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If you are wondering whether January 2026 is a good time to buy property in Siem Reap, this article breaks down the current housing prices, market trends, and the data you actually need to make a smart decision.
Siem Reap's real estate market is shaped by tourism flows, limited condo supply, and a buyer-friendly environment for landed homes outside the city center.
We constantly update this blog post with the latest property data and market signals from 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.
So, is now a good time?
Rather yes: January 2026 is a reasonable time to buy property in Siem Reap if you target the right locations and negotiate hard on price.
The strongest signal is that Siem Reap remains a buyer-leaning market with thousands of landed housing units available and weak sales performance outside the 10-kilometer city center radius, giving buyers real negotiating power.
Another strong signal is that condo supply in Siem Reap is extremely limited (only about 589 units across four projects), which protects values and supports gross rental yields of around 6 to 7 percent for well-located units.
Tourism is recovering but still below pre-pandemic levels for Western long-stay visitors, credit conditions have tightened after banking-sector stress, and new infrastructure like the Siem Reap-Angkor International Airport is improving connectivity while the planned Phnom Penh expressway promises to boost weekend and second-home demand.
The best strategies for Siem Reap in 2026 include buying city-center condos or close-in borey homes (within 10 kilometers) for rental income, targeting properties priced below replacement cost, and planning for a medium-term hold of at least three to five years to cover transaction costs and capture upside.
This is not financial or investment advice, we do not know your personal situation, and you should always do your own research before making any property purchase decision.
Is it smart to buy now in Siem Reap, or should I wait as of 2026?
Do real estate prices look too high in Siem Reap as of 2026?
As of early 2026, Siem Reap property prices are not at bubble levels, but they are not cheap either, with condos ranging from about $1,100 to $2,700 per square meter and landed homes from roughly $430 to $1,700 per square meter depending on location and quality.
One clear on-the-ground signal that prices are not overstretched in Siem Reap is that Knight Frank reports gross rental yields of around 6 to 7 percent for condos, which suggests rents are supporting current price levels rather than leaving them dangling in speculative territory.
Another signal is the weak sales performance for landed projects located more than 10 kilometers from the city center, where buyers have significant negotiating leverage and discounts are common because demand simply is not there.
You can also read our latest update regarding the housing prices in Siem Reap.
Does a property price drop look likely in Siem Reap as of 2026?
As of early 2026, the likelihood of a meaningful property price decline in Siem Reap over the next 12 months is low to medium, with a sharp crash unlikely but continued softness in outer areas very possible.
The plausible price change range for Siem Reap in 2026 sits between a modest decline of around 5 percent in oversupplied outer suburbs and flat-to-slight gains (up to 5 percent) in prime city-center pockets where supply is tighter.
The single most important macro factor that would increase the odds of a price drop in Siem Reap is a sustained slowdown in tourism arrivals, because the city's rental demand and investor interest are closely tied to visitor flows and the service-job economy they support.
This risk remains present but manageable because tourism is recovering (Cambodia welcomed over 5 million international visitors in 2025) and the visa-free pilot for Chinese tourists plus improved airport connectivity should support arrivals into 2026.
Finally, please note that we cover the price trends for next year in our pack about the property market in Siem Reap.
Could property prices jump again in Siem Reap as of 2026?
As of early 2026, the likelihood of a renewed broad-based price surge in Siem Reap is low, but selective price jumps in prime city-center segments are medium-likely if tourism continues to strengthen.
The plausible upside price change range for Siem Reap over the next 12 months is roughly 5 to 10 percent for well-located condos and close-in borey homes, while outer areas may see little to no gains.
The single biggest demand-side trigger that could drive prices up in Siem Reap is a strong rebound in Western and Chinese long-stay tourism, which would tighten the rental market and pull investor demand back into city-center properties.
Please also note that we regularly publish and update real estate price forecasts for Siem Reap here.
Are we in a buyer or a seller market in Siem Reap as of 2026?
As of early 2026, Siem Reap is a buyer-leaning market overall, though sellers of prime city-center condos and close-in borey homes still have reasonable leverage because supply in those segments is tighter.
The closest proxy to months-of-inventory in Siem Reap shows thousands of landed housing units across 27 projects with additional pipeline coming, which is well above balanced-market levels and typically means buyers can negotiate discounts of 5 to 15 percent on less desirable stock.
Knight Frank reports minimal sales for landed projects more than 10 kilometers from the city center, which is a strong signal that sellers in those areas have limited leverage and may need to cut prices to attract serious buyers.
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.
Are homes overpriced, or fairly priced in Siem Reap as of 2026?
Are homes overpriced versus rents or versus incomes in Siem Reap as of 2026?
As of early 2026, homes in Siem Reap are expensive relative to local incomes but closer to fairly priced when measured against rental yields, which means the market relies heavily on investors and higher-income buyers rather than a broad local middle class.
The price-to-rent ratio for Siem Reap condos sits at roughly 14 to 17 times annual rent (implied by gross yields of 6 to 7 percent), which is within the range typically considered balanced for emerging-market tourist destinations.
The price-to-income multiple in Siem Reap is high, with a typical 60-square-meter condo costing roughly 8 to 19 times the average local urban household income of about $8,400 per year, which explains why most buyers are either investors or relatively wealthy Cambodians and expats.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Siem Reap.
Are home prices above the long-term average in Siem Reap as of 2026?
As of early 2026, Siem Reap property prices appear to be roughly in line with or slightly below their recent historical averages, as the market has gone through a post-boom normalization rather than continued rapid appreciation.
Cambodia's national residential property price index showed soft growth or slight declines in recent years, and Siem Reap's local signals (weak sales in outer areas, vacancy in mid-tier projects) align with a market that has cooled from its pre-pandemic peak.
When adjusted for inflation, Siem Reap prices in 2026 are likely below their 2019 peak in real terms because nominal prices have been flat-to-down while Cambodia has experienced moderate inflation, which means buyers today are getting more value per dollar than they would have five years ago.
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What local changes could move prices in Siem Reap as of 2026?
Are big infrastructure projects coming to Siem Reap as of 2026?
As of early 2026, the biggest infrastructure catalyst for Siem Reap property prices is the planned expressway connecting the city to Phnom Penh, which could cut travel time to around two hours and significantly boost weekend travel, second-home demand, and commercial activity.
The expressway has completed its feasibility study and is in the planning phase, with construction expected in the coming years, though no firm delivery date has been announced, meaning investors are already watching land near future entry points for early opportunities.
For the latest updates on the local projects, you can read our property market analysis about Siem Reap here.
Are zoning or building rules changing in Siem Reap as of 2026?
The most important zoning constraint in Siem Reap is not a new rule but an ongoing one: the six-story height limit across the city, which protects the UNESCO heritage skyline around Angkor Wat and fundamentally shapes what developers can build.
As of early 2026, this height restriction continues to limit high-rise condo supply, which is why Siem Reap has only about 589 condo units across four projects compared to Phnom Penh's thousands, and this scarcity supports values for existing strata-titled units.
The areas most affected by these building controls are the central sangkats near Angkor, including Svay Dangkum, Sala Kamreuk, and Sla Kram, where developers must work within low-rise envelopes and compete on quality rather than density.
Are foreign-buyer or mortgage rules changing in Siem Reap as of 2026?
As of early 2026, the core foreign-buyer rules in Cambodia remain stable, with foreigners able to own condo units outright under the co-owned building framework but restricted from direct land ownership, which means landed houses and villas require structures like long leases or local trustees.
The most significant recent change affecting foreign buyers is the new capital gains tax of 20 percent on property sale profits, which takes effect from January 2026, though sellers can use an 80 percent flat deduction method that effectively reduces the tax to about 4 percent of the sale price.
On the mortgage side, Cambodia's banking sector has tightened credit conditions after NPL concerns, which means buyers (especially foreigners) should expect more conservative lending and may need to bring more cash to transactions than in the looser pre-2024 environment.
You can also read our latest update about mortgage and interest rates in Cambodia.
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.
Will it be easy to find tenants in Siem Reap as of 2026?
Is the renter pool growing faster than new supply in Siem Reap as of 2026?
As of early 2026, renter demand is growing faster than new supply in Siem Reap's city center (where condo inventory is tiny at about 589 units), but the balance is less favorable for landed homes in outer areas where supply is abundant and demand is thinner.
The key demand signal for Siem Reap rentals is the recovery in tourism arrivals, with over 2.2 million visitors to the Siem Reap region in 2025 and growing interest from digital nomads and longer-stay expats who need monthly rental options.
On the supply side, the condo pipeline remains constrained by height limits and developer caution, but landed housing projects continue to deliver new units, which means competition for tenants is much stiffer in the borey and villa segments outside the core tourist zone.
Are days-on-market for rentals falling in Siem Reap as of 2026?
As of early 2026, days-on-market for rentals in Siem Reap are falling in the city center (where well-located condos and apartments can find tenants within two to four weeks), but remain longer in outer areas where landlords may wait two months or more for qualified renters.
The gap between the best areas (Svay Dangkum, Sala Kamreuk, Wat Bo) and weaker locations is significant, with prime rentals often leasing in half the time of comparable units located more than 10 kilometers from the tourist core.
One common reason days-on-market falls in Siem Reap is the seasonal surge in demand during the high tourist season (November to February), when short-stay and medium-stay visitors flood into the city and absorb available inventory quickly.
Are vacancies dropping in the best areas of Siem Reap as of 2026?
As of early 2026, vacancies are dropping in the best-performing rental areas of Siem Reap, including Svay Dangkum, Sala Kamreuk, Sla Kram, and the Wat Bo riverside corridor, where tourism recovery and expat demand have absorbed much of the available inventory.
In these prime areas, vacancy rates are noticeably lower than the city-wide average, with well-managed condos and apartments near the tourist core running at occupancy levels closer to 80 to 90 percent while outer landed properties may sit at 60 percent or below.
One practical sign that the best areas are tightening first in Siem Reap is that landlords in Svay Dangkum and Sala Kamreuk are starting to reduce or eliminate the "free month" incentives that were common during the slow post-pandemic years, because tenant demand now justifies full asking rents.
By the way, we've written a blog article detailing what are the current rent levels in Siem Reap.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Am I buying into a tightening market in Siem Reap as of 2026?
Is for-sale inventory shrinking in Siem Reap as of 2026?
As of early 2026, for-sale inventory in Siem Reap is not shrinking overall because landed housing projects continue to hold thousands of units and additional pipeline is expected, though the small condo segment feels tighter due to very limited supply.
It is hard to estimate a precise months-of-supply figure for Siem Reap because Cambodia lacks centralized MLS data, but the visible stock of landed homes (3,849 units across 27 projects in H1 2025 plus 1,709 more expected) suggests well above six months of supply at current absorption rates, which typically favors buyers.
Are homes selling faster in Siem Reap as of 2026?
As of early 2026, homes in Siem Reap are not selling faster across the board, with city-center condos and close-in borey phases moving at reasonable pace while properties more than 10 kilometers from the center see minimal sales and extended time-on-market.
The year-over-year change in selling speed is mixed, with IPS Cambodia reporting higher transaction volumes in early 2025 compared to 2024 for prime segments, but outer landed projects continue to struggle with the same slow absorption they have faced since the post-pandemic correction.
Are new listings slowing down in Siem Reap as of 2026?
As of early 2026, new listings in Siem Reap are not slowing down for landed housing (with 1,709 additional units expected from H2 2025 onward), but high-end launches have paused and no new luxury condo or landed projects have been announced, signaling developer caution at the top end.
Siem Reap typically sees higher listing activity in the dry-season months (November to April) when buyers and investors are more active, and the current level of new project announcements is not unusually low but remains below the optimism of the pre-pandemic boom years.
Is new construction failing to keep up in Siem Reap as of 2026?
As of early 2026, new construction is not failing to keep up with demand in Siem Reap; if anything, the risk in certain submarkets is the opposite, with landed housing supply outpacing the thin local buyer pool, especially for projects far from the city center.
The trend in new completions shows continued delivery of borey and villa projects, while condo construction remains minimal due to height restrictions and developer focus on other Cambodian cities, which maintains scarcity in the strata-titled segment.
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.
Will it be easy to sell later in Siem Reap as of 2026?
Is resale liquidity strong enough in Siem Reap as of 2026?
As of early 2026, resale liquidity in Siem Reap is adequate for city-center condos and well-located borey homes (where realistic sellers can typically exit within three to six months), but weaker for landed properties in outer areas where finding a buyer may take a year or longer.
The estimated median days-on-market for resale homes in Siem Reap is probably 90 to 180 days for prime locations and can stretch to 300 days or more for properties priced above market or located outside the core, which is slower than mature markets but typical for Cambodia.
The property characteristic that most improves resale liquidity in Siem Reap is location within 10 kilometers of the city center and near tourist amenities, because this is where rental demand and buyer interest concentrate and where the exit pool is largest.
Is selling time getting longer in Siem Reap as of 2026?
As of early 2026, selling time in Siem Reap appears stable-to-slightly-improving in prime segments compared to the sluggish 2023 and 2024 period, but outer-area properties still face extended sale timelines that have not meaningfully shortened.
The realistic range for days-on-market in Siem Reap in 2026 runs from about 60 days for well-priced city-center condos to 180 days or more for mid-tier borey homes and up to a year for overpriced or poorly located landed stock.
One clear reason selling time can lengthen in Siem Reap is the thin buyer pool for higher-ticket landed homes, since most local households cannot afford purchases above $50,000 and foreign buyers face ownership restrictions on land, which narrows the exit audience.
Is it realistic to exit with profit in Siem Reap as of 2026?
As of early 2026, the likelihood of selling with a profit in Siem Reap is medium if you hold for three to five years, buy at or below fair value, and choose a tenantable location, but it is low if you expect quick flips or buy in oversupplied outer areas.
The minimum realistic holding period to exit with profit in Siem Reap is typically three to five years, which allows time to cover round-trip transaction costs and capture either rental income or modest appreciation in recovering demand segments.
The estimated total round-trip cost drag for buying and selling in Siem Reap is roughly 8 to 12 percent of the property value (about $8,000 to $12,000 on a $100,000 property), including the 4 percent transfer tax, legal fees, agent commissions, and the new capital gains tax, which in practice runs about 4 percent using the 80 percent deduction method.
The factor that most increases profit odds in Siem Reap is buying below market value through negotiation (which is realistic in the current buyer-leaning environment), because this gives you an instant equity cushion that protects against flat or soft price trends.
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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 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 |
|---|---|---|
| Knight Frank Cambodia | Global brokerage with a long-running, methodology-led market research practice. | We used it as the backbone for Siem Reap-specific pricing, supply, yields, and absorption signals. We cross-checked its macro claims against World Bank and ADB sources. |
| National Institute of Statistics Cambodia | Cambodia's official government statistics agency and primary household survey source. | We used it to anchor income reality for "other urban" areas as a proxy for Siem Reap. We then computed affordability ratios against typical purchase prices. |
| World Bank Cambodia Economic Update | Primary global institution for macroeconomic monitoring and risk analysis. | We used it for the macro backdrop including growth forecasts and demand headwinds. We stress-tested "what if tourism slows" scenarios using their risk framing. |
| IPS Cambodia Real Estate | Leading Cambodia real estate agency with direct transaction data and local market insight. | We used their condo market trends, pricing data, and yield estimates. We validated our rental and resale liquidity assumptions using their market presentations. |
| IMF Technical Assistance Report | IMF is a primary source for statistical methodology and financial-system capacity building. | We used it to validate that Cambodia's RPPI uses a hedonic approach based on lending data. We justified using RPPI-derived signals when discussing price trends. |
| Council for Development of Cambodia | Official government body hosting the law on foreign ownership in co-owned buildings. | We used it to ground what foreigners can legally buy in Cambodia. We kept ownership limit discussions factual and compliant with the law. |
| Cambodia Ministry of Tourism | Official ministry responsible for visitor statistics and tourism policy. | We used it to frame Siem Reap demand drivers linked to tourism. We triangulated the renter pool story using their arrival and regional visit data. |
| National Bank of Cambodia | Cambodia's central bank and official source for banking and credit data. | We verified where bank-system risk indicators are formally published. We avoided relying on media summaries for financial-stability context. |
| Global Property Guide | International property research outlet that clearly cites underlying official datasets. | We used it for an easy-to-quote summary of national price momentum. We treated it as secondary, only where it explicitly ties to NBC RPPI data. |
| GoCambo Tourism Statistics | Comprehensive tourism data aggregator with clear sourcing to Ministry of Tourism reports. | We used it to track 2025 visitor arrivals and regional distribution. We validated demand recovery narratives for Siem Reap rental markets. |
| Hunter Estate | Local real estate agency with on-the-ground Siem Reap market insight and project tracking. | We used their H2 2025 outlook for infrastructure updates and neighborhood performance. We validated expressway and lifestyle investment trends. |
| Khmer Times | Established English-language Cambodian news outlet with business and policy coverage. | We used it for current property tax rates and capital gains tax implementation details. We validated transaction cost estimates for buyer planning. |
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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