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
This article breaks down rental yields in Cambodia for 2026, covering gross and net returns, the best neighborhoods, property types, and all the costs that eat into your profits.
We constantly update this blog post with the latest data and market insights to keep you informed.
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's average gross rental yield sits around 7.5% in early 2026, which is notably higher than most Southeast Asian capitals where yields often fall below 5%.
- Phnom Penh's serviced apartment segment reported only about 54% occupancy in the first half of 2025, showing that headline yields can be misleading without checking actual vacancy rates.
- The gap between gross and net yields in Cambodia typically runs 2 to 3 percentage points, with vacancy and management costs being the main culprits rather than property taxes.
- Premium neighborhoods like BKK1 and Tonle Bassac in Phnom Penh often deliver yields below 6% because high purchase prices compress returns despite strong rents.
- Growth corridors such as Sen Sok and Meanchey can push gross yields above 8%, but investors must accept higher tenant turnover risk in exchange.
- Cambodia's annual property tax (TOIP) is just 0.1% on values above about $25,000, making it one of the lowest recurring property tax burdens in the region.
- The Techo International Airport opened in September 2025, and neighborhoods along southern Phnom Penh corridors like Chbar Ampov are already seeing increased renter interest.
- Small to mid-sized units (1 to 2 bedrooms) tend to be the yield workhorses in Cambodia because they attract the largest pool of renters and have lower turnover than studios.
- A realistic vacancy buffer in Cambodia is about 1 to 2 months of rent per year, which translates to setting aside roughly 8% to 17% of expected annual income.
What are the rental yields in Cambodia as of 2026?
What's the average gross rental yield in Cambodia as of 2026?
As of early 2026, the average gross rental yield for residential property in Cambodia sits around 7.5%, which places the country among the higher-yielding markets in Southeast Asia.
Most typical residential properties in Cambodia fall within a gross yield range of 7% to 8%, though you can find outliers both above and below this band depending on location and property condition.
Compared to regional benchmarks, Cambodia's gross yields are generally stronger than what you would find in more mature markets like Thailand or Vietnam, where yields often compress below 5% in major cities.
The single most important factor influencing gross rental yields in Cambodia right now is the ongoing property market correction, where sale prices have softened while rents have remained relatively sticky, pushing up the yield percentage.
What's the average net rental yield in Cambodia as of 2026?
As of early 2026, the average net rental yield in Cambodia lands around 5%, which is what most landlords actually keep after paying all their recurring costs.
The typical difference between gross and net yields in Cambodia runs about 2 to 3 percentage points, meaning that roughly a quarter to a third of your gross rent goes toward expenses.
The expense category that most significantly reduces gross to net yield in Cambodia is not property tax (which is quite low) but rather vacancy, tenant turnover, and management or leasing costs combined.
Most standard investment properties in Cambodia deliver net yields in the range of 4.5% to 5.5%, with the spread depending on how well the property is managed and how much vacancy the owner experiences.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market 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 yield is considered "good" in Cambodia in 2026?
In Cambodia in 2026, local investors generally consider a gross rental yield of 8% or higher to be "good," as this puts your property above the market average and provides a cushion for unexpected costs.
The threshold that typically separates average-performing properties from high-performing ones in Cambodia is around that 8% gross mark, while anything below 6% gross usually signals a prime location where you are paying a premium for prestige or liquidity rather than cash flow.
How much do yields vary by neighborhood in Cambodia as of 2026?
As of early 2026, the spread in gross rental yields between the highest-yield and lowest-yield neighborhoods in Phnom Penh (which drives Cambodia's investable rental market) runs from roughly 4.5% to 9%.
The neighborhoods that typically deliver the highest rental yields in Cambodia are growth districts like Sen Sok, Meanchey, Russey Keo, Chbar Ampov, and Chroy Changvar, where purchase prices are lower but renter demand from local families and professionals remains steady.
The neighborhoods that typically deliver the lowest rental yields in Cambodia are the expat-heavy prime zones like BKK1 (Boeng Keng Kang 1), Tonle Bassac, and Daun Penh, where high property prices compress the yield even though rents are strong.
The main reason yields vary so much across neighborhoods in Cambodia is simply the difference in purchase price per square meter, because rents do not scale up proportionally when you move into premium areas.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cambodia.
How much do yields vary by property type in Cambodia as of 2026?
As of early 2026, gross rental yields across different property types in Cambodia range from about 4% for high-end villas up to around 9% for well-priced townhouses in growth corridors.
The property type that currently delivers the highest average gross rental yield in Cambodia is the townhouse or borey home, which often achieves 7% to 9% because these units attract stable family renters at relatively affordable price points.
The property type that currently delivers the lowest average gross rental yield in Cambodia is the high-end villa, which typically falls in the 4% to 7% range because the purchase price is high and vacancy can be painful when the property sits empty.
The key reason yields differ between property types in Cambodia comes down to tenant stability and price point, where more affordable properties attract a larger renter pool and experience less vacancy.
By the way, you might want to read the following:
What's the typical vacancy rate in Cambodia as of 2026?
As of early 2026, the average residential vacancy rate in Cambodia sits around 10% to 14%, meaning most landlords can expect roughly 86% to 90% occupancy across a typical year.
Vacancy rates across different neighborhoods in Cambodia range quite widely, from under 10% in high-demand areas like Toul Kork to well above 20% in oversupplied segments or weaker buildings.
The main factor that currently drives vacancy rates up or down in Cambodia is the balance between new supply (which has been heavy in Phnom Penh) and renter demand, which is tied to job clusters, schools, and accessibility.
Cambodia's vacancy rate is somewhat higher than you might find in more mature regional markets, largely because of the property development boom in recent years combined with a credit slowdown that the World Bank has flagged.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cambodia.
What's the rent-to-price ratio in Cambodia as of 2026?
As of early 2026, the average monthly rent-to-price ratio in Cambodia sits around 0.6% to 0.67%, which means a property worth $100,000 typically rents for about $600 to $670 per month.
For buy-to-let investors in Cambodia, a rent-to-price ratio above 0.6% monthly (or 7% annually) is generally considered favorable, and this ratio is essentially the same thing as the gross rental yield expressed differently.
Cambodia's rent-to-price ratio compares favorably to many other Southeast Asian markets, where ratios often fall below 0.4% monthly in major cities like Bangkok or Ho Chi Minh City.
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 neighborhoods and micro-areas in Cambodia give the best yields as of 2026?
Where are the highest-yield areas in Cambodia as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Cambodia are Sen Sok, Meanchey, and Chbar Ampov in Phnom Penh, all of which offer strong rent-to-price ratios due to lower entry costs.
In these top-performing areas like Sen Sok, Meanchey, and Chbar Ampov, gross rental yields typically range from 8% to 9%, which is well above the Phnom Penh average.
The main characteristic these high-yield areas in Cambodia share is their combination of accessible purchase prices and steady demand from local middle-class families and young professionals who need affordable housing near jobs and schools.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Cambodia.
Where are the lowest-yield areas in Cambodia as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Cambodia are BKK1 (Boeng Keng Kang 1), Tonle Bassac, and Daun Penh in Phnom Penh, all of which are prime expat and diplomatic zones.
In these low-yield areas like BKK1, Tonle Bassac, and Daun Penh, gross rental yields typically range from 4.5% to 6%, which is below the Phnom Penh average.
The main reason yields are compressed in these areas of Cambodia is that property prices remain elevated due to prestige, lifestyle appeal, and proximity to embassies and international schools, while rents do not rise proportionally.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Cambodia.
Which areas have the lowest vacancy in Cambodia as of 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Cambodia are Toul Kork, Chamkarmon, and Sen Sok in Phnom Penh, all of which benefit from everyday, repeatable renter demand.
In these low-vacancy areas like Toul Kork, Chamkarmon, and Sen Sok, vacancy rates typically fall below 10%, meaning occupancy stays above 90% for well-managed properties.
The main demand driver that keeps vacancy low in these areas of Cambodia is proximity to schools, job centers, and major roads, which creates a steady pool of families and working professionals who need housing year-round.
The trade-off investors typically face when targeting these low-vacancy areas in Cambodia is that purchase prices tend to be higher than in fringe districts, which can compress yields even as occupancy stays strong.
Which areas have the most renter demand in Cambodia right now?
The top three neighborhoods currently experiencing the strongest renter demand in Cambodia are BKK1 and Tonle Bassac for expat and corporate renters, and Toul Kork for family renters seeking longer-term leases.
The type of renter profile driving most of the demand in these areas is split between expatriates and NGO workers in the central districts, and Cambodian middle-class families in Toul Kork and similar neighborhoods.
In these high-demand neighborhoods of Phnom Penh, rental listings for well-priced and well-located properties typically get filled within 2 to 4 weeks, though premium-priced units can take longer.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Cambodia.
Which upcoming projects could boost rents and rental yields in Cambodia as of 2026?
As of early 2026, the top three projects expected to boost rents in Cambodia are the already-operational Techo International Airport, continued tourism recovery infrastructure, and road connectivity improvements along southern Phnom Penh corridors.
The neighborhoods most likely to benefit from these projects are Chbar Ampov and southern growth corridors near the new airport, as well as central areas like BKK1, Tonle Bassac, and Daun Penh that will see stronger business travel demand.
Investors might realistically expect rent increases of 5% to 15% over the next few years in the neighborhoods directly benefiting from these infrastructure improvements, though this will depend on how quickly tenant demand materializes.
You'll find our latest property market analysis about Cambodia here.
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What property type should I buy for renting in Cambodia as of 2026?
Between studios and larger units in Cambodia, which performs best in 2026?
As of early 2026, 1 to 2 bedroom units tend to be the better-performing unit type in Cambodia in terms of both rental yield and occupancy, offering a balance between strong rent-to-price ratios and lower tenant turnover.
Studios in Cambodia typically achieve gross yields of around 7% to 9% (roughly $400 to $600 per month or 350 to 530 EUR for a $75,000 unit), while 2-bedroom units often yield 6% to 8% (around $500 to $800 per month or 440 to 700 EUR for a $100,000 unit).
The main factor that explains why mid-sized units outperform in Cambodia is that they attract a more stable tenant pool, including couples, small families, and roommates, which reduces costly turnover.
One scenario where studios might actually be the better investment choice in Cambodia is when you are targeting young professionals or single expats in central Phnom Penh locations where demand for compact, affordable units remains consistently high.
What property types are in most demand in Cambodia as of 2026?
As of early 2026, the most in-demand property type in Cambodia is the well-located condo or apartment in Phnom Penh, which appeals to both local renters and expatriates seeking convenient, amenity-rich living.
The top three property types ranked by current tenant demand in Cambodia are condos and apartments in accessible locations, borey townhouses for family renters, and practical landed houses in districts with good connectivity.
The primary demographic trend driving this demand pattern in Cambodia is the growth of Phnom Penh's middle class combined with a steady expatriate population working in NGOs, international companies, and regional businesses.
One property type that is currently underperforming in demand and likely to remain so in Cambodia is the high-end serviced apartment segment, which faces oversupply and reported occupancy rates around only 54% in the first half of 2025.
What unit size has the best yield per m² in Cambodia as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Cambodia is typically 40 to 70 square meters, which corresponds to 1 to 2 bedroom apartments.
For that optimal unit size in Cambodia, the typical gross rental yield per square meter runs around $10 to $14 per square meter per month (roughly 9 to 12 EUR), translating to annual yields of 7% to 8% on well-priced units.
The main reason smaller or larger units tend to have lower yield per square meter in Cambodia is that very small studios face high turnover costs that eat into returns, while larger units see rent per square meter decline because tenants pay for total comfort rather than pure area.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in Cambodia as of 2026?
What are typical property taxes and recurring local fees in Cambodia as of 2026?
As of early 2026, the annual property tax (TOIP) for a typical rental apartment in Cambodia is just 0.1% of the assessed value above a threshold of about 100 million KHR (roughly $25,000 or 22,000 EUR), making it one of the lowest property tax burdens in the region.
Other recurring local fees landlords must budget for annually in Cambodia include potential withholding tax on rental income (commonly 10% in business-to-business lease situations, or about $600 to $1,200 per year or 530 to 1,060 EUR on typical rental income) and condo management fees if applicable.
These taxes and fees typically represent about 2% to 5% of gross rental income in Cambodia, depending on the lease structure and whether withholding applies.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Cambodia.
What insurance, maintenance, and annual repair costs should landlords budget in Cambodia right now?
The estimated annual landlord insurance cost for a typical rental property in Cambodia runs around $100 to $300 (roughly 90 to 265 EUR or 400,000 to 1,200,000 KHR), which is relatively modest compared to Western markets.
The recommended annual maintenance and repair budget in Cambodia is about 0.5% to 1% of property value, or roughly $500 to $1,000 (440 to 880 EUR) per year for a $100,000 property.
The type of repair expense that most commonly catches landlords off guard in Cambodia is air conditioning maintenance and replacement, as units run heavily in the tropical climate and can fail without warning.
The total combined annual cost landlords should realistically budget for insurance, maintenance, and repairs in Cambodia is around $600 to $1,300 (530 to 1,150 EUR or 2.4 to 5.2 million KHR) for a typical rental property.
Which utilities do landlords typically pay, and what do they cost in Cambodia right now?
In Cambodia, tenants typically pay variable utilities like electricity and water in most standard lease arrangements, while landlords are generally not expected to cover these costs unless the property is serviced or the lease specifies otherwise.
When landlords do cover utilities (such as in some serviced setups), the estimated monthly cost runs around $50 to $150 (44 to 132 EUR or 200,000 to 600,000 KHR) depending on unit size and air conditioning usage.
What does full-service property management cost, including leasing, in Cambodia as of 2026?
As of early 2026, the monthly property management fee for full-service management in Cambodia typically runs 8% to 10% of collected rent, which works out to about $50 to $80 per month (44 to 70 EUR or 200,000 to 320,000 KHR) on a $700 monthly rent.
The typical leasing or tenant-placement fee charged on top of ongoing management in Cambodia is around half to one month's rent (roughly $350 to $700 or 310 to 620 EUR) each time a new tenant is placed.
What's a realistic vacancy buffer in Cambodia as of 2026?
As of early 2026, landlords in Cambodia should set aside roughly 8% to 17% of annual rental income as a vacancy buffer, which accounts for the realistic possibility of 1 to 2 months empty per year.
The typical number of vacant weeks per year landlords experience in Cambodia is about 4 to 8 weeks in stable, in-demand areas, though properties in higher-supply segments or weaker buildings can see longer gaps.
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.
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 (NBC) | It's Cambodia's central bank and publishes the closest thing the country has to an official residential property price index. | We used it to anchor the price side of rent-to-price and yield calculations. We also used it to verify private-sector price narratives about market corrections. |
| IMF Technical Assistance Report | The IMF explains and audits how the NBC's residential index is built, so we understand what the price data covers and its limitations. | We used it to clarify what "prices" mean when citing the NBC index. We also used it as a cross-check to avoid over-interpreting a single metric. |
| Knight Frank Cambodia H1 2025 Report | Knight Frank is a major global real estate firm, and this report provides structured market data with disclosed metrics. | We used it for Phnom Penh rent levels per square meter and occupancy rates in the serviced apartment segment. We also used it for condo pricing context to triangulate yields. |
| Knight Frank Property Tax Guide | It's a clear summary by an established firm that matches Cambodia's standard tax framework. | We used it to quantify the annual property tax rate and threshold. We then factored that into our net yield cost calculations. |
| General Department of Taxation (GDT) Cambodia | This is Cambodia's tax authority, so it's the official reference for tax rules. | We used it as the authoritative anchor for recurring taxes and rental-related compliance. We then cross-checked practical interpretations with advisory notes. |
| DFDL Taxation of Leases | DFDL is a long-established legal and tax advisory in the region with specific expertise on lease taxation. | We used it to identify the commonly applied withholding tax rate on rent. We then explained how lease clauses affect the landlord's effective net yield. |
| PwC Worldwide Tax Summaries | PwC is a Big 4 firm, and this site is a standardized, regularly maintained tax reference. | We used it as a second check on withholding tax framing. We also used it to keep our yield-cost assumptions conservative. |
| Kreston Cambodia Prakas Reference | Kreston is a recognized accounting network, and this document directly references the official Prakas on rental taxation. | We used it to confirm Cambodia treats rent as a taxable base tied to lease or market value. We then translated that into a simple budgeting rule for net yields. |
| World Bank Cambodia Economic Update | The World Bank is a top-tier international organization providing country-specific macro and credit assessments. | We used it to explain why yields can look high during a property downturn when prices soften but rents stay sticky. We also used it to justify conservative vacancy assumptions. |
| Asian Development Bank Cambodia Economy | ADB is a major multilateral institution providing comparable macro projections for the region. | We used it to cross-check the macro backdrop that drives renter demand. We kept it as a second source so we're not relying on a single institution. |
| Cambodia Ministry of Tourism Statistics | It's an official ministry dataset that directly measures arrivals affecting expat and short-stay rental demand. | We used it to explain why Phnom Penh and Siem Reap rental demand is sensitive to tourism cycles. We then connected that to neighborhood-level demand patterns. |
| Techo International Airport Official Site | It's the project's official communication channel, so the operational date is verifiable. | We used it to identify a concrete infrastructure catalyst as of early 2026. We then mapped potential beneficiaries to specific Phnom Penh corridors. |
| Associated Press Techo Airport Coverage | AP is a major international newsroom with editorial standards and fact-checking processes. | We used it to corroborate the airport opening timeline and capacity narrative. We kept our infrastructure-driven rent projections grounded in dated events. |
| Global Property Guide Cambodia | It's a long-running international property data publisher that ties commentary to official NBC figures. | We used it as a cross-market benchmark for typical gross yields investors see in practice. We then triangulated with Knight Frank data to land on confident 2026 estimates. |
| Home Abroad Cambodia | It's a practical resource for foreign property buyers with specific guidance on condo ownership and fees. | We used it to identify typical condo management fees per square meter. We then incorporated these into our net yield cost calculations. |
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