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
In this article, we break down what you can actually buy in Phnom Penh at every budget level, from $100,000 all the way up to luxury, with real neighborhood names, current prices per square meter, and honest closing-cost estimates.
We cover the current housing prices in Phnom Penh as of February 2026, and we constantly update this blog post so the numbers stay as fresh as possible.
Whether you are a first-time buyer or looking to invest, this guide will help you understand where your money goes in Phnom Penh's property market right now.
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 can I realistically buy with $100k in Phnom Penh right now?
Are there any decent properties for $100k in Phnom Penh, or is it all scams?
Yes, $100,000 (about 400 million KHR) can buy you a decent studio or compact one-bedroom condo in Phnom Penh in 2026, as long as you focus on outer and mid-ring districts where entry-level pricing starts around $1,300 to $1,800 per square meter.
The neighborhoods in Phnom Penh that give the best value at this budget are Sen Sok, Mean Chey (especially Boeung Tumpun and Chak Angre), and Chroy Changvar, where mid-market condo projects are plentiful and you get more space for your money than anywhere near the city center.
Buying in popular areas like BKK2, BKK3, or the edges of Toul Tompoung (Russian Market) is technically possible at $100,000, but you will be limited to very small studios or older resale units, and prime spots like BKK1 or Tonle Bassac riverside are simply too expensive unless you find a distressed sale.
What property types can I afford for $100k in Phnom Penh (studio, land, old house)?
For $100,000 (about 400 million KHR) in Phnom Penh in 2026, a foreign buyer can realistically afford a studio condo of roughly 45 to 65 square meters in outer districts, or a small one-bedroom of 30 to 45 square meters closer to central areas, since Cambodia's foreign ownership law only allows foreigners to directly own strata-title condo units above the ground floor, not land or houses.
At the $100,000 level in Phnom Penh, newer entry-level condos will usually come in basic but livable condition (budget $3,000 to $10,000 for furnishing), while older resale units may need $10,000 to $25,000 in renovation to feel modern and comfortable.
The property type that tends to offer the best long-term value at this budget in Phnom Penh is a well-located studio or compact one-bedroom condo in a building with proper strata title and decent management, because these smaller units attract the widest pool of renters and future buyers.
What's a realistic budget to get a comfortable property in Phnom Penh as of 2026?
As of early 2026, a realistic minimum budget to get a comfortable condo in Phnom Penh is around $150,000 (about 600 million KHR or roughly 138,000 EUR), which puts you into a proper one-bedroom in a location you would actually enjoy living in.
Most foreign buyers in Phnom Penh in 2026 need a budget of $150,000 to $250,000 (600 million to 1 billion KHR, or 138,000 to 230,000 EUR) to reach a genuinely comfortable standard that includes a reasonable location, good building management, and enough space to not feel cramped.
"Comfortable" in Phnom Penh in 2026 typically means a one-bedroom condo of at least 50 to 70 square meters, in a building with a working pool, gym, and reliable security, located in a neighborhood with cafes, restaurants, and walkable daily-life amenities.
That said, the budget can vary a lot depending on the neighborhood in Phnom Penh: a comfortable one-bedroom in Sen Sok or Mean Chey might cost $120,000 to $150,000, while the same comfort level in BKK2 or Toul Tompoung could start at $180,000 to $220,000.
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What can I get with a $200k budget in Phnom Penh as of 2026?
What "normal" homes become available at $200k in Phnom Penh as of 2026?
As of early 2026, $200,000 (about 800 million KHR) in Phnom Penh moves you from small studio compromises into genuinely livable one-bedroom condos of 50 to 80 square meters in good neighborhoods, or compact two-bedroom units of 60 to 90 square meters in outer districts like Chroy Changvar or Mean Chey.
In more central locations such as Toul Tompoung, BKK2, or Tonle Bassac, a $200,000 budget in Phnom Penh in 2026 typically gets you around 50 to 85 square meters, while outer districts can stretch that to 60 to 100 square meters depending on the building quality and age.
By the way, we have much more granular data about housing prices in our property pack about Phnom Penh.
What places are the smartest $200k buys in Phnom Penh as of 2026?
As of early 2026, the smartest neighborhoods in Phnom Penh for a $200,000 budget (about 800 million KHR) are Toul Tompoung (the Russian Market area, especially TTP1), BKK2 and BKK3, and pockets of Tonle Bassac that are not on the most premium blocks, because these areas combine strong daily-life appeal with steady rental demand.
What makes these areas smarter than other $200,000 options in Phnom Penh is that they attract a reliable mix of expats, young professionals, and small families who actually want to live there, not just invest, which means your unit stays rentable and resellable even when the broader market is soft.
The main growth factor driving value in these Phnom Penh neighborhoods is the ongoing development of walkable lifestyle infrastructure (cafes, co-working spaces, international restaurants, schools) combined with relatively limited new condo supply compared to outer districts, which keeps demand stronger than in places where oversupply is still an issue.
We have made this infographic to give you a quick and clear snapshot of the property market in Cambodia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What can I buy with $300k in Phnom Penh in 2026?
What quality upgrade do I get at $300k in Phnom Penh in 2026?
As of early 2026, moving from $200,000 to $300,000 (about 1.2 billion KHR) in Phnom Penh means you stop compromising on location or building quality, because you can now access well-managed buildings with maintained pools, gyms, and proper security in inner-city districts rather than settling for whatever fits the budget.
Yes, $300,000 can easily buy a property in a newer building in Phnom Penh right now, including recent mid-market towers in areas like BKK2, BKK3, Toul Tompoung, and central Tuol Kork that were completed in the last three to five years.
At this budget in Phnom Penh in 2026, you typically get features like better floor layouts with more natural light, higher-quality kitchen and bathroom finishes, reliable building management, and amenities that are actually maintained rather than just listed in the brochure.
Can $300k buy a 2-bedroom in Phnom Penh in 2026 in good areas?
As of early 2026, yes, $300,000 (about 1.2 billion KHR) can buy a two-bedroom condo in several good areas of Phnom Penh, though you will need to be realistic about which specific blocks and buildings fit this budget.
The good areas in Phnom Penh where a two-bedroom is realistic at $300,000 in 2026 include BKK2, BKK3, Toul Tompoung (TTP1), and better pockets of Tonle Bassac, while BKK1 is possible but tends to push you toward smaller or older units at this price.
A $300,000 two-bedroom condo in these Phnom Penh neighborhoods in 2026 typically offers around 65 to 95 square meters, which is enough space for a couple or small family to live comfortably without feeling squeezed.
Which places become "accessible" at $300k in Phnom Penh as of 2026?
At $300,000 in Phnom Penh in 2026, the neighborhoods that become genuinely accessible are BKK2, BKK3, central Tuol Kork, the better blocks of Tonle Bassac, and select river-facing units in Chroy Changvar, all of which were either too tight or required too many compromises at $200,000.
What makes these newly accessible Phnom Penh areas desirable compared to lower-budget options is their proximity to the city's best international restaurants, embassies, co-working spaces, and schools, plus the fact that these neighborhoods have a deeper pool of expat renters willing to pay premium rents.
In these areas of Phnom Penh, $300,000 typically gets you a well-finished one-bedroom with generous space (70 to 90 square meters) or a compact but comfortable two-bedroom (65 to 85 square meters) in a building with proper amenities and active management.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Phnom Penh.
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What does a $500k budget unlock in Phnom Penh in 2026?
What's the typical size and location for $500k in Phnom Penh in 2026?
As of early 2026, $500,000 (about 2 billion KHR) in Phnom Penh typically buys a spacious condo of 120 to 220 square meters in the city's most desirable districts, including BKK1, prime Tonle Bassac, and select Daun Penh riverside locations.
For a foreigner buying directly in Phnom Penh, $500,000 can get you a condo with a large balcony or terrace, but a landed family home with a garden is generally not available through direct foreign ownership, since Cambodia's law restricts foreigners to strata-title condo units above the ground floor.
At $500,000 in Phnom Penh in 2026, you can expect a generous two-bedroom or a three-bedroom condo with two bathrooms, and in some buildings you may find penthouse-style layouts with open-plan living areas and panoramic views.
Finally, please note that we cover all the housing price data in Phnom Penh here.
Which "premium" neighborhoods open up at $500k in Phnom Penh in 2026?
At $500,000 in Phnom Penh in 2026, the premium neighborhoods that fully open up are BKK1 (the city's anchor high-end residential zone), prime Tonle Bassac, and select riverside pockets of Daun Penh near Wat Phnom, plus top-end units in central Chamkarmon.
What makes these Phnom Penh neighborhoods premium is the concentration of embassies, international schools, upscale restaurants, and curated lifestyle infrastructure that you simply do not find in outer districts, combined with the fact that these areas have the lowest vacancy rates and the strongest long-term demand from high-income expats and diplomats.
In these premium Phnom Penh neighborhoods, $500,000 in 2026 realistically buys a large two-bedroom or three-bedroom condo of 120 to 180 square meters in a well-managed tower with hotel-style amenities, or a smaller but exceptionally finished unit in a top-tier building with views of the Tonle Sap or Mekong rivers.
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.
What counts as "luxury" in Phnom Penh in 2026?
At what amount does "luxury" start in Phnom Penh right now?
In Phnom Penh in 2026, "luxury" in real estate realistically starts at around $500,000 (about 2 billion KHR or roughly 460,000 EUR), which is the point where you consistently get prime location, high build quality, and full-service amenities all in one package.
At the entry point to luxury in Phnom Penh, you get features like imported finishes, smart-home systems, hotel-style concierge, rooftop infinity pools, and professionally managed common areas, all in buildings where security, elevator maintenance, and landscaping are taken seriously rather than neglected after handover.
Compared to other Southeast Asian capitals, Phnom Penh's luxury threshold is significantly lower than Bangkok (where luxury starts around $800,000 to $1 million) or Ho Chi Minh City, making it one of the most affordable places in the region to access genuinely high-end living.
Mid-tier luxury in Phnom Penh in 2026 typically ranges from $500,000 to $800,000 (2 to 3.2 billion KHR, or 460,000 to 735,000 EUR), while top-tier luxury units, such as large penthouses in BKK1 or Tonle Bassac, start at $1,000,000 and above (4 billion KHR, or about 920,000 EUR).
Which areas are truly high-end in Phnom Penh right now?
The truly high-end areas in Phnom Penh right now are BKK1, premium Tonle Bassac (particularly the blocks closest to the riverfront), prime Daun Penh riverside pockets near the Royal Palace and Wat Phnom, and the best-in-class buildings in central Chamkarmon.
What makes these Phnom Penh areas genuinely high-end is a combination of embassy proximity, mature tree-lined streets, walkable access to the city's best dining and cultural venues, and the fact that building management in these zones tends to be maintained by international-standard operators rather than absentee developers.
The typical buyer profile for these high-end Phnom Penh areas is a mix of senior expats working for international organizations or embassies, regional business owners with interests in Cambodia, and wealthy Cambodian families, all of whom prioritize security, lifestyle convenience, and long-term value over speculative returns.
Don't buy the wrong property, in the wrong area of Phnom Penh
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How much does it really cost to buy, beyond the price, in Phnom Penh in 2026?
What are the total closing costs in Phnom Penh in 2026 as a percentage?
As of early 2026, the total closing costs when buying a condo in Phnom Penh typically fall between 5% and 8% of the purchase price, depending on whether you benefit from any government tax incentive.
The realistic low-to-high percentage range that covers most standard Phnom Penh transactions in 2026 is 4.5% on the low end (if a stamp duty exemption applies to your purchase) up to about 8% on the high end (full transfer tax plus legal and admin fees).
The fee categories that make up that total in Phnom Penh are the property transfer tax (commonly 4% of the assessed value), legal and due-diligence fees ($1,000 to $3,000), and developer or building administration fees ($300 to $1,500).
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Phnom Penh.
How much are notary, registration, and legal fees in Phnom Penh in 2026?
As of early 2026, the combined cost of registration, legal, and administrative fees for a condo purchase in Phnom Penh typically falls between $2,500 and $8,000 (about 10 million to 32 million KHR, or roughly 2,300 to 7,350 EUR), depending on the property value and the complexity of the transaction.
As a percentage of the property price in Phnom Penh, these fees usually represent around 4.5% to 6%, with the bulk of that being the 4% transfer tax and the remainder covering legal review, bilingual contract checks, and building administration charges.
By far the most expensive of these fee types in Phnom Penh is the registration or transfer tax (commonly called stamp duty) at 4% of the assessed value, which dwarfs the legal and admin costs, though first-time buyers purchasing properties valued at $210,000 or less may qualify for a full exemption on this tax through the end of 2026.
What annual property taxes should I expect in Phnom Penh in 2026?
As of early 2026, the annual property tax (called Tax on Immovable Property, or TOIP) on a typical condo in Phnom Penh is very low: for a unit assessed at $100,000, you would pay roughly $55 per year (about 220,000 KHR or 50 EUR), and for a unit assessed at $300,000, roughly $215 per year (about 860,000 KHR or 200 EUR).
The TOIP rate in Phnom Penh is just 0.1% of the taxable base, which is calculated as 80% of the assessed property value minus an exemption threshold of about $25,000 (100 million KHR), making Cambodia one of the lowest annual-property-tax environments in Southeast Asia.
Property taxes in Phnom Penh in 2026 do not vary much by neighborhood or property type, since the formula is the same citywide, but higher-valued properties in BKK1 or Tonle Bassac will naturally result in a larger dollar amount than a similarly sized unit in Sen Sok or Mean Chey simply because the assessed value is higher.
There is also an exemption for properties valued at or below 100 million KHR (about $25,000), meaning very low-value units are not taxed at all, and there are no specific TOIP reductions for foreign versus local buyers in Phnom Penh.
You can find the list of all property taxes, costs and fees when buying in Phnom Penh here.
Is mortgage a viable option for foreigners in Phnom Penh right now?
Getting a mortgage as a foreigner in Phnom Penh in 2026 is possible but not easy, since several major banks like ABA and ACLEDA do lend to foreigners, but the approval process is stricter and the terms are less favorable than what local Cambodian buyers receive.
Foreign buyers in Phnom Penh in 2026 can typically expect loan-to-value ratios of 50% to 70% (meaning a down payment of 30% to 50%) and interest rates ranging from about 6.5% to 10% per year, with most loans structured as variable-rate products that may adjust after an initial one-to-three-year fixed period.
To qualify for a mortgage in Phnom Penh as a foreigner, you generally need proof of stable income (ideally earned in Cambodia), a valid work permit or long-stay visa, strong bank statements, and a property with a clean enforceable title that the bank can use as collateral, which is why many foreign buyers end up using developer payment plans instead.
You can also read our latest update about mortgage and interest rates in Cambodia.
We made this infographic to show you how property prices in Cambodia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What should I predict for resale and growth in Phnom Penh in 2026?
What property types resell fastest in Phnom Penh in 2026?
As of early 2026, the property types that resell fastest in Phnom Penh are studios and one-bedroom condos in the $80,000 to $200,000 range, located in neighborhoods like BKK2, BKK3, Toul Tompoung, and Tonle Bassac, because they attract the widest pool of both renters and second-hand buyers.
A well-priced studio or one-bedroom in a strong Phnom Penh district typically sells in about 2 to 5 months, while an average listing with optimistic seller pricing can sit on the market for 4 to 9 months, and high-end or oversized units often take 6 to 18 months or more.
What makes certain condos sell faster than others in Phnom Penh is not just size and price but building management quality, because buyers in this market have learned to fear poorly maintained buildings where elevators break, pools turn green, and security disappears, so well-managed towers with a track record move much more quickly.
The slowest-to-resell property types in Phnom Penh in 2026 are large high-end condos above $400,000 in buildings that were part of the 2016 to 2019 oversupply wave, especially those in areas with many similar units competing for the same small pool of wealthy buyers, where sellers sometimes wait a year or longer.
If you're interested, we cover all the best exit strategies in our real estate pack about Phnom Penh.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about 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 |
|---|---|---|
| Cambodia Foreign Ownership Law (2010) - CDC | It's the actual Cambodian law in an official PDF. | We used it to confirm what foreigners can legally own in Phnom Penh. We also used it to flag the key restrictions like the ground-floor and border rules. |
| IPS Cambodia - Phnom Penh Condo Market Trends | It's a respected Cambodia-focused real estate firm with data-driven research. | We used it to set realistic price-per-square-meter bands for Phnom Penh condos in 2026. We also used it to translate budgets into unit sizes at each price point. |
| Knight Frank Cambodia - Real Estate Highlights H1 2025 | Knight Frank is a top global real estate advisory firm. | We used it to anchor Phnom Penh's broader market context and supply-demand tone. We also used it as a big-firm baseline so pricing guidance is not based on a single source. |
| Global Property Guide - Cambodia Analysis | It's a long-running international publisher that cites primary CBRE data. | We used it to cross-check high-end Phnom Penh condo pricing and market direction. We also used it as an extra layer of triangulation beyond local sources. |
| Knight Frank Cambodia - Property Tax Guide | It's a practical tax explainer from a major advisory firm. | We used it to clarify what buyers actually pay in transfer tax and annual TOIP. We also used it to check percentages and typical practice on who pays what. |
| General Department of Taxation (Cambodia) | It's Cambodia's official tax authority. | We used it to anchor all tax-related information to the right institution. We also used it as the source of truth for buyer tax obligations. |
| Asian Development Bank - Cambodia Property Tax | It's structured training material from a major international organization. | We used it to verify the TOIP formula, rate, and threshold logic. We also used it to explain the calculation simply for non-professionals. |
| ABA Bank Cambodia - Mortgage Loan Page | ABA is one of Cambodia's largest retail banks. | We used it to confirm that mortgage products exist for foreign buyers. We also used it to frame realistic questions to ask banks about eligibility and terms. |
| IPS Cambodia - Stamp Duty Exemption Extension | It summarizes a specific 2026 government measure clearly. | We used it to flag that transfer-tax incentives may reduce closing costs in 2026. We also paired it with official references because eligibility details can be narrow. |
| CBRE Cambodia - Research Downloads | CBRE is a top-tier global real estate advisory firm. | We used it to triangulate Phnom Penh pricing context and the market cycle narrative. We also used it as a credibility check against smaller local sources. |
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.
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