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
Cambodia's real estate market in 2026 is going through a correction phase, which means buyers have more negotiating power than they did a few years ago.
In this article, we cover everything you need to know about Cambodia's housing prices and market conditions, and we update this blog post regularly to keep the information fresh.
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 Cambodia.
How's the real estate market going in Cambodia in 2026?
What's the average days-on-market in Cambodia in 2026?
As of early 2026, the estimated average days-on-market for residential properties in Cambodia is roughly 90 to 150 days for a typical resale condo in Phnom Penh, though well-priced units in prime districts like BKK1 or Tonle Bassac can move faster in 45 to 90 days.
The realistic range that covers most typical listings in Cambodia spans from about 60 days for competitively priced borey homes in high-demand corridors to well over 180 days for luxury or overpriced properties that sit waiting for the right buyer.
Compared to one or two years ago, days-on-market in Cambodia has stretched noticeably because the market shifted from a seller-friendly environment to a buyer-friendly one, with more inventory available and credit conditions tighter than during the pre-2020 boom years.
Are properties selling above or below asking in Cambodia in 2026?
As of early 2026, the estimated average sale-to-asking price ratio for residential properties in Cambodia is around 88% to 95%, meaning most deals close at 5% to 12% below the original asking price after negotiation.
The vast majority of properties in Cambodia, likely over 80%, sell at or below asking rather than above, and we are fairly confident in this assessment because both macro reports and on-the-ground brokerage data consistently describe a buyer's market with price pressure.
The property types and neighborhoods in Cambodia most likely to see bidding wars and above-asking sales are rare, but they include exceptionally well-located units in BKK1 or Tonle Bassac with realistic pricing, strong building management, and features like river views or proximity to embassies.
By the way, you will find much more detailed data in our property pack covering the real estate market in Cambodia.
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 kinds of residential properties can I realistically buy in Cambodia?
What property types dominate in Cambodia right now?
The estimated breakdown of the most common residential property types available for sale in Cambodia is roughly 45% to 50% condominiums, 35% to 40% borey houses (gated community homes), and the remainder split between standalone villas, shophouses, and land plots.
The single property type representing the largest share of the market in Cambodia for foreign buyers is the strata-titled condominium, since this is the only type foreigners can legally own outright in their own name.
Condominiums became so prevalent in Cambodia because the 2010 Foreign Ownership Property Law specifically enabled foreigners to purchase strata-titled units above the ground floor, which triggered a construction boom targeting international buyers.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Cambodia right now?
The estimated share of new-build properties among all residential listings currently available in Cambodia is significant, with Phnom Penh alone having over 72,000 condominium units and several thousand more completing in the 2025-2026 handover wave.
As of early 2026, the neighborhoods and districts in Cambodia with the highest concentration of new-build developments include BKK1, Tonle Bassac, Toul Kork, Chbar Ampov, and Meanchey in Phnom Penh, all of which have major condo projects completing or recently launched.
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Which neighborhoods are improving fastest in Cambodia in 2026?
Which areas in Cambodia are gentrifying in 2026?
As of early 2026, the top neighborhoods in Cambodia currently showing the clearest signs of gentrification include Toul Tom Poung (Russian Market area), parts of BKK2 and BKK3, northern Toul Kork, and the Wat Bo and Sala Kamreuk areas in Siem Reap.
The visible changes indicating gentrification is underway in those areas of Cambodia include the proliferation of specialty coffee shops and co-working spaces in Toul Tom Poung, the renovation of old shophouses into boutique businesses, and an influx of digital nomads and young expat professionals replacing older commercial tenants.
The estimated price appreciation in those gentrifying neighborhoods over the past two to three years has been modest at around 3% to 8% annually in real terms, which is slower than the pre-2020 period but still outperforming the broader market that has seen stagnation or decline.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cambodia.
Where are infrastructure projects boosting demand in Cambodia in 2026?
As of early 2026, the top areas in Cambodia where major infrastructure projects are currently boosting housing demand include the southern corridors of Phnom Penh near Techo International Airport, the Meanchey and Chbar Ampov districts, and zones along the planned Phnom Penh-Siem Reap expressway route.
The specific infrastructure projects driving that demand in Cambodia are the Techo International Airport (which opened in September 2025), the planned $4.2 billion Phnom Penh-Siem Reap-Poipet Expressway, and suburban road expansions connecting outer districts to central Phnom Penh.
The estimated timeline for completion of those major projects in Cambodia varies: Techo Airport is already operational, while the expressway construction is expected to begin in 2026 with completion projected over the following several years.
The typical price impact on nearby properties once such infrastructure projects are announced versus completed in Cambodia is roughly 5% to 15% appreciation from announcement to opening, though the southern airport corridor has seen even stronger gains due to the scale of the connectivity improvement.
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.
What do locals and insiders say the market feels like in Cambodia?
Do people think homes are overpriced in Cambodia in 2026?
As of early 2026, the estimated general sentiment among locals and market insiders is that Cambodia's homes are "selectively overpriced," meaning certain luxury condos and properties with peak-era asking prices feel too expensive, while realistically priced mid-range units in good locations feel fair.
The specific evidence or metrics locals typically cite when arguing homes are overpriced in Cambodia include the visible oversupply of condos (over 72,000 units in Phnom Penh alone), occupancy rates around 58% in some segments, and the fact that asking prices often sit unchanged for months without buyers.
The counterarguments commonly given by those who believe prices are fair in Cambodia point to strong rental yields of 6% to 8%, the government's tax incentives including stamp duty exemptions for first-time buyers, and the fact that Phnom Penh remains one of the most affordable capital cities in Southeast Asia for foreign investors.
The price-to-income ratio in Cambodia, particularly in Phnom Penh, is high by local standards because average incomes remain modest, but compared to regional capitals like Bangkok or Ho Chi Minh City, Cambodia offers lower entry prices for comparable quality.
What are common buyer mistakes people regret in Cambodia right now?
The estimated most frequently cited buyer mistake that people regret making in Cambodia is purchasing a condo without verifying that it has a proper strata title, leaving foreigners in a legally uncertain position where they thought they owned the unit outright but actually do not.
The second most common buyer mistake people mention regretting in Cambodia is assuming they could easily get mortgage financing as a foreigner, only to discover late in the process that many banks restrict lending to Cambodian nationals or require higher down payments and stricter documentation from foreign applicants.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Cambodia.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Cambodia.
Get the full checklist for your due diligence in Cambodia
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Cambodia in 2026?
Do foreigners face extra challenges in Cambodia right now?
The estimated overall difficulty level foreigners face when buying property in Cambodia compared to local buyers is moderate to high, mainly because foreigners are limited to strata-titled condominiums above the ground floor while locals can purchase any property type including land.
The specific legal restrictions applying to foreign buyers in Cambodia include the prohibition on land ownership under Article 44 of the Constitution, the requirement that foreigners only buy strata-titled units built from 2010 onwards, and the 70% cap on foreign ownership in any single building.
The practical challenges foreigners most commonly encounter in Cambodia include navigating the distinction between soft titles and hard titles (since only hard strata titles are safe for foreigners), dealing with developers who may not have completed the strata registration process, and finding that many older apartment buildings cannot legally be purchased by non-Cambodians.
We will tell you more in our blog article about foreigner property ownership in Cambodia.
Do banks lend to foreigners in Cambodia in 2026?
As of early 2026, the estimated availability of mortgage financing for foreign buyers in Cambodia is limited, with some major banks offering products but many restricting eligibility largely to Cambodian nationals or requiring a Cambodian spouse or co-borrower.
The typical loan-to-value ratios foreign buyers can expect in Cambodia are around 50% to 70% (meaning 30% to 50% down payment required), with interest rates often in the double digits, ranging from around 8% to 12% depending on the bank and loan terms.
The documentation and income requirements banks typically demand from foreign applicants in Cambodia include proof of stable local income or substantial overseas income, employment verification, bank statements covering several months, and sometimes residency documentation showing a connection to Cambodia.
You can also read our latest update about mortgage and interest rates in Cambodia.
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 risky is buying in Cambodia compared to other nearby markets?
Is Cambodia more volatile than nearby places in 2026?
As of early 2026, the estimated price volatility of Cambodia compared to nearby markets like Thailand and Vietnam is higher, because Cambodia's smaller market size, heavier reliance on foreign demand, and sensitivity to credit conditions make price swings feel sharper.
The historical price swings Cambodia has experienced over the past decade include a boom with 25% to 40% annual gains before 2008, a crash of 40% to 50% from peak values during the global financial crisis, recovery through the 2010s, and then a correction of roughly 5% to 10% during and after the pandemic.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Cambodia.
Is Cambodia resilient during downturns historically?
The estimated historical resilience of Cambodia property values during past economic downturns is mixed: use-value (people needing housing) tends to hold up, but speculative segments driven by foreign investment can see sharp declines.
During the most recent major downturn (the 2008-2010 crisis), property prices in Cambodia dropped by 40% to 50% from peak values in Phnom Penh, and recovery took several years, with the market not fully rebounding until the mid-2010s.
The property types and neighborhoods in Cambodia that have historically held value best during downturns include well-managed condos in established prime areas like BKK1 and Tonle Bassac, and practical borey homes in high-demand corridors where local family buyers provide consistent baseline demand.
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How strong is rental demand behind the scenes in Cambodia in 2026?
Is long-term rental demand growing in Cambodia in 2026?
As of early 2026, the estimated growth trend for long-term rental demand in Cambodia is stable to selectively improving in Phnom Penh, with demand shifting toward practical, well-managed units at affordable price points rather than luxury stock.
The tenant demographics driving long-term rental demand in Cambodia include young Cambodian professionals working in the growing services and manufacturing sectors, expat families seeking proximity to international schools, and NGO and embassy staff concentrated in central Phnom Penh districts.
The neighborhoods in Cambodia with the strongest long-term rental demand right now include BKK1 and Tonle Bassac for premium expat tenants, Toul Kork for families seeking more space, and Russian Market (Toul Tom Poung) for younger professionals and digital nomads.
You might want to check our latest analysis about rental yields in Cambodia.
Is short-term rental demand growing in Cambodia in 2026?
The regulatory environment for short-term rentals in Cambodia remains relatively relaxed compared to many Western markets, with no strict licensing requirements for Airbnb-style operations, though operators should register their business and pay applicable taxes.
As of early 2026, the estimated growth trend for short-term rental demand in Cambodia is positive, driven by the tourism recovery that brought 6.7 million international visitors in 2024, surpassing pre-COVID levels.
The current estimated average occupancy rate for short-term rentals in Cambodia varies significantly by location, with Siem Reap properties near Angkor Wat achieving 60% to 75% during peak season and Phnom Penh central condos averaging 50% to 65% year-round.
The guest demographics driving short-term rental demand in Cambodia include international tourists visiting Angkor Wat, business travelers attending meetings in Phnom Penh, and a growing segment of digital nomads drawn by low costs and easy visa access.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Cambodia.
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 are the realistic short-term and long-term projections for Cambodia in 2026?
What's the 12-month outlook for demand in Cambodia in 2026?
As of early 2026, the estimated 12-month demand outlook for residential property in Cambodia is cautiously positive, with the IMF projecting GDP growth around 4% to 5% and the market expected to remain buyer-friendly with selective recovery in well-located segments.
The key economic and political factors most likely to influence demand in Cambodia over the next 12 months include the resolution of border tensions with Thailand, the continued recovery of tourism, and the government's decision to postpone the 20% capital gains tax until January 2027.
The forecasted price movement for Cambodia over the next 12 months is modest appreciation of 3% to 6% in prime Phnom Penh condos, while oversupplied segments may continue to see flat or slightly declining prices.
By the way, we also have an update regarding price forecasts in Cambodia.
What's the 3 to 5 year outlook for housing in Cambodia in 2026?
As of early 2026, the estimated 3 to 5 year outlook for housing prices and demand in Cambodia is a "two-speed market" where prime Phnom Penh properties and practical housing stock should perform well, while overbuilt luxury segments may take longer to absorb excess inventory.
The major development projects expected to shape Cambodia over the next 3 to 5 years include the full operationalization of Techo International Airport, the construction of the Phnom Penh-Siem Reap-Poipet Expressway, and continued urban expansion into southern Phnom Penh districts.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Cambodia is the health of the banking system, because if credit stress rises significantly and non-performing loans increase, property liquidity could freeze and force wider discounts.
Are demographics or other trends pushing prices up in Cambodia in 2026?
As of early 2026, the estimated impact of demographic trends on housing prices in Cambodia is supportive but gradual, with a young population (median age around 26), continued urbanization from a 74% rural base, and a working-age population projected to grow 18% by 2040.
The specific demographic shifts most affecting prices in Cambodia include internal migration from rural provinces to Phnom Penh and secondary cities, a growing middle class with rising purchasing power, and household formation among young Cambodians entering the workforce.
The non-demographic trends also pushing prices in Cambodia include infrastructure investments (especially the new airport), the inflow of foreign capital seeking USD-denominated assets, and the government's tax incentives for first-time homebuyers on properties valued under $70,000 to $210,000.
These demographic and trend-driven price pressures in Cambodia are expected to continue for at least the next decade, given the country's favorable population pyramid compared to aging neighbors like Thailand, though the pace will depend on economic growth and infrastructure delivery.
What scenario would cause a downturn in Cambodia in 2026?
As of early 2026, the estimated most likely scenario that could trigger a housing downturn in Cambodia is a combination of rising banking stress (higher non-performing loans) and a demand shock from prolonged border tensions or a global recession that hits tourism and manufacturing exports simultaneously.
The early warning signs that would indicate such a downturn is beginning in Cambodia include a sharp increase in condo vacancy rates above 50%, banks tightening lending criteria further, developers offering discounts exceeding 20%, and a noticeable rise in distressed sales or foreclosures.
Based on historical patterns, a potential downturn in Cambodia could realistically see prices fall 15% to 30% in speculative segments, with recovery taking 3 to 5 years, similar to the 2008-2012 cycle but potentially less severe if the banking system remains stable.
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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 Cambodia, 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 |
|---|---|---|
| IMF 2025 Article IV Consultation | It's the IMF's official macroeconomic assessment of Cambodia, based on government data and an IMF staff mission. | We use it to anchor the 2026 growth outlook and the "real estate correction" context. We also use it to frame downside risks like credit stress and weak demand that matter for buyers. |
| World Bank Cambodia Economic Update | It's the World Bank's official, regularly updated country outlook covering economic and sector trends. | We use it to corroborate the slowdown story and property downturn weighing on growth. We also use it to support the "buffers vs shocks" view for risk comparison. |
| Knight Frank Cambodia Real Estate Highlights | Knight Frank is a major global brokerage and research firm, and this is their structured market report with supply and demand metrics. | We use it for on-the-ground residential supply, launches, completions, and pricing signals in Phnom Penh. We also use it to identify specific districts benefiting from infrastructure. |
| National Bank of Cambodia Financial Stability Review | It's the central bank's flagship report on banking risks, credit quality, and macro-financial vulnerabilities. | We use it to ground "market risk" in banking system realities like credit tightening. We use it to explain why selling times and discounts can widen when financing is tight. |
| Cambodia Foreign Ownership Law (CDC) | It's the primary legal instrument foreigners rely on to own strata-title condos in Cambodia. | We use it to specify what foreigners can realistically buy, which is condos in co-owned buildings. We use it to explain practical constraints like unit position rules. |
| Global Property Guide Cambodia | It's an independent property research platform that tracks historical prices, yields, and market conditions across countries. | We use it for historical price data and rental yield benchmarks. We also use it to compare Cambodia's volatility with regional markets. |
| IPS Cambodia | IPS is one of Cambodia's most trusted real estate agencies with nearly two decades of experience serving foreign buyers. | We use it for practical guidance on foreign ownership structures and title verification. We also use it for rental price data and market sentiment from active agents. |
| National Institute of Statistics Cambodia Tourism Report | It's an official government statistics publication sourcing the Ministry of Tourism's data. | We use it as the cleanest demand proxy for short-term rentals through tourism volume trends. We use it to connect tourism fluctuations to Siem Reap and coastal rental demand. |
| ACLEDA Bank Housing Loan Page | ACLEDA is a major Cambodian bank and the page discloses key constraints like LTV caps and indicative rates. | We use it to anchor realistic LTV and rate ranges for mortgages. We use it to explain why cash buyers often have more leverage in Cambodia. |
| BIS Residential Property Prices Portal | The BIS is the central banks' bank, and it standardizes cross-country housing price comparisons. | We use it to explain how to compare Cambodia's volatility with nearby markets using consistent concepts. We use it as a method guardrail for apples-to-apples comparisons. |