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
Buying property in Cambodia as a foreigner can be rewarding, but it comes with real risks that you need to understand before signing anything.
The Cambodian real estate market in 2026 is in a correction phase, which means more motivated sellers but also more aggressive sales tactics and potential scams.
We constantly update this blog post to reflect the latest regulations, market conditions, and lessons learned from foreign buyers in Cambodia.
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 risky is buying property in Cambodia as a foreigner in 2026?
Can foreigners legally own properties in Cambodia in 2026?
As of early 2026, foreigners can legally own condominium units in Cambodia, but they cannot own land or ground-floor properties in their own name.
The main restrictions for foreign buyers in Cambodia include a cap on foreign ownership (foreigners cannot own more than 70% of a building's total private units), a prohibition on owning ground-floor or underground units, and location restrictions that prevent foreign ownership near Cambodia's international borders.
When direct land ownership is not possible, foreigners in Cambodia commonly use long-term lease agreements (up to 50 years, renewable), Cambodian company structures, or registered trust arrangements to control property, though each of these structures carries its own risks and limitations.
If you're interested, we go much more into details about the foreign ownership rights in Cambodia here.
What buyer rights do foreigners actually have in Cambodia in 2026?
As of early 2026, foreigners who purchase a properly registered strata-titled condominium unit in Cambodia have strong legal rights on paper, including the right to transfer, sell, lease, and pass the property to heirs.
If a seller breaches a contract in Cambodia, foreign buyers can technically pursue remedies through the courts under Cambodia's Civil Code, but the process is slow and outcomes are uncertain, which is why prevention matters more than litigation.
The most common mistake foreigners make in Cambodia is assuming that a sale contract automatically means they have ownership, when in reality, ownership only exists if the strata title has been properly issued and registered with the relevant authorities.
How strong is contract enforcement in Cambodia right now?
Contract enforcement in Cambodia is significantly weaker and slower than in countries like Singapore, Australia, or most European nations, with Cambodia ranking 141 out of 143 countries in the World Justice Project Rule of Law Index 2025.
The main weakness that foreigners should understand is that even with a valid contract, getting a court to enforce it quickly and fairly in Cambodia can be difficult, expensive, and unpredictable, which means your best strategy is to prevent disputes rather than rely on winning them later.
By the way, we detail all the documents you need and what they mean in our property pack covering 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.
Which scams target foreign buyers in Cambodia right now?
Are scams against foreigners common in Cambodia right now?
Real estate scams targeting foreigners in Cambodia are common enough that if you actively search for property in Phnom Penh for one to two months, you have roughly a 50 to 70 percent chance of encountering at least one serious red-flag situation.
The property transactions most frequently targeted by scammers in Cambodia are off-plan condominium purchases and deals involving unclear or unverified title documents, especially when sold through informal broker networks on Facebook or Telegram.
The foreign buyers most commonly targeted in Cambodia are first-time buyers who do not speak Khmer, who are unfamiliar with Cambodia's title system, and who are looking for "bargain" deals in a soft market.
The single biggest warning sign that a deal may be a scam in Cambodia is pressure to pay a deposit quickly before you have had time to verify ownership documents and seller authority with an independent lawyer.
What are the top three scams foreigners face in Cambodia right now?
The top three scams that foreigners face when buying property in Cambodia are: (1) title mismatch or double-sale schemes where weaker documentation is used to sell property that someone else has stronger rights to, (2) off-plan condominium sales where the strata title is never issued or cannot be issued as promised, and (3) unlicensed broker chains where middlemen collect deposits without legal authority to sell.
The most common scam in Cambodia typically unfolds when a middleman shows you a property, creates urgency by claiming other buyers are interested, pressures you to pay a deposit using only photos or screenshots of documents, and then either disappears or leaves you holding paperwork that does not prove ownership.
The most effective protection against each of these three scams in Cambodia is the same: never pay any meaningful deposit until your own independent lawyer has verified the seller's identity and authority, confirmed the title status directly with the Ministry of Land Management (MLMUPC), and checked for any encumbrances or liens.
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 do I verify the seller and ownership in Cambodia without getting fooled?
How do I confirm the seller is the real owner in Cambodia?
The standard verification process to confirm a seller is the real owner in Cambodia involves checking their national ID against the name on the ownership document, and if it is a company, requiring board resolutions and authorization documents that prove signing authority.
The official document foreigners should check in Cambodia is the strata title certificate (for condos) or hard title (for land), and these should be verified directly through the Ministry of Land Management, Urban Planning and Construction (MLMUPC) or the relevant district land office, not just by looking at documents the seller provides.
A common trick fake sellers use in Cambodia to appear legitimate is presenting local commune-level paperwork or "soft title" documents that look official but do not carry the same legal weight as nationally registered titles, and this happens frequently enough that you should always insist on verification through the proper ministry channels.
Where do I check liens or mortgages on a property in Cambodia?
The official place to check for liens or mortgages on real property in Cambodia is through the property records held at the Ministry of Land Management, Urban Planning and Construction (MLMUPC) or the relevant district land office, where mortgages on real estate are recorded.
When checking for liens in Cambodia, you should specifically request a title search that shows whether the property has any registered mortgages, encumbrances, or pending disputes, and you should do this through a lawyer who can verify the information directly with the registry.
The type of encumbrance most commonly missed by foreign buyers in Cambodia is confusing a "secured transaction" filing (which typically applies to movable property or general collateral) with a clear title on real estate, so always make sure your lawyer is checking the correct registry for real property mortgages specifically.
It's one of the aspects we cover in our our pack about the real estate market in Cambodia.
How do I spot forged documents in Cambodia right now?
The most common type of forged document used in property scams in Cambodia is fake or altered title certificates, and while high-quality forgeries are not extremely common, they happen often enough that you should never rely on visual inspection alone.
Specific red flags that may indicate a document is forged in Cambodia include inconsistent fonts, missing official stamps or seals, spelling errors in Khmer text, reluctance from the seller to allow independent verification, and urgency to close the deal before you can check documents properly.
The official verification method you should use to authenticate documents in Cambodia is to have your lawyer verify the existence and status of the title directly with the MLMUPC or district land office, because if the property is properly registered, there will be a matching record in the official system.
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.
What "grey-area" practices should I watch for in Cambodia?
What hidden costs surprise foreigners when buying a property in Cambodia?
The three most common hidden costs that foreigners overlook when buying property in Cambodia are: building management fees and sinking fund contributions for condos (often 1 to 3 USD per square meter per month), lawyer and document legalization fees (typically 500 to 2,000 USD or 450 to 1,800 EUR), and transfer taxes plus stamp duties (around 4% of the property value).
The hidden cost most often deliberately concealed by sellers or agents in Cambodia is the full picture of building management fees and special assessments for condos, and this happens commonly enough that you should always request the building's financial statements and fee schedule in writing before committing.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Cambodia.
Are "cash under the table" requests common in Cambodia right now?
Requests for undeclared cash payments in Cambodia property transactions are common enough that you should have a firm response ready, because Cambodia has elevated corruption risk according to Transparency International's Corruption Perceptions Index.
The typical reason sellers or agents give for requesting undeclared cash in Cambodia is to reduce the officially recorded sale price and lower transfer taxes, or to "speed up" administrative processes that might otherwise face delays.
If you agree to an undeclared cash payment in Cambodia, you face serious legal risks including having no proof of full payment if a dispute arises, potential tax evasion charges, and the possibility that the other party could later use the arrangement to blackmail you or renegotiate the deal.
Are side agreements used to bypass rules in Cambodia right now?
Side agreements designed to bypass official rules are common in Cambodia, especially around foreign land ownership restrictions and "guaranteed return" promises for off-plan condominium investments.
The most common type of side agreement in Cambodia is a nominee arrangement where a Cambodian citizen or company holds land title on behalf of a foreigner through private contracts, giving the foreigner control on paper but not legal ownership.
If authorities in Cambodia discover a side agreement that violates foreign ownership rules, the foreigner risks losing all investment protection because the arrangement may be deemed void, and they would have no legal standing to enforce any rights since the structure itself was illegal.
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.
Can I trust real estate agents in Cambodia in 2026?
Are real estate agents regulated in Cambodia in 2026?
As of early 2026, Cambodia has been moving toward formal regulation of real estate agents through the Real Estate Business and Pawnshop Regulator (RPR), which has emphasized that operating without a license can trigger enforcement action.
A legitimate real estate agent in Cambodia should have a license from the RPR, which sits under Cambodia's non-bank financial supervision structure and has issued notifications reinforcing licensing obligations for real estate operators.
Foreigners can verify whether an agent is properly licensed in Cambodia by checking with the RPR directly through their official portal at rpr.gov.kh, and by asking the agent to show their license documentation, though you should also confirm the agent is willing to work with your lawyer on verification steps.
Please note that we have a list of contacts for you in our property pack about Cambodia.
What agent fee percentage is normal in Cambodia in 2026?
As of early 2026, the normal agent fee for property sales in Cambodia is around 3% of the sale price, which serves as the standard reference point in Phnom Penh and other major markets.
The typical range of agent fees in Cambodia covers most transactions between 2% and 5%, with variation depending on property type, whether the agent has an exclusive listing, and whether multiple brokers are splitting the commission.
In Cambodia, the seller typically pays the agent fee, though in practice the cost is often factored into the sale price, and in the current soft market of early 2026, buyers may have more room to negotiate fees, especially for higher-priced properties or when the agent represents both sides.
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.
What due diligence actually prevents disasters in Cambodia?
What structural inspection is standard in Cambodia right now?
The standard structural inspection process in Cambodia is often lighter than in Western markets, which means foreign buyers should raise their own standards by hiring an independent inspector or engineer before purchasing.
A qualified inspector in Cambodia should check the foundation and load-bearing walls, waterproofing on roofs and balconies, plumbing and drainage systems, electrical wiring and load capacity, air conditioning installation, and for condos, the building's fire safety systems and elevator maintenance records.
The type of professional qualified to perform structural inspections in Cambodia is a licensed civil engineer or building surveyor, and for condos, you may also want a separate assessment of the building's common-area maintenance budget and management practices.
The most common structural issues that inspections reveal in Cambodia are water intrusion and waterproofing failures (especially on roofs, balconies, and bathrooms), mold and humidity damage hidden under fresh paint, and electrical systems that are overloaded or use non-standard wiring.
How do I confirm exact boundaries in Cambodia?
The standard process for confirming exact property boundaries in Cambodia involves reviewing the title documentation, which should include survey coordinates or cadastral references, and for anything boundary-sensitive, having a surveyor verify the physical boundaries match the official records.
The official document that shows the legal boundaries of a property in Cambodia is the hard title certificate (for land) or strata title certificate (for condo units), which should contain references to the cadastral survey held by the Ministry of Land Management, Urban Planning and Construction (MLMUPC).
The most common boundary dispute affecting foreign buyers in Cambodia involves properties where local or "soft" title documentation does not match the officially surveyed boundaries, which can lead to conflicts with neighbors or complications when trying to resell.
The professional you should hire to physically verify boundaries on the ground in Cambodia is a licensed land surveyor who can compare the physical property against the coordinates and maps in the official cadastral records.
What defects are commonly hidden in Cambodia right now?
The top three defects that sellers frequently conceal from buyers in Cambodia are water damage and waterproofing failures (common), mold and humidity problems covered by fresh paint (common), and underfunded building maintenance reserves that will lead to future special assessments (sometimes happens in newer condo buildings).
The inspection techniques and tools that help uncover hidden defects in Cambodia include moisture meters to detect water intrusion behind walls, thermal imaging cameras to find temperature anomalies that indicate leaks or poor insulation, and a careful review of the condo building's financial statements to spot underfunded maintenance budgets.
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.
What insider lessons do foreigners share after buying in Cambodia?
What do foreigners say they did wrong in Cambodia right now?
The most common mistake foreigners say they made when buying property in Cambodia is paying a deposit before properly verifying the seller's authority and the title status through an independent lawyer.
The top three regrets foreigners most frequently mention after buying in Cambodia are: (1) trusting WhatsApp screenshots of documents instead of lawyer-verified originals, (2) buying a structure they did not fully understand (like a nominee arrangement or trust) because it seemed convenient, and (3) not budgeting enough time for verification before committing to the deal.
The single piece of advice experienced foreign buyers most often give to newcomers in Cambodia is to hire your own independent lawyer before paying any deposit, even if the agent or seller says it is not necessary or will slow things down.
The mistake foreigners say cost them the most money or stress in Cambodia is entering into a nominee or side agreement to control land, only to find later that the relationship broke down or the arrangement had no legal protection when problems arose.
What do locals do differently when buying in Cambodia right now?
The key difference in how locals approach buying property in Cambodia compared to foreigners is that Cambodians rely heavily on family and community networks to verify a seller's reputation, history, and whether there are any informal claims or disputes connected to the property.
A verification step that locals routinely take in Cambodia that foreigners often skip is visiting the local commune office and talking to neighbors to learn about the property's history, any past ownership disputes, and whether the seller is known and trusted in the community.
The local knowledge advantage that helps Cambodians get better deals in Cambodia is understanding which type of title documentation actually matters (hard title versus soft title), knowing which district land offices are efficient versus problematic, and having relationships that allow them to walk away quickly from deals where the paperwork feels improvised.
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.
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 |
|---|---|---|
| Law on Foreign Ownership (CDC) | Official law defining what foreigners can legally own in Cambodian condos. | We used it to state exactly what foreigners can and cannot own in Cambodia. We also used it to separate marketing promises from legally enforceable rights. |
| Cambodia Land Law 2001 | Foundational statute for land administration and ownership rules. | We used it to explain why foreigners cannot hold freehold land titles. We also used it to map where titling authority sits in Cambodia. |
| Sub-Decree No. 126 on Co-Owned Buildings | Implementing rules for condo registration and strata mechanics. | We used it to explain how strata titles are created and registered. We also used it to build the document verification checklist for condo purchases. |
| U.S. State Department Investment Climate Statement 2025 | Embassy-grounded diagnostic covering property rights and enforcement. | We used it to describe the practical risk environment for foreign buyers. We also used it to verify common problems that occur in practice. |
| World Justice Project Rule of Law Index 2025 | Independent survey-based benchmark for rule of law outcomes. | We used it to calibrate contract enforcement expectations. We also used it to justify a prevention-focused strategy for buyers. |
| Transparency International CPI | Global standard reference for perceived public-sector corruption. | We used it to explain why informal payments appear in property processes. We also used it to motivate clean documentation practices. |
| Real Estate Business and Pawnshop Regulator (RPR) | Official regulator for licensing real estate operators in Cambodia. | We used it to explain how Cambodia is formalizing agent licensing. We also used it as the starting point to verify operator credentials. |
| Knight Frank Cambodia Reports (H1 2025) | Major global consultancy with transparent market reporting. | We used it to describe the market correction phase and its implications. We also used it to explain why distressed inventory increases scam risk. |
| Ministry of Land Management (MLMUPC) | Primary government authority for land administration in Cambodia. | We used it to anchor where title verification happens. We also used it to justify checking state records instead of relying on agent documents. |
| World Bank Study on Cadastral Commission | Analytical report on Cambodia's land dispute resolution body. | We used it to explain where land disputes go and why outcomes are slow. We also used it to show that disputes are structural, not rare events. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Cambodia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.