Authored by the expert who managed and guided the team behind the Cambodia Property Pack
Yes, the analysis of Phnom Penh's property market is included in our pack
Thinking about turning a Phnom Penh property into an Airbnb rental in 2026?
This guide breaks down everything you need to know, from legal requirements to realistic profit expectations, all updated for January 2026.
We constantly update this blog post to reflect the latest data on Airbnb nightly prices, occupancy rates, and regulations in Phnom Penh.
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 hosts earn around $420 per month on average, but top performers in BKK1 or Tonle Bassac can reach $650 to $900 by targeting business travelers.
- One-bedroom apartments dominate Phnom Penh's short-term rental market at roughly 68% of all listings, making them the safest bet for consistent bookings.
- Occupancy rates in Phnom Penh hover around 36%, which is modest compared to regional hubs, but well-run listings regularly hit 50% or higher.
- There's no citywide cap on rental nights in Phnom Penh, but your condo building's management rules are often the real barrier to hosting.
- The new Techo International Airport, which opened in September 2025, is expected to boost tourism arrivals and Airbnb demand throughout 2026.
- Electricity costs are a hidden profit killer in Phnom Penh because air conditioning is essential and tariffs are relatively high for the region.
- January is consistently the strongest month for Phnom Penh Airbnb bookings, with high-season revenue reaching around $560 versus $320 in low season.
- The $20 to $35 per night price range is the most crowded segment in Phnom Penh, so new hosts should consider targeting business-ready units at $35 to $55.
Can I legally run an Airbnb in Phnom Penh in 2026?
Is short-term renting allowed in Phnom Penh in 2026?
As of the first half of 2026, Airbnb-style short-term renting exists at scale in Phnom Penh, though it technically falls under Cambodia's tourism business licensing framework.
The main legal framework is Cambodia's Law on Tourism, which gives the Ministry of Tourism authority to license accommodation services and other tourism businesses.
The most important condition hosts face in Phnom Penh is not government regulation but building management rules, especially in condos where nightly guests are often restricted or banned entirely.
Beyond building rules, hosts offering accommodation services may need business registration with the Ministry of Commerce and a tourism license from the Ministry of Tourism.
Operating a tourism business without the required license can trigger fines under the Law on Tourism, though enforcement varies widely in practice.
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 the first half of 2026, Phnom Penh has no citywide minimum-stay requirement or maximum nights-per-year cap like Barcelona or Amsterdam have.
These rules do not differ by property type or host residency status, meaning there are no restrictions for any property category anywhere in Phnom Penh at the city government level.
However, many hosts set longer minimum stays (often 3 to 7 nights) not because of regulations but because their buildings require it or because Phnom Penh's market favors business and NGO travelers who book longer stays.
Do I have to live there, or can I Airbnb a secondary home in Phnom Penh right now?
Phnom Penh has no residency requirement for operating an Airbnb, so you do not need to live in the property you rent out.
Owners of secondary homes and investment properties can legally operate short-term rentals because Cambodia's licensing framework focuses on the business activity, not where the owner lives.
There are no additional permits specifically for non-primary residence rentals beyond the standard business and tourism licensing that may apply to any short-term rental operation.
In practice, Phnom Penh treats primary and secondary homes the same way under tourism regulations, with the real distinctions coming from individual building policies rather than city rules.
Don't buy the wrong property, in the wrong area of Phnom Penh
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Phnom Penh right now?
Yes, you can run multiple Airbnb listings under one name in Phnom Penh, though you should expect to handle compliance for each property separately.
There is no hard cap on how many properties one person or entity can list for short-term rental in Phnom Penh.
The key requirement is that each location may need its own license and local approvals under the Law on Tourism, which states that each branch must be licensed where licensing is required.
Do I need a short-term rental license or a business registration to host in Phnom Penh as of 2026?
As of the first half of 2026, if you're renting nightly to travelers in Phnom Penh, you should assume you may need business registration with the Ministry of Commerce, tax registration, and potentially a tourism license from the Ministry of Tourism.
The typical process involves registering your business first, then completing tax registration with the General Department of Taxation, obtaining local approvals, and finally applying for a Ministry of Tourism license, which has an official 28-day decision window.
Required documents typically include your business registration certificate, tax identification, property ownership or lease documentation, and various local clearances depending on your district.
Are there neighborhood bans or restricted zones for Airbnb in Phnom Penh as of 2026?
As of the first half of 2026, Phnom Penh has no official citywide list of banned neighborhoods or restricted zones for Airbnb operations.
Instead, restrictions happen at the building level, where condo management, security policies, guest registration requirements, and elevator key controls create de facto bans in certain properties.
The practical geography of Airbnb in Phnom Penh is shaped more by which buildings allow short-term guests than by any government zoning rules.
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.
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 the first half of 2026, the average nightly price for an Airbnb in Phnom Penh is around $37 (150,000 KHR or 34 EUR), while the median sits closer to $32 (130,000 KHR or 30 EUR).
The typical nightly price range covering roughly 80% of Phnom Penh Airbnb listings falls between $22 and $55 (90,000 to 225,000 KHR or 20 to 51 EUR).
Location is the single biggest factor affecting nightly prices in Phnom Penh, with central expat-friendly areas like BKK1 commanding significantly higher rates than outer residential districts.
By the way, you will find much more detailed profitability 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 the first half of 2026, nightly prices in Phnom Penh vary from around $22 (90,000 KHR or 20 EUR) in outer areas like Sen Sok to $65 (265,000 KHR or 60 EUR) in prime locations like BKK1.
The three neighborhoods with the highest average nightly prices in Phnom Penh are BKK1 (Chamkarmon) at $40 to $65 (160,000 to 265,000 KHR or 37 to 60 EUR), Tonle Bassac at $35 to $60 (145,000 to 245,000 KHR or 32 to 55 EUR), and Daun Penh (Riverside) at $35 to $60 (145,000 to 245,000 KHR or 32 to 55 EUR).
The three neighborhoods with the lowest average nightly prices are Sen Sok at $22 to $35 (90,000 to 145,000 KHR or 20 to 32 EUR), Chroy Changvar at $22 to $40 (90,000 to 160,000 KHR or 20 to 37 EUR), and Tuol Tom Poung at $28 to $45 (115,000 to 185,000 KHR or 26 to 42 EUR), though Tuol Tom Poung (Russian Market area) still attracts steady bookings from budget-conscious travelers and NGO workers.
What's the typical occupancy rate in Phnom Penh in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Phnom Penh is around 36%, which translates to roughly 11 booked nights per month.
The realistic occupancy range covering most Phnom Penh listings falls between 25% for struggling or new listings and 50% for well-run properties with strong reviews.
Compared to major Southeast Asian tourism hubs like Bangkok or Ho Chi Minh City, Phnom Penh's occupancy rates are lower, reflecting its smaller tourism market and greater reliance on business travelers.
The single biggest factor for achieving above-average occupancy in Phnom Penh is consistent operational quality, meaning fast response times, professional photos, reliable cleanliness, and amenities like backup power and fast Wi-Fi that matter to business guests.
Don't sign a document you don't understand in Phnom Penh
Buying a property over there? We have reviewed all the documents you need to know. Stay out of trouble - grab our comprehensive guide.
What's the average monthly revenue per listing in Phnom Penh in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Phnom Penh is around $420 (1,710,000 KHR or 390 EUR).
The realistic monthly revenue range covering roughly 80% of Phnom Penh listings falls between $250 and $650 (1,020,000 to 2,650,000 KHR or 230 to 600 EUR), depending on location, property quality, and operational consistency.
Top-performing Airbnb listings in Phnom Penh, particularly business-ready units in BKK1 or family-friendly 2-bedrooms near AEON Mall, can achieve $650 to $900 per month (2,650,000 to 3,670,000 KHR or 600 to 830 EUR). That means a well-managed premium listing could generate around $8,000 to $10,800 per year before expenses.
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 the first half of 2026, typical monthly revenue for a Phnom Penh Airbnb runs around $320 (1,300,000 KHR or 295 EUR) during low season and around $560 (2,280,000 KHR or 520 EUR) during high season.
Low season in Phnom Penh generally spans May through September (the rainy season), while high season runs from November through February, with January typically being the strongest month for bookings due to pleasant weather and holiday travel.
What's a realistic Airbnb monthly expense range in Phnom Penh in 2026?
As of the first half of 2026, realistic monthly operating expenses for a Phnom Penh Airbnb typically range from $220 to $360 (900,000 to 1,470,000 KHR or 200 to 330 EUR) depending on whether you self-manage or use a property manager.
Electricity is typically the largest single expense category in Phnom Penh, often running $60 to $120 per month (245,000 to 490,000 KHR or 55 to 110 EUR) because air conditioning is essential and local tariffs are relatively high.
Hosts in Phnom Penh should expect to spend roughly 50% to 65% of gross revenue on operating expenses when self-managing, and 65% to 85% when using a property manager who charges 10% to 20% of revenue.
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 the first half of 2026, realistic monthly net profit for a self-managed Phnom Penh Airbnb is around $140 to $200 (570,000 to 815,000 KHR or 130 to 185 EUR), which works out to roughly $5 to $7 (20,000 to 28,500 KHR or 4.60 to 6.50 EUR) profit per available night.
The realistic monthly net profit range covering most Phnom Penh listings falls between $60 and $200 (245,000 to 815,000 KHR or 55 to 185 EUR), with the lower end reflecting fully-managed properties and the upper end reflecting hands-on self-managers.
Net profit margins for Phnom Penh Airbnb hosts typically fall between 15% and 45% of gross revenue, depending heavily on management approach and utility costs.
The break-even occupancy rate for a typical Phnom Penh Airbnb listing is around 18% to 22%, meaning you need roughly 5 to 7 booked nights per month just to cover operating expenses before making any profit.
In our property pack covering the real estate market in Phnom Penh, we explain the best strategies to improve your cashflows.
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 competitive is Airbnb in Phnom Penh as of 2026?
How many active Airbnb listings are in Phnom Penh as of 2026?
As of the first half of 2026, Phnom Penh has approximately 1,050 active Airbnb listings on the platform specifically, or around 2,700 active short-term rental listings when including Vrbo and other platforms.
The number of Phnom Penh Airbnb listings has grown steadily over recent years, reflecting increasing tourism interest in Cambodia and the opening of the new Techo International Airport in September 2025, which is expected to accelerate this trend through 2026.
Which neighborhoods are most saturated in Phnom Penh as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Phnom Penh are BKK1 (Chamkarmon), Tonle Bassac, Daun Penh (Riverside), Tuol Tom Poung (Russian Market), and Toul Kork.
These neighborhoods became saturated because they combine walkability to restaurants and cafes, proximity to embassies and NGO offices that generate business travelers, and the concentration of newer condo buildings that actually allow short-term guests.
Relatively undersaturated neighborhoods that may offer better opportunities for new Phnom Penh Airbnb hosts include Sen Sok, Chroy Changvar (across the river), and parts of Meanchey, though these areas require stronger differentiation to attract guests willing to stay outside the central core.
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 the first half of 2026, the main local events that spike Airbnb demand in Phnom Penh are Khmer New Year (mid-April), Pchum Ben (September or October), Water Festival or Bon Om Touk (November), and major conferences at Diamond Island venues.
During these peak events, Phnom Penh Airbnb bookings typically increase by 30% to 50%, and nightly rates can rise by 20% to 40% compared to normal periods.
Hosts should adjust their pricing and availability at least 4 to 6 weeks before major holidays, and ideally set minimum stays of 2 to 3 nights during peak periods to maximize revenue and reduce turnover costs.
What occupancy differences exist between top and average hosts in Phnom Penh in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Phnom Penh achieve occupancy rates around 50%, and sometimes higher during the November to February peak season.
Average hosts in Phnom Penh typically see occupancy around 36%, meaning top performers book roughly 40% more nights each month by optimizing their listings, reviews, and operations.
New hosts in Phnom Penh typically need 6 to 12 months of consistent quality service to accumulate enough positive reviews and booking history to reach top-performer occupancy levels.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Phnom Penh.
What amenities do nearly all competitors offer in Phnom Penh right now?
In Phnom Penh, the baseline amenities that nearly all competitive Airbnb listings offer include strong air conditioning, fast Wi-Fi, hot water with decent pressure, self check-in or flexible arrival times, elevator access and building security for condos, a basic kitchen with refrigerator, and a proper workspace setup with desk and chair.
Beyond these basics, the amenities that quietly separate top performers from average hosts in Phnom Penh are backup power (generator or UPS for outages), crystal-clear arrival instructions that account for security guards and lobby procedures, and a washer or easy laundry access.
These differentiators matter more in Phnom Penh than in many other cities because the guest mix skews heavily toward business travelers and longer-stay visitors who prioritize reliability over flashy extras.
Which price points are most crowded, and where's the "white space" for new hosts in Phnom Penh right now?
The nightly price range with the highest concentration of Airbnb listings in Phnom Penh is $20 to $35 (80,000 to 145,000 KHR or 18 to 32 EUR), where budget studios and older one-bedroom condos compete heavily on price.
The "white space" opportunities for new hosts in Phnom Penh exist at higher price points: business-ready one-bedrooms at $35 to $55 (145,000 to 225,000 KHR or 32 to 51 EUR) in BKK1 or Tonle Bassac, and family-grade two-bedrooms at $45 to $75 (185,000 to 305,000 KHR or 42 to 69 EUR) near AEON Mall areas.
To successfully compete in these underserved segments, new Phnom Penh hosts should offer true workspace setups with ergonomic chairs and fast Wi-Fi, backup power solutions, full kitchens for longer stays, and family-friendly features like washing machines and flexible check-in.
Get fresh and reliable information about the market in Phnom Penh
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
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 the first half of 2026, one-bedroom apartments get the most bookings on Airbnb in Phnom Penh, making them the safest choice for new hosts.
The booking rate breakdown by bedroom count in Phnom Penh roughly follows the listing distribution: one-bedrooms account for about 68% of supply and bookings, studios make up around 15%, two-bedrooms around 12%, and three-bedrooms or larger around 5%.
One-bedrooms perform best in Phnom Penh because they hit the sweet spot for the city's dominant guest profiles, which are solo business travelers, couples, and NGO workers who want more space than a hotel room at a competitive price.
What property type performs best in Phnom Penh in 2026?
As of the first half of 2026, central condos and apartments (entire place rentals) perform best on Airbnb in Phnom Penh when measured on a risk-adjusted basis.
Occupancy rates across property types in Phnom Penh show condos and apartments averaging around 36% to 40%, while landed homes and villas tend to see wider swings between 25% and 45% depending on the season and whether they target group travelers.
Condos outperform in Phnom Penh because they match the dominant solo and couple guest profiles, they're easier to standardize for cleaning and check-in, and they cluster in the central neighborhoods where guests actually want to stay.
What location traits boost bookings in Phnom Penh right now?
In Phnom Penh, the location traits that boost Airbnb bookings most are walkability to cafes and restaurants (BKK1 is the prime example), proximity to the Riverside or Royal Palace area, nearness to business hubs like Chamkarmon or Tonle Bassac, and easy access from main roads for tuk-tuk convenience.
One often-overlooked location trait in Phnom Penh is simple building access, because confusing security procedures, unhelpful guards, or complicated elevator systems can lead to poor reviews even if the unit itself is excellent.
Looking ahead in 2026, properties with easier access to ring roads and main arterials may gradually benefit as traffic patterns adjust around the new Techo International Airport, which opened in September 2025 and is expected to reshape arrival logistics.
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 It's Authoritative | How We Used It |
|---|---|---|
| Cambodia Ministry of Tourism - Law on Tourism | It's the government's official legal text that hosts are expected to follow for tourism business licensing. | We used it to explain what "tourism business" means and why licensing applies to short-term stays. We also pulled specific rules about licensing per location and enforcement penalties. |
| Cambodia Tourism Industry - Online Tourism Licensing System | It's the Ministry of Tourism's official portal where tourism businesses register and obtain licenses. | We used it to confirm that tourism businesses must register through a formal system. We referenced it to explain the real-world compliance path for hosts. |
| Ministry of Tourism - Tourism Statistics Report 2024 | It's an official statistical release produced by the Ministry of Tourism's statistics unit. | We used it to quantify tourism arrivals and monthly seasonality patterns. We translated arrival data into high-season and low-season expectations for Phnom Penh Airbnb hosts. |
| Ministry of Economy and Finance - Tourism Dataset | It's an official open-data dataset maintained by Cambodia's Ministry of Economy and Finance. | We used it to cross-check long-term tourism trends including arrivals, receipts, and occupancy. We used it as a second official confirmation alongside the Ministry of Tourism data. |
| AirDNA - Phnom Penh Market Overview | It's a widely used industry benchmark for Airbnb and Vrbo market analytics with transparent methodology. | We used it to estimate ADR, occupancy rates, bedroom mix, and total listing counts. We cross-checked AirDNA's figures against Airbtics to avoid single-source bias. |
| Airbtics - Phnom Penh Airbnb Revenue Data | It's a recognized short-term rental analytics provider that publishes market summaries with update timestamps. | We used it as a second independent source for occupancy, ADR, and monthly revenue. We averaged it with AirDNA data to produce confident January 2026 estimates. |
| AP News - Techo International Airport Opening | It's a major wire service with strong editorial standards and on-the-ground reporting. | We used it to explain the new airport's impact on Phnom Penh tourism demand. We treated it as context affecting medium-term occupancy rather than a direct pricing input. |
| Deloitte Tax@Hand - Prakas 169 Summary | Deloitte is a global Big Four accounting firm that references primary legal texts in its tax summaries. | We used it to identify the rental tax rate of 10% on total rental price. We built tax expense assumptions based on this legal framework. |
| Kreston Cambodia - Prakas Tax on Rent | It's a professional accounting firm that republishes and summarizes official Cambodian tax instruments. | We used it to cross-check Deloitte's interpretation of the rental tax rules. We ensured our tax estimates aligned with the Prakas wording on total monthly rental value. |
| General Department of Taxation (GDT) | It's the national tax authority responsible for administering and enforcing tax compliance in Cambodia. | We used it as the institutional source of truth for where tax registration and filing ultimately sits. We avoided relying solely on private summaries for tax-related claims. |
| VDB Loi - Cambodia Tax Update | VDB Loi is a long-established regional law firm that cites specific Prakas numbers and effective dates. | We used it to cross-check that rental and accommodation tax rules were formally updated. We used it as a second lens to reduce the risk of misreading any single tax summary. |
| Knight Frank Cambodia - Property Tax Guide | It's a major international real estate firm with local market practice and compliance guidance. | We used it to estimate holding-cost taxes like the Tax on Immovable Property. We made expense ranges realistic for typical condos and landed homes in Phnom Penh. |
| BNG Legal - Hotel and Guesthouse Licensing Guide | It's a reputable Phnom Penh law firm that summarizes Cambodia's licensing requirements and procedures. | We used it to translate the Law on Tourism into a practical checklist for hosts. We explained the multiple-properties licensing requirement in plain language. |
| UNEP LEAP - Law on Tourism Reference | It's a UN-backed legal platform that catalogs and indexes national legislation across countries. | We used it to confirm the existence and scope of the 2009 Law on Tourism as an internationally indexed legal instrument. We supported our legal framing with this independent reference. |
| Phnom Penh Water Supply Authority - Tariffs | It's the official utility provider for water pricing in Phnom Penh. | We used it to ground water-cost assumptions in actual published tariff schedules. We kept utility expense ranges realistic rather than based on guesswork. |
| B2B Cambodia - Electricity Rates Report | It's a local business news outlet that explicitly reports officially announced EAC tariff rates. | We used it to anchor electricity cost-per-kWh assumptions for Phnom Penh households. We emphasized air conditioning as a real cost driver for hosts. |
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.
Related blog posts