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Thinking about turning a Phnom Penh property into an Airbnb rental in 2026?
This guide explains the legal rules, current housing prices in Phnom Penh, realistic Airbnb revenue, costs, competition and the property types that work best.
We constantly update this blog post so the Phnom Penh Airbnb data stays fresh as prices, occupancy and local rules change.
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 Phnom Penh.
Insights
- Phnom Penh Airbnb listings in 2026 usually earn modest income, with a typical whole-unit rental around $300 to $450 per month before expenses.
- The average Airbnb nightly price in Phnom Penh in 2026 is about $38 to $45, but many small condos actually book closer to $32 to $38.
- Phnom Penh Airbnb occupancy is lower than many holiday cities, because the city depends more on business, NGO, medical and relocation demand than pure tourism.
- BKK1, Tonle Bassac and Daun Penh are crowded Airbnb areas, but they still work because guests actively search for those Phnom Penh neighborhoods first.
- The most crowded Phnom Penh Airbnb price band is $25 to $45 per night, mostly studios and basic 1-bedroom condos with similar photos and amenities.
- The best opening for a new Phnom Penh Airbnb host is often a clean $55 to $85 two-bedroom condo for consultants, families and longer business stays.
- A typical owned condo can make $80 to $220 per month after normal operating costs, but rent-to-rent Airbnb arbitrage in Phnom Penh often loses money.
- Building rules matter more than city rules in Phnom Penh, because many condo managers dislike daily guest turnover even when short-term renting is not banned citywide.
- Techo International Airport improves the long-term tourism story for Phnom Penh, but weak Airbnb listings will not automatically get higher occupancy from the new airport alone.
Can I legally run an Airbnb in Phnom Penh in 2026?
Is short-term renting allowed in Phnom Penh in 2026?
As of early 2026, short-term renting in Phnom Penh is broadly possible, especially for condos, apartments and serviced apartments in areas like BKK1, Tonle Bassac, Daun Penh, Toul Kork and Chroy Changvar.
The main legal framework for Airbnb rentals in Phnom Penh is not a single city Airbnb law, but Cambodia’s tourism law, tourism accommodation licensing rules, business registration rules and tax rules.
The most important condition for a Phnom Penh Airbnb host is to make sure the building allows short stays, because condo bylaws, security desks and management rules often matter more than the general national law.
Hosts who operate repeatedly and commercially should also expect tourism licensing, business registration, tax registration and accommodation tax questions to become more important.
The practical consequence of running an illegal or non-compliant Airbnb in Phnom Penh is usually a building complaint, forced delisting, tax exposure or licensing problem, rather than a simple citywide Airbnb fine schedule.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Cambodia.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Cambodia.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Phnom Penh as of 2026?
As of early 2026, Phnom Penh does not appear to have a clear citywide minimum-stay rule or a maximum nights-per-year cap for ordinary Airbnb rentals.
This means the same general position applies to condos, apartments, serviced apartments, townhouses, houses and villas across Phnom Penh, with no known public cap for any property type or host residency status.
The real limit is private, so a condo tower in BKK1 or Tonle Bassac can allow monthly tenants but still refuse daily Airbnb guests if building management wants a quieter residential profile.
Do I have to live there, or can I Airbnb a secondary home in Phnom Penh right now?
You generally do not have to live in the property to operate an Airbnb in Phnom Penh.
Secondary homes and investment condos can be used for Phnom Penh short-term rentals, especially in strata-title condominium projects where foreign-owned units are common.
There is no separate public “secondary home Airbnb permit” for Phnom Penh, but repeated commercial hosting can still trigger tourism licensing, business registration and tax obligations.
The main difference between a primary residence and a secondary home in Phnom Penh is practical rather than legal, because buildings are usually more suspicious of non-resident hosts with frequent guest turnover.
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Can I run multiple Airbnbs under one name in Phnom Penh right now?
A person or company can generally operate multiple Airbnb listings in Phnom Penh, because no public Phnom Penh-specific rule appears to cap one host at one unit.
There is no clear public maximum number of Phnom Penh Airbnb properties that one person or entity can list for short-term rental.
However, multiple listings make the activity look more like a real accommodation business, so business registration, tax registration, formal accounting and tourism licensing become much harder to ignore.
The reason is simple: Cambodian authorities are more likely to treat several short-term rental units as a commercial accommodation activity than as an occasional private rental.
Do I need a short-term rental license or a business registration to host in Phnom Penh as of 2026?
As of early 2026, a conservative Phnom Penh Airbnb host should assume that repeated paid short-term accommodation may require tourism-business and tax registration, even though Cambodia does not publish one simple “Airbnb host permit” rule.
The typical process is to confirm building permission first, then check tourism licensing with the Ministry of Tourism or the online licensing portal, and then confirm tax registration with a local accountant.
Typical documents can include owner or company documents, lease or title evidence, location approval, safety documents, accommodation details and tax registration information, depending on the exact structure.
Public sources do not give one simple fee for every Phnom Penh Airbnb host, so the safest assumption is that costs depend on whether the activity is treated as a small private rental, a guesthouse-style activity or a registered accommodation business.
Are there neighborhood bans or restricted zones for Airbnb in Phnom Penh as of 2026?
As of early 2026, there is no clear public citywide neighborhood ban on Airbnb rentals in Phnom Penh.
Active short-term rental supply appears across BKK1, Tonle Bassac, Daun Penh, Riverside, Toul Kork, Chroy Changvar, Sen Sok, Russian Market and Tuol Tom Poung.
The stricter “zones” are usually private buildings, gated boreys or serviced residences that do not want daily guests, rather than whole Phnom Penh neighborhoods banning Airbnb rentals.
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How much can an Airbnb earn in Phnom Penh in 2026?
What's the average and median nightly price on Airbnb in Phnom Penh in 2026?
As of early 2026, the average nightly price for an Airbnb listing in Phnom Penh is about KHR 155,000 to KHR 180,000, or $38 to $45, or €35 to €41, while the median is closer to KHR 130,000 to KHR 155,000, or $32 to $38, or €29 to €35.
A typical range covering roughly 80% of Phnom Penh Airbnb listings is about KHR 90,000 to KHR 280,000 per night, or $22 to $70, or €20 to €64.
The biggest pricing factor in Phnom Penh is location quality, because guests pay more for easy access to BKK1, Tonle Bassac, Riverside, Aeon Mall, embassies, hospitals and office areas.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Phnom Penh.
How much do nightly prices vary by neighborhood in Phnom Penh in 2026?
As of early 2026, nightly Airbnb prices in Phnom Penh vary from about KHR 120,000 to KHR 180,000, or $30 to $45, or €28 to €41, in more affordable areas like Chroy Changvar and Russian Market, to about KHR 180,000 to KHR 260,000, or $45 to $65, or €41 to €60, in Tonle Bassac and the best parts of BKK1.
The three highest-price Phnom Penh Airbnb areas are usually Tonle Bassac at about KHR 180,000 to KHR 260,000, or $45 to $65, or €41 to €60, BKK1 at about KHR 150,000 to KHR 220,000, or $38 to $55, or €35 to €51, and Chamkar Mon around KHR 200,000, or $51, or €47 on AirROI district data.
The three lower-price Airbnb areas are usually Chroy Changvar at about KHR 120,000 to KHR 180,000, or $30 to $45, or €28 to €41, Russian Market and Tuol Tom Poung at about KHR 120,000 to KHR 180,000, or $30 to $45, or €28 to €41, and outer borey areas at about KHR 100,000 to KHR 160,000, or $25 to $40, or €23 to €37, and guests still choose them when price, space or family convenience matters.
What's the typical occupancy rate in Phnom Penh in 2026?
As of early 2026, the typical Airbnb occupancy rate in Phnom Penh is about 32% to 38%, with 35% as a reasonable central estimate.
Most Phnom Penh Airbnb listings sit between about 25% and 45% occupancy, while weak listings can fall below 25% and strong listings in BKK1, Tonle Bassac or Riverside can reach 50% or more.
Compared with Cambodia’s more tourist-led destinations, Phnom Penh occupancy is steadier but less spectacular, because the city is more about business, transit, NGOs, medical stays and relocation than holiday trips.
The biggest factor for above-average occupancy in Phnom Penh is not luxury, but a clean, well-reviewed unit in a building with easy guest access and a central address.
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What's the average monthly revenue per listing in Phnom Penh in 2026?
As of early 2026, a typical whole-unit Airbnb listing in Phnom Penh earns about KHR 1.2 million to KHR 1.8 million per month, or $300 to $450, or €275 to €415, before expenses.
A realistic monthly revenue range covering roughly 80% of Phnom Penh Airbnb listings is about KHR 800,000 to KHR 3.2 million, or $200 to $800, or €185 to €735, depending on neighborhood, reviews, bedroom count and building quality.
Top Phnom Penh Airbnb listings can reach about KHR 2.8 million to KHR 4.4 million per month, or $700 to $1,100, or €645 to €1,010, and the simple calculation is that a $70 nightly rate at 50% occupancy gives about $1,050 per month.
Finally, note that we give here all the information you need to buy and rent out a property in Phnom Penh.
What's the typical low-season vs high-season monthly revenue in Phnom Penh in 2026?
As of early 2026, a normal Phnom Penh condo Airbnb may earn about KHR 900,000 to KHR 1.4 million, or $220 to $350, or €200 to €320, in low season and about KHR 2 million to KHR 3 million, or $500 to $750, or €460 to €690, in high season.
Low season for Airbnb in Phnom Penh is usually the hotter and wetter May to October period, while the stronger period is usually November to February, with extra spikes around Khmer New Year, Water Festival, conferences and relocation periods.
What's a realistic Airbnb monthly expense range in Phnom Penh in 2026?
As of early 2026, a realistic monthly expense range for operating a Phnom Penh Airbnb condo or apartment is about KHR 680,000 to KHR 1.5 million, or $170 to $380, or €155 to €350, before mortgage costs.
The largest monthly cost in Phnom Penh is usually utilities and cleaning combined, often about KHR 400,000 to KHR 1 million, or $100 to $250, or €90 to €230, because air-conditioning, laundry and guest turnover are real costs in a hot city.
Most Phnom Penh Airbnb hosts should expect operating expenses to take about 35% to 65% of gross revenue before financing, and villas can be much higher because electricity, repairs, garden care and staff costs rise quickly.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Phnom Penh.
What's realistic monthly net profit and profit per available night for Airbnb in Phnom Penh in 2026?
As of early 2026, a realistic monthly net profit for an owned Phnom Penh Airbnb condo is about KHR 320,000 to KHR 880,000, or $80 to $220, or €75 to €200, which equals about KHR 11,000 to KHR 29,000, or $2.70 to $7.30, or €2.50 to €6.70, per available night.
Most Phnom Penh Airbnb listings sit between a small loss and about KHR 1 million per month in net profit, or a small loss to about $250, or €230, once utilities, cleaning, supplies, platform costs, repairs and tax are included.
A normal net profit margin for Phnom Penh Airbnb hosts is about 15% to 35% of gross revenue, but rented units can have negative margins after monthly rent.
The break-even occupancy rate for a typical Phnom Penh Airbnb is often around 25% to 35% if the unit is owned, but it can jump above 55% for rent-to-rent operators paying a normal market lease.
In our property pack covering the real estate market in Phnom Penh, we explain the best strategies to improve your cashflows.
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How competitive is Airbnb in Phnom Penh as of 2026?
How many active Airbnb listings are in Phnom Penh as of 2026?
As of early 2026, Phnom Penh has roughly 1,100 to 1,600 active bookable Airbnb-style listings, with broader scraped datasets sometimes showing above 2,500 vacation rentals when inactive, duplicated or hotel-like units are included.
Compared with the previous year, Phnom Penh Airbnb supply appears to be recovering and professionalizing, but the long trend is still a competitive market where better photos, reviews and guest handling matter more every year.
Which neighborhoods are most saturated in Phnom Penh as of 2026?
As of early 2026, the most saturated Airbnb neighborhoods in Phnom Penh are Chamkar Mon, BKK1, Tonle Bassac, Daun Penh, Riverside, Boeng Keng Kang and Chroy Changvar.
These Phnom Penh neighborhoods are saturated because they combine guest demand, condo supply, expat services, cafés, embassies, offices, hospitals, malls and easier navigation for short-stay visitors.
Relatively undersaturated opportunities may exist in Toul Kork, Sen Sok, Tuol Tom Poung, Prampi Makara and selected Chroy Changvar buildings, but only when the property has a clear reason for guests to book it.
If you want to know more, we have a blog article listing all the top property areas in Phnom Penh.
What local events spike demand in Phnom Penh in 2026?
As of early 2026, the main events that spike Phnom Penh Airbnb demand are Khmer New Year, Water Festival, Pchum Ben, Independence Day periods, major business meetings, NGO conferences, embassy activity, weddings and sports events.
During these periods, good Phnom Penh Airbnb listings can see bookings and nightly rates rise by about 10% to 30%, while the best-located Riverside, BKK1 and Tonle Bassac units can do better for short bursts.
Hosts should usually adjust pricing and availability 30 to 60 days before major Phnom Penh events, because business travelers and event visitors often plan earlier than weekend leisure guests.
What occupancy differences exist between top and average hosts in Phnom Penh in 2026?
As of early 2026, top-performing Airbnb hosts in Phnom Penh can realistically reach about 50% to 60% occupancy.
An average Phnom Penh Airbnb host is closer to 32% to 38% occupancy, which means top hosts can book about 5 to 7 more nights per month than the market average.
A new host in Phnom Penh usually needs 6 to 12 months to approach top-performer occupancy, because reviews, ranking, repeat guests and pricing discipline take time to build.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Phnom Penh.
Which price points are most crowded, and where's the "white space" for new hosts in Phnom Penh right now?
The most crowded Airbnb price range in Phnom Penh is about KHR 100,000 to KHR 180,000 per night, or $25 to $45, or €23 to €41, because many studios and basic 1-bedroom condos compete there.
The better white space is usually around KHR 220,000 to KHR 340,000 per night, or $55 to $85, or €51 to €78, for strong 2-bedroom condos, and around KHR 140,000 to KHR 200,000, or $35 to $50, or €32 to €46, for hotel-clean 1-bedroom units.
A new host can compete in the underserved Phnom Penh Airbnb segments by offering spotless cleaning, fast Wi-Fi, self-check-in, strong photos, good air-conditioning, a desk, a washing machine and a building that welcomes guests smoothly.
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 property works best for Airbnb demand in Phnom Penh right now?
What bedroom count gets the most bookings in Phnom Penh as of 2026?
As of early 2026, 1-bedroom condos get the most Airbnb bookings in Phnom Penh because they match the city’s core demand from solo consultants, couples, NGO workers, medical visitors and relocation guests.
A practical booking-share estimate for Phnom Penh Airbnb demand is about 20% to 25% for studios, 40% to 50% for 1-bedroom units, 20% to 30% for 2-bedroom units and 5% to 10% for 3-bedroom homes or larger properties.
The 1-bedroom format performs best in Phnom Penh because it is private, affordable, easy to clean, common in central condo towers and more comfortable than a hotel room for stays of several nights.
What property type performs best in Phnom Penh in 2026?
As of early 2026, the best-performing Airbnb property type in Phnom Penh is a modern 1-bedroom or compact 2-bedroom condo in BKK1, Tonle Bassac, Daun Penh, Riverside, Toul Kork or Russian Market.
Condos and serviced-apartment-style units can realistically sit around 35% to 50% occupancy when well managed, while houses and villas can earn higher nightly prices but often have less regular occupancy.
Modern condos outperform other Phnom Penh property types because guests value security, elevators, reception, pool or gym access, reliable utilities, easy cleaning and central locations more than large private outdoor space.
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 Phnom Penh, 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 we trust it | How we used it |
|---|---|---|
| Law on Tourism, Cambodia | This is the national law that frames Cambodia’s tourism sector. | We used it to understand whether paid accommodation can fall within tourism activity. We treated it as the base legal source, not as a complete Airbnb manual. |
| Cambodia Tourism Industry licensing portal | This portal shows that tourism-business licensing exists in practice in Cambodia. | We used it to confirm that accommodation-related tourism licenses are part of the operating landscape. We cross-checked it with legal-firm guidance. |
| Ministry of Tourism, Cambodia | This is Cambodia’s official tourism ministry website. | We used it as the institutional anchor for tourism-sector oversight. We used more specific reports and licensing sources for detailed data. |
| Cambodia Tourism Statistics Report 2025 | This is an official tourism-statistics report for Cambodia. | We used it to understand tourism recovery and seasonality. We also used it to avoid overstating Phnom Penh Airbnb demand from tourism alone. |
| Ministry of Tourism October 2025 report | This report gives recent official visitor-flow data before the 2026 writing period. | We used it to check Phnom Penh’s role in air arrivals. We also used it to support the view that demand is business and transit led. |
| General Department of Taxation | This is Cambodia’s official tax authority. | We used it as the anchor source for tax compliance. We supplemented it with tax-firm summaries where plain-English detail was easier to read. |
| Kreston Cambodia rental tax summary | It summarizes the 2024 rental-property tax rules in a usable format. | We used it to confirm that rental income remains a tax issue. We treated it as a professional summary, not as a replacement for official tax advice. |
| PwC Cambodia tax summaries | PwC is a major international tax firm with country tax summaries. | We used it to understand withholding-tax treatment related to Cambodian immovable property income. We used it cautiously because each owner’s tax position can differ. |
| Deloitte tax@hand Cambodia tax update | Deloitte is a major tax advisory firm and cites Cambodian tax regulations. | We used it to understand rental and accommodation tax context. We used it mainly to separate formal hospitality activity from casual private renting. |
| BNG Legal hotel and guesthouse licensing guidance | BNG is an established Cambodia legal firm with practical licensing guidance. | We used it to understand how accommodation licensing works in practice. We cross-checked it against the tourism licensing portal. |
| Cambodia hotel licensing guidance on BizInfo | This business guidance explains relevant hotel-business licenses in practical terms. | We used it to check the normal licensing pathway for formal accommodation businesses. We did not assume every one-unit Airbnb host follows the same path. |
| AirDNA Phnom Penh market page | AirDNA is one of the best-known global short-term rental data providers. | We used it for ADR, occupancy and supply benchmarks. We cross-checked its figures with Airbtics, AirROI and our own revenue math. |
| Airbtics Phnom Penh Airbnb data | Airbtics provides city-level short-term rental estimates. | We used it for active listings, occupancy and revenue cross-checks. We treated it as one benchmark among several, not as the only truth. |
| AirROI Phnom Penh Airbnb data | AirROI provides public STR metrics by city and district. | We used it for ADR, RevPAR, occupancy and district variation. We treated some submarket revenue values carefully because very small samples can distort results. |
| AirROI Phnom Penh district ranking | This source breaks Phnom Penh STR data into khan-level markets. | We used it to identify saturated areas like Chamkar Mon and Daun Penh. We translated khan names into the neighborhood names buyers actually use. |
| CBRE Cambodia Phnom Penh Mid-Year Review 2025 coverage | CBRE is a major real estate consultancy with local Phnom Penh market coverage. | We used it to understand property formats, supply and broader residential-market conditions. We used it to avoid looking at Airbnb income in isolation. |
| National Bank of Cambodia RPPI coverage | The National Bank of Cambodia is the country’s central bank and publishes residential price context. | We used it for the residential price-cycle context. We used it to keep Airbnb profit expectations connected to weak or uneven capital-market conditions. |
| AP report on Techo International Airport | AP is a reputable international news agency reporting on a major infrastructure opening. | We used it for the new airport context. We cross-checked it with tourism-arrival data to avoid assuming the airport instantly lifts weak Airbnb listings. |
| Airbnb business licensing guidance | Airbnb’s own guidance explains that hosts may need local business licenses in some places. | We used it as a general platform-side reminder that hosts must check local rules. We did not use it as a Cambodia-specific legal source. |
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