Authored by the expert who managed and guided the team behind the Cambodia Property Pack
Yes, the analysis of Phnom Penh's property market is included in our pack
If you are thinking about buying a condo in Phnom Penh, you probably have a lot of questions about prices, neighborhoods, and what costs to expect.
We wrote this guide to give you clear, practical answers based on real data from the Cambodian property market in early 2026.
We constantly update this blog post to reflect the latest market conditions and regulatory changes in Phnom Penh.
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 Phnom Penh.
Insights
- Phnom Penh condo prices range from $1,300 to $3,000 per square meter in 2026, with prime BKK1 units commanding prices two to three times higher than outer districts like Sen Sok.
- Foreign buyers face a 70% ownership cap per building in Phnom Penh, meaning that in a tower with 100 units, only 70 can be sold to non-Cambodians.
- The new Capital Gains Tax on real estate took effect in January 2026, pushing Phnom Penh investors toward long-term rental strategies rather than quick property flips.
- Rental yields in Phnom Penh condos average 6.5% to 8% gross annually in 2026, which is notably higher than Bangkok's 3-4% and Ho Chi Minh City's 4-5%.
- About 20,000 new condo units will be completed in Phnom Penh by the end of 2026, bringing total supply to around 85,000 units and creating strong buyer negotiating power.
- Vacancy rates for Phnom Penh condos have stabilized at around 15% in 2026, down from pandemic highs of 30-50%, signaling improved market absorption.
- Properties up to $210,000 in value qualify for full stamp duty exemptions in 2025-2026 under Cambodia's property tax incentives program.
- Approximately 98% of current Phnom Penh condo purchases are for actual living rather than speculation, creating a more stable market foundation.
- Developer payment plans in Phnom Penh now commonly allow just 10-20% down payment with flexible installments, making entry more accessible for foreign buyers.
- Electricity costs in Phnom Penh condos can run higher than the official $0.15 per kWh rate because many buildings mark up utility billing through their management companies.
How much does a condo actually cost in Phnom Penh?
What is the average price per square meter for a condo in Phnom Penh in 2026?
As of early 2026, the average price per square meter for a condo in Phnom Penh sits around $1,650 to $2,200, which works out to roughly 6,600,000 to 8,800,000 KHR or about €1,500 to €2,000.
This average reflects a blend of different building qualities across the city, but most foreign buyers looking at expat-friendly buildings in decent locations will find themselves shopping in a realistic range of $1,300 to $3,000 per square meter, or approximately 5,200,000 to 12,000,000 KHR and €1,200 to €2,700.
Keep in mind that prime districts like BKK1 and Tonle Bassac command premium prices at the higher end of this range, while outer areas like Sen Sok and Meanchey offer significantly cheaper options for budget-conscious buyers.
How much does a one-bedroom, a two-bedroom and a three-bedroom condo cost in Phnom Penh in 2026?
As of early 2026, a typical one-bedroom condo of around 50 square meters in Phnom Penh costs approximately $80,000 to $110,000, which translates to roughly 320 million to 440 million KHR or €72,000 to €99,000.
A two-bedroom condo of around 75 to 90 square meters generally falls in the $120,000 to $180,000 range, or about 480 million to 720 million KHR and €108,000 to €162,000, depending on the location and building quality.
For a three-bedroom condo of 100 to 130 square meters, expect to pay $170,000 to $280,000, which works out to roughly 680 million to 1.12 billion KHR or €153,000 to €252,000, with prices climbing higher in prime central districts.
By the way, you will find much more detailed price ranges across surfaces and neighborhoods in our Phnom Penh property pack.
What is the cheapest condo a foreigner can buy in Phnom Penh in 2026?
As of early 2026, the cheapest condo a foreigner can legally purchase in Phnom Penh starts around $35,000 to $45,000, which is approximately 140 million to 180 million KHR or €32,000 to €41,000.
These entry-level options are typically small studios of 25 to 35 square meters located in outer districts like Sen Sok, Meanchey, Chroy Changvar, or Dangkao, where developers have launched affordable projects targeting local buyers and budget-minded investors.
The main trade-offs at this price point include longer commutes to central business areas, fewer premium amenities, potentially less experienced building management, and units that may take longer to resell compared to properties in more established neighborhoods.
How much does a luxury condo cost in Phnom Penh in 2026?
As of early 2026, luxury condos in Phnom Penh typically start around $180,000 to $250,000 for a one-bedroom unit, which is approximately 720 million to 1 billion KHR or €162,000 to €225,000, with larger premium units reaching $500,000 to over $1,000,000.
Luxury condos in Phnom Penh are defined by features like branded developer names, high-floor panoramic views of the Mekong or city skyline, premium finishes, concierge services, infinity pools, sky bars, and professional property management with international standards.
The neighborhoods known for the most luxury condo options in Phnom Penh include BKK1, Tonle Bassac, Daun Penh near the Riverside, Diamond Island (Koh Pich), and select towers in Chroy Changvar with waterfront positioning.
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What is the usual price difference between new-build and resale condos in Phnom Penh in 2026?
As of early 2026, new-build condos from developers in Phnom Penh typically cost 10% to 25% more than comparable resale units in the same area, meaning a unit priced at $100,000 as a resale might list for $110,000 to $125,000 as a new launch.
One important factor that can significantly widen this price gap in Phnom Penh is whether the building is in an oversupplied area with many investor sellers trying to exit at the same time, which can push resale prices down by as much as 30% below original developer pricing.
Are condo prices rising or falling in Phnom Penh in 2026?
As of early 2026, condo prices in Phnom Penh are roughly flat, with estimates ranging from a 2% decline to a slight 2% increase year-over-year depending on the segment and location.
The main factor keeping Phnom Penh condo prices relatively stable is a combination of oversupply absorption from the construction boom years, cautious buyer sentiment due to tighter credit conditions, and a shift from speculative buying toward genuine end-user demand.
This price trend varies significantly across Phnom Penh neighborhoods, with high-end condos in prime areas like BKK1 experiencing more downward pressure (CBRE reported a 2.21% decline in high-end prices in 2024), while affordable condos in outer districts have held up better thanks to stronger local demand.
You can also read our latest update about property price forecasts in Phnom Penh.
What has been the 5-year condo price trend in Phnom Penh in 2026?
As of early 2026, Phnom Penh condo prices have seen mixed performance over the past five years, with nominal values up roughly 10% to 15% overall but effectively flat or slightly negative in real terms after accounting for inflation.
The peak period for Phnom Penh condo price growth during this five-year span was 2019 to early 2020, just before the COVID-19 pandemic disrupted foreign buyer inflows and Chinese investment capital, which had been the main drivers of the pre-pandemic condo boom.
Please note that you will find much more detailed price analyses and forecasts in our property pack covering the real estate market in Phnom Penh.
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 extra costs should I expect when buying a condo in Phnom Penh?
What are the total transaction costs when buying a condo in Phnom Penh in 2026?
As of early 2026, total transaction costs when buying a condo in Phnom Penh typically range from 5% to 7% of the purchase price, so a $100,000 condo would carry additional costs of roughly $5,000 to $7,000.
These transaction costs in Phnom Penh generally include the 4% transfer tax (stamp duty), title registration and administrative fees, legal fees for contract review and due diligence, and document translation or notarization costs where required.
The transfer tax at 4% is usually the largest single expense for condo buyers in Phnom Penh, though properties valued up to $210,000 may qualify for full stamp duty exemptions under Cambodia's 2025 property tax incentive program.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Phnom Penh.
What hidden fees do condo buyers often overlook in Phnom Penh?
The most commonly overlooked fee that condo buyers face in Phnom Penh is the sinking fund contribution, which is a one-time or ongoing payment for major building repairs that can range from $500 to $2,000 or more at handover depending on the developer.
Other hidden fees that frequently surprise first-time condo buyers in Phnom Penh include management fee calculations based on gross area rather than liveable space (which can add 10-20% to your monthly bill), electricity markups through building management that exceed the official $0.15 per kWh rate, and extra charges for parking spaces that may not be included in the unit price.
These hidden fees typically become due at different stages: the sinking fund is usually paid at handover or during the first year, while management fee surprises only become clear once you receive your first monthly bill after moving in.
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Which neighborhoods are best for buying a condo in Phnom Penh?
What are the most popular neighborhoods for foreign condo buyers in Phnom Penh in 2026?
As of early 2026, the top three most popular neighborhoods for foreign condo buyers in Phnom Penh are BKK1 (Boeung Keng Kang 1), Tonle Bassac, and Toul Tom Poung (commonly known as the Russian Market area).
What makes these neighborhoods particularly attractive to foreign buyers in Phnom Penh is their walkable layout with established expat infrastructure, meaning you can access international restaurants, cafes, gyms, clinics, and co-working spaces without needing a car or tuk-tuk for daily errands.
The typical price range for condos in these popular foreigner-friendly neighborhoods in Phnom Penh runs from $2,000 to $3,500 per square meter, which translates to roughly $100,000 to $180,000 (400 million to 720 million KHR, or €90,000 to €162,000) for a standard one-bedroom unit.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Phnom Penh.
Which areas have the cheapest condos in Phnom Penh in 2026?
As of early 2026, the three areas with the cheapest condos in Phnom Penh are Sen Sok, Meanchey, and Dangkao, which are all located outside the traditional central core but connected by improving road infrastructure.
The typical price range for condos in these cheapest areas of Phnom Penh runs from $1,000 to $1,500 per square meter, which works out to roughly $35,000 to $65,000 (140 million to 260 million KHR, or €32,000 to €59,000) for a studio or compact one-bedroom unit.
Which neighborhoods have the best rental demand for condos in Phnom Penh in 2026?
As of early 2026, the top three neighborhoods with the best rental demand for condos in Phnom Penh are BKK1, BKK2/BKK3, and Tonle Bassac, which consistently attract long-term expat tenants working for NGOs, embassies, and multinational companies.
The typical gross rental yield range for condos in these high-demand Phnom Penh neighborhoods is 6% to 8% annually, with some well-located smaller units achieving yields above 8% due to favorable rent-to-price ratios.
The main factor driving rental demand in these Phnom Penh neighborhoods is the concentration of international organizations, diplomatic missions, and regional business headquarters within walking distance, which creates a reliable pool of tenants who prioritize convenience over price.
You can also read our detailed analysis about the rental yields for condos in Phnom Penh.
What neighborhoods should I avoid when buying a condo in Phnom Penh in 2026?
As of early 2026, condo buyers in Phnom Penh should generally approach with caution any projects that lack clear strata title documentation, buildings in severely oversupplied micro-markets with vacancy rates above 30%, and flood-prone pockets in otherwise decent districts.
The main reason these situations are considered less desirable for condo buyers in Phnom Penh is the combination of legal risk (unclear title means uncertain ownership), financial risk (oversupply depresses both rental income and resale value), and practical livability issues (flood damage and insurance complications).
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 is the condo buying process like in Phnom Penh?
What are the steps to buying a condo as a foreigner in Phnom Penh?
Buying a condo as a foreigner in Phnom Penh involves approximately six to eight main steps, depending on whether you are purchasing from a developer or through a resale transaction.
The key steps in the Phnom Penh condo buying process for foreigners include identifying a strata-title eligible unit above the ground floor, paying a reservation deposit, conducting due diligence on the developer and title status, signing the Sale and Purchase Agreement, paying according to the agreed schedule, completing the transfer tax payment, and registering the title transfer in your name.
The step that typically takes the longest or causes the most delays in Phnom Penh is the due diligence and title verification phase, especially for resale units where documentation may be incomplete or the strata title registration is still in progress.
Before starting the condo purchase process in Phnom Penh, a foreigner must prepare their valid passport, proof of funds or bank statements, and in some cases a certificate showing how purchase funds were transferred into Cambodia through official banking channels.
You can also read our blog article about what foreigners can buy and own in Phnom Penh.
How long does it take to complete a condo purchase in Phnom Penh?
A typical condo purchase in Phnom Penh takes approximately four to eight weeks from initial offer to ownership transfer for a resale unit with clean documentation, while off-plan purchases involve a quick reservation but handover depends entirely on construction completion timelines.
Factors that can significantly speed up the Phnom Penh condo purchase process include buying from a reputable developer with pre-approved strata titles and having all your funds and documents ready in advance, while delays commonly arise from incomplete seller documentation, disputes over title status, or slow government registry processing.
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What are the ongoing costs of owning a condo in Phnom Penh?
What are the typical recurring monthly condo costs in Phnom Penh in 2026?
As of early 2026, the typical total monthly condo cost in Phnom Penh, including maintenance fees, sinking fund contributions, and utilities, ranges from $120 to $350 per month (480,000 to 1,400,000 KHR, or €108 to €315) depending on unit size and air conditioning usage.
The typical monthly common area or maintenance fee in Phnom Penh ranges from $0.50 to $2.00 per square meter, which works out to roughly $25 to $150 per month (100,000 to 600,000 KHR, or €23 to €135) for a standard one or two-bedroom condo.
The typical monthly sinking fund contribution for condos in Phnom Penh is usually included within the management fee or charged as a separate small amount of $10 to $30 per month (40,000 to 120,000 KHR, or €9 to €27), though some buildings collect a larger one-time payment at handover instead.
The typical monthly utility cost for a standard condo in Phnom Penh runs from $50 to $150 per month (200,000 to 600,000 KHR, or €45 to €135), with the wide range primarily driven by how much air conditioning you use in the tropical climate.
What are the typical annual condo ownership costs in Phnom Penh in 2026?
As of early 2026, the typical total annual condo ownership cost in Phnom Penh, including property tax and insurance, ranges from $200 to $600 per year (800,000 to 2,400,000 KHR, or €180 to €540) for a standard unit valued under $200,000.
The typical annual property tax in Phnom Penh, called the Tax on Immovable Property, is 0.1% of the assessed value above the exemption threshold of approximately KHR 100 million (around $25,000), which works out to roughly $80 to $200 per year (320,000 to 800,000 KHR, or €72 to €180) for most foreign-owned condos.
The typical annual condo insurance cost in Phnom Penh ranges from $150 to $400 per year (600,000 to 1,600,000 KHR, or €135 to €360) for contents and liability coverage, though exact costs depend on your coverage level and whether the building has a master policy.
Beyond property tax and insurance, condo owners in Phnom Penh should also budget for occasional special assessments from the building management for major repairs, which can add several hundred dollars in years when significant maintenance work is required.
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.
What do expats and locals really say about buying condos in Phnom Penh?
Do most expats regret or recommend buying a condo in Phnom Penh in 2026?
As of early 2026, expat sentiment about buying condos in Phnom Penh is cautiously positive, with most long-term residents recommending purchase only if you plan to stay for several years and choose a building with strong management and clear strata title documentation.
The most common reason expats give for recommending condo ownership in Phnom Penh is the freedom from dealing with landlord negotiations and annual rent increases, combined with the ability to customize your space and build equity in a market where quality rental stock can be inconsistent.
The most common reason expats give for regretting their Phnom Penh condo purchase is buying in a building where the management company collapsed or became negligent within a few years, leading to broken lifts, dirty common areas, and declining property values that made resale nearly impossible.
What unexpected challenges do foreign condo owners face in Phnom Penh?
The most common unexpected challenge foreign condo owners face in Phnom Penh is discovering that the strata title process takes much longer than promised by the developer, sometimes leaving owners waiting years for their official ownership documentation.
Other unexpected challenges that frequently surprise foreign condo owners in Phnom Penh include difficulty reselling units in buildings with high vacancy rates, finding that building management quality deteriorates significantly after the developer hands over to a third-party company, and navigating utility billing disputes when management charges rates well above the official government tariffs.
Finally, please note that we have made a list of potential risks, scams and pitfalls when buying a new property in Phnom Penh.
Don't buy the wrong property, in the wrong area of Phnom Penh
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 Phnom Penh, 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 (Exchange Rate) | Cambodia's central bank publishes the official USD to KHR reference rate. | We used it to anchor all currency conversions in this article. We also cross-checked riel-denominated tax thresholds against current rates. |
| National Bank of Cambodia (Statistics Portal) | The central bank's own data library with RPPI and financial statistics. | We used it to confirm that Cambodia publishes a Residential Property Price Index. We referenced this for macro context on price trends. |
| IMF 2025 Article IV Report on Cambodia | Top-tier international institution with rigorous country surveillance. | We used it for high-level confirmation that Cambodia has been going through a real estate correction. We used this to frame price momentum without relying on anecdotes. |
| Knight Frank Cambodia H1 2025 | Global real estate consultancy with transparent research products. | We used it as the backbone for Phnom Penh condo supply, demand, and developer price-per-sqm benchmarks. We also used it to support the narrative shift toward real demand. |
| Global Property Guide (Cambodia) | Long-running international property research publisher that clearly attributes sources. | We used it to pin specific high-end Phnom Penh condo price levels and recent direction based on CBRE Cambodia data. We triangulated this with Knight Frank benchmarks. |
| Global Property Guide (Rental Yields) | Provides biannual rental yield data across Cambodian locations. | We used it to establish rental yield ranges for Phnom Penh condos. We cross-referenced with local market reports for accuracy. |
| DFDL Cambodia Tax Updates | Major regional law firm publishing legal and tax briefings based on official instruments. | We used it to cross-check property-related taxes and compliance timelines. We used it to avoid outdated assumptions about incentives and amnesties. |
| Grant Thornton Cambodia VAT Guide | Major global accounting firm with standardized tax explainers. | We used it to ground how VAT works in Cambodia at a high level. We used it mainly as a guardrail source rather than a pricing source. |
| Realestate.com.kh (Strata Title Guide) | Cambodia's largest property portal with structured explainers tied to local practice. | We used it to explain how foreigners can legally own condo units via strata title. We used it to build the step-by-step buying process section. |
| Realestate.com.kh (Maintenance Fees) | Mainstream local market explainer reflecting what buildings actually charge. | We used it to set a realistic service-charge range per sqm per month. We converted that into monthly payment examples for different unit sizes. |
| Realestate.com.kh (Property Tax Guide) | Summarizes Cambodia's property tax rules in buyer-friendly language. | We used it to explain the 0.1% annual Tax on Immovable Property. We used it for annual cost calculations and exemption threshold guidance. |
| Open Development Cambodia (Water Tariffs) | Republishes government service tariff documents in a trackable way. | We used it to ground water cost expectations using Phnom Penh's official utility tariff references. We used it as a public utility anchor. |
| GlobalPetrolPrices (Cambodia Electricity) | Widely used international price comparison dataset with dated updates. | We used it to anchor a realistic residential electricity baseline. We warned that condos may mark up electricity via management billing. |
| IPS Cambodia Market Trends 2025 | Established local real estate agency with detailed market analysis. | We used it for supply figures, vacancy rates, and segment-specific yield data. We cross-referenced historical market context. |
| DaBest Properties (Condo Price Ranges) | Local property agency with comprehensive project-level pricing data. | We used it to validate entry-level and mid-range price points. We cross-referenced specific development pricing for accuracy. |
| Cambodia Property Asia (2025-2026 Completions) | Property portal tracking upcoming development handovers with detailed specifications. | We used it to understand the pipeline of new supply entering the market. We referenced specific project pricing for luxury segment estimates. |
| Emerhub Cambodia Property Guide | Business services firm with practical guides for foreign investors. | We used it to verify foreign ownership structures and documentation requirements. We cross-referenced with local sources for accuracy. |
| InvestAsian (Phnom Penh Condo Guide) | International property investment publisher with regional expertise. | We used it for comparative price context and luxury segment benchmarks. We referenced their analysis of market segments. |
| The Wandering Investor (Phnom Penh Guide) | Independent investor perspective with recent on-the-ground research. | We used it for practical investor sentiment and realistic yield expectations. We referenced their critical view of advertised returns. |
| Expat.com Cambodia Forum | Timestamped archive of real expat experiences and discussions. | We used it only for the expat sentiment section, clearly labeled as anecdotal. We did not use it to set prices, taxes, or legal rules. |
| Multilaw Cambodia Real Estate Guide | International law firm network with standardized country guides. | We used it to verify stamp duty rates and ownership restrictions. We cross-referenced with local legal sources. |
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.
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