What rental yield can you expect in Cambodia? (2026)

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Residential property rental yields in Cambodia in 2026

This table compares residential property rental yields in Cambodia by neighborhood, area, and bedroom count.

For each area, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield for 1-bedroom, 2-bedroom, and 3-bedroom residential properties.

The table includes Phnom Penh neighborhoods, Siem Reap tourism-oriented areas, and Sihanoukville coastal stock, so it should be read as a residential rental investment map rather than a single-city condo index. Finally, please note you'll find much more detailed data in our real estate pack about Cambodia.

Which neighborhoods offer the best net yield among areas people actually want to live in Cambodia?

The best net-yield neighborhoods among areas people actually want to live in Cambodia are 7 Makara, Boeung Keng Kang, Chamkarmon / Tonle Bassac, Daun Penh / Riverside, and Toul Kork.

The strongest single segment is 7 Makara 2-bedroom property, with a modeled purchase price of KHR 380.8m, monthly rent of KHR 3.01m, gross yield of 9.5%, and net yield of 6.8%.

Boeung Keng Kang is more expensive, but the rental base is deeper. A modeled 2-bedroom property costs KHR 681.4m, rents for KHR 5.21m per month, and still produces a 6.2% net yield.

Chamkarmon / Tonle Bassac gives a slightly safer income profile. The 1-bedroom and 2-bedroom segments show 6.1% and 6.0% net yields, supported by offices, embassies, restaurants, retail, and access to the BKK lifestyle zone.

Daun Penh / Riverside and Toul Kork are different. Daun Penh has central and tourism appeal, while Toul Kork has a stronger family-rental profile, so the practical choice depends on whether the buyer wants expat convenience, tourism exposure, or longer-stay family demand.

The trade-off is simple. 7 Makara gives better yield, while BKK, Chamkarmon, and Toul Kork usually give better tenant quality, easier leasing, and stronger resale confidence.

Where can I find residential properties with above-average yields and below-average entry prices in Cambodia?

The clearest above-average-yield and below-average-entry-price areas in Cambodia are 7 Makara, Chbar Ampov, Meanchey, Russey Keo, and parts of Sen Sok.

These areas allow modeled entry prices from about KHR 160.3m to KHR 380.8m for many 1-bedroom and 2-bedroom properties, which is far below central BKK and prime Chamkarmon pricing.

7 Makara gives the best balance. Its 2-bedroom property costs KHR 380.8m and produces a 6.8% modeled net yield, compared with Boeung Keng Kang's KHR 681.4m 2-bedroom price and 6.2% net yield.

Chbar Ampov is also attractive on entry price. A modeled 1-bedroom property costs KHR 180.4m, rents for KHR 1.40m per month, and produces a 6.5% net yield.

Meanchey and Russey Keo are affordability plays. Meanchey 1-bedroom property has the lowest modeled purchase price in the table at KHR 160.3m, but the monthly rent is only KHR 1.20m, so the investor needs to protect against vacancy.

The reason these areas are cheaper is not always a bargain. Lower prices can reflect weaker resale liquidity, thinner foreign-buyer demand, local tenant sensitivity, access friction, or more building-quality variation.

Where does the rent level justify the purchase price most clearly in Cambodia?

The rent level most clearly justifies the purchase price in Cambodia in 7 Makara, Daun Penh / Riverside, Boeung Keng Kang, and Siem Reap - Sala Kamreuk.

7 Makara is the cleanest numerical case. Its 2-bedroom property reaches 9.5% gross yield and 6.8% net yield, which means the rent is high relative to the capital required.

Daun Penh / Riverside also shows a strong rent-to-price relationship. A 1-bedroom property costs KHR 360.7m, rents for KHR 2.81m per month, and produces 6.2% net yield.

Boeung Keng Kang is expensive, but the rent is also real. The modeled 3-bedroom property rents for KHR 8.02m per month, the highest monthly rent in the table, and still produces a 5.9% net yield.

Siem Reap - Sala Kamreuk has the highest modeled gross yield in the table at 9.8% for a 1-bedroom property. The honest interpretation is that the number is attractive, but it also depends more on tourism-linked demand and seasonality than Phnom Penh professional demand.

We have actually built the our real estate pack about Cambodia to make sure you won’t buy in the wrong area. Check it out.

Where is the best place to buy if I want stable rental income rather than maximum yield in Cambodia?

The best places to buy for stable rental income rather than maximum yield in Cambodia are Boeung Keng Kang, Chamkarmon / Tonle Bassac, Toul Kork, and selected Sen Sok family areas.

Boeung Keng Kang works because it is Cambodia's clearest expat-renter district. The 1-bedroom, 2-bedroom, and 3-bedroom segments all show modeled net yields between 5.9% and 6.3%, which is strong for a prime renter market.

Chamkarmon / Tonle Bassac is a stability choice because tenant demand is broad. Its modeled 2-bedroom property rents for KHR 4.61m per month and produces 6.0% net yield, without relying on the lowest entry price in the table.

Toul Kork is more family-oriented. The 2-bedroom property rents for KHR 3.41m per month and produces 5.9% net yield, while the 3-bedroom property produces 5.3% net yield with stronger family-demand logic.

Sen Sok is also practical for families near malls, schools, borey communities, and newer roads. The 3-bedroom net yield is lower at 4.9%, but the area can suit buyers who care more about long-stay renters than maximum yield.

The practical takeaway is that stable rental income in Cambodia usually means accepting slightly lower yield in exchange for tenant depth, building quality, clearer demand, and easier resale.

What type of residential property should a beginner investor buy to maximize rental profitability in Cambodia?

A beginner investor who wants to maximize rental profitability in Cambodia should usually buy a well-managed 1-bedroom or 2-bedroom condo or apartment in Phnom Penh.

The dataset supports this clearly. Most 1-bedroom and 2-bedroom segments produce modeled net yields around 6.0% to 6.8%, while 3-bedroom properties more often fall toward 4.6% to 5.9% after higher costs and vacancy assumptions.

Smaller units are easier to manage because the tenant pool is broader. Singles, couples, expats, NGO workers, small households, and local professionals all create demand for efficient 1-bedroom and 2-bedroom properties.

Condos and strata-title apartments are also simpler for many foreign buyers than landed property. Cambodia's foreign ownership rules make clean title and legal structure especially important, so the easiest yield is not always the highest-looking yield.

A 3-bedroom property can earn more absolute rent, but it usually needs a narrower tenant profile. In Sihanoukville, the 3-bedroom property rents for KHR 5.01m per month but produces only 4.6% net yield because operating and vacancy risk are heavier.

The best beginner product is not just a cheap unit. It should have good management, clear title, reasonable service charges, working elevators, security, parking, practical layout, and real resale demand.

We give you more details in the our real estate pack about Cambodia.

Which neighborhoods offer strong rental income with the lowest vacancy risk in Cambodia?

The Cambodia neighborhoods that offer strong rental income with lower vacancy risk are Boeung Keng Kang, Chamkarmon / Tonle Bassac, Daun Penh / Riverside, and Toul Kork.

These areas have meaningful monthly rents because tenant demand is deep, not just because the properties are cheap.

Boeung Keng Kang is the strongest example. A modeled 2-bedroom property rents for KHR 5.21m per month, while a modeled 3-bedroom property rents for KHR 8.02m per month.

Chamkarmon / Tonle Bassac gives slightly lower rent than BKK but strong stability. Its 1-bedroom and 2-bedroom properties show 6.1% and 6.0% net yields, supported by offices, embassies, retail, and central lifestyle demand.

Daun Penh / Riverside can be attractive because of riverside lifestyle, hotels, restaurants, offices, and tourism-linked demand. The caution is that older building stock can raise repair, management, and vacancy risk.

Toul Kork is a lower-drama family market. Its modeled net yields are not the highest, but the area can be more durable for long-stay tenants who value schools, space, and practical daily access.

Which areas look overpriced relative to their rental income in Cambodia?

The areas that look most expensive relative to rental income in Cambodia are prime Boeung Keng Kang, prime Tonle Bassac, selected Daun Penh riverfront stock, and higher-priced Sihanoukville coastal units.

These areas can still be good places to own, but the buyer pays for liquidity, address value, lifestyle, and scarcity, not only for rental income.

Boeung Keng Kang still produces acceptable modeled net yields of 5.9% to 6.3%, but the 3-bedroom entry price reaches KHR 1,042.1m. That is a large capital commitment for a 5.9% net yield.

Chamkarmon / Tonle Bassac has the same issue in larger units. The modeled 3-bedroom property costs KHR 961.9m, rents for KHR 7.21m per month, and produces 5.8% net yield.

Daun Penh / Riverside can be expensive where the property has scarcity, river views, or tourism appeal. The risk is that older buildings can absorb income through repairs, security upgrades, renovation, and slower leasing.

Sihanoukville is the caution case for buyers who focus on rent only. The modeled 1-bedroom gross yield is 9.2%, but the net yield is 5.8% after higher vacancy and management assumptions, which shows how quickly the headline number can shrink.

Which neighborhoods should I avoid even if the rental yield looks attractive in Cambodia?

Beginner investors should be careful with Meanchey, outer Chbar Ampov, lower-quality Russey Keo stock, and speculative Sihanoukville units, even when the rental yield looks attractive.

The problem is not that these areas cannot work. The problem is that the attractive yield can hide vacancy risk, weak resale liquidity, legal complexity, road access problems, and building-quality variation.

Meanchey looks strong on yield because prices are low. A 1-bedroom property costs KHR 160.3m and produces 6.3% net yield, but a few months of vacancy can hurt because the monthly rent base is only KHR 1.20m.

Outer Chbar Ampov can look cheap, with a 1-bedroom net yield of 6.5%. The buyer still needs to check bridge access, congestion, flood exposure, tenant depth, and whether the property structure is clean for a foreign owner.

Russey Keo should be judged building by building. A good property near improving access is very different from a poorly managed older property with weak maintenance and limited resale demand.

Sihanoukville should be avoided by beginners who want predictable long-term income. It may work for experienced investors, but the market is more exposed to tourism, business confidence, and project quality.

Which neighborhoods look risky even though the rental yield is high in Cambodia?

The neighborhoods that look risky even though the rental yield is high in Cambodia are Meanchey, outer Chbar Ampov, Sihanoukville, and some tourism-dependent Siem Reap pockets.

These locations can produce good modeled yields, but the risk-adjusted return may be weaker than the headline number.

Meanchey reaches a modeled 6.3% net yield for 1-bedroom property and 6.2% for 2-bedroom property. The risk is that low purchase prices may reflect thinner tenant demand and weaker resale liquidity.

Sihanoukville shows why gross yield can mislead. The 3-bedroom segment has 8.3% gross yield, but only 4.6% net yield after heavier operating, vacancy, and management assumptions.

Siem Reap - Sala Kamreuk and Siem Reap - Svay Dangkum look attractive for smaller units, with 1-bedroom net yields of 6.4% and 6.2%. The buyer still needs to separate durable long-stay demand from seasonal tourism demand.

The safer alternatives are BKK, Chamkarmon, Toul Kork, and central Daun Penh. The yield may be slightly lower than the highest-risk pockets, but tenant depth and resale confidence are usually stronger.

What neighborhoods should I avoid when buying a rental property in Cambodia?

When buying a rental property in Cambodia, a beginner should avoid poorly connected outer Meanchey, weak-quality Russey Keo stock, speculative Sihanoukville projects, and Chbar Ampov properties with unclear title or poor access.

This is not a full neighborhood ban. It is a warning that the weakest version of each area can turn a good-looking yield into a difficult rental investment.

Avoid Meanchey if the property is cheap only because access, tenant demand, or building quality is weak. The modeled yields are attractive, but the lower rent base leaves less room for mistakes.

Avoid Russey Keo when management is poor, maintenance is unclear, or resale demand is thin. The district can work, but property selection matters more than the area label.

Avoid Sihanoukville if the investment depends on optimistic tourism demand or a speculative project story. The modeled net yield for 3-bedroom property falls to 4.6%, which is the weakest net-yield figure in the table.

Avoid Chbar Ampov properties if the legal structure is unclear or the property behaves more like a landed local-family asset than a clean foreign-buyer rental product. For foreign buyers, clean title can matter more than an extra 0.5% yield.

Which neighborhoods are seeing rental demand weaken, and why, in Cambodia?

The Cambodia neighborhoods where rental demand looks more fragile are Sihanoukville, older Daun Penh stock, outer Meanchey, and oversupplied or weakly located Phnom Penh condo pockets.

The issue is not always a sharp rent fall. The issue is slower leasing, more tenant choice, thinner renter pools, and stronger competition between similar properties.

Phnom Penh's condo market is still digesting a large supply base. The raw market context shows 63,334 Phnom Penh condominium units in H2 2025, with demand restrained and buyers more price-sensitive.

That matters because supply pressure affects buildings more than whole districts. A well-managed BKK property can still rent well, while a poorly located condo in a weaker pocket may need discounts or sit vacant.

Sihanoukville is more volatile because rental demand is tied to tourism, casinos, infrastructure, business confidence, and uneven building quality. That is why its net yields are lower than the gross yields suggest.

Older Daun Penh stock is selective. Tenants may like the location, but many now compare older apartments with newer managed apartments and condos that offer elevators, security, parking, and better maintenance.

Which neighborhoods are seeing new developments that could create stronger rental demand in Cambodia?

The neighborhoods seeing new developments that could create stronger rental demand in Cambodia are Sen Sok, Chamkarmon, Chbar Ampov, Chroy Changvar, and airport-linked southern Phnom Penh and Kandal corridors.

The important distinction is demand-creating development versus supply-heavy development. New roads, malls, schools, offices, hospitals, or airport-linked jobs can deepen tenant demand, while too many similar condos can increase competition.

Sen Sok is development-positive because it has malls, schools, borey housing, and practical family demand. Its modeled 2-bedroom property produces 6.1% net yield, which is competitive for a family-oriented district.

Chamkarmon benefits from durable central demand. New serviced-apartment or apartment stock there is more likely to meet existing expat, corporate, and lifestyle demand than create purely speculative oversupply.

Chroy Changvar benefits from riverfront access and bridge-linked affordability. A modeled 2-bedroom property costs KHR 380.8m and produces 6.0% net yield, which makes it much cheaper than central BKK while still close to Phnom Penh's core.

The airport-linked southern corridor is a longer-term story. It may support jobs, hospitality, logistics, and residential demand, but the rental benefit depends on actual tenant formation, not only infrastructure headlines.

Which neighborhoods have become less attractive for property investors over the last 12 months in Cambodia?

The neighborhoods that have become less attractive for yield-focused investors in Cambodia are overpriced prime BKK stock, older Daun Penh stock, speculative Sihanoukville projects, and weaker oversupplied condo pockets across Phnom Penh.

The problem is not that these are automatically bad areas. The problem is that the balance between purchase price, rent, net yield, building quality, and tenant depth has become less forgiving.

Prime BKK remains liquid, but buyers must not overpay for prestige. A 3-bedroom BKK property costs KHR 1,042.1m and produces 5.9% net yield, so the margin of safety depends heavily on the exact purchase price.

Older Daun Penh stock remains desirable by location, but the property itself can reduce the real return. Poor access, weak security, no elevator, old bathrooms, and high repair needs can make a central property harder to rent.

Sihanoukville is less attractive for beginners because income depends more on tourism, business sentiment, and project quality. The 3-bedroom net yield of 4.6% is the weakest in the dataset despite a high modeled monthly rent of KHR 5.01m.

Oversupplied condo pockets across Phnom Penh require caution because newer projects compete against each other for similar renters. A good building can still work, but generic stock needs a clear price discount.

The practical conclusion is to avoid weak versions of good stories. Do not buy only because a district is famous, cheap, coastal, or newly developed.

Which property types are becoming harder to rent in Cambodia, and in which neighborhoods?

The property types becoming harder to rent in Cambodia are poorly located small condos, older unrenovated apartments, large expensive 3-bedroom units, and tourism-dependent villas or serviced-style units.

Poorly located small condos are vulnerable where supply is heavy and the building lacks a clear advantage. If the property is not near jobs, daily amenities, schools, transport, or central lifestyle demand, tenants can choose many similar units.

Older Daun Penh apartments can be hard to rent unless renovated. Renters may like the location, but many also want elevators, security, parking, reliable maintenance, and modern bathrooms.

Large 3-bedroom units are harder in BKK, Chamkarmon, Sen Sok, and Sihanoukville unless they match a clear family, corporate, or tourism tenant pool. The table shows that 3-bedroom net yields are generally lower than 1-bedroom and 2-bedroom yields.

Sihanoukville shows the risk clearly. A 3-bedroom property has a modeled KHR 721.4m purchase price and KHR 5.01m monthly rent, but the realistic net yield is only 4.6% after heavier costs and vacancy assumptions.

Tourism-linked villas and larger serviced-style units in Siem Reap and Sihanoukville can rent well in good periods, but they need higher vacancy assumptions. Beginners should negotiate harder because operating costs and income volatility are higher.

Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Cambodia?

The bedroom count that offers the best balance between entry price, rental yield, and tenant demand in Cambodia is usually the 2-bedroom property.

The table shows many 2-bedroom net yields around 6.0% to 6.8%, including 7 Makara at 6.8%, BKK at 6.2%, Chamkarmon at 6.0%, Chbar Ampov at 6.1%, and Sen Sok at 6.1%.

A 1-bedroom property has the lowest entry price and often the broadest single-professional or expat tenant pool. It works best in BKK, Chamkarmon, 7 Makara, and selected Siem Reap areas.

A 3-bedroom property earns higher absolute rent but usually carries a higher purchase price, higher maintenance burden, and narrower tenant demand. This is why 3-bedroom net yields fall as low as 4.6% in Sihanoukville and 4.9% in Sen Sok.

The practical takeaway for a foreign buyer is that a 2-bedroom condo or apartment in a liquid Phnom Penh location is often the safest middle point. It gives more tenant flexibility than a 1-bedroom and better yield efficiency than most 3-bedroom properties.

The final decision should still be property-specific. A weak 2-bedroom in a poor building can underperform a strong 1-bedroom in a liquid, well-managed building.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Cambodia. If you’d like to learn more about us, you can check our presentation page.