Authored by the expert who managed and guided the team behind the Cambodia Property Pack
Everything you need to know before buying real estate is included in our Cambodia Property Pack
Siem Reap is one of the most popular destinations in Southeast Asia for foreigners looking to buy property, but the rules here are quite different from what you might expect.
Cambodia does not allow foreigners to own land directly, yet there are legal pathways that let you control residential property in Siem Reap if you know what you are doing.
We constantly update this blog post to reflect the latest regulations and market conditions in Siem Reap.
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 Siem Reap.
Insights
- Foreigners can legally own condo units in Siem Reap through strata title, but only above the ground floor, and they cannot exceed 70% of units in any building.
- The Angkor protected zones in Siem Reap add 4 to 8 extra weeks to property transactions because APSARA certification is required before the land office processes transfers in Zones 1 and 2.
- Long-term leases in Siem Reap are capped at 50 years by Cambodian civil law, renewable for another 50 years, and these leases can be sold or transferred if properly registered.
- The transfer tax in Siem Reap is 4% of the property value, and when you add legal fees and documentation costs, total closing costs typically range from 6% to 9% of the purchase price.
- Nominee arrangements where a Cambodian holds title on behalf of a foreigner are technically illegal in Siem Reap, and courts have ruled against foreigners in disputes over such setups.
- Property in Siem Reap's APSARA protected zones cannot be freely bought or sold because all land in Zones 1 and 2 is classified as state property under the 1994 Royal Decree.
- Foreigners do not need Cambodian residency to purchase a condo unit in Siem Reap, but they do need a valid passport and should register with the tax authority after acquisition.
- The 2019 Trust Law now allows foreigners in Siem Reap to use trust structures where a trustee holds legal title while the foreigner retains beneficial ownership.
Can a foreigner legally own land in Siem Reap right now?
Can foreigners own land in Siem Reap in 2026?
As of early 2026, foreigners cannot legally own land in Siem Reap because Article 44 of the Cambodian Constitution explicitly reserves land ownership rights for Cambodian citizens and entities with at least 51% Cambodian ownership.
The specific prohibition in Siem Reap applies to all types of land, including residential plots, agricultural land, and commercial properties, and this rule has been consistently enforced since the 2001 Land Law was enacted.
The closest legal alternative to freehold land ownership for foreigners in Siem Reap is strata title ownership of condo units above the ground floor, or alternatively, a registered long-term lease that can extend up to 50 years with renewal options.
There are no nationality-based restrictions that treat certain foreign nationalities differently from others when it comes to land ownership in Siem Reap, as the constitutional ban applies equally to all non-Cambodian individuals regardless of their country of origin.
Can I own a house but not the land in Siem Reap in 2026?
As of early 2026, the legal framework in Siem Reap does not generally allow foreigners to own a standalone house separately from the land it sits on, because traditional houses and villas are treated as landed property under Cambodian law.
The exception is when the "house" is actually a private unit in a co-owned building, in which case foreigners receive a strata title certificate that proves ownership of the specific unit while the land beneath remains collectively owned by all unit holders.
When a foreigner controls a house through a lease arrangement rather than ownership, the building improvements typically revert to the landowner when the underlying lease expires unless the lease agreement specifies otherwise, which is why negotiating clear terms upfront is essential in Siem Reap.
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.
Do rules differ by region or city for land ownership in Siem Reap right now?
Foreign land ownership rules in Siem Reap are significantly more complex than in other Cambodian cities because of the Angkor World Heritage protected zones that cover a large portion of the province and add extra layers of approval requirements.
The Angkor protected area is divided into five zones, with Zones 1 and 2 being the most restricted because all land there is classified as state property and transactions require APSARA National Authority certification before any transfer can be processed.
These regional differences exist in Siem Reap because the 1994 Royal Decree and subsequent government decisions created special protections to preserve the Angkor archaeological heritage, which means two properties just a kilometer apart can face completely different permission and construction constraints.
We cover a lot of different regions and cities in our pack about the property market in Siem Reap.
Can I buy land in Siem Reap through marriage to a local in 2026?
As of early 2026, marriage to a Cambodian citizen does not grant a foreigner the legal right to own land in Siem Reap because the constitutional prohibition on foreign land ownership remains in effect regardless of marital status.
Foreign spouses in Siem Reap should have proper documentation in place, including a clear prenuptial or postnuptial agreement that specifies what happens to property purchased during the marriage, and ideally a registered lease or other security arrangement that protects their financial interest.
If the marriage ends in divorce in Siem Reap, the foreign spouse has no direct claim to land that was legally owned by the Cambodian partner, although they may seek compensation for financial contributions through the courts, which makes the initial documentation even more important.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Siem Reap.
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 eligibility and status do I need to buy land in Siem Reap?
Do I need residency to buy land in Siem Reap in 2026?
As of early 2026, foreigners do not need Cambodian residency to purchase a strata title condo unit in Siem Reap, as the key legal requirement is that the unit qualifies under the 2010 Foreign Ownership Law and the building is properly registered as a co-owned structure.
There is no specific visa or permit required to complete a condo purchase in Siem Reap, although you will need a valid passport for identification purposes during the transaction and registration process.
It is legally possible for a foreigner to buy property in Siem Reap remotely without being physically present in Cambodia, typically by granting power of attorney to a trusted lawyer or agent who can sign documents and complete registration on your behalf.
Do I need a local tax number to buy lands in Siem Reap?
Foreigners purchasing property in Siem Reap should expect to register with the General Department of Taxation for property tax purposes after acquisition, and the tax authority's guidance confirms that foreigners can use their passport as identification during this process.
The process to register with the tax authority in Siem Reap typically takes a few weeks and involves submitting your passport, proof of property ownership or lease, and completing the required tax registration forms at the local tax office.
Opening a local bank account in Siem Reap is not strictly required to complete a property purchase, but it is strongly recommended because it creates a cleaner payment trail, makes ongoing tax and fee payments easier, and reduces the risk of disputes about what was paid and when.
Is there a minimum investment to buy land in Siem Reap as of 2026?
As of early 2026, there is no government-mandated minimum investment amount in local currency, USD, or EUR for foreigners to purchase a condo unit in Siem Reap, because the barrier to foreign land ownership is legal rather than financial.
The investment threshold varies based on what is available in the Siem Reap market, with entry-level condo units starting around $50,000 to $80,000 USD (approximately 45,000 to 73,000 EUR) in some developments, while premium units near central areas can exceed $200,000 USD (approximately 183,000 EUR).
Are there restricted zones foreigners can't buy in Siem Reap?
Beyond the general prohibition on foreign land ownership in Siem Reap, the Angkor protected zones create additional restricted areas where even Cambodians face significant constraints on buying, selling, or developing property.
The specific types of restricted zones in Siem Reap include the five Angkor heritage zones (especially Zones 1 and 2 which are state property), land near archaeological sites, and areas where APSARA National Authority exercises control over construction and transfers.
A foreigner can verify whether a specific plot in Siem Reap falls within a restricted zone by checking the APSARA official map of protected areas, visiting the local cadastral office, or asking their lawyer to conduct a zone verification as part of due diligence before paying any deposit.
Can foreigners buy agricultural, coastal or border land in Siem Reap right now?
The legal status for foreigners seeking to purchase agricultural land in Siem Reap is the same as for any other land type, meaning direct ownership is prohibited under the constitutional ban that applies to all foreign individuals.
Agricultural land in Siem Reap faces the same foreign ownership restriction as residential land, and additionally some agricultural areas may overlap with APSARA protected zones which would add further constraints on use and development.
Siem Reap is landlocked and located far from Cambodia's coastline, so coastal land restrictions do not directly apply, although foreigners interested in Cambodian coastal property face the same general prohibition on land ownership.
Land near national borders in Cambodia carries additional restrictions even for Cambodian citizens, and since Siem Reap is not a border province, these specific rules have limited relevance for most property buyers in the area.
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What are the safest legal structures to control land in Siem Reap?
Is a long-term lease equivalent to ownership in Siem Reap right now?
A long-term lease in Siem Reap provides strong control rights that feel similar to ownership in daily life, but it is legally distinct from ownership because the foreigner holds a time-limited right to use rather than permanent title to the land.
The maximum lease length available to foreigners in Siem Reap is 50 years under Cambodia's Civil Code, and if a lease is drafted for longer it will be legally shortened to 50 years, although the lease can be renewed for another 50-year term upon expiration.
A foreigner in Siem Reap can legally sell, transfer, or bequeath their registered lease rights to another party, provided the original lease agreement permits assignment and the lease is properly registered with the cadastral office to make it enforceable against third parties.
Can I buy land in Siem Reap via a local company?
The legal framework in Siem Reap allows a Cambodian-registered company to own land, but for the company to qualify as "Cambodian" under the law, at least 51% of its shares must be owned by Cambodian citizens or Cambodian legal entities.
If a foreigner wants to use a company structure to hold land in Siem Reap, they can legally own up to 49% of the company shares, with the remaining 51% held by Cambodian partners, which means true control ultimately depends on the reliability of those partnership arrangements.
What "grey-area" ownership setups get foreigners in trouble in Siem Reap?
Grey-area ownership arrangements are quite common in Siem Reap despite the legal risks, because many foreigners want to control land or villas and are willing to use structures that push the boundaries of what is technically permitted.
The most common grey-area structures in Siem Reap include nominee arrangements where a Cambodian holds title on behalf of a foreigner with side contracts meant to prove the "real" ownership, and company setups where the 51% Cambodian shareholding is controlled through undisclosed agreements.
If Cambodian authorities discover that a foreigner is using an illegal nominee arrangement in Siem Reap, the consequences can include the property being classified as belonging to the nominee with no legal recourse for the foreigner, potential deportation, and loss of the entire investment.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Siem Reap.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Cambodia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How does the land purchase process work in Siem Reap, step-by-step?
What are the exact steps to buy land in Siem Reap right now?
The step-by-step process for a foreigner to legally acquire property in Siem Reap typically involves verifying the property's legal status and zone location, confirming eligibility for foreign ownership (for condos) or drafting proper lease terms (for land), conducting due diligence on title and encumbrances, signing the purchase or lease agreement with clear payment milestones, and completing registration with the cadastral office.
The entire purchase process in Siem Reap typically takes 6 to 12 weeks from initial offer to final registration if documents are clean and the property is not in a protected zone, but transactions involving land in Angkor Zones 1 or 2 can take 10 to 20 weeks because APSARA certification adds extra steps.
Key documents a buyer must sign during a Siem Reap property transaction include the sale and purchase agreement (or lease agreement for leasehold arrangements), transfer tax payment forms, registration application documents, and identity verification papers including a passport for foreign buyers.
What scams are common when it comes to buying land in Siem Reap right now?
What scams target foreign land buyers in Siem Reap right now?
Scams targeting foreign property buyers in Siem Reap are a real concern because the combination of complex ownership rules, heritage zone restrictions, and eager foreign demand creates opportunities for unscrupulous sellers and agents.
The most common scams in Siem Reap include selling "soft title only" properties as if they were secure ownership, double-selling the same plot to multiple buyers, marketing land in APSARA protected zones without disclosing the severe building restrictions, and promoting nominee arrangements as "guaranteed foreign ownership" when they offer no legal protection.
The top warning signs of a fraudulent land deal in Siem Reap are pressure to pay large deposits before completing due diligence, inability to produce a hard title or LMAP title, prices significantly below market rate for the location, and reluctance to allow independent legal review of documents.
Legal recourse for foreigners who fall victim to property scams in Siem Reap is limited because Cambodian courts are slow, enforcement is inconsistent, and proving fraud can be difficult, which is why prevention through proper due diligence is far more effective than trying to recover losses after the fact.
We cover all these things in length in our pack about the property market in Siem Reap.
How do I verify the seller is legit in Siem Reap right now?
The best method for a foreign buyer to verify that a land seller is legitimate in Siem Reap is to confirm that the seller's identity matches the name on the registered title and to check that the seller has legal authority to transfer the property without other parties' consent.
To confirm the land title is clean in Siem Reap, a buyer should request a title search at the local cadastral office to verify ownership, check for any registered encumbrances or mortgages, and ensure the property is not subject to any ongoing disputes or claims.
Checking for existing liens, mortgages, or debts attached to land in Siem Reap requires a search at the cadastral office where such encumbrances should be registered, plus verification with the tax office that property taxes have been paid and there are no outstanding obligations that could affect the transfer.
The most essential professional for verifying seller legitimacy in Siem Reap is a licensed Cambodian lawyer who can conduct proper title searches, review documents in Khmer, and navigate the registration system, rather than relying solely on real estate agents who may have conflicts of interest.
How do I confirm land boundaries in Siem Reap right now?
The standard procedure for confirming land boundaries in Siem Reap involves hiring a licensed surveyor to physically measure the plot and compare the actual boundaries against the coordinates and descriptions in the registered title documents.
Official documents that should be reviewed for boundary verification in Siem Reap include the cadastral map held at the land office, the title certificate (ideally an LMAP title which includes GPS coordinates), and any survey records from previous transactions involving the property.
Hiring a licensed surveyor is strongly recommended for boundary verification in Siem Reap, especially for land or villa purchases, because many older titles lack precise GPS coordinates and boundary disputes are one of the most common problems foreign buyers encounter after purchase.
Common boundary problems foreign buyers encounter in Siem Reap include title maps that do not match actual plot dimensions, encroachments by neighbors that went unnoticed, and discrepancies between "soft title" boundaries and what would be registered under a proper hard title survey.
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What will it cost me, all-in, to buy and hold land in Siem Reap?
What purchase taxes and fees apply in Siem Reap as of 2026?
As of early 2026, the main purchase tax in Siem Reap is the transfer tax (also called stamp duty) at 4% of the property value as determined by the Ministry of Economy and Finance, which amounts to approximately 40,000 USD (around 37,000 EUR) on a 1 million USD property.
The typical closing cost percentage range for property purchases in Siem Reap runs from 6% to 9% of the purchase price, which includes the 4% transfer tax plus legal fees, documentation costs, and any additional facilitation expenses.
The main individual components of closing costs in Siem Reap include the 4% transfer tax, lawyer and conveyancing fees (typically 1% to 2%), survey costs where applicable, and agent commissions (commonly 3% to 5%, often paid by the seller but sometimes negotiated differently).
The transfer tax rate in Siem Reap does not differ for foreign buyers compared to local buyers, although foreigners purchasing through the legal strata title route may have slightly higher legal costs due to additional documentation and verification requirements.
What hidden fees surprise foreigners in Siem Reap most often?
Hidden or unexpected fees in Siem Reap typically add an extra 1% to 3% on top of the expected closing costs, bringing total unexpected expenses to roughly 10,000 to 30,000 USD (approximately 9,000 to 27,000 EUR) on a typical foreign buyer transaction.
The top hidden fees that foreigners frequently overlook when buying property in Siem Reap include APSARA zone verification and certification costs, expediting fees to speed up registration, translation and notarization of documents, and the cost of extended legal support when transactions hit unexpected delays.
These hidden fees typically appear at different stages in Siem Reap: verification and zone check costs come early during due diligence, expediting fees emerge during registration, and the biggest surprises often hit in the middle of the process when APSARA involvement adds weeks of delay and additional paperwork.
Foreign buyers can protect themselves from unexpected fees in Siem Reap by getting a comprehensive written quote from their lawyer that itemizes all potential costs, building a contingency buffer of at least 2% to 3% into their budget, and refusing to pay large deposits before completing zone and title verification.
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 Siem Reap, 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 |
|---|---|---|
| Cambodian Constitution (OHCHR) | The country's highest legal text on land ownership rules. | We used it to establish the baseline rule that foreigners cannot own land. We verified later laws do not contradict this constitutional prohibition. |
| Land Law 2001 (Government Portal) | The core statute defining land ownership and title in Cambodia. | We used it to explain ownership types, registration requirements, and the legal framework for property rights in Siem Reap. |
| 2010 Foreign Ownership Law (CDC) | The specific law creating foreigners' right to own condo units. | We used it to explain strata title ownership, the 70% foreign quota, and building registration requirements. |
| Civil Code (JICA Translation) | The authoritative civil law basis for leases and property rights. | We used it to confirm the 50-year lease cap, renewal rules, and transferability of lease rights in Siem Reap. |
| UNESCO World Heritage Centre | The international body documenting Angkor's protection status. | We used it to explain why Siem Reap has unique heritage zoning that affects property transactions. |
| 1994 Royal Decree (FAOLEX) | The original decree establishing Angkor protected zones. | We used it to explain the Zone 1-5 structure and why land in certain areas is classified as state property. |
| APSARA Protected Areas Map | The official map from the authority managing Angkor zones. | We used it to show how buyers can verify whether a plot falls inside restricted heritage zones. |
| Decision No. 70/SSR (APSARA) | A 2024 government decision specific to Siem Reap land transfers. | We used it to explain the APSARA certification requirement and estimate realistic transaction timelines. |
| General Department of Taxation | Cambodia's official tax authority for property-related taxes. | We used it as the primary reference for transfer tax rates and tax registration requirements for foreigners. |
| PwC Tax Summaries | A respected global tax publisher with careful country summaries. | We used it to verify the 4% transfer tax rate and cross-check with local sources for accuracy. |
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