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
If you are considering buying an apartment in Phnom Penh as a foreigner, understanding rental yields is essential before making any investment decision.
This article breaks down realistic gross and net yields, typical rents by apartment type, the best neighborhoods for rental demand, and all the costs that will eat into your returns in Cambodia's capital city.
We constantly update this blog post to reflect the latest market data and conditions, so you always have current information at your fingertips.
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.
What rental yields can I realistically get from an apartment in Phnom Penh?
What's the average gross rental yield for apartments in Phnom Penh as of 2026?
As of early 2026, the average gross rental yield for a well-located, rentable apartment in Phnom Penh sits between 6.5% and 8%, which makes it one of the more attractive markets in Southeast Asia for income-focused investors.
The realistic range that covers most apartment investments in Phnom Penh stretches from about 5% on the low end for premium properties in prime districts like BKK1 or Tonle Bassac, up to around 9% for correctly priced units in high-demand but less expensive areas like Toul Tompoung or Toul Kork.
The main factor that causes gross rental yields to vary so much in Phnom Penh is the price premium attached to "branded" or high-end condo developments in central areas, where purchase prices are often inflated by developer marketing and international buyer expectations, while rents have a ceiling dictated by local expat budgets.
Compared to other major cities in the region, Phnom Penh offers noticeably higher gross yields than Bangkok (typically 4% to 5%) or Ho Chi Minh City (around 4% to 6%), though these markets may offer more liquidity and capital appreciation potential.
What's the average net rental yield for apartments in Phnom Penh as of 2026?
As of early 2026, the average net rental yield for a typical buy-to-let apartment in Phnom Penh falls between 4.5% and 6%, once you account for recurring landlord costs but before financing costs or personal income tax treatment.
The realistic range that most apartment investors can expect in Phnom Penh runs from about 3.5% to 5% for prime high-end units with higher service charges, up to 5.5% to 6.5% for investors who buy at attractive prices and keep operating costs controlled.
The single biggest expense category that reduces gross yield to net yield for apartments in Phnom Penh is typically the combination of building service charges and property management fees, which together can consume 15% to 20% of your rental income in many condo buildings, especially those with pools, gyms, and 24-hour security.
By the way, you will find much more detailed data in our property pack covering the real estate market in Phnom Penh.
What's the typical rent-to-price ratio for apartments in Phnom Penh in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Phnom Penh is around 0.55% to 0.70% per month, which translates to roughly 6.5% to 8% per year as a gross yield figure.
The realistic range that covers most apartment transactions in Phnom Penh spans from about 0.45% monthly (around 5.5% annually) for overpriced premium units, up to 0.75% monthly (around 9% annually) for well-bought properties in solid rental locations.
Apartment categories that tend to have the highest rent-to-price ratios in Phnom Penh are 1-bedroom units in established but non-prime neighborhoods like Toul Tompoung near the Russian Market or Toul Kork, where purchase prices remain reasonable but expat and young professional rental demand stays consistent.
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How much rent can I charge for an apartment in Phnom Penh?
What's the typical tenant budget range for apartments in Phnom Penh right now?
The typical tenant budget for renting an apartment in Phnom Penh in early 2026 ranges from about $300 to $1,200 per month (1.2 to 4.9 million KHR, or €275 to €1,100), covering everything from basic local professional housing to comfortable expat-standard units.
Tenants targeting mid-range apartments in Phnom Penh typically budget between $600 and $1,200 per month (2.5 to 4.9 million KHR, or €550 to €1,100), which gets them a modern 1-bedroom or modest 2-bedroom in a decent building with amenities like a pool and gym.
Tenants seeking high-end or luxury apartments in Phnom Penh usually budget $1,500 to $3,000 or more per month (6.2 to 12.3 million KHR, or €1,380 to €2,760), typically for larger units in premium buildings in BKK1 or Tonle Bassac with high-quality finishes and full services.
We have a blog article where we update the latest data about rents in Phnom Penh here.
What's the average monthly rent for a 1-bed apartment in Phnom Penh as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Phnom Penh is approximately $600 (2.5 million KHR, or €550), though this varies significantly by neighborhood and building quality.
Entry-level monthly rent for a decent 1-bed apartment in Phnom Penh starts around $300 to $450 per month (1.2 to 1.8 million KHR, or €275 to €415), which typically means a basic but clean unit in an older building in outer districts like Sen Sok or Meanchey, often without a pool or full condo amenities.
Mid-range monthly rent for a typical 1-bed apartment in Phnom Penh runs about $500 to $800 per month (2.1 to 3.3 million KHR, or €460 to €735), getting you a modern furnished unit with air conditioning, pool access, and security in areas like Toul Kork or the edges of Chamkarmon district.
High-end monthly rent for a luxury 1-bed apartment in Phnom Penh reaches $900 to $1,800 per month (3.7 to 7.4 million KHR, or €830 to €1,655), typically for premium serviced apartments or branded residences in BKK1 or Tonle Bassac with concierge services and high-end finishes.
What's the average monthly rent for a 2-bed apartment in Phnom Penh as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Phnom Penh is approximately $950 (3.9 million KHR, or €875), with a wide spread depending on location and building standard.
Entry-level monthly rent for a decent 2-bed apartment in Phnom Penh starts around $500 to $700 per month (2.1 to 2.9 million KHR, or €460 to €645), typically in older walk-up buildings or newer developments in emerging districts like Chbar Ampov or outer Sen Sok, suitable for local families or budget-conscious tenants.
Mid-range monthly rent for a typical 2-bed apartment in Phnom Penh runs about $800 to $1,400 per month (3.3 to 5.7 million KHR, or €735 to €1,290), getting you a well-furnished unit in a modern condo with amenities in popular areas like Toul Tompoung, Daun Penh, or Toul Kork.
High-end monthly rent for a luxury 2-bed apartment in Phnom Penh reaches $1,500 to $2,800 per month (6.2 to 11.5 million KHR, or €1,380 to €2,575), typically in premium towers in BKK1 or Tonle Bassac with river views, branded management, and expatriate-standard finishes.
What's the average monthly rent for a 3-bed apartment in Phnom Penh as of 2026?
As of early 2026, the average monthly rent for a 3-bedroom apartment in Phnom Penh is approximately $1,600 (6.6 million KHR, or €1,470), with significant variation based on the target tenant profile and location.
Entry-level monthly rent for a decent 3-bed apartment in Phnom Penh starts around $900 to $1,200 per month (3.7 to 4.9 million KHR, or €830 to €1,105), typically in suburban districts like Sen Sok or Meanchey, often in villa-style townhouses or older condo buildings popular with local families.
Mid-range monthly rent for a typical 3-bed apartment in Phnom Penh runs about $1,400 to $2,500 per month (5.7 to 10.3 million KHR, or €1,290 to €2,300), getting you a spacious unit in a quality building in Toul Kork, BKK2, or Daun Penh, suitable for expatriate families with children.
High-end monthly rent for a luxury 3-bed apartment in Phnom Penh reaches $2,500 to $5,000 per month (10.3 to 20.5 million KHR, or €2,300 to €4,600), typically for penthouse-style units or large serviced apartments in BKK1 or premium Tonle Bassac towers, often rented by senior executives or diplomatic staff.
How fast do well-priced apartments get rented in Phnom Penh?
A well-priced apartment in Phnom Penh in early 2026 typically rents within 2 to 6 weeks in prime renter corridors like BKK1, BKK2, Tonle Bassac, or Toul Tompoung, assuming the unit is clean, properly furnished, and competitively priced for its segment.
The typical vacancy rate for apartments in Phnom Penh varies by segment, but investor-grade condos in good locations generally experience 1 to 2 months of vacancy per year on average, translating to roughly 85% to 90% occupancy for well-managed properties.
The main factors that cause some apartments to rent faster than others in Phnom Penh are building management quality and reliability of utilities (especially generator backup and water pressure), which matter more to expat tenants than fancy lobby designs, followed by proximity to international schools or major employment hubs.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost in Phnom Penh.
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.
Which apartment type gives the best yield in Phnom Penh?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Phnom Penh as of 2026?
As of early 2026, the apartment type that typically offers the best rental yield in Phnom Penh is the 1-bedroom unit, which hits the sweet spot between strong rental demand, manageable purchase prices, and relatively quick tenant turnover.
The typical gross rental yield range for each apartment type in Phnom Penh is roughly 7% to 9% for studios (but with higher vacancy risk), 7% to 8.5% for 1-beds, 6% to 7.5% for 2-beds, and 5% to 7% for 3-beds, with yields generally compressing as unit size increases.
The main reason 1-bedroom apartments tend to outperform other types in Phnom Penh is that they match the dominant tenant profile perfectly, which is single expats, young professionals, and digital nomads who make up the bulk of the city's rental demand and prefer well-located, manageable-sized units over larger family apartments.
Which features are best if you want a good yield for your apartment in Phnom Penh?
The features that most positively impact rental yield for apartments in Phnom Penh are reliable backup power (generator), consistent water pressure, walkability to expat demand nodes like BKK1 or the Russian Market, and practical furnishing with good air conditioning rather than flashy but impractical luxury finishes.
In Phnom Penh, mid-floor units (floors 5 to 15) tend to be easiest to rent because they avoid the noise and dust of lower floors while not commanding the premium prices of upper floors, and many tenants prefer them for the balance of views and accessibility during occasional elevator outages.
Apartments with balconies or outdoor space in Phnom Penh do rent faster and can command 5% to 10% higher rents, as outdoor space is highly valued by expat tenants who want fresh air in a city where street-level pollution can be a concern.
Building features like pools, gyms, and 24-hour security do raise rents in Phnom Penh, but only up to a point, since the service charges in full-amenity buildings can eat into net yield enough that a well-managed mid-tier building often delivers better returns than a premium tower with high common fees.
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Which neighborhoods give the best rental demand for apartments in Phnom Penh?
Which neighborhoods have the highest rental demand for apartments in Phnom Penh as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Phnom Penh are BKK1 (Boeung Keng Kang 1), BKK2, Tonle Bassac, Daun Penh along the riverside, Toul Tompoung near the Russian Market, and Toul Kork, which together account for the vast majority of expat and upper-middle-class local rental activity.
The main demand driver that makes these neighborhoods attractive to apartment tenants in Phnom Penh is the concentration of international schools, embassies, NGO offices, and quality restaurants and cafes that create a walkable lifestyle ecosystem, which expat tenants prioritize heavily when choosing where to live.
The typical time-to-rent in these high-demand neighborhoods in Phnom Penh is 2 to 4 weeks for well-priced units in BKK1, Tonle Bassac, or Toul Tompoung, extending to 4 to 6 weeks in Toul Kork or Daun Penh where competition from new supply is higher.
One emerging neighborhood gaining rental demand momentum in Phnom Penh is Chroy Changvar across the river, where new bridge connections and several mid-to-high-end condo projects are attracting tenants seeking more space and lower prices while staying connected to central areas.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Phnom Penh.
Which neighborhoods have the highest yields for apartments in Phnom Penh as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Phnom Penh are Toul Tompoung (Russian Market area), Toul Kork, and parts of Sen Sok, where purchase prices remain reasonable but tenant demand from expats and local professionals stays consistently strong.
The typical gross rental yield range in these top-yielding neighborhoods in Phnom Penh is 7.5% to 9%, compared to 5% to 6.5% in premium areas like central BKK1 or prime Tonle Bassac where higher purchase prices compress returns.
The main reason these neighborhoods offer higher yields than others in Phnom Penh is that they attract serious, long-term tenants (teachers, NGO workers, local business owners) who value practical convenience over prestige addresses, while purchase prices have not been inflated by international marketing or branded developer premiums.
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.
Should I do long-term rental or short-term rental in Phnom Penh?
Is short-term rental legal for apartments in Phnom Penh as of 2026?
As of early 2026, short-term rental for apartments in Phnom Penh is not explicitly banned by national law, but it exists in a gray area where tourism accommodation regulations and individual building rules create meaningful compliance and operational risks for casual investors.
The main legal restrictions for operating a short-term rental apartment in Phnom Penh involve Cambodia's Tourism Law framework, which technically requires accommodation providers to be licensed, plus the reality that many condo management companies actively prohibit or restrict Airbnb-style rentals to avoid disturbances for long-term residents.
There is no streamlined Airbnb-specific licensing system in Phnom Penh, so owners operating short-term rentals at scale would technically need to navigate the broader tourism accommodation licensing framework, register their activity appropriately, and handle rental income tax obligations, though enforcement on individual small-scale hosts has historically been inconsistent.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Phnom Penh.
What's the gross yield difference short-term vs long-term in Phnom Penh in 2026?
As of early 2026, the gross yield difference between short-term and long-term rental strategies for apartments in Phnom Penh is roughly 2% to 5% in favor of short-term, but this gap shrinks dramatically once you account for higher operating costs and occupancy volatility.
The typical gross yield range for short-term rentals in Phnom Penh is 9% to 14% at full potential, compared to 6.5% to 8% for long-term rentals, though short-term rental reality in Phnom Penh shows average occupancy rates around 35% to 45%, which means many operators underperform these theoretical figures.
The main additional costs that reduce the net yield advantage of short-term rentals in Phnom Penh include platform fees (typically 15% to 20% of booking value), frequent cleaning and laundry, higher furnishing and replacement costs, utilities not covered by guests, and often a management company taking 20% to 30% of revenue if you are not hands-on.
To outperform a long-term rental in Phnom Penh, a short-term rental typically needs to achieve at least 55% to 65% occupancy at competitive nightly rates, which is achievable in prime tourist-friendly locations but difficult in purely residential areas or during low season months.
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What costs will eat into my net yield for an apartment in Phnom Penh?
What are building service charges as a % of rent in Phnom Penh as of 2026?
As of early 2026, typical building service charges for apartments in Phnom Penh run about 5% to 12% of monthly rent, or roughly $30 to $120 per month (123,000 to 492,000 KHR, or €28 to €110) for a standard investor-sized unit.
The realistic range of building service charges in Phnom Penh spans from about 3% to 5% of rent in older or basic buildings without pools, up to 12% to 15% of rent in premium towers with extensive amenities, 24-hour security, and professional international management.
Services and building features that typically justify higher-than-average service charges in Phnom Penh include backup generator capacity (essential during frequent power outages), water treatment and pressure systems, quality pool and gym maintenance, and professional security with CCTV, all of which directly affect tenant satisfaction and willingness to pay rent.
What annual maintenance budget should I assume for an apartment in Phnom Penh right now?
A typical annual maintenance budget that apartment owners should assume in Phnom Penh is around $600 to $1,200 per year (2.5 to 4.9 million KHR, or €550 to €1,100), which translates to roughly 0.5% to 1% of property value for a standard investment unit.
The realistic range of annual maintenance costs in Phnom Penh stretches from about $400 to $800 per year (1.6 to 3.3 million KHR, or €370 to €735) for newer buildings in good condition, up to $1,000 to $1,500 per year (4.1 to 6.2 million KHR, or €920 to €1,380) for older buildings or units requiring more frequent repairs.
The most common maintenance expenses apartment owners face annually in Phnom Penh are air conditioning servicing and repairs (critical in the tropical climate), water heater and plumbing issues (water quality can be hard on fixtures), and periodic repainting or touch-ups needed due to humidity and mold, plus occasional furniture and appliance replacements for furnished rentals.
What property taxes should I expect for an apartment in Phnom Penh as of 2026?
As of early 2026, the typical annual property tax for apartments in Phnom Penh is relatively modest, usually around $80 to $150 per year (328,000 to 615,000 KHR, or €75 to €140) for a standard investment-grade condo, thanks to the low rate and threshold structure of Cambodia's Tax on Immovable Property (TOIP).
The realistic range of property taxes in Phnom Penh depends on assessed value, running from essentially zero for lower-value properties under the $25,000 threshold, up to perhaps $200 to $400 per year (820,000 to 1.6 million KHR, or €185 to €370) for higher-value premium units.
Property taxes in Phnom Penh are calculated under the TOIP system at 0.1% annually on the taxable base, which is 80% of the government-assessed value minus a threshold of approximately $25,000 (100 million KHR), meaning most standard apartments pay relatively little compared to Western markets.
There are no major property tax exemptions specifically for foreign apartment owners in Phnom Penh, though the threshold structure means that smaller or lower-value properties may fall entirely below the taxable threshold, and agricultural land has separate exemption rules.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Phnom Penh.
How much does landlord insurance cost for an apartment in Phnom Penh in 2026?
As of early 2026, typical annual landlord insurance for an apartment in Phnom Penh costs approximately $100 to $300 per year (410,000 to 1.2 million KHR, or €92 to €275), depending on the insured value and coverage level selected.
The realistic range of annual landlord insurance costs in Phnom Penh spans from about $80 to $150 per year (328,000 to 615,000 KHR, or €75 to €140) for basic fire and natural disaster coverage, up to $250 to $400 per year (1.0 to 1.6 million KHR, or €230 to €370) for comprehensive coverage including contents and liability.
What's the typical property management fee for apartments in Phnom Penh as of 2026?
As of early 2026, the typical property management fee for apartments in Phnom Penh is around 8% to 12% of monthly rent, which translates to roughly $50 to $120 per month (205,000 to 492,000 KHR, or €46 to €110) for a standard rental unit, plus often a separate leasing fee when finding new tenants.
The realistic range of property management fees in Phnom Penh runs from about 6% to 8% of rent for basic rent collection and light oversight, up to 12% to 15% of rent for full-service management including regular inspections, maintenance coordination, and tenant relations, with overseas owners typically paying at the higher end.
Services typically included in standard property management fees in Phnom Penh cover rent collection and deposit to your account, tenant communication for routine matters, coordination of basic repairs, and periodic property inspections, though leasing services (finding tenants) and major maintenance oversight often cost extra.
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 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 |
|---|---|---|
| Knight Frank Cambodia Research | Major global consultancy with local office and consistent market data. | We used their price-per-sqm figures to ground purchase-price assumptions. We then converted those into typical unit prices to model yield calculations. |
| IPS Cambodia | Established on-the-ground brokerage publishing detailed neighborhood rent data. | We used their neighborhood rent ranges to estimate achievable rents by bedroom count. We triangulated those bands against purchase prices to produce yield ranges. |
| Global Property Guide | Long-running international property data publisher with clear methodology. | We used their asking rent and price data as a third reference point. We treated it as benchmark data to verify our estimates were reasonable. |
| Realestate.com.kh | Cambodia's largest property portal with practical local cost breakdowns. | We used their service charge and management fee guidance for cost modeling. We then converted those into percentage-of-rent figures for yield calculations. |
| Prakas No. 371 (OD Mekong) | Official legal instrument governing Cambodia's property tax system. | We used it to pin down TOIP tax rate and threshold mechanics. We then translated those rules into dollar-amount estimates for typical apartments. |
| Asian Development Bank | Top-tier international institution with clear technical explanations. | We used their documentation to cross-check TOIP tax base details. We then ensured our net yield model did not understate tax obligations. |
| Cambodia Tourism Law | Official legal text hosted on Cambodian government domain. | We used it to frame what tourism accommodation means legally. We then translated this into risk guidance for short-term rental operations. |
| Cambodia-Vietnam Insurance (CVI) | Regulated local insurer with transparent premium schedules. | We used their quoting tool to estimate realistic insurance cost ranges. We then expressed insurance as a percentage of property value for yield modeling. |
| Knight Frank Live Listings | Large dataset of current asking rents from a major international agency. | We used these listings to cross-check that modeled rents match actual advertisements. We also used them to understand rent gaps between neighborhoods. |
| Airbtics | Specialized short-term rental data provider tracking occupancy and rates. | We used their Phnom Penh occupancy and ADR data for short-term rental analysis. We then compared STR potential against long-term rental baselines. |
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