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Cambodia's property market in 2025 presents exceptional opportunities for both local and foreign investors, with affordable prices and strong rental yields outperforming many regional markets.
Current property prices range from $1,600–$3,000 per square meter for condos in Phnom Penh's central districts, while villas average $278,729 and land prices vary from $50–$500 per square meter depending on location. Rental yields reach 6–12% gross returns, particularly attractive in tourist areas like Sihanoukville and emerging coastal markets.
If you want to go deeper, you can check our pack of documents related to the real estate market in Cambodia, based on reliable facts and data, not opinions or rumors.
Cambodia's property market offers exceptional value compared to regional peers, with condo prices averaging $1,600–$3,000 per sqm in Phnom Penh and rental yields reaching 6–12%.
Foreign investors can own up to 70% of non-ground-floor condo units, while land ownership requires local partnerships or long-term leases of 15–50 years.
| Property Type | Price Range | Best Locations |
|---|---|---|
| Condos | $90,000–$250,000 | Phnom Penh BKK1, Siem Reap center |
| Villas | ~$278,729 median | Phnom Penh suburbs, Sihanoukville |
| Land (urban) | $200–$500+/sqm | Phnom Penh central districts |
| Land (emerging) | $50–$100/sqm | Kampot, Kep, Battambang |
| Rental Yields | 6–12% gross | Sihanoukville, Phnom Penh BKK1 |
| Annual Growth | 5–15% | Prime Phnom Penh locations |
| Stamp Duty | 4% (exemptions apply) | First-time buyers up to $210,000 |
What are the current average prices for different property types in Cambodia?
Condo prices in Cambodia vary significantly by location, with Phnom Penh's central districts commanding the highest premiums in 2025.
In Phnom Penh's prime areas like BKK1 and Tonle Bassac, condos average $1,600–$3,000 per square meter, with most units priced between $90,000–$250,000. Luxury condos in these central locations can exceed $500,000, particularly those with river views or premium amenities.
Villas represent the upper tier of Cambodia's residential market, with a median price of approximately $278,729 as of September 2025. Luxury villas in premium locations command over $4,000 per square meter, while townhouses typically average around $400,000.
Land prices show the most dramatic variation across Cambodia. Urban land in Phnom Penh averages $200–$500+ per square meter, while emerging coastal areas like Kampot and Kep offer land at $50–$100 per square meter. Sihanoukville's prime beachfront locations reach $1,800–$2,400 per square meter.
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How do property prices vary between major Cambodian cities?
Phnom Penh maintains its position as Cambodia's most expensive property market, with significant price gaps compared to secondary cities.
| City | Condo Price ($/sqm) | Key Areas |
|---|---|---|
| Phnom Penh | $1,600–$3,000 | BKK1, Tonle Bassac, Chroy Changvar |
| Siem Reap | $2,000–$3,000 | City center, near Angkor Wat |
| Sihanoukville | $1,000–$3,000 | Beachfront areas, city center |
| Kampot | $800–$1,500 | Riverside, old quarter |
| Battambang | $600–$1,200 | Central districts |
| Kep | $1,000–$2,000 | Beachfront, hillside villas |
What is the typical cost per square meter in central versus emerging areas?
Central areas in Phnom Penh command premium prices of $2,000–$4,000 per square meter for condos, while emerging zones offer substantial value opportunities.
Phnom Penh's established central districts like BKK1, Daun Penh, and 7 Makara maintain the highest per-square-meter costs due to proximity to business districts, international schools, and established infrastructure. These areas consistently command $2,000–$4,000 per square meter for quality condos.
Emerging zones within Phnom Penh, including Russian Market, Chbar Ampov, and Toul Kork, offer significantly lower entry points at $1,200–$1,600 per square meter. These areas provide strong rental yields while still maintaining good connectivity to central business districts.
Secondary cities present even more attractive pricing, with Siem Reap and Sihanoukville condos ranging $1,500–$2,200 per square meter. Provincial towns like Kampot and Battambang offer land at exceptionally low prices of $50–$100 per square meter, making them attractive for long-term development plays.
What additional costs should property buyers anticipate in Cambodia?
Cambodia's property transaction costs remain relatively favorable for buyers, particularly first-time purchasers in 2025.
Stamp duty represents the primary transaction cost at 4% of property value, though significant exemptions apply through 2025. First-time buyers purchasing properties up to $210,000 receive complete stamp duty exemptions, while discounts apply for higher-priced properties and second purchases.
Annual property tax is minimal at 0.1% of property value, with capital gains tax deferred for individual investors. Unused land tax applies at 2% annually but is waived for holdings under 5 hectares, making it irrelevant for most residential investors.
Ongoing maintenance costs typically range $1–$2 per square meter monthly, depending on property type and location. Administrative registration and permit fees vary by property type and location but remain modest compared to regional standards.
Professional fees including legal representation, property inspections, and translation services typically add 1-2% to total acquisition costs.
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What are the available financing options and current mortgage rates?
Cambodian banks offer competitive home loans with rates ranging 6.6–8% for the first two years, with longer-term refinancing at 7.75–7.99%.
Local banks typically finance up to 70–80% of property value for qualifying borrowers. Major lenders including Maybank Cambodia, RHB Bank, and ABA Bank provide structured loan products with initial promotional rates followed by market-based adjustments.
Foreign investors face higher borrowing costs at 7–10% and must meet stricter qualification requirements including higher down payments and income verification. Many international buyers rely on developer financing, though these arrangements typically offer less flexibility than traditional bank loans.
Alternative financing through property developers has become increasingly common, particularly for pre-construction purchases. These arrangements often feature deferred payment schedules but may include higher overall costs compared to bank financing.
Cash purchases remain prevalent in Cambodia's property market, with many investors leveraging the country's relatively low property prices to acquire multiple units without financing.
How do rental yields differ between short-term and long-term rental strategies?
Cambodia's rental market offers attractive yields for both short-term and long-term strategies, with gross yields reaching 6–12% depending on location and property type.
Short-term rental yields peak at 6–12% gross returns, with the highest performance in tourist-heavy locations like Sihanoukville, Kep, and Kampot. These coastal markets benefit from growing domestic tourism and returning international visitors, particularly in beachfront and boutique accommodation segments.
Long-term rental yields typically range 6–8%, offering more stable returns with lower management requirements. Phnom Penh's established districts including BKK1, Tonle Bassac, and Chroy Changvar provide consistent tenant demand from expatriate families, NGO workers, and local professionals.
Emerging areas like Russian Market and Chbar Ampov in Phnom Penh offer compelling long-term rental opportunities with yields toward the higher end of the range due to growing urban development and improving infrastructure connectivity.
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Which areas offer the best returns for different rental strategies?
Short-term rental strategies perform best in Cambodia's coastal and cultural tourism centers, while long-term strategies excel in Phnom Penh's established residential districts.
For short-term rentals, Sihanoukville leads with beachfront properties capturing premium rates from domestic and international tourists. Kep and Kampot provide emerging opportunities with lower competition and growing visitor numbers. Siem Reap maintains steady short-term demand due to Angkor Wat tourism, though seasonal variations require careful management.
Long-term rental strategies achieve optimal returns in Phnom Penh's BKK1, Tonle Bassac, Chroy Changvar, and Toul Kork districts. These areas maintain high occupancy rates due to stable expatriate communities, international school proximity, and established business districts.
Mixed-use strategies work particularly well in Phnom Penh's emerging districts, where properties can serve short-term guests during peak seasons and long-term tenants during quieter periods. This approach maximizes annual yields while reducing vacancy risks.
What is the potential for capital appreciation across different regions?
Cambodia's secondary cities and emerging coastal areas show the strongest capital appreciation potential, with annual growth forecasts of 6–8% in established markets.
Kampot and Kep represent the highest growth potential due to improving infrastructure, government development initiatives, and growing recognition as lifestyle destinations. These markets benefit from relatively low current valuations with significant upside as accessibility improves.
Phnom Penh remains stable with projected annual appreciation of 6–8%, driven by continued urbanization and economic development. Central districts maintain steady growth while emerging suburbs offer higher percentage gains from lower starting points.
Sihanoukville faces mixed prospects, with beachfront properties showing strong potential while inland areas require careful evaluation due to oversupply concerns in certain segments. Siem Reap's appreciation depends heavily on tourism recovery and infrastructure development around Angkor Wat.
Infrastructure projects including the Phnom Penh-Sihanoukville expressway and planned SEZ developments create appreciation opportunities along transport corridors and in previously remote areas.
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 current property prices compare to five years ago?
Cambodia's property market has experienced significant growth over the past five years, with prime Phnom Penh condo prices rising from approximately $1,460 per square meter in 2019 to $2,650+ in 2025.
This represents an annualized growth rate of 12–15% in Phnom Penh's city-center locations, substantially outperforming most regional markets. The growth accelerated particularly in 2024-2025 as markets recovered from earlier stagnation periods.
Most prime areas have experienced 5–10% annual growth since 2024, with secondary cities showing similar or higher percentage gains from lower starting points. Coastal areas like Kep and Kampot have seen even more dramatic appreciation as they emerged from very low baseline valuations.
Villa and land markets have shown particularly strong performance, with luxury villa prices increasing significantly as demand from high-net-worth individuals and expatriate investors has grown. Land prices in emerging areas have multiplied as development has expanded beyond traditional urban centers.
What are the projected price trends for the next one, five, and ten years?
Cambodia's property market is projected to maintain steady growth with annual appreciation of 6–8% in established markets over the next decade.
One-year projections through 2026 suggest continued momentum in prime locations, with Phnom Penh central districts expected to maintain 6–8% growth while emerging areas may achieve 8–12% appreciation as infrastructure projects complete.
Five-year forecasts indicate sustained growth driven by continued urbanization, with Cambodia's young population and growing middle class supporting residential demand. Secondary cities are expected to outperform percentage-wise as connectivity and development improve.
Ten-year projections remain optimistic based on Cambodia's economic fundamentals, though growth rates may moderate as the market matures. Infrastructure development, regional economic integration, and political stability will be key factors determining long-term appreciation potential.
Government policies supporting real estate investment and foreign ownership are expected to continue, maintaining Cambodia's competitive position in the regional investment landscape.
How does Cambodia's real estate market compare to other Southeast Asian cities?
Cambodia offers exceptional value compared to major Southeast Asian property markets, with significantly lower entry costs and superior rental yields.
| City | Center Price ($/sqm) | Gross Yields (%) | Monthly Cost of Living |
|---|---|---|---|
| Phnom Penh | $2,650 | 6–8 | $829 |
| Ho Chi Minh City | $3,500 | 4–5 | $1,012 |
| Bangkok | $5,000 | 3–4 | $992 |
| Manila | $3,200 | 4–5 | $1,000+ |
Cambodia's combination of low entry costs, high yields, and favorable cost of living creates compelling investment opportunities for both lifestyle and investment purposes. While capital appreciation rates may be lower than more mature markets, the enhanced yields and lower competition provide balanced risk-adjusted returns.
What are the legal considerations for foreign investors in Cambodia?
Foreign property ownership in Cambodia follows specific regulations that allow condo ownership while restricting direct land ownership.
Foreigners can own up to 70% of non-ground-floor condo units in any building through strata title arrangements. This provides clear legal ownership with full rights to buy, sell, rent, and transfer properties without Cambodian partnership requirements.
Land ownership requires Cambodian partnerships through local companies with at least 51% Cambodian ownership, or long-term lease arrangements spanning 15–50 years. Many investors utilize trust structures and nominee arrangements for more complex holdings, though these require careful legal structuring.
Visa policies support foreign property ownership with cost-effective long-term visas available and no border run requirements. This facilitates remote ownership and management for international investors.
Legal due diligence is essential, particularly for land-based investments and nominee structures. Engaging qualified local legal counsel helps navigate regulatory requirements and ensures proper documentation for all transactions.
It's something we develop in our Cambodia property pack.
How does Cambodia's cost of living influence property values and rental demand?
Cambodia's significantly lower cost of living compared to regional neighbors drives strong rental demand and supports property values across multiple market segments.
Monthly living costs in Phnom Penh average $829 compared to $992 in Bangkok and $1,012 in Ho Chi Minh City, making Cambodia particularly attractive for retirees, digital nomads, and expatriate workers seeking affordable lifestyle options.
Lower living costs enable higher effective rental yields as tenants can afford premium properties while maintaining overall budget advantages. This supports both luxury and mid-market rental segments, creating diverse investment opportunities.
The cost differential particularly benefits retirees and remote workers, creating sustained demand for quality residential properties in established expat areas. This demographic typically seeks longer-term rentals, providing stable tenant bases for investors.
As Cambodia's economy matures and urbanization increases, demand continues growing across affordable and luxury segments. Rising local incomes combined with continued international interest creates a expanding market supporting both rental demand and property value appreciation.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Cambodia's property market in 2025 offers exceptional value propositions with condo prices averaging $1,600–$3,000 per square meter in prime locations and rental yields reaching 6–12%.
Foreign investors benefit from clear ownership rights for condos, competitive financing options, and significantly lower costs compared to regional markets, making Cambodia an attractive emerging market destination.
Sources
- Cambodia Price Forecasts - BambooRoutes
- Average House Price in Cambodia - BambooRoutes
- Phnom Penh Price Forecasts - BambooRoutes
- Cambodia Buy Property - BambooRoutes
- IPS Cambodia Investment Destination 2025
- Foreign Ownership Laws Cambodia
- Buying Property as a Foreigner - EmerHub
- Condo Prices Phnom Penh - BambooRoutes
- Cambodia Price History - Global Property Guide
- Cambodia 2025 Property Tax Incentives