How to buy a house in Siem Reap?

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

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Siem Reap. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Cambodian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Siem Reap, Phnom Penh, and Sihanoukville. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What types of properties can foreigners legally buy in Siem Reap?

Foreigners can legally purchase only strata-title condominiums located on the second floor and above in Siem Reap.

Cambodian law strictly prohibits foreign ownership of land, houses, villas, or ground-floor units. This restriction applies to all foreign nationals regardless of their country of origin or residency status in Cambodia.

For condominium purchases, foreigners may own up to 70% of the total units in any eligible building, ensuring that at least 30% remains under Cambodian ownership. The building must have proper strata title documentation, which provides legal ownership similar to Western condominium systems.

Alternative arrangements like nominee structures, company ownership, or trust arrangements exist for houses and land, but these carry significant legal risks and complications compared to direct ownership.

As of September 2025, these ownership laws remain unchanged and are strictly enforced by Cambodian authorities.

Do you actually get ownership or just a lease, and how does it compare to western countries?

With strata-title condominiums, you receive full legal ownership (freehold) comparable to Western countries, while other property types only offer leasehold or risky alternative structures.

Condominium ownership in Siem Reap provides perpetual ownership rights that can be transferred, inherited, or sold without time restrictions. This mirrors the freehold system common in Western countries like the United States, Canada, or Australia.

However, for houses, villas, or land, foreigners can only access leasehold agreements typically lasting 15-50 years with possible renewal options. Unlike Western leaseholds which often provide strong tenant protection, Cambodian leaseholds offer fewer legal safeguards and depend heavily on the specific contract terms.

Nominee and trust structures, while used to control land or houses, create legally weaker positions than Western freehold ownership. These arrangements rely on Cambodian nominees who hold legal title, creating dependency and potential disputes.

It's something we develop in our Cambodia property pack.

What are the step-by-step stages of buying a house there, from start to finish?

The property buying process in Siem Reap follows eight clear stages from initial research to final ownership registration.

1. **Clarify ownership options and legal structure** - Determine whether you're buying a condo (direct ownership) or pursuing leasehold/alternative arrangements for houses2. **Set budget and arrange financing** - Secure cash funds or explore limited mortgage options, typically requiring 100% cash payment3. **Property search and selection** - Engage reputable agents, view properties, and compare locations, prices, and amenities4. **Legal due diligence and title verification** - Verify property title type, ownership history, boundaries, and any encumbrances or legal issues5. **Negotiate and sign purchase agreement** - Pay deposit (typically 10% of purchase price) and finalize sale-purchase agreement terms6. **Complete payment and contract execution** - Pay remaining balance through bank transfer or cash, sign final contracts7. **Title registration and transfer** - Complete ownership transfer at the local Land Office, pay stamp duty and registration fees8. **Final settlement and move-in** - Receive keys, arrange utilities, insurance, and community registration

Each stage requires careful attention to documentation and legal compliance, particularly during due diligence and registration phases.

Which documents are mandatory and which are optional in the process?

Six core documents are mandatory for any property purchase in Siem Reap, while several optional documents can provide additional security or convenience.

Mandatory documents for all purchases:

- Valid passport or national identification- Sales and Purchase Agreement (SPA) with clear terms- Proof of funds and payment receipts- Original property title deed or strata title- Due diligence reports including title search and tax clearance- Transfer documents for Land Office registration

Optional but recommended documents:

- Proof of residence in Cambodia or home country- Property insurance documentation- Power of Attorney for remote purchases- Developer certificates and warranties- Bank statements and income verification- Legal representation agreements

The specific documentation requirements may vary depending on the property type and purchase method, with leasehold and company structures requiring additional paperwork.

Can you complete the purchase if you're not physically in Cambodia?

Yes, you can complete property purchases in Siem Reap remotely through Power of Attorney arrangements and proper legal representation.

Many foreign buyers successfully complete transactions from abroad by appointing a trusted Cambodian lawyer or licensed agent as their legal representative. This requires notarized Power of Attorney documents, typically authenticated by Cambodian consular offices in your home country.

Remote purchases require careful selection of your representative, as they will handle contract negotiations, fund transfers, and title registration on your behalf. All major documents must be signed and notarized according to both Cambodian law and your home country's requirements.

Video conferences and digital document sharing facilitate remote due diligence, property inspections, and communication with agents and lawyers throughout the process.

However, remote purchases carry additional risks, making thorough vetting of your legal representative and clear documentation of all agreements essential for protection.

How long does it usually take from finding a house to officially owning it?

Property purchases in Siem Reap typically require 4-12 weeks from initial property search to official ownership registration.

The timeline breaks down into three main phases: property search and negotiation (2-6 weeks), legal due diligence and contract preparation (2-4 weeks), and final registration and transfer (1-2 weeks).

Condominium purchases with clear strata titles generally complete faster, often within 4-8 weeks, while leasehold arrangements or properties with complex ownership histories may extend to 12 weeks or longer.

Delays commonly occur during due diligence if title issues arise, during contract negotiations for complex terms, or at the Land Office during busy periods or if documentation requires corrections.

Remote purchases may add 1-2 weeks for Power of Attorney preparation and international document authentication, but otherwise follow similar timelines.

What taxes, fees, and extra costs should you expect, and what's the full breakdown?

Cost Category	Amount/Rate	Who Pays
Stamp Duty	4% of property value	Buyer
Agent Fees	1-3% of property price	Usually seller or split
Registration Fee	Minor fee (often included)	Buyer
Legal/Notary Fees	$500-$2,000	Buyer
Due Diligence	$200-$500	Buyer
Trust/Company Setup	$1,000+ (if applicable)	Buyer
Property Insurance	0.1-0.3% annually	Owner

Can you pay fully in cash, and if so, is that common?

Cash payment is not only common but the predominant method for property purchases in Siem Reap, with most transactions completed entirely in cash.

Cambodia's property market operates primarily on cash transactions, especially for foreign buyers who typically lack access to local mortgage financing. Most sellers expect and prefer cash payments for faster, simpler closings.

Bank transfers are also widely accepted for larger transactions, providing security and documentation for significant purchases. Wire transfers through established Cambodian banks like ABA Bank, ACLEDA Bank, or Canadia Bank facilitate secure international money transfers.

Cash payments require careful handling of large amounts, proper receipt documentation, and compliance with both Cambodian and international money transfer regulations for amounts exceeding certain thresholds.

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.

Is mortgage financing really available for foreigners, and if yes, what are the rates, conditions, and tips to get approved?

Mortgage financing for foreigners in Siem Reap is extremely limited, with only select banks offering restrictive loan products primarily for condominium purchases.

Available lenders and basic conditions:

- ACLEDA Bank and ABA Bank occasionally offer foreign mortgages- Interest rates typically range from 8-12% annually- Loan terms usually limited to 10-15 years maximum- Down payment requirements of 30-50% of property value- Monthly income requirements often 3-4 times the monthly payment

Approval requirements and challenges:

- Cambodian residency or work permit often mandatory- Local income documentation in US dollars or Cambodian riel- Cambodian co-borrower or guarantor frequently required- Extensive financial documentation including tax returns and bank statements- Property must be eligible (condominiums only, not leaseholds)

Tips for improving approval chances:

- Maintain Cambodian bank accounts and establish banking relationships- Consider larger down payments to reduce lender risk- Explore developer financing options which may offer more flexible terms- Work with mortgage brokers familiar with foreign client requirements

Most foreign buyers ultimately choose cash purchases due to these restrictions and the complexity of the mortgage approval process.

How reliable are real estate agents in Siem Reap, and how do you choose one you can trust?

Real estate agent reliability in Siem Reap varies dramatically, with established agencies serving foreign clients being generally trustworthy while smaller operators pose significant risks.

Identifying reliable agents:

- Verify proper licensing and registration with Cambodian authorities- Look for established offices with permanent addresses and multiple staff- Check references from previous foreign clients and completed transactions- Prefer agents with English language skills and foreign client experience- Confirm membership in real estate professional associations

Red flags to avoid:

- Requests for large, non-refundable deposits before property viewing- Pressure for immediate decisions without proper due diligence time- Inability to provide proper identification or business registration- Promises of illegal arrangements like direct land ownership for foreigners- Lack of written agreements or professional contracts

Best practices for agent selection:

- Interview multiple agents and compare their knowledge and professionalism- Ask for detailed market reports and comparable property analyses- Verify their claimed property listings independently- Insist on written agreements outlining all fees and responsibilities- Choose agents who encourage independent legal representation

It's something we develop in our Cambodia property pack.

Will the legal system genuinely protect you as a foreign buyer, and what precautions should you take?

The Cambodian legal system provides reasonable protection for foreign condominium buyers with proper strata titles, but protection weakens significantly for leasehold and alternative ownership structures.

Foreign owners of registered condominium units enjoy relatively strong legal protection through the strata title system, which provides clear ownership rights, transferability, and dispute resolution mechanisms similar to Western systems.

However, leasehold agreements and nominee structures offer weaker legal protection, as enforcement depends on contract terms and the cooperation of Cambodian parties who hold legal title.

Essential precautions include hiring independent Cambodian lawyers (not agent-recommended ones), conducting thorough due diligence on all titles and ownership history, avoiding nominee structures unless absolutely necessary, and ensuring all agreements are properly documented and registered.

The court system can be slow and sometimes unpredictable, making prevention through proper legal structuring and documentation far more valuable than relying on later legal remedies.

What are the classic mistakes or pitfalls foreigners often make when buying property there?

Foreign buyers in Siem Reap commonly make six critical mistakes that can result in financial loss or legal complications.

1. **Attempting illegal direct land or house ownership** - Many foreigners try to buy land or ground-floor units directly, which is strictly prohibited and can result in property confiscation2. **Skipping professional legal due diligence** - Failing to verify titles, ownership history, or seller authority leads to disputes and invalid purchases3. **Trusting unverified nominee arrangements** - Relying on informal nominee structures without proper legal documentation creates dependency and potential loss4. **Using unlicensed or unreliable agents** - Working with unqualified agents results in overpricing, poor service, and sometimes fraud5. **Inadequate contract documentation** - Verbal agreements or poorly written contracts provide no legal protection and cause disputes6. **Underestimating total costs and timeline** - Poor budgeting for taxes, fees, and extended timelines creates financial strain and rushed decisions

Additional common errors include not obtaining independent legal representation, failing to verify property boundaries and encumbrances, rushing purchase decisions without market research, and not planning for ongoing ownership costs like maintenance and taxes.

The most successful foreign buyers invest time in education, use qualified professionals, and focus on legally compliant ownership structures rather than attempting to circumvent Cambodian property laws.

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.

Sources

1. BambooRoutes - Siem Reap Property Guide
2. EmerHub - Buying Property in Cambodia as a Foreigner
3. IPS Cambodia - Property Ownership Guide for Foreigners
4. Global Property Guide - Cambodia Buying Guide
5. Dabest Properties - Foreign Property Ownership in Cambodia
6. Hunter Estate - Commercial Property in Siem Reap
7. LinkedIn - Foreigners Guide Buying Property Cambodia
8. Activos Blog - Step by Step Guide Buying Property Siem Reap