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Sihanoukville's property market offers diverse investment opportunities with condos starting from $40,000 and villas from $129,000.
As of September 2025, the Cambodian coastal city has stabilized after volatile price fluctuations, with rental yields reaching 8-10% for well-positioned condos and beachfront properties commanding premium prices up to $1 million or more.
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.
Sihanoukville property prices range from $40,000 for city-center condos to over $1 million for beachfront villas, with gross rental yields of 8-10% possible in prime locations.
The market has stabilized after previous volatility, making it suitable for long-term investors seeking higher yields than established regional markets like Bangkok or Phuket.
| Property Type | Price Range | Typical Yield |
|---|---|---|
| City Center Condo | $40,000 - $80,000 | 8-10% |
| Beachfront Condo | $80,000 - $220,000 | 6-8% |
| Shophouse | $150,000 - $500,000 | 5-7% |
| Villa | $129,000 - $1,000,000+ | 4-6% |
| Land (Locals Only) | $10 - $3,000 per m² | N/A |
| Studio/1-bed Condo | $40,000 - $80,000 | 8-12% |
| 2-bed Condo | $100,000 - $160,000 | 7-9% |
What's your main goal in Sihanoukville—live there, rent it out, or buy to resell later?
Your investment goal determines which property type and location make the most financial sense in Sihanoukville's current market.
If you want to live in Sihanoukville, condos offer the most accessible entry point starting from $40,000 for city-center units, while villas begin at $129,000 and provide more space with beach access and modern amenities.
For rental income, Sihanoukville condos can generate gross yields of 8-10% as of September 2025, but location and ongoing oversupply heavily influence actual returns. Short-term vacation rentals near beaches command $30-$90 per night, while long-term rentals for 2-bedroom units range from $700-$1,000 monthly.
Resale and flipping strategies carry higher risk due to legal restrictions for foreigners and recent price stabilization after previous market volatility. Short-term speculative gains are particularly risky, making 3+ year holding periods the safer approach for appreciation-focused investments.
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Which property type works best—condo, villa, shophouse, or land?
Condos offer the most straightforward path for foreign buyers in Sihanoukville, with direct ownership rights above ground floor and up to 70% foreign ownership per project.
Condo prices range from $1,000-$3,500 per square meter, with high-end units typically priced at $1,400-$2,500 per square meter. Studios and 1-bedroom units (30-40 square meters) cost $40,000-$80,000, while 2-bedroom condos (50-70 square meters) range from $100,000-$160,000.
Villas provide better appreciation potential and lifestyle benefits, ranging from $129,000 to over $1 million for beachfront luxury properties. However, foreign ownership requires complex legal structures including nominee arrangements or long-term leases.
Shophouses cost $150,000-$500,000 and work well for business-investment combinations, but location determines success more than other property types. Land ownership remains restricted to Cambodian nationals, though foreigners can access long-term leases or use nominee structures.
Many investors start with condos for legal simplicity, then consider villas if appreciation numbers justify the additional complexity.
Which neighborhoods should you target and why?
Beachfront areas including Otres, Sokha, Independence, and Victory Beaches command premium prices and offer the strongest appreciation potential.
Properties in these beachfront locations start around $100,000 and can exceed $1 million for luxury developments. These areas attract vacation rental demand and benefit from tourism infrastructure, making them suitable for both lifestyle and investment purposes.
City center neighborhoods provide the most affordable entry point with condos priced $40,000-$100,000. These areas maintain steady demand from local workers and mid-market expats, offering consistent rental income potential though lower appreciation rates.
Port-adjacent areas suit logistics and industrial business investments but offer limited residential appeal unless targeting worker housing. Suburban areas and Ream District represent emerging growth opportunities with lower entry prices but higher risk-reward profiles.
Location choice should align with your investment timeline—beachfront for premium appreciation and lifestyle, city center for immediate cash flow, and suburban for long-term development plays.
What size and layout do you need, and what's your minimum standard?
Your property size requirements depend on whether you're prioritizing rental income efficiency, lifestyle comfort, or resale potential.
Studios and 1-bedroom units (30-40 square meters) work best for rental income generation, with purchase prices of $40,000-$80,000 offering higher yield percentages due to lower acquisition costs.
2-bedroom condos (50-70 square meters) priced $100,000-$160,000 appeal to families and generate higher absolute rental income, though yields may be slightly lower on a percentage basis.
Villas typically offer 120+ square meters interior space with 3+ bedrooms and private outdoor areas including pools. These properties start above $350,000 and provide the best lifestyle experience and long-term appreciation potential.
For rental properties, focus on efficient layouts with quality finishes and amenities like pools, gyms, and security. For personal residence, prioritize outdoor space, build quality, and proximity to beaches or city amenities based on your lifestyle preferences.
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What's your total budget including all fees and taxes?
Property acquisition in Sihanoukville involves several additional costs beyond the purchase price that can add 5-8% to your total investment.
Transfer tax costs 4% of the property value and applies to all transactions. Legal and agent fees typically range 1-3% of purchase price, while due diligence costs start around $1,000 for property verification and legal checks.
Budget ranges by property type include condos from $40,000-$300,000, villas from $129,000 to over $1 million for beachfront luxury, and shophouses from $150,000-$500,000.
Ongoing costs include HOA fees of $1-$2 per square meter monthly for condos, villa maintenance costs of 1-2% of property value annually, and utilities ranging $100-$300+ monthly depending on usage patterns.
Consider creating line-item estimates for different scenarios to understand true total cost of ownership and ensure your budget accommodates both acquisition and ongoing expenses.
How will you finance your purchase—cash or mortgage?
Most foreign property transactions in Sihanoukville require cash payment due to limited mortgage availability for non-residents.
Local mortgage options exist but typically require 30%+ down payment, carry interest rates of 7-10%, and offer terms of 10-20 years. These options are evolving, with some partnerships offering limited financing to qualified foreign buyers.
Cambodian nationals have access to broader mortgage options with potentially better rates and terms. Some developers offer payment plans or owner financing arrangements, particularly for larger villa or development projects.
Cash purchases provide negotiating advantages and faster closing timelines, which can be crucial in competitive situations or when seeking distressed property deals.
If considering financing, factor mortgage payments into your rental yield calculations and ensure monthly payment obligations align with expected rental income and personal financial capacity.
What features and ongoing costs fit your lifestyle if living there?
Living in Sihanoukville requires careful consideration of amenities, infrastructure quality, and ongoing expenses that vary significantly by neighborhood and property type.
Essential amenities include reliable pools, gym facilities, 24-hour security, and proximity to beaches or city center depending on your lifestyle preferences. Internet quality, noise levels, and traffic patterns can vary dramatically between developments.
Monthly HOA fees for condos typically cost $1-$2 per square meter, so a 60-square-meter unit might incur $60-$120 monthly in management fees. Villa maintenance costs approximately 1-2% of property value annually, or $2,500-$5,000 yearly for a $250,000 villa.
Utility costs depend heavily on air conditioning usage and property size, ranging from $100 for efficient condos to $300+ monthly for larger villas with pools. Water and internet services are additional monthly expenses.
Consider communal infrastructure quality, backup power systems, water reliability, and proximity to international schools, hospitals, and shopping when evaluating lifestyle fit and ongoing costs.
What rental rates and yields are realistic by area and property type?
Sihanoukville rental markets vary dramatically by location, property type, and target tenant demographic as of September 2025.
| Property Type | Short-term Rate (per night) | Long-term Rate (per month) |
|---|---|---|
| Beach Condo (1-bed) | $30-$50 | $400-$600 |
| Beach Condo (2-bed) | $50-$70 | $700-$900 |
| City Center Condo (1-bed) | $25-$40 | $300-$500 |
| City Center Condo (2-bed) | $40-$60 | $500-$700 |
| Beachfront Villa (3-bed) | $90-$150 | $1,000-$1,500 |
| Shophouse (commercial) | N/A | $800-$1,200 |
| Luxury Villa (4+ bed) | $150-$300 | $1,500-$2,500 |
Gross rental yields of 8-10% are achievable for well-positioned condos, but net yields after management fees, maintenance, vacancy periods, and taxes typically range 5-7%.
Occupancy rates depend heavily on project quality, marketing, and seasonal demand fluctuations. Conservative planning should assume 60-70% annual occupancy for short-term rentals and 80-90% for long-term arrangements.
It's something we develop in our Cambodia property pack.
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's your timeframe and budget for flipping properties?
Property flipping in Sihanoukville requires longer timeframes and careful market analysis due to recent volatility and persistent oversupply conditions.
Successful flips typically require minimum 3-year holding periods for stable appreciation, as quick flips risk minimal or negative margins after taxes and transaction fees. The market's recent price stabilization makes aggressive short-term speculation particularly risky.
Renovation budgets vary dramatically by property condition and target market. Cosmetic improvements for condos might cost $10,000-$20,000, while comprehensive villa renovations can exceed $50,000-$100,000 depending on scope and quality levels.
Focus on hyper-local comparable sales data, as prices and demand can vary significantly even within the same neighborhood. Otres Beach area shows potential for value-add renovations, while city center properties offer volume opportunities at lower price points.
Factor in 4% transfer tax, 1-3% agent fees, renovation costs, carrying costs, and potential capital gains taxes when calculating minimum required appreciation for profitable flips.
What are current purchase prices across different areas?
Sihanoukville property prices as of September 2025 show clear segmentation between budget-friendly, emerging, and premium areas.
City center condos represent the most accessible entry point with best deals around $40,000, typical prices near $60,000, and stretch purchases up to $80,000 for premium units with superior amenities.
Beachfront condos command significant premiums with entry-level properties around $80,000, typical purchases at $120,000, and luxury units reaching $220,000 or higher for prime beachfront locations with resort-style amenities.
Villa prices show the widest range from $129,000 for basic suburban properties to over $1 million for beachfront luxury developments with private beach access, infinity pools, and premium finishes.
Shophouses offer business-investment combinations from $150,000 in emerging areas to $500,000 for prime commercial locations. Land prices for Cambodian nationals range from $10 per square meter in suburban areas to $3,000 per square meter for prime beachfront parcels.
How have prices changed recently and what are the smartest buys?
Sihanoukville property prices experienced significant volatility over the past five years before stabilizing in 2024-2025.
Prices spiked dramatically during 2021-2023 driven by Chinese investment and development activity, then corrected in 2024 due to oversupply concerns and changing economic conditions. The past year has shown modest 3-7% growth in key areas, particularly near infrastructure improvements and tourism developments.
Current smart buying opportunities include Ream District properties for long-term growth potential, mid-market condos in emerging areas for rental income generation, and select beachfront properties for premium appreciation prospects.
Value opportunities exist in well-located properties from developers needing liquidity, completed projects with slow sales, and quality resale units from early investors. Focus on properties with clear legal title, established management, and proximity to infrastructure developments.
Avoid speculative purchases in oversupplied areas, incomplete projects with uncertain completion timelines, and properties with complex legal structures unless you have expert local guidance.
What's the outlook for Sihanoukville property over 1, 5, and 10 years?
Sihanoukville's property market outlook depends on tourism recovery, infrastructure development, and China's Belt and Road Initiative investments in the region.
The 1-year outlook shows modest appreciation potential with growth driven by tourism rebound and sustainable development projects. Market stability has improved significantly compared to previous volatility periods.
The 5-year projection anticipates continued gradual growth supported by foreign direct investment, infrastructure improvements, and Cambodia's economic development. Belt and Road projects could accelerate development if implemented successfully.
The 10-year outlook positions Sihanoukville as potentially rivaling Vietnam's Da Nang or becoming a major regional logistics and tourism hub, assuming successful urban planning and infrastructure execution.
Compared to regional markets, Sihanoukville offers higher risk-reward profiles than established destinations like Bangkok or Phuket, with higher potential yields and lower entry costs but greater volatility and regulatory complexity.
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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.
Sihanoukville's property market offers diverse opportunities from $40,000 condos to million-dollar beachfront villas, with rental yields reaching 8-10% in prime locations.
Success depends on matching your goals with appropriate property types, understanding legal requirements for foreign ownership, and focusing on long-term growth rather than speculative gains.
Sources
- BambooRoutes - Sihanoukville Property Investment Guide
- IPS Cambodia - Sihanoukville Condo Market Trends 2025
- BambooRoutes - Sihanoukville Property Market Analysis
- World Bank - Cambodia Infrastructure Development
- RealEstate.com.kh - Sihanoukville Infrastructure Investment
- DFDL - Investment Strategies in Sihanoukville
- Chulalongkorn University - Cambodia Real Estate Research
- Cambodia Property Asia - Sihanoukville Buy Guide
-Can Foreigners Buy Property in Sihanoukville? Complete Legal Guide
-Sihanoukville Property Market Forecast 2025-2030
-Market Outlook: Is Sihanoukville Ready for Growth?
-Average Price Per Square Meter in Sihanoukville by District
-Average Rental Prices in Sihanoukville: Complete Analysis