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
Buying a property in Phnom Penh as a foreigner in 2026 is entirely possible, but knowing what you can actually afford at each budget level makes all the difference.
In this guide, we break down exactly what you can buy in Phnom Penh at $100k, $200k, $300k, and $500k, including which neighborhoods offer the best value and what closing costs to expect.
We constantly update this blog post with the latest Phnom Penh housing prices, so you always have current information when planning your purchase.
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, there are decent properties available in Phnom Penh for around $100,000 (roughly 400 million Cambodian riel), but as a foreigner you will almost always be looking at strata-title condominiums rather than landed houses or plots of land.
The neighborhoods offering the best value and most legitimate options for a $100k budget in Phnom Penh in 2026 include Sen Sok, Mean Chey (especially areas like Boeung Tumpun and Chak Angre), and Chroy Changvar, where new condo developments are common and prices per square meter remain more affordable than central districts.
It is technically possible to buy in more popular areas like BKK2, BKK3, or Toul Tompoung (the Russian Market area) for $100k, but you will typically be limited to very compact studios or older resale units rather than spacious or newly built apartments.
What property types can I afford for $100k in Phnom Penh (studio, land, old house)?
For $100,000 (around 400 million riel) in Phnom Penh in 2026, foreigners can realistically purchase studio condos of about 30 to 50 square meters or small one-bedroom units in outer districts, since Cambodia's foreign ownership law restricts direct ownership to strata-title units above the ground floor rather than land or traditional houses.
At this price point, buyers should expect either a newer entry-level condo that may need $3,000 to $10,000 for furnishing and finishing touches, or an older resale unit that could require $10,000 to $25,000 in renovation costs to feel modern and comfortable.
The property type that tends to offer the best long-term value at $100k in Phnom Penh is a well-located studio or compact one-bedroom in an established building with proper strata title, since these units have the widest pool of potential 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 property in Phnom Penh as a foreigner is around $150,000 (600 million riel or approximately €127,000), which opens up better-located one-bedroom condos in livable neighborhoods.
The typical budget range that most foreign buyers need to reach a comfortable standard in Phnom Penh falls between $150,000 and $250,000 (600 million to 1 billion riel, or €127,000 to €212,000), since this range allows for quality buildings, decent sizes, and room for closing costs plus furnishing.
In Phnom Penh, "comfortable" generally means a one-bedroom unit of at least 45 to 65 square meters in a well-managed building with functioning amenities like a pool, gym, and 24-hour security, located in a neighborhood where daily errands are convenient.
The required budget can vary significantly depending on the neighborhood in Phnom Penh, with central areas like BKK1 and Tonle Bassac commanding prices 40% to 60% higher per square meter than outer districts like Sen Sok or Chroy Changvar.
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, a $200,000 budget (around 800 million riel) in Phnom Penh moves you from small studio compromises to genuinely livable one-bedroom or compact two-bedroom condos in established buildings with proper management and amenities.
The typical size you can expect for $200,000 in Phnom Penh ranges from 50 to 85 square meters in more central or mid-range districts, or up to 60 to 100 square meters if you look in outer areas like Chroy Changvar or Sen Sok where prices per square meter are lower.
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 for a $200k purchase in Phnom Penh include Toul Tompoung (especially the TTP1 Russian Market area), BKK2 and BKK3, parts of Tonle Bassac outside the premium blocks, and central Tuol Kork.
These areas represent smarter buys compared to other $200k options in Phnom Penh because they combine strong "actually want to live here" appeal with consistent rental demand from expats, without the premium pricing of BKK1 or the riverside.
The main growth factor driving value in these smart-buy areas of Phnom Penh is sustained tenant demand from the city's roughly 150,000 expats who work as teachers, NGO staff, and professionals, creating reliable rental income potential that supports both yields and resale liquidity.
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 $200k to $300k (around 1.2 billion riel) in Phnom Penh buys you choices rather than just availability, meaning better building management, maintained amenities like functional pools and gyms, more efficient layouts with natural light, and more central locations without dropping to micro-studios.
Yes, $300k can definitely buy a property in a newer building in Phnom Penh right now, with many mid-market towers completing in 2025 and 2026 offering units in this range with modern finishes and smart-home features in districts like Toul Tompoung and BKK2.
The specific features that typically become available at this budget include one-bedroom units with full-size kitchens, larger balconies, better soundproofing, higher-floor units with views, and buildings with concierge services and secure parking.
Can $300k buy a 2-bedroom in Phnom Penh in 2026 in good areas?
As of early 2026, yes, $300k (1.2 billion riel) can often buy a two-bedroom condo in good areas of Phnom Penh, though you may need to accept trade-offs like slightly older buildings in the most central locations or newer buildings in slightly less premium pockets.
The specific good areas in Phnom Penh where you can find two-bedroom options at $300k include BKK2, BKK3, Toul Tompoung (TTP1), central Tuol Kork, and the better parts of Tonle Bassac outside the ultra-premium waterfront blocks.
A $300k two-bedroom in Phnom Penh typically offers between 65 and 95 square meters depending on the building tier and exact location, which provides enough space for comfortable living or hosting short-term renters.
Which places become "accessible" at $300k in Phnom Penh as of 2026?
At the $300k price point in Phnom Penh, you start shopping credibly in BKK2 and BKK3 with more building options, central Toul Tompoung (TTP1) with two-bedroom feasibility, better pockets of Tonle Bassac, and select prime-facing units in Chroy Changvar with river views.
What makes these newly accessible areas desirable compared to lower-budget options is the walkable lifestyle in BKK2/BKK3 with cafes, restaurants, and international schools nearby, plus the established expat community in Toul Tompoung that keeps rental demand steady year-round.
In these newly accessible areas, buyers can typically expect two-bedroom condos in buildings with reliable management, maintained common areas, and proximity to amenities that matter for daily life in Phnom Penh.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Phnom Penh.
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, a $500,000 budget (around 2 billion riel) in Phnom Penh typically unlocks units of 120 to 220 square meters in premium locations like BKK1, Tonle Bassac, and select Daun Penh riverside addresses, depending on building prestige and exact positioning.
For foreigners buying directly, a $500k budget can provide large balconies or terrace layouts in high-rise condos, but traditional family homes with gardens require land ownership structures that add legal complexity, so most foreign buyers at this level opt for spacious premium condos instead.
The typical configuration available at $500k in Phnom Penh includes large two-bedroom or three-bedroom units, sometimes with servant quarters or convertible spaces, plus two to three bathrooms in well-finished buildings.
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 the $500k price point in Phnom Penh, the premium neighborhoods that open up include BKK1 (the anchor high-end residential zone), prime Tonle Bassac along the waterfront, select Daun Penh addresses near the riverside and Wat Phnom, and the best buildings in central Chamkarmon.
What makes these neighborhoods considered premium in Phnom Penh is the combination of established infrastructure, proximity to embassies and international schools, tree-lined streets with walkable dining and shopping, and consistent demand from diplomats, executives, and long-term expats who can afford higher rents.
In these premium Phnom Penh neighborhoods, $500k can realistically buy a large two-bedroom or compact three-bedroom of 100 to 180 square meters in a well-managed tower with full amenities, security, and often river or city views.
What counts as "luxury" in Phnom Penh in 2026?
At what amount does "luxury" start in Phnom Penh right now?
A realistic threshold for "true luxury" in Phnom Penh starts at around $500,000 (2 billion riel or approximately €423,000) where you consistently get prime district locations, high build quality, and full-service amenities, with the small set of "luxury by global standards" units beginning at $1 million and above.
The specific features that define entry-level luxury real estate in Phnom Penh include managed buildings with 24/7 concierge, infinity pools with city views, smart home integration, premium finishes like imported flooring and fixtures, and developer track records with proven completion and management quality.
Compared to regional capitals like Bangkok, Ho Chi Minh City, or Manila, Phnom Penh's luxury threshold is significantly lower, making it one of Southeast Asia's most accessible markets for foreign buyers seeking premium urban living without the $1 million-plus entry points common elsewhere.
For mid-tier luxury in Phnom Penh, expect to pay $500,000 to $800,000 (2 to 3.2 billion riel or €423,000 to €677,000), while top-tier luxury penthouses and exceptional units range from $1 million to $2 million and above (4 to 8 billion riel or €847,000 to €1.7 million).
Which areas are truly high-end in Phnom Penh right now?
The truly high-end neighborhoods in Phnom Penh right now are BKK1 as the anchor premium residential zone, prime Tonle Bassac waterfront addresses, select Daun Penh riverside pockets near the Royal Palace, and the best-in-class towers in central Chamkarmon.
What makes these areas considered truly high-end in Phnom Penh is the combination of mature streetscapes, international-standard dining and retail within walking distance, proximity to embassies and elite schools, security infrastructure, and a density of professionally managed buildings that maintain their value.
The typical buyer profile for these high-end Phnom Penh areas includes senior executives of multinational companies, diplomats and embassy staff, successful regional business owners, and affluent expats seeking long-term residence with lifestyle amenities comparable to other global cities.
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 for buying property in Phnom Penh typically range from 5% to 8% of the purchase price, though the exact amount depends on whether any temporary tax incentives apply to your specific transaction.
The realistic low-to-high percentage range covering most standard condo transactions in Phnom Penh falls between 6% and 8%, with buyers who qualify for stamp duty exemptions potentially paying closer to 4% to 5%.
The specific fee categories that most commonly make up this total in Phnom Penh include the 4% transfer tax (stamp duty), legal and due diligence fees of 0.5% to 1.5%, and developer or administrative fees that can add another $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 for transfer registration (commonly called stamp duty) and legal fees in Phnom Penh typically amounts to $4,000 to $12,000 on a $100,000 to $200,000 property (16 to 48 million riel or €3,400 to €10,200), depending on property value and legal complexity.
These fees typically represent 4.5% to 5.5% of the property price in Phnom Penh, with the 4% transfer tax being the largest fixed component and legal fees adding another 0.5% to 1.5%.
The most expensive of these fee types is the transfer tax (stamp duty) at 4% of the assessed value, which dwarfs the legal fees that usually run $1,000 to $3,000 for a straightforward condo purchase including due diligence, contract review, and title verification.
What annual property taxes should I expect in Phnom Penh in 2026?
As of early 2026, the annual property tax in Phnom Penh (called Tax on Immovable Property or TOIP) works out to roughly $55 to $215 per year (220,000 to 860,000 riel or €47 to €182) for condos valued between $100,000 and $300,000, making it quite low by international standards.
The TOIP represents 0.1% of the property's assessed value above a threshold of approximately 100 million riel (around $25,000), calculated on 80% of the assessed value, which means effective rates are very manageable compared to Western countries.
Property taxes can vary slightly based on location within Phnom Penh since assessed values differ by district, though the formula remains consistent: a $500,000 property would pay roughly $375 per year (1.5 million riel or €317) while a $1 million property pays approximately $775 annually.
There are exemptions available for certain property types in Cambodia, including agricultural land actively used for cultivation, properties in Special Economic Zones, and properties owned by diplomatic missions, though these rarely apply to foreign condo buyers.
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 is possible but not straightforward, with only a handful of banks like RHB Cambodia, Vattanac Bank, and J Trust Royal Bank offering home loans to non-Cambodians, and approval typically requires Cambodia-based income or strong financial documentation.
Typical loan-to-value ratios for foreigners in Cambodia range from 50% to 70% of the property value, with interest rates generally falling between 7% and 9% per year, which is higher than rates in more developed markets but competitive for the region.
Foreign buyers typically need to provide proof of stable income (work contracts or employer letters), valid visa documentation, Cambodian bank statements, and sometimes an existing bank account in Cambodia to facilitate repayment, though many end up using developer payment plans instead of traditional bank mortgages because the requirements are simpler.
You can also read our latest update about mortgage and interest rates in Cambodia.
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 BKK2, BKK3, Tonle Bassac, and Toul Tompoung, which have the largest pool of potential renters and buyers due to their accessible price points and strong expat demand.
The typical time on market to sell a well-priced property in Phnom Penh ranges from 2 to 5 months for desirable studios and one-bedrooms in good districts, 4 to 9 months for average listings with typical "seller optimism" pricing, and 6 to 18 months or more for high-end or oversized units with smaller buyer pools.
What makes certain property types sell faster in Phnom Penh is their alignment with the rental market reality: the city's roughly 150,000 expats mostly seek one-bedroom units they can afford to rent short-term, which creates constant turnover demand that benefits resale liquidity for smaller units.
The property types that tend to be slowest to resell in Phnom Penh include oversized three-bedroom units in buildings with weak management, older condos in less desirable locations, and high-end penthouses above $1 million where the buyer pool shrinks dramatically.
If you're interested, we cover all the best exit strategies in our real estate pack about Phnom Penh.
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 Foreign Ownership Law (CDC) | Official Cambodian law document hosted by the government. | We used it to confirm what foreigners can legally own in Cambodia. We also referenced it to explain strata title requirements and ground-floor restrictions. |
| IPS Cambodia | Established Cambodia-focused real estate firm known for data-driven research. | We used it to set realistic 2026 price-per-sqm bands for different districts. We also relied on it for rental yield estimates and neighborhood demand patterns. |
| Global Property Guide | International property research publisher citing CBRE primary data. | We used it to cross-check high-end Phnom Penh condo pricing and market trends. We also used it as an extra verification layer beyond Cambodia-based sources. |
| Knight Frank Cambodia | Major global real estate advisory with established research standards. | We used it to anchor broader Phnom Penh market context and supply trends. We also relied on it for neighborhood-level pricing guidance. |
| General Department of Taxation (GDT) | Cambodia's official tax authority under the Ministry of Economy and Finance. | We used it to confirm tax regulations and rates for property transactions. We also referenced it as the primary source for buyer tax obligations. |
| Knight Frank Property Tax Guide | Practical tax explainer from a trusted global real estate firm. | We used it to explain TOIP calculations and transfer tax in simple terms. We also used it to verify typical closing cost percentages. |
| Asian Development Bank (ADB) | Major international organization with structured training materials. | We used it to cross-check the TOIP formula and exemption thresholds. We also used it to explain the tax calculation simply for non-professionals. |
| ABA Bank Cambodia | One of Cambodia's largest retail banks with published product information. | We used it to confirm that mortgage products exist for property purchases. We also used it to frame realistic expectations for foreign borrowers. |
| IPS Cambodia Stamp Duty Exemption | Cambodia real estate firm explaining specific government tax incentives. | We used it to flag that transfer tax exemptions may reduce costs for some buyers. We paired it with official sources since eligibility details can be narrow. |
| DaBest Properties | Active Cambodia real estate agency with current listing data. | We used it to verify price ranges across different condo segments. We also used it for specific project pricing and buyer demographics. |
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