-oriented extensions like the ER visa are explicitly not designed for employment, while business-oriented setups require additional work permits processed through Cambodian labor authorities.

Certain professions in Cambodia are restricted to Cambodian nationals, and foreign workers generally need employer sponsorship and compliance with Ministry of Labor requirements regardless of their residency status.

The safest assumption is that you cannot legally work in Cambodia unless you have obtained the appropriate work authorization on top of your residency permit.

Can I travel in and out easily with residency in Cambodia?

Traveling in and out of Cambodia with property-based residency is generally straightforward, but you need to be aware that some extensions are single-entry unless you specifically obtain a multiple-entry arrangement.

For shorter extension periods (such as 1 to 6 month ER extensions), leaving Cambodia can void your current permit unless you have multiple-entry status, so planning your travel carefully is important.

Cambodian residency does not grant visa-free access to other countries, as your travel privileges abroad depend entirely on your original passport's visa arrangements with other nations.

When re-entering Cambodia, you should carry your valid passport with the current visa or extension stamp, plus any supporting documentation such as your property ownership certificate or program enrollment proof.

Does this residency lead to permanent residency in Cambodia eventually?

Cambodia's immigration system is more "renewal-based" than a clear pathway to permanent residency, meaning long-term lawful stay can support future applications but there is no automatic PR ladder published on official websites.

There is no universally advertised number of years after which you automatically qualify for permanent residency in Cambodia, unlike some Western countries with points-based systems.

To strengthen any future application for permanent status or citizenship, you would typically need to demonstrate continuous lawful presence, financial stability, clean criminal record, and genuine ties to Cambodia.

If your ultimate goal is citizenship rather than renewable residency, Cambodia's Nationality Law provides naturalization pathways that do not necessarily require you to maintain the original property investment once citizenship is granted.

What conditions must I keep to maintain residency in Cambodia?

Do I need to keep the property to keep residency in Cambodia?

If you obtained residency through a property-linked program like CM2H, you should assume you must maintain ownership of the qualifying property throughout the permit validity period.

Selling your property before your permit expires would likely jeopardize your residency status, though specific consequences depend on your program's contractual terms and immigration discretion.

Replacing your property with another qualifying condo of equal or greater value may be possible, but this should be confirmed in writing with program administrators and potentially a Cambodian immigration lawyer before making any sale.

During residency renewals, authorities typically verify property ownership through title documentation, so keeping your strata-title certificate and any related paperwork organized and accessible is essential.

Is there a minimum stay requirement per year in Cambodia?

Cambodia's standard visa extensions and CM2H-style programs are not typically described as requiring a strict minimum number of days per year in the country, unlike some European golden visa programs.

Enforcement of stay requirements in Cambodia is generally less rigorous than in Western countries, though immigration authorities do track entry and exit stamps and may ask questions if your pattern looks unusual.

If you stay outside Cambodia for extended periods, you risk complications at renewal time, including additional scrutiny, requests for explanation, or potential denial if authorities believe you are not genuinely residing there.

When pursuing citizenship through naturalization, physical presence requirements become much stricter, so maintaining a consistent record of actual residence in Cambodia from the start is wise if citizenship is your long-term goal.

Can I rent out the property and keep residency in Cambodia?

Renting out your qualifying condo in Cambodia is generally permitted from a property law perspective, and doing so does not automatically cancel your residency status.

There is no clear distinction in residency rules between short-term and long-term rentals, though short-term rentals (like Airbnb) may trigger additional local registration and tax compliance obligations.

Rental income from your Cambodia property is subject to Cambodian tax, typically at rates around 10% to 14% for non-residents, and you should register this income properly to avoid future complications.

To stay compliant, registering your rental activity with local authorities and keeping clear records is advisable, especially since documentation of your ongoing property-related activities may be reviewed during residency renewals.

Can residency be revoked after approval in Cambodia right now?

Like any country, Cambodia can revoke residency status for serious non-compliance, including criminal convictions, fraud, overstaying, or document falsification.

The revocation process in Cambodia typically involves immigration authorities reviewing your case and issuing a notice, though procedures are not as formally documented as in some Western countries.

Appeals processes exist but are not well-publicized, so if you face revocation, engaging a licensed Cambodian immigration lawyer immediately is your best course of action.

Grace periods after revocation are discretionary rather than standardized, making it critical to stay compliant throughout your residency and avoid any structures that could be seen as fraudulent, such as nominee land ownership arrangements.

Can real estate investment lead to citizenship in Cambodia?

Can property investment directly lead to citizenship in Cambodia?

Cambodia's Nationality Law allows foreigners to apply for citizenship through donation (approximately USD 245,000 or EUR 235,000, equivalent to 1 billion Cambodian riel) or investment (approximately USD 305,000 or EUR 293,000, equivalent to 1.25 billion riel), but approval is discretionary and not guaranteed even if you meet the financial threshold.

A higher investment amount may improve your perceived contribution to Cambodia, but there is no published "fast track" tier that guarantees faster processing or automatic approval.

The typical timeline from initial investment to citizenship eligibility is unclear because Cambodia does not operate a standardized processing pipeline like some Caribbean citizenship-by-investment programs.

The key difference between citizenship-by-investment and naturalization through residency is that investment routes focus on financial contribution, while naturalization requires years of actual residence and integration into Cambodian society.

Is citizenship automatic after long-term residency in Cambodia?

Citizenship in Cambodia is never automatic; even after years of legal residency, you must submit a separate application and be assessed against the requirements in the Nationality Law.

For standard naturalization (not investment-based), Cambodia's law typically requires continuous residence over multiple years, though no single official source publishes an exact minimum year count that applies universally.

Additional requirements for naturalization may include demonstrating knowledge of Khmer language, understanding of Cambodian culture, and having no criminal record, though formal testing procedures are not as standardized as in some countries.

Processing times for citizenship applications in Cambodia are unpredictable because decisions involve multiple government bodies and discretionary review, so planning for a timeline of 1 to 3 years from complete application to decision is reasonable.

What are the real requirements to become a citizen in Cambodia?

Do I need physical presence for citizenship in Cambodia right now?

For standard naturalization in Cambodia, you should plan on genuine, continuous physical presence over several years, because authorities expect applicants to have actually lived in-country rather than just held a property deed.

Cambodia does not publish a precise "X days per year" requirement on official ministry websites, so the safest approach is to maintain consistent residence and strong documentation of your presence.

Authorities verify physical presence through passport entry/exit stamps, local address registration, utility bills, lease agreements, and other evidence of genuine residence when processing citizenship applications.

The investment/donation pathway may have more flexible presence expectations, but even then, demonstrating real ties to Cambodia strengthens your application and reduces the risk of denial.

Can my spouse and kids get citizenship too in Cambodia in 2026?

As of early 2026, spouses and minor children may be eligible to apply for Cambodian citizenship through related provisions in the Nationality Law, but each family member's case is assessed individually based on their documentation and circumstances.

Family members typically cannot be included in the same application as the main applicant; instead, they would file separate applications, potentially after the primary applicant's citizenship is confirmed.

The maximum age for children to be considered dependents is not explicitly defined in the law, so applications for adult children would likely need to proceed through their own independent naturalization or investment pathway.

Spouses may face additional requirements related to marriage duration and documentation, so having certified marriage certificates and proof of genuine relationship is essential for any family citizenship application.

What are the most common reasons citizenship is denied in Cambodia?

The most common reason citizenship applications are denied in Cambodia is document problems or inconsistencies, including mismatched names across passports, missing civil status documents, or incomplete application files.

Two other frequently cited reasons for denial are criminal or security concerns flagged during background checks, and the use of illegal "nominee" structures to own land, which is explicitly punishable under Cambodia's Land Law.

Applicants who are denied can typically reapply, but there is no standardized waiting period, and addressing the specific reason for denial before resubmitting is essential to avoid repeated rejection.

The single most effective step to avoid citizenship denial in Cambodia is hiring a licensed Cambodian immigration lawyer to review all your documentation before submission and ensure your property ownership is structured legally.