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SUMMARY
We analyzed residential property rental yields in Phnom Penh as of 2026 for residential property buyers, using the raw dataset provided and turning it into a practical buyer guide for foreign individual investors.
The study compares estimated purchase prices, monthly rents, gross rental yields, and net rental yields across the Phnom Penh neighborhoods and bedroom counts covered in the dataset.
This tracker is updated regularly, so the figures should be read as a current May 2026 snapshot of the Phnom Penh residential property rental yield market.
The strongest net-yield areas in the dataset are generally Boeung Tumpun, Mean Chey, Toul Kork, Sen Sok, Chbar Ampov, and Phnom Penh Thmey. These areas benefit from lower entry prices, practical rental demand, and better rent-to-price ratios than the most prestigious central districts.
Toul Kork and Sen Sok offer the cleanest yield-stability balance. Toul Kork reaches about 5.8% to 5.9% net yield for one- and two-bedroom properties, while Sen Sok reaches about 5.8% net yield for one-bedroom and three-bedroom properties.
BKK1, Tonle Bassac, Diamond Island / Koh Pich, and parts of Daun Penh remain attractive places to live, but their purchase prices absorb much of the rent. In the dataset, large three-bedroom units in BKK1 and Koh Pich fall to about 3.8% and 3.7% net yield.
Two-bedroom properties often give the best balance in Phnom Penh. They are more flexible than one-bedrooms because they can serve couples, sharers, small families, expats, and local professionals, while avoiding some of the higher cost burden of large three-bedroom units.
Three-bedroom homes and larger units work best only where the renter pool is family-based. Sen Sok, Chbar Ampov, Phnom Penh Thmey, and Toul Kork are stronger for that logic than BKK1 or Koh Pich.
For a beginner foreign buyer, the best Phnom Penh rental-yield strategy is not simply to buy in the cheapest district or the most famous address. The safer strategy is to compare net yield, tenant depth, building quality, access, operating costs, vacancy risk, and resale liquidity together.
The practical takeaway is that Phnom Penh rewards practical, mid-market residential property more than prestige. Affordable and mid-range stock fits the 2026 demand profile better than speculative luxury condo stock.
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Residential property rental yields in Phnom Penh in 2026
This table compares residential property rental yields in Phnom Penh by neighborhood and bedroom count.
For each area, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield for 1-bedroom, 2-bedroom, and 3-bedroom residential properties.
Finally, please note you'll find much more detailed data in our real estate pack about Phnom Penh.
| Neighborhood | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield | 3-bedroom property average purchase price | 3-bedroom property average monthly rent | 3-bedroom property gross rental yield | 3-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 7 Makara | KHR 361m | KHR 2.08m | 6.9% | 4.7% | KHR 581m | KHR 3.41m | 7.0% | 4.7% | KHR 922m | KHR 5.41m | 7.0% | 4.6% |
| BKK1 | KHR 581m | KHR 3.41m | 7.0% | 4.4% | KHR 962m | KHR 5.81m | 7.3% | 4.6% | KHR 1.52bn | KHR 8.42m | 6.6% | 3.8% |
| Boeung Tumpun | KHR 248m | KHR 1.68m | 8.1% | 6.0% | KHR 421m | KHR 2.81m | 8.0% | 5.8% | KHR 701m | KHR 4.21m | 7.2% | 5.3% |
| Chbar Ampov | KHR 281m | KHR 1.72m | 7.4% | 5.4% | KHR 501m | KHR 3.01m | 7.2% | 5.2% | KHR 721m | KHR 4.61m | 7.7% | 6.0% |
| Chroy Changvar | KHR 341m | KHR 2.08m | 7.3% | 5.1% | KHR 581m | KHR 3.61m | 7.4% | 5.2% | KHR 982m | KHR 5.21m | 6.4% | 4.4% |
| Daun Penh | KHR 421m | KHR 2.40m | 6.9% | 4.6% | KHR 701m | KHR 3.81m | 6.5% | 4.1% | KHR 1.10bn | KHR 5.81m | 6.3% | 3.8% |
| Diamond Island / Koh Pich | KHR 541m | KHR 3.05m | 6.8% | 4.2% | KHR 922m | KHR 5.21m | 6.8% | 4.1% | KHR 1.48bn | KHR 8.02m | 6.5% | 3.7% |
| Mean Chey | KHR 232m | KHR 1.56m | 8.1% | 6.1% | KHR 381m | KHR 2.57m | 8.1% | 6.0% | KHR 661m | KHR 3.81m | 6.9% | 5.1% |
| Phnom Penh Thmey | KHR 301m | KHR 1.80m | 7.2% | 5.2% | KHR 501m | KHR 3.13m | 7.5% | 5.4% | KHR 862m | KHR 5.21m | 7.3% | 5.5% |
| Russian Market / Tuol Tom Poung | KHR 381m | KHR 2.48m | 7.8% | 5.5% | KHR 621m | KHR 4.01m | 7.7% | 5.3% | KHR 962m | KHR 5.81m | 7.3% | 4.9% |
| Sen Sok | KHR 289m | KHR 1.88m | 7.8% | 5.8% | KHR 501m | KHR 3.21m | 7.7% | 5.6% | KHR 882m | KHR 5.61m | 7.6% | 5.8% |
| Tonle Bassac | KHR 501m | KHR 3.05m | 7.3% | 4.7% | KHR 842m | KHR 5.01m | 7.1% | 4.4% | KHR 1.34bn | KHR 7.41m | 6.6% | 3.8% |
| Toul Kork | KHR 321m | KHR 2.12m | 8.0% | 5.9% | KHR 541m | KHR 3.61m | 8.0% | 5.8% | KHR 922m | KHR 5.81m | 7.6% | 5.7% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Phnom Penh?
The best net-yield neighborhoods among areas people actually want to live in Phnom Penh are Toul Kork, Sen Sok, Russian Market / Tuol Tom Poung, Boeung Tumpun, and Chroy Changvar.
These areas combine realistic rental demand with modeled net yields around 5.1% to 6.0%, instead of relying only on cheap entry prices or speculative prestige.
Toul Kork is the strongest all-rounder in the Phnom Penh residential property market. Its one-bedroom and two-bedroom properties both show about 8.0% gross yield, with about 5.9% and 5.8% net yield after recurring costs.
Sen Sok is also attractive because the rental logic is family-based. Its one-bedroom, two-bedroom, and three-bedroom properties show net yields of about 5.8%, 5.6%, and 5.8%, supported by space, parking, schools, malls, and suburban family demand.
Russian Market / Tuol Tom Poung has a different renter profile. Two-bedroom properties show about 7.7% gross yield and 5.3% net yield, helped by cafes, NGOs, teachers, freelancers, and expats who want lifestyle without paying BKK1 prices.
Boeung Tumpun has the highest modeled net yields in some segments, but a beginner buyer needs more micro-location discipline. The yield looks strong, but drainage, road access, building quality, and resale demand matter more than in Toul Kork or Sen Sok.
Where can I find residential properties with above-average yields and below-average entry prices in Phnom Penh?
The best above-average yield and below-average entry-price areas in Phnom Penh are Boeung Tumpun, Mean Chey, Chbar Ampov, Sen Sok, and Phnom Penh Thmey.
These neighborhoods offer one-bedroom entry prices from about KHR 232m to KHR 301m in the dataset, far below BKK1, Tonle Bassac, and Diamond Island / Koh Pich.
Boeung Tumpun is the clearest value case. A modeled one-bedroom costs about KHR 248m and rents for about KHR 1.68m per month, giving about 8.1% gross yield and 6.0% net yield.
Mean Chey is even cheaper on entry price. Its modeled one-bedroom price is about KHR 232m, with about KHR 1.56m monthly rent and 6.1% net yield.
Chbar Ampov is more family-oriented. Three-bedroom properties cost about KHR 721m and rent for about KHR 4.61m per month, giving about 7.7% gross yield and 6.0% net yield.
The beginner mistake is to buy only because the price is low. In Phnom Penh, cheap residential property can mean weaker access, older construction, lower-quality management, thinner resale demand, or more vacancy risk.
Where does the rent level justify the purchase price most clearly in Phnom Penh?
The rent level most clearly justifies the purchase price in Toul Kork, Boeung Tumpun, Sen Sok, Russian Market / Tuol Tom Poung, and Chbar Ampov.
These areas show the best rent-to-price relationship in Phnom Penh without depending only on luxury rents or a prestigious address.
Toul Kork is especially rational for rental income. A modeled two-bedroom costs about KHR 541m and rents for about KHR 3.61m per month, producing about 8.0% gross yield and 5.8% net yield.
Russian Market / Tuol Tom Poung also has a clear rent-to-price signal. A modeled two-bedroom rents for about KHR 4.01m per month, while the purchase price is about KHR 621m, producing about 7.7% gross yield and 5.3% net yield.
BKK1 has high rents, but the purchase price is also high. Its modeled two-bedroom rent of KHR 5.81m per month looks strong, but the purchase price of about KHR 962m keeps net yield near 4.6%.
The honest interpretation is simple. In BKK1, Tonle Bassac, and Koh Pich, tenants pay a premium, but buyers often pay an even larger prestige premium.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Phnom Penh?
The best Phnom Penh neighborhoods for stable rental income are Toul Kork, Sen Sok, Tonle Bassac, BKK1, and Russian Market / Tuol Tom Poung.
These areas may not always have the highest modeled net yield, but their renter pools are deeper and easier for a beginner buyer to understand.
Toul Kork is the safest yield-stability compromise in the dataset. Its one-bedroom and two-bedroom properties show about 5.9% and 5.8% net yield, while demand is supported by schools, local professionals, and families.
Sen Sok is the best stability choice for family rentals. Three-bedroom properties rent for about KHR 5.61m per month and show about 5.8% net yield, with demand from families who want more space, parking, schools, and malls.
BKK1 and Tonle Bassac have lower net yields, often around 3.8% to 4.7%, but they are easier to understand for expat, embassy-linked, consultant, NGO, and corporate renters.
The trade-off is clear. Prime central stock gives stability and resale familiarity, while suburban family stock gives better yield and more space for the same capital.
What type of residential property should a beginner investor buy to maximize rental profitability in Phnom Penh?
A beginner investor in Phnom Penh should usually buy a well-located one- or two-bedroom condo or apartment, or a modest family townhouse only in a proven suburban area.
The best rental profitability is not usually in luxury condos or very large homes. It is usually in practical units where rent is strong compared with the purchase price and operating costs remain manageable.
Two-bedroom condos and apartments are often the best balance. In Toul Kork, Boeung Tumpun, Sen Sok, Russian Market, and Phnom Penh Thmey, modeled two-bedroom net yields range from about 5.3% to 5.8%.
One-bedrooms are easier to enter. In Mean Chey, Boeung Tumpun, Sen Sok, and Toul Kork, modeled one-bedroom prices range from about KHR 232m to KHR 321m, and net yields reach about 5.8% to 6.1%.
Three-bedroom homes can work in Sen Sok, Phnom Penh Thmey, Chbar Ampov, and Toul Kork. But they require more attention to repairs, parking, security, exterior maintenance, furnishing, and tenant screening.
For foreign buyers, condos are usually simpler than landed homes because foreign ownership is generally easier for strata-title units above the ground floor, while land ownership is restricted. We give you more details in the our real estate pack about Phnom Penh.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Phnom Penh?
The strongest rental-income neighborhoods with relatively low vacancy risk in Phnom Penh are Toul Kork, Sen Sok, BKK1, Tonle Bassac, and Russian Market / Tuol Tom Poung.
These neighborhoods have different renter bases, but all have recognizable demand that makes rental income more dependable than in weaker micro-locations.
BKK1 and Tonle Bassac offer the highest rent levels. BKK1 two-bedroom properties model at about KHR 5.81m per month, while Tonle Bassac two-bedroom properties model at about KHR 5.01m per month.
Toul Kork and Sen Sok offer lower absolute rent but stronger yield. Toul Kork two-bedrooms show about 5.8% net yield, while Sen Sok three-bedrooms also show about 5.8% net yield.
Russian Market / Tuol Tom Poung has a broad renter base. Teachers, NGO workers, freelancers, cafe-district renters, and younger expats help make demand more diversified than in a purely luxury district.
The vacancy risk in high-rent areas is that the tenant pool is narrower. A premium BKK1 or Koh Pich unit may rent well when priced correctly, but an overpriced unit can sit empty because tenants have many alternatives.
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Which areas look overpriced relative to their rental income in Phnom Penh?
The Phnom Penh areas that look most overpriced relative to rental income are Diamond Island / Koh Pich, BKK1, Tonle Bassac, and parts of Daun Penh.
These are good places to live, but they are not always strong pure rental-yield buys.
Koh Pich is the clearest example in the table. A modeled three-bedroom property costs about KHR 1.48bn and rents for about KHR 8.02m per month, giving only about 3.7% net yield.
BKK1 is similar. A modeled three-bedroom property costs about KHR 1.52bn and rents for about KHR 8.42m per month, but the net yield is only about 3.8% after ownership costs.
Tonle Bassac is attractive for embassies, Bassac Lane, central access, and expat lifestyle. But its modeled two-bedroom net yield is only around 4.4%, which is modest compared with Toul Kork or Sen Sok.
The trade-off is not good area versus bad area. It is desirable lifestyle and resale familiarity versus income return.
Which neighborhoods should I avoid even if the rental yield looks attractive in Phnom Penh?
A beginner should be careful with Mean Chey, outer Boeung Tumpun, weaker Chbar Ampov micro-locations, and poorly connected Chroy Changvar projects even when the rental yield looks attractive.
The issue is not that these areas are uninvestable. The issue is that headline yield can be misleading when resale liquidity, access, drainage, or building management is weak.
Mean Chey shows one of the highest modeled net yields, around 6.0% to 6.1% for one- and two-bedroom units. But the risk is weaker resale liquidity, uneven tenant quality, and stronger competition from affordable new supply.
Boeung Tumpun can work, but only with good access and flood-aware property selection. A modeled one-bedroom reaches 6.0% net yield, yet micro-location risk matters more than in BKK1 or Toul Kork.
Chroy Changvar can look attractive because prices are lower than central Phnom Penh. But bridge traffic, river-crossing psychology, and uneven project quality can affect rentability.
The practical takeaway is to buy the specific property, not just the yield number. A high-yield listing with poor access, poor management, or weak resale demand can become a low-quality investment.
Which neighborhoods look risky even though the rental yield is high in Phnom Penh?
The high-yield but higher-risk Phnom Penh neighborhoods are Mean Chey, Boeung Tumpun, Chbar Ampov, and some Chroy Changvar projects.
Their risk-adjusted return can be weaker than the headline yield suggests because the yield often reflects lower prices, not necessarily stronger rental depth.
Mean Chey one-bedroom properties model at about 8.1% gross yield and 6.1% net yield. That looks attractive, but it partly reflects low prices and weaker buyer liquidity.
Boeung Tumpun two-bedroom properties model at about 8.0% gross yield and 5.8% net yield. The investor must still be selective about building quality, road access, drainage, and tenant profile.
Chbar Ampov three-bedroom properties model at about 6.0% net yield, which is good for family housing. But not every borey or townhouse location has the same rental depth.
A safer alternative is Toul Kork or Sen Sok. The yield may be slightly lower in some cases, but the tenant base is broader, resale is easier, and family demand is more proven.
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What neighborhoods should I avoid when buying a rental property in Phnom Penh?
A beginner rental investor should avoid weak micro-locations in Mean Chey, outer Boeung Tumpun, low-quality Chbar Ampov projects, and overpriced Koh Pich units.
This is not a full neighborhood ban. It is a practical filter for avoiding properties where the yield does not properly compensate for the risk.
Avoid Mean Chey if the building has poor management, weak access, or little resale demand. The yield can look good because the purchase price is low, not because the rental market is deep.
Avoid outer Boeung Tumpun if drainage, road quality, or building maintenance is weak. Strong modeled yield does not compensate for repeated vacancy or tenant complaints.
Avoid Chbar Ampov townhouses if the borey is too far from daily demand routes. Family renters care about schools, road access, parking, safety, and commute predictability.
Avoid Koh Pich if the price assumes luxury resale but the rent does not support it. It can be a good lifestyle purchase, but its modeled net yield is among the lowest in the table.
Which neighborhoods are seeing rental demand weaken, and why, in Phnom Penh?
Rental demand looks most fragile in premium condo-heavy areas and weaker outer affordable districts, especially Koh Pich, BKK1 luxury stock, Daun Penh older stock, and peripheral affordable condo areas.
This does not mean these neighborhoods have no tenants. It means landlords need sharper pricing, better property quality, and more realistic vacancy assumptions.
The luxury-condo issue is supply and affordability. Phnom Penh had 63,334 completed condominium units by H2 2025, up 9.6% year-on-year, while demand was shifting away from speculative high-end product toward more practical, affordable units.
Koh Pich and BKK1 still have tenants, but tenants have more choice. If a landlord asks too much, renters can compare newer buildings in Tonle Bassac, Chamkarmon, Toul Kork, or Chroy Changvar.
Daun Penh’s issue is not location. It is older stock, maintenance, layouts, parking, and building quality, which can reduce net income even when the area is central.
Peripheral affordable districts face a different risk. If many low- to mid-range units compete for the same local-income tenants, rents can flatten even when purchase prices look cheap.
Which neighborhoods are seeing new developments that could create stronger rental demand in Phnom Penh?
The Phnom Penh neighborhoods most likely to benefit from development are Sen Sok, Mean Chey, Chbar Ampov, Phnom Penh Thmey, Chroy Changvar, and southern growth corridors linked to the new airport.
The important point is that infrastructure can support rental demand only when it improves daily life, commute routes, retail access, schools, jobs, or family convenience.
Landed housing demand is more domestic, mid-income, and suburban, with important supply in Sen Sok, Dangkao, Kamboul, Meanchey, Chbar Ampov, and Prek Pnov.
Sen Sok is important because it already has family-oriented demand and a practical suburban profile. The modeled three-bedroom segment reaches about KHR 5.61m monthly rent and about 5.8% net yield.
Chbar Ampov and Mean Chey are helped by southern expansion and airport-corridor logic. Better access can make them more realistic for family renters who want space without paying central prices.
The trade-off is supply. New roads, airport access, and retail can create demand, but too much similar housing can also pressure rents if supply grows faster than tenant depth.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Phnom Penh?
The main beneficiaries of infrastructure and transport changes in Phnom Penh are Chbar Ampov, Mean Chey, Sen Sok, Phnom Penh Thmey, Chroy Changvar, and southern Phnom Penh corridors.
These areas benefit when commute routes, airport access, bridges, malls, schools, and suburban services improve the practical rental case.
Chbar Ampov and Mean Chey are helped by southern expansion and airport-corridor growth. The appeal is not prestige, but more usable space, family housing, and better access compared with older assumptions about these areas.
Sen Sok and Phnom Penh Thmey benefit from mall, school, road, and borey clustering. Renters who do not need BKK1 walkability can get more space, parking, and family convenience.
Chroy Changvar benefits from riverfront development and newer condo stock. But bridge access remains the key rental variable, so good buildings near practical access points are safer than remote projects.
Some of this infrastructure upside is already priced in. The best investment case is not buying anything near infrastructure, but buying where rents can grow faster than prices.
Which neighborhoods have become less attractive for property investors over the last 12 months in Phnom Penh?
The neighborhoods that have become less attractive for yield-focused investors are Koh Pich, BKK1 luxury condo stock, Tonle Bassac premium stock, and older Daun Penh apartments.
They remain desirable places to live, but the rental-income case has become less forgiving because prices, fees, vacancy risk, and maintenance drag can absorb too much rent.
Koh Pich is especially yield-sensitive. Its modeled two-bedroom net yield is about 4.1%, and its three-bedroom net yield is about 3.7%, both low compared with Toul Kork or Sen Sok.
BKK1 still has prestige and tenant demand, but the price premium is high. Its modeled two-bedroom net yield is about 4.6%, even though rent reaches about KHR 5.81m per month.
Tonle Bassac has central access and lifestyle appeal, but its three-bedroom properties show about 3.8% net yield. That makes it more convincing for lifestyle and stable demand than for maximum income.
Daun Penh is weaker for beginners because older buildings can create maintenance drag. The area is central, but centrality alone does not guarantee clean net income.
Which property types are becoming harder to rent in Phnom Penh, and in which neighborhoods?
The property types becoming harder to rent in Phnom Penh are overpriced luxury condos, older poorly maintained apartments, and large premium three-bedroom units without a clear family or corporate tenant base.
Luxury condos are hardest in BKK1, Koh Pich, Tonle Bassac, and some Chroy Changvar projects when pricing is too optimistic.
The issue is not that premium properties cannot rent. The issue is that the Phnom Penh condo market has more supply, and renters can compare many buildings before committing.
Older apartments are harder in Daun Penh and parts of 7 Makara when they lack parking, elevators, modern security, or good maintenance.
Large three-bedroom premium units are harder when the rent is above the realistic family budget. In Koh Pich and BKK1, three-bedroom rents are high, but modeled net yields are only about 3.7% to 3.8% because purchase prices and ownership costs are also high.
The easier products are practical one- and two-bedroom units in real rental neighborhoods, plus modest three-bedroom homes in family districts such as Sen Sok, Phnom Penh Thmey, and Chbar Ampov.
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Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Phnom Penh?
The best balance in Phnom Penh is usually the 2-bedroom property.
Two-bedroom properties have broader demand than one-bedrooms and lower risk than large three-bedroom units, which makes them practical for a beginner buyer.
Two-bedrooms work for couples, sharers, small families, expats, and local professionals. In Toul Kork, Boeung Tumpun, Sen Sok, Russian Market, and Phnom Penh Thmey, modeled two-bedroom net yields range from about 5.3% to 5.8%.
One-bedrooms are best for low entry price. In Mean Chey, Boeung Tumpun, Sen Sok, and Toul Kork, entry prices range from about KHR 232m to KHR 321m, and modeled net yields reach about 5.8% to 6.1%.
Three-bedrooms are best only where the renter profile supports families. Sen Sok, Chbar Ampov, Phnom Penh Thmey, and Toul Kork are stronger for this logic than BKK1 or Koh Pich.
For a beginner, the safest Phnom Penh formula is simple. Buy a practical two-bedroom in a real rental neighborhood, not the cheapest unit in the city and not the most prestigious unit in the city.
INSIGHTS
These insights are drawn from the Phnom Penh residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Phnom Penh.
- Toul Kork offers the cleanest yield-stability mix in Phnom Penh. The area is not the cheapest, but the dataset shows strong net yields and a tenant base supported by schools, professionals, and family demand.
- Sen Sok is the strongest family-rental story in the dataset. Its three-bedroom segment reaches about 5.8% net yield, which is unusual because larger properties often lose efficiency after costs.
- Boeung Tumpun has excellent yield numbers, but it is not a beginner-proof market. The investor has to check drainage, road access, building quality, and resale liquidity before trusting the headline return.
- Mean Chey shows the highest one-bedroom net yield at about 6.1%, but that number partly reflects low purchase prices. Low price can be an opportunity, but it can also signal weaker liquidity and more property-specific risk.
- Russian Market / Tuol Tom Poung is a lifestyle-yield compromise. It does not need BKK1-level prestige because renters value cafes, NGOs, walkability, and a more local expat lifestyle.
- BKK1 has strong rent, but the purchase price premium weakens the investment return. Its two-bedroom rent is high at about KHR 5.81m per month, yet net yield remains only about 4.6%.
- Koh Pich is more convincing as a lifestyle or prestige purchase than as a pure income investment. The three-bedroom segment shows about 3.7% net yield, one of the weakest figures in the table.
- Tonle Bassac is stable but not cheap. It can suit buyers who value central access and tenant familiarity, but the net yield is not as strong as in Toul Kork, Sen Sok, or Chbar Ampov.
- Chbar Ampov works best when the property serves family renters. Its three-bedroom segment reaches about 6.0% net yield, but only good micro-locations with access, safety, and daily convenience deserve that confidence.
- Chroy Changvar is highly access-sensitive. A good building near practical bridge access is a different investment from a remote project where traffic perception hurts tenant demand.
- Daun Penh proves that centrality is not enough. Older stock, parking limits, layouts, and maintenance can reduce net income even when the location is recognizable.
- Two-bedroom properties are the most flexible Phnom Penh rental format. They can serve expats, couples, sharers, local professionals, and small families without the heavier cost profile of large homes.
- One-bedrooms are best for low entry price and liquidity. They work well when the building is easy to manage and the location has enough young professional or expat demand.
- Three-bedrooms only make sense when the renter pool is family-based. In prestige condo districts, large units can earn high rent but still produce weak net yield because purchase prices are too high.
- Net yield matters more than gross yield in Phnom Penh. Service charges, repairs, vacancy, leasing costs, taxes, and maintenance can change a good-looking rent-to-price ratio into an average investment.
- The most important Phnom Penh residential property risk is the specific property, not the district name. Building management, access, flooding risk, tenant depth, property condition, and resale liquidity can matter more than a broad neighborhood label.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Phnom Penh neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and property type.
For each neighborhood and property type, we collected sale listings from recognized Cambodia property platforms such as Realestate.com.kh, FazWaz Cambodia, and CambodiaProperty.asia. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized on a local-currency basis, and on a price-per-square-meter basis where possible. We used the median price as the main reference, or the average only when the sample was clean. We then applied negotiation judgment to asking prices, depending on liquidity, apparent overpricing, listing quality, and comparable market evidence.
We then built the rental side of the dataset manually. For the same neighborhood and property type, we collected rental listings, cleaned the sample for outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a flat discount across all segments. The deduction was adjusted by neighborhood and property type, reflecting differences in condo fees, service charges, vacancy risk, maintenance needs, management costs, agent fees, tax friction, repairs, utilities, building costs, and property-level operating costs.
In other words, a small central condo, a serviced-style apartment, a suburban townhouse, and a larger family property were not treated as if they had the same operating cost profile.
For residential property markets, we also paid attention to property-level factors when available. These include building or property condition, age, access, layout, parking, privacy, maintenance burden, rental restrictions, tenant depth, ownership complexity, and resale liquidity.
Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Below 20 comparable listings means directional only, unless we widened the comparable area.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Phnom Penh.
