Authored by the expert who managed and guided the team behind the Cambodia Property Pack
Get all the data you need about the real estate market in Cambodia
The Cambodia real estate market in 2026 is still a buyer’s market, especially for condos and weaker new-build projects.
In this updated guide, we look at current housing prices in Cambodia in 2026, buyer demand, rental demand, foreign ownership rules and the areas that look most interesting.
We constantly update this blog post because Cambodia property data changes fast, and old market numbers can quickly become misleading.
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’s the real estate market going in Cambodia in 2026?
What's the average days-on-market in Cambodia in 2026?
As of 2026, the estimated average days-on-market for a normal residential resale in Cambodia is about 120 to 180 days, with good Phnom Penh condos usually selling faster than weak outer-city or coastal units.
In practice, most typical Cambodia residential listings sit between 90 and 210 days, while overpriced units in Sihanoukville, outer Phnom Penh or unfinished-looking projects can stay online for 6 to 12 months.
This is slower than one or two years ago because Cambodia buyers now have more choice, bank credit is tighter, and sellers often need to cut prices before a serious buyer appears.
Are properties selling above or below asking in Cambodia in 2026?
As of 2026, most completed residential properties in Cambodia sell around 5% to 15% below asking price, and the discount is usually larger when the unit is old, empty, investor-owned or badly managed.
Based on the data we can observe, we estimate that fewer than 5% of Cambodia homes sell above asking, while about 95% sell at asking or below asking, but confidence is only medium because Cambodia does not publish a full sale-to-list database.
The only Cambodia properties that can still attract several buyers are well-priced condos in BKK1, Tonle Bassac, Toul Kork and Riverside, plus rare quality landed homes bought by local families.
By the way, you will find much more detailed data in our property pack covering the real estate market 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Don't base significant investment decisions on outdated data.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.
What kinds of residential properties can I realistically buy in Cambodia?
What property types dominate in Cambodia right now?
In Cambodia, the broad residential market is still dominated by borey houses, shophouses, villas and land-linked homes, while the foreign-buyer market is dominated by strata-title condos.
For a foreign individual buying safely in Cambodia in 2026, the single most realistic property type is a condominium unit above the ground floor with proper strata title.
Condos became the main foreign-buyer product in Cambodia because foreigners cannot directly own land, while strata-title condo ownership gives foreigners a clearer legal path than nominee land structures.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Cambodia right now?
New-build and recently completed homes make up a large share of visible Cambodia listings in 2026, especially in the condo segment, where our working estimate is roughly 35% to 50% of active foreign-friendly listings.
As of 2026, the highest concentration of new-build developments in Cambodia is in Phnom Penh areas such as BKK, Chamkarmon, Tonle Bassac, Toul Kork, Sen Sok, Chroy Changvar, Mean Chey and the Hun Sen Boulevard corridor.
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.
Which neighborhoods are improving fastest in Cambodia in 2026?
Which areas in Cambodia are gentrifying in 2026?
As of 2026, the clearest gentrification-style changes in Cambodia are in Toul Kork, Chroy Changvar, Chbar Ampov, Koh Norea, Sen Sok, Mean Chey and selected parts of Boeung Keng Kang and Tonle Bassac.
In these Cambodia neighborhoods, the visible signs are new cafés, international schools, clinics, condo towers, serviced apartments, riverfront projects, better roads and older villas being replaced by higher-density buildings.
Over the past two to three years, we estimate that good micro-locations in these improving Cambodia areas have outperformed the national market by about 5% to 15%, even while weaker condos elsewhere stayed flat or fell.
By the way, we’ve written a blog article detailing what are the current best areas to invest in property in Cambodia.
Where are infrastructure projects boosting demand in Cambodia in 2026?
As of 2026, infrastructure is boosting housing demand most clearly in southern Phnom Penh, Chbar Ampov, Koh Norea, Chroy Changvar, Sen Sok, Takhmao-facing areas and the route toward Techo International Airport.
The main Cambodia infrastructure drivers are Techo International Airport, VINCI Airports’ future operation role, road upgrades, bridge-linked riverfront access, Phnom Penh decentralization and the Phnom Penh to Sihanoukville expressway corridor.
Techo International Airport is the most important project to watch, while many road and bridge upgrades are already shaping buyer attention before the full airport-linked corridor matures.
In Cambodia, property prices often move first when a project is announced, but the stronger and safer price impact usually comes after roads, utilities and tenant demand actually arrive.
Make a profitable investment in Cambodia
Better information leads to better decisions. Save time and money. Download our data.
What do locals and insiders say the market feels like in Cambodia?
Do people think homes are overpriced in Cambodia in 2026?
As of 2026, many Cambodia buyers and brokers still think asking prices are too high, especially for older condos, weak off-plan projects and Sihanoukville units that were priced for the old boom.
The evidence locals often cite is simple: Cambodia residential prices are still falling, unsold condo supply is visible, credit is tighter, and many listings stay online for months.
The counterargument is that good Phnom Penh units in BKK1, Tonle Bassac, Toul Kork and Riverside can still be fair if the building is well managed and rents are realistic.
Compared with local incomes, central Phnom Penh homes remain expensive, so Cambodia’s price-to-income pressure is still higher than what a foreign buyer might expect from a lower-cost country.
What are common buyer mistakes people regret in Cambodia right now?
The most common regret in Cambodia is buying an off-plan condo from a weak developer without checking title, foreign quota, completion risk, management quality and realistic resale demand.
The second common regret is buying a cheap unit in Sihanoukville, outer Phnom Penh or a low-tenant building because the price looks low, then discovering that renting or reselling it is hard.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Cambodia.
It’s because of these mistakes that we have decided to build our pack covering the property buying process in Cambodia.
Don't buy the wrong property, in the wrong area of Cambodia
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
How easy is it for foreigners to buy in Cambodia in 2026?
Do foreigners face extra challenges in Cambodia right now?
Foreigners face a medium level of difficulty in Cambodia, because buying a proper condo can be straightforward, but buying land, villas or borey homes directly is not legally simple.
The main Cambodia restriction is that foreigners generally cannot own land directly, so the safest route is usually a strata-title condo above the ground floor, within the building’s foreign ownership quota.
The practical problems foreigners meet in Cambodia are title confusion, unclear condo quotas, bilingual contract details, unfinished common areas, weak building management and agents pushing land-linked structures that are not suitable for amateurs.
We will tell you more in our blog article about foreigner property ownership in Cambodia.
Do banks lend to foreigners in Cambodia in 2026?
As of 2026, banks in Cambodia do lend to some foreign buyers, but approval is selective and cash buyers still have a stronger position.
A realistic foreign-buyer mortgage in Cambodia is often around 50% to 70% loan-to-value, with interest rates commonly in the high single digits or low double digits, depending on the bank and borrower profile.
Foreign applicants in Cambodia usually need strong income proof, passport and visa documents, bank statements, employment or business records, tax or salary evidence, and sometimes a larger deposit than a local buyer.
You can also read our latest update about mortgage and interest rates 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.
How risky is buying in Cambodia compared to other nearby markets?
Is Cambodia more volatile than nearby places in 2026?
As of 2026, Cambodia residential property is more volatile than Bangkok, Kuala Lumpur and Ho Chi Minh City because Cambodia has thinner resale liquidity, less public transaction data and more project-quality differences.
Over the past decade, Cambodia had a strong foreign-capital boom, a sharp Sihanoukville correction, a condo oversupply phase and several years of soft national prices, while nearby larger markets had deeper buyer pools.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Cambodia.
Is Cambodia resilient during downturns historically?
Cambodia’s economy has often shown resilience, but Cambodia property values are only resilient in the best locations and are much weaker in speculative condo and oversupplied coastal segments.
During the most recent major property downturn, weak Cambodia condo stock and Sihanoukville investor units often fell by double digits, and many projects still had not fully recovered by 2026.
The Cambodia properties that usually hold value best are central Phnom Penh condos in BKK1, Tonle Bassac, Riverside, Toul Kork and Chamkarmon, plus quality landed homes bought by local families.
Get the full checklist for your due diligence in Cambodia
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How strong is rental demand behind the scenes in Cambodia in 2026?
Is long-term rental demand growing in Cambodia in 2026?
As of 2026, long-term rental demand in Cambodia is growing slowly in Phnom Penh, but it is not strong enough to fill every new condo or weak investor building.
The main long-term tenants in Cambodia are local professionals, foreign workers, NGO staff, embassy staff, teachers, business owners, students and families wanting access to schools, offices and hospitals.
The strongest long-term rental demand in Cambodia is in BKK1, Tonle Bassac, Toul Kork, Riverside, Russian Market, Chamkarmon, Sen Sok and selected well-managed buildings in Chroy Changvar.
You might want to check our latest analysis about rental yields in Cambodia.
Is short-term rental demand growing in Cambodia in 2026?
Short-term rentals in Cambodia are affected more by building rules, condo management policies, registration expectations and tourism volatility than by one simple nationwide Airbnb law.
As of 2026, short-term rental demand in Cambodia is recovering unevenly, with Phnom Penh steadier for business stays and Siem Reap more exposed to tourist arrival swings.
The current average occupancy rate for Cambodia short-term rentals is best treated as highly local, but a realistic working range is about 40% to 65% for decent units in tourist or business areas.
The main short-term rental guests in Cambodia are leisure tourists, regional business travelers, NGO visitors, digital nomads and returning diaspora visitors, with Siem Reap more tourism-heavy than Phnom Penh.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 are the realistic short-term and long-term projections for Cambodia in 2026?
What's the 12-month outlook for demand in Cambodia in 2026?
As of 2026, the 12-month demand outlook for Cambodia residential property is selective, with prime Phnom Penh condos doing better than weak off-plan projects, outer-city units and oversupplied coastal stock.
The biggest factors over the next 12 months are Cambodia’s slower GDP growth, tighter credit, tourism weakness, fuel-cost pressure, construction slowdown and whether foreign buyers return with confidence.
Our forecast is that national Cambodia residential prices move between -3% and +2% over the next 12 months, while good prime Phnom Penh condos could be flat to up around 4%.
By the way, we also have an update regarding price forecasts in Cambodia.
What's the 3–5 year outlook for housing in Cambodia in 2026?
As of 2026, the 3–5 year outlook for Cambodia housing is cautiously positive for the right assets, with good Phnom Penh condos likely to outperform weak investor stock.
The main Cambodia projects and plans to watch are Techo International Airport, southern Phnom Penh expansion, Chbar Ampov and Koh Norea development, Sen Sok decentralization, bridge access and tourism recovery in Siem Reap.
The biggest uncertainty is whether Cambodia’s credit stress and tourism weakness fade quickly enough to absorb unsold condo supply without another wave of developer discounts.
Are demographics or other trends pushing prices up in Cambodia in 2026?
As of 2026, Cambodia demographics support housing demand over the long term, but they are not strong enough to push every condo price up right now.
The most important Cambodia demographic shifts are Phnom Penh urbanization, young household formation, migration toward jobs, returning workers from Thailand and demand from families seeking schools and services.
Non-demographic support also comes from infrastructure, manufacturing employment, foreign direct investment, returning Chinese and regional buyers, and a slow shift toward practical mid-market condos.
These pressures should continue for several years in Cambodia, but the benefit will mostly go to livable homes in real neighborhoods rather than oversized luxury units with weak tenant demand.
What scenario would cause a downturn in Cambodia in 2026?
As of 2026, the most likely downturn scenario for Cambodia housing is a mix of weaker exports, higher fuel costs, lower tourism, rising non-performing loans and more developer discounting.
The early warning signs would be more Cambodia bank stress, slower credit growth, falling tourism arrivals, more unfinished projects, longer listing times and bigger discounts in Phnom Penh and Sihanoukville.
A realistic Cambodia downturn could mean another 8% to 15% fall in weak segments, while prime Phnom Penh homes would probably fall less because tenant demand is deeper.
Make a profitable investment in Cambodia
Better information leads to better decisions. Save time and money. Download our data.
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 this source matters | How we used it |
|---|---|---|
| World Bank Cambodia Economic Update, June 2026 | The World Bank is one of the strongest sources for Cambodia’s macroeconomy and fresh 2026 risk analysis. | We used it to frame Cambodia’s slower growth, weak construction cycle and downside risks. We compared its view with IMF and ADB forecasts. |
| World Bank June 2026 press release | This official release gives the World Bank’s latest Cambodia forecast in plain language. | We used it for the 2026 growth view and the 2027 recovery signal. We also used it to avoid presenting Cambodia property as a simple boom story. |
| IMF 2025 Article IV Cambodia | The IMF is a key source for Cambodia’s financial stability, credit and macro-risk picture. | We used it to validate banking stress, credit weakness and downside risks. We treated it as a check against overly optimistic market commentary. |
| ADB Cambodia Economy and ADO 2026 | The Asian Development Bank gives Cambodia-specific regional forecasts and helps compare Cambodia with nearby markets. | We used it to triangulate Cambodia’s 2026 growth path. We also used it as the more constructive macro scenario. |
| Global Property Guide Cambodia 2026 | Global Property Guide compiles Cambodia residential price data and cites sources such as NBC, CBRE and Knight Frank. | We used it for the Cambodia residential property price trend and Phnom Penh condo benchmarks. We treated it as a secondary aggregator, not as an official source. |
| Knight Frank Cambodia Real Estate Highlights H2 2025 | Knight Frank is an established international real estate consultancy with Cambodia market coverage. | We used it to understand the condo-cycle correction and developer shift toward more practical units. We cross-checked it with portal and CBRE-style evidence. |
| Cambodia Ministry of Tourism Q1 2026 report | This is Cambodia’s official tourism statistics source, so it is essential for short-term rental demand. | We used it to assess tourism-linked rental demand in Phnom Penh, Siem Reap and coastal markets. We separated tourism demand from long-term tenant demand. |
| National Bank of Cambodia 2025 figures reported by Xinhua | This report gives official banking-system figures from Cambodia’s central bank. | We used it to judge credit growth, mortgage availability and non-performing loan pressure. We linked those numbers to buyer power and price discounts. |
| National Institute of Statistics census page | This is Cambodia’s official population statistics agency. | We used it for demographic and urbanization context. We used it mainly for the long-term housing-demand thesis, not short-term pricing. |
| OCIC and CAIC Techo International Airport update | This source comes from the airport developer and names VINCI Airports as operator. | We used it to identify the airport-demand corridor south of Phnom Penh. We combined it with tourism and property data rather than treating it as price data. |
| DFDL Cambodia construction permit update, June 2026 | DFDL is a recognized regional law firm covering Cambodia regulatory changes. | We used it to understand new-build supply friction and permitting changes. We cross-checked it against the construction slowdown reported by macro sources. |
| realestate.com.kh Q1 2026 condo outlook | realestate.com.kh is a major Cambodia property portal with useful listing-side market color. | We used it to understand buyer sentiment and current condo positioning. We did not treat it as official transaction data. |