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
If you're a foreigner thinking about buying property in Siem Reap, you're probably wondering what you can legally own, what workarounds exist, and what mistakes to avoid.
This guide breaks down everything you need to know about foreign property ownership in Siem Reap as of the first half of 2026, from visa requirements to closing costs to mortgage options.
We constantly update this blog post with the latest regulations, tax rates, and market data so you always have current information.
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 Siem Reap.
Insights
- Siem Reap has only 589 strata-titled condo units across just four projects, making "true foreign ownership" options extremely limited compared to Phnom Penh.
- The 70% foreign ownership cap in co-owned buildings means some Siem Reap condos may already be unavailable for foreign registration, even if the unit itself qualifies.
- Foreigners cannot own land in Cambodia at all, so the 3,849 landed houses across 27 projects in Siem Reap require lease, trust, or company structures.
- Mortgage rates for foreigners in Siem Reap in January 2026 range from about 6.5% to 10% per year depending on the bank and borrower profile.
- Closing costs in Siem Reap typically run between 5% and 8% of the purchase price, with the 4% stamp tax being the largest single expense.
- Annual property tax in Siem Reap is just 0.1% of assessed value above 100 million Cambodian riel (around 25,000 USD), making holding costs quite low.
- Buying property in Siem Reap does not give you any automatic path to Cambodian residency or citizenship, so you must plan immigration separately.
- Properties within 10 kilometers of Siem Reap city center have historically performed better for resale and rental than those farther out.
What can I legally buy and truly own as a foreigner in Siem Reap?
What property types can foreigners legally buy in Siem Reap right now?
Foreigners in Siem Reap can legally buy and own strata-titled condominium units in registered co-owned buildings, but they cannot own landed properties like villas, townhouses, or borey houses in their own name.
The most important legal condition is that you can only own units above the ground floor, and the building must stay within the 70% foreign ownership cap set by Cambodia's 2010 foreign condo ownership law.
For landed homes, foreigners commonly use long-term leases (often 15 to 50 years), trust structures registered under Cambodia's Trust Law, or Cambodian company arrangements to gain legal exposure to property without directly owning the land.
Siem Reap has a very small condo market with only about 589 units across four projects (ST Premier Residence, Rose Apple, The Sky Park, and Angkor Grace), so many "condo-like" products you'll see advertised are actually serviced apartments or lease contracts rather than true strata titles.
Finally, please note that our pack about the property market in Siem Reap is specifically tailored to foreigners.
Can I own land in my own name in Siem Reap right now?
No, foreigners cannot own land in Cambodia in their own personal name, and this applies to all types of land in Siem Reap whether it's for a villa, borey townhouse, shophouse, or any other landed property.
The most common legal alternative is a long-term lease arrangement, where you lease the land and building from a Cambodian owner for 15 to 50 years with renewal options, giving you secure usage rights without technically owning the land.
Another option is a trust structure under Cambodia's Trust Law, where a registered Cambodian trust holds the land while you hold beneficial rights, though this requires specialist legal advice and is more complex than a straightforward lease.
By the way, we cover everything there is to know about the land buying process in Siem Reap here.
As of 2026, what other key foreign-ownership rules or limits should I know in Siem Reap?
As of early 2026, the most important additional rule is that foreign ownership in any co-owned building is capped at 70% of total units, so even if your chosen unit qualifies, you may be blocked from registration if the building has already reached its quota.
This 70% cap is particularly relevant in Siem Reap because with only 589 condo units across four projects, the eligible pool is small and popular buildings can fill their foreign quota quickly.
For property registration, foreigners must provide passport documentation and be legally present in Cambodia at signing, and for anything beyond a simple condo purchase you'll likely need to set up a local tax identification for transfer taxes and ongoing compliance.
There are no major regulatory changes specifically announced for 2026, but Cambodia has been issuing ongoing clarifications on tax implementation (particularly for leases and stamp duties), so confirming current rules at signing time is essential.
What's the biggest ownership mistake foreigners make in Siem Reap right now?
The single biggest mistake is believing that buying a villa or borey house gives you ownership equivalent to freehold title, when in reality you only have contractual rights or a lease rather than registered land ownership in your name.
If you make this mistake in Siem Reap, you may discover years later that you don't actually control the asset the way you thought, and in a dispute you could lose both the property and your investment with limited legal recourse.
Other classic pitfalls include buying a "condo" that turns out to be a serviced apartment without proper strata title, not verifying whether the building has hit its 70% foreign quota, and using informal nominee arrangements with a Cambodian name on the title that leave you with no enforceable rights.
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 visa or residency status changes what I can do in Siem Reap?
Do I need a specific visa to buy property in Siem Reap right now?
You don't need a special "property buyer visa" to purchase in Siem Reap, and many foreigners begin viewing properties on a standard tourist visa, though you must be legally in Cambodia when you sign and close the transaction.
The most common administrative hurdle is opening a Cambodian bank account, which typically requires longer-stay documentation beyond a tourist visa, and this can slow down the payment and closing process if you haven't planned ahead.
You don't necessarily need a local tax ID before signing a deal, but you should assume you'll need to be registered in the tax system for paying transfer taxes, ongoing property tax, and rental income compliance if you plan to rent the property out.
A typical document set for a foreign buyer in Siem Reap includes your passport with valid entry stamp, proof of funds, the signed sale and purchase agreement, and any power of attorney documents if you're completing steps remotely.
Does buying property help me get residency and citizenship in Siem Reap in 2026?
As of early 2026, buying residential property in Cambodia does not give you any automatic path to residency or citizenship, so you should treat the property purchase and your immigration status as two completely separate decisions.
Cambodia does not have a formal "golden visa" program where a property investment directly qualifies you for residency, unlike some other Southeast Asian countries.
If you want to stay long-term, you'll need to pursue other pathways such as a business visa with extensions, a retirement arrangement, or employment-based residency, and you should plan these independently of your property purchase.
We give you all the details you need about the different pathways to get residency and citizenship in Siem Reap here.
Can I legally rent out property on my visa in Siem Reap right now?
Your visa status generally doesn't prevent you from renting out property you legally own in Siem Reap, but you must handle the rental income in a tax-compliant way according to Cambodian law.
You don't need to live in Cambodia to rent out your property, and many foreign owners manage rentals remotely using local property managers, especially for short-stay tourist rentals near the Angkor Wat temple complex.
The most important thing to know is that rental income is taxable in Cambodia, and if your tenant is a registered business, they may be required to withhold tax (commonly 10%) on the rent, so your lease agreement needs to clearly specify whether rent is quoted gross or net of withholding.
We cover everything there is to know about buying and renting out in Siem Reap here.
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How does the buying process actually work step-by-step in Siem Reap?
What are the exact steps to buy property in Siem Reap right now?
The standard sequence for buying a condo in Siem Reap is: confirm the building has proper strata titles, check foreign quota availability, reserve with a booking fee, negotiate the sale and purchase agreement, conduct due diligence on title and developer, pay transfer taxes, and then register the ownership transfer with authorities.
You should plan to be physically present in Siem Reap at least once for bank account opening, document signing, and property inspection, though some later steps can be completed via a properly drafted power of attorney.
The deal typically becomes legally binding when you sign the sale and purchase agreement and pay the deposit, though the exact binding moment can vary based on contract terms, so you should have a lawyer review this before signing anything.
From accepted offer to final title registration in Siem Reap, expect the process to take anywhere from four to twelve weeks depending on how quickly you can complete due diligence, arrange funds, and navigate the registration office.
We have a document entirely dedicated to the whole buying process our pack about properties in Siem Reap.
Is it mandatory to get a lawyer or a notary to buy a property in Siem Reap right now?
Using a lawyer is not always legally mandatory for every property purchase in Siem Reap, but for foreigners it's the smart default because the legal complexity around land restrictions and ownership structures creates real risk if you get something wrong.
In Cambodia, a notary primarily handles document authentication and witnessing signatures, while a lawyer can review the entire transaction structure, verify that your rights are enforceable, and flag problems before you commit your money.
If you hire a lawyer, make sure their scope explicitly includes verifying the seller's title, confirming foreign ownership eligibility for condos, reviewing all contract terms in both Khmer and English, and advising on tax obligations at closing.
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 checks should I run so I don't buy a problem property in Siem Reap?
How do I verify title and ownership history in Siem Reap right now?
The official authority for verifying title in Siem Reap is the Cadastral Office under the Ministry of Land Management, Urban Planning and Construction, where property ownership records are registered and can be checked.
For condos, you should request proof of strata title (not just a master title or developer promise), and for landed properties you need to confirm whether the seller holds a "hard title" (fully registered with the national cadastre) or only a "soft title" (locally recognized but not nationally registered).
A reasonable look-back period for ownership history in Siem Reap is at least ten years, which helps you spot any irregular transfers, disputes, or gaps in the chain of ownership.
One clear red flag that should stop or pause your purchase is discovering multiple claims to the same property, unresolved inheritance disputes, or any indication that the property was used as collateral for a loan that hasn't been discharged.
You will find here the list of classic mistakes people make when buying a property in Siem Reap.
How do I confirm there are no liens in Siem Reap right now?
The standard way to confirm there are no liens or encumbrances is to have your lawyer request a title search at the Cadastral Office and ask the seller for a written declaration that the property is free of any mortgages, pledges, or claims.
The most common type of encumbrance to ask about in Siem Reap is a bank mortgage or loan secured against the property, since many developers and individual sellers may have used the property as collateral for financing.
The best proof of lien status is an official certificate or letter from the Cadastral Office confirming the property is not registered as security for any loan, combined with a written seller warranty in the purchase contract that you can enforce if undisclosed liens appear later.
How do I check zoning and permitted use in Siem Reap right now?
The authority for checking zoning and permitted use in Siem Reap is the local district or commune office along with the provincial Department of Land Management, where land use classifications and any development restrictions are recorded.
The key document to request is the property's land use certificate or a written confirmation from local authorities stating the current zoning classification and what activities are permitted on the property.
A common pitfall foreign buyers miss in Siem Reap is purchasing near the Angkor Archaeological Park or other protected cultural zones without realizing that strict development and use restrictions apply, which can block renovations or short-term rental operations you may have planned.
Buying real estate in Siem Reap 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.
Can I get a mortgage as a foreigner in Siem Reap, and on what terms?
Do banks lend to foreigners for homes in Siem Reap in 2026?
As of early 2026, yes, some Cambodian banks do lend to foreigners for home purchases, but eligibility is stricter and terms are often less favorable than what Cambodian nationals receive.
Foreign borrowers in Siem Reap typically see loan-to-value ratios ranging from 50% to 70%, meaning you'll need to bring at least 30% to 50% of the purchase price as a down payment.
The most common eligibility factor is whether you have Cambodia-based income or employment, since banks are much more comfortable lending when they can verify local earnings rather than relying solely on overseas income documentation.
You can also read our latest update about mortgage and interest rates in Cambodia.
Which banks are most foreigner-friendly in Siem Reap in 2026?
As of early 2026, the banks most commonly mentioned as foreigner-friendly for mortgages in Siem Reap are ABA Bank, ACLEDA Bank, and RHB Cambodia, with Canadia Bank also offering home loan products.
What makes these banks more accessible is that they publicly advertise mortgage products with clear terms, offer USD-denominated loans (reducing currency risk for foreigners), and have English-speaking staff who can process international documentation.
Whether these banks will lend to non-residents varies by case; having local residency or Cambodia-based income significantly improves your chances, while purely overseas-based applicants may face additional requirements or outright rejection.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Siem Reap.
What mortgage rates are foreigners offered in Siem Reap in 2026?
As of early 2026, foreigners in Siem Reap can expect mortgage interest rates ranging from about 6.5% to 10% per year on USD loans, depending on the bank, promotional periods, and the strength of your application.
Most Cambodian mortgage products are effectively variable or repriced periodically after an initial fixed period, so a "fixed rate" loan often means fixed for two to three years before adjusting, and promotional rates around 6.5% may step up to 8% or higher after the intro period ends.
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 will taxes, fees, and ongoing costs look like in Siem Reap?
What are the total closing costs as a percent in Siem Reap in 2026?
For a typical resale property purchase in Siem Reap in January 2026, you should budget total closing costs of about 5% to 8% of the purchase price.
This range covers most standard transactions, though if you're buying new from a developer and VAT applies to the building component, your total can climb to 8% to 15% depending on how the contract is structured.
The main fee categories that make up closing costs in Siem Reap are stamp duty (transfer tax), registration and administrative fees, legal review and translation costs, agent commission (depending on who pays), and potentially VAT on new builds.
The single biggest contributor is almost always the stamp tax at 4% of the higher of the contract price or government-assessed value, which alone accounts for more than half of typical closing costs.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Siem Reap.
What annual property tax should I budget in Siem Reap in 2026?
As of early 2026, the annual property tax (called Tax on Immovable Property or TOIP) in Siem Reap is 0.1% of the assessed value above 100 million Cambodian riel (roughly 25,000 USD), which means a property assessed at 100,000 USD would owe about 75 USD per year (around 70 EUR).
The tax is calculated as a flat percentage of the assessed value above the threshold, not the price you paid, and the assessed value is determined by tax authorities rather than your purchase contract, so your actual bill may differ from a simple calculation based on purchase price.
How is rental income taxed for foreigners in Siem Reap in 2026?
As of early 2026, rental income in Cambodia is taxable and foreign landlords should expect an effective rate that depends on their tax residency status and how the lease is structured, with 10% withholding tax commonly applying when the tenant is a registered business.
The basic compliance requirement is that if your tenant is a registered Cambodian company, they will typically withhold 10% of the rent and remit it to the tax authority on your behalf, but if you're renting to individuals you may need to file and pay directly or work with a local tax representative.
What insurance is common and how much in Siem Reap in 2026?
As of early 2026, a typical annual home insurance premium in Siem Reap runs about 0.15% to 0.40% of the rebuild value, so for a property worth 100,000 USD you might pay roughly 150 to 400 USD per year (approximately 140 to 370 EUR).
The most common type of coverage homeowners carry in Siem Reap is a basic fire and perils policy that covers damage from fire, flooding, storms, and similar events, with contents insurance added if the property is furnished.
The biggest factor that makes premiums higher or lower in Siem Reap specifically is the construction type and location relative to flood risk, with wooden structures and properties in low-lying areas near rivers or rice paddies typically costing more to insure than concrete buildings on higher ground.
Get the full checklist for your due diligence in Siem Reap
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 Siem Reap, 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 |
|---|---|---|
| Cambodia Constitution (English) | Official government-hosted translation of Cambodia's highest legal document. | We used it to establish the constitutional prohibition on foreign land ownership. We then verified this restriction against the Land Law and condo law. |
| Cambodia Land Law 2001 | The core statute defining what land and building ownership means in Cambodia. | We used it to explain title types, ownership restrictions, and the legal basis for workarounds like leases. We tied these rules to practical structures foreigners actually use. |
| Law on Foreign Ownership in Co-Owned Buildings (2010) | Government-hosted copy of the key law allowing foreigners to own qualifying condo units. | We used it to define what foreigners can truly own (strata-titled private units above ground floor). We cross-referenced this with Siem Reap market reality. |
| Cambodia Trust Law | Official publication of the Trust Law by the Cambodian trust regulator. | We used it to explain the property-via-trust route some foreigners use. We clearly separated legal structure from practical risk and the need for specialist advice. |
| Knight Frank Cambodia Real Estate Highlights H1 2025 | Top-tier real estate consultancy with structured, disclosed Siem Reap market data. | We used it for specific Siem Reap supply figures (589 condo units, 3,849 landed units). We also used it for location-specific project names and performance insights. |
| GDT Cambodia Prakas Library | Official repository of tax regulations from Cambodia's General Department of Taxation. | We used it as the anchor for tax compliance as of the first half of 2026. We triangulated property-specific taxes using professional firm summaries. |
| PwC Tax Summaries - Cambodia | Major global tax adviser with referenced Cambodian stamp tax rules. | We used it to confirm the 4% stamp tax and "higher of assessed vs contract value" approach. We cross-checked with other professional sources. |
| CBRE Cambodia Taxes FAQ | Major global real estate firm providing buyer-facing tax explainers for Cambodia. | We used it to validate main tax categories buyers actually face. We translated these into simple closing-cost budget guidance. |
| DFDL TOIP Reminder | Leading regional law firm with practical property tax application guidance. | We used it to confirm the annual property tax rate (0.1%) and threshold (100 million KHR). We turned it into a budgeting rule for homeowners. |
| Official Cambodia eVisa Portal | Official government website for Cambodia's e-visa application. | We used it to ground visa discussions in an official entry channel. We focused on what matters for property: buying does not equal residency. |
| ABA Bank Mortgage Page | Primary source from a major Cambodian bank describing its own mortgage terms. | We used it to anchor realistic mortgage rate quotes available in-market. We triangulated with other banks for a practical rate range. |
| ACLEDA Bank Housing Loan Page | Primary source from one of Cambodia's largest banks for housing loan parameters. | We used it to confirm housing loan availability and pricing variability by borrower profile. We built a conservative foreigner reality check on terms. |
| RHB Cambodia 2025 Loan Campaign | Bank-issued PDF with explicit promotional rates and dates you can verify. | We used it to validate that mid-6% promotional pricing exists for some borrowers. We turned it into a January 2026 rate range estimate. |
| DFC Rental Tax Guidance | Professional services firm explaining GDT instructions on rental tax obligations. | We used it to explain rental income tax compliance for landlords. We combined it with withholding tax specifics from other professional sources. |
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.
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