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
Yes, we constantly update this blog post to keep you informed about the latest land prices in Siem Reap.
If you're a foreigner thinking about buying residential land in Siem Reap, you probably have a lot of questions about how much it costs and what to expect.
This guide covers everything from average prices per square meter to taxes, legal fees, and which neighborhoods offer the best value in 2026.
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.
How much does residential land usually cost in Siem Reap?
What is the average residential land price per sqm in Siem Reap in 2026?
As of early 2026, the average residential land price in Siem Reap is approximately 920,000 Cambodian riels per sqm (around $230 or €210), which applies to buildable city plots in communes like Sangkat Siem Reap and Svay Dangkum.
The realistic price range for most residential land transactions in Siem Reap in 2026 spans from 600,000 to 1,400,000 riels per sqm ($150 to $350 or €135 to €320), depending on location and infrastructure quality.
The single factor that most significantly affects residential land prices in Siem Reap is proximity to the tourism spine and major roads like Charles de Gaulle Boulevard, because these areas benefit from better infrastructure and stronger resale demand driven by the Angkor Wat visitor economy.
Compared to Phnom Penh, where prime residential land can exceed $2,000 per sqm, Siem Reap remains significantly more affordable, and it also undercuts coastal cities like Sihanoukville while offering a more stable market tied to heritage tourism rather than speculative casino development.
By the way, we have much more granular data about property prices in our property pack about Siem Reap.
What is the cheapest price range for residential land in Siem Reap in 2026?
As of early 2026, the cheapest residential land in Siem Reap Province falls in the range of 80,000 to 240,000 riels per sqm ($20 to $60 or €18 to €55), which you can find in outer districts like Puok.
At the premium end, buyers should expect to pay 2,400,000 to 3,200,000 riels per sqm ($600 to $800 or €550 to €730) for the most sought-after residential plots near tourism hotspots and main roads in Siem Reap.
The key trade-off with cheap land in Siem Reap is that plots in Puok or outer Prasat Bakong often lack reliable utilities, paved road access, and clear drainage, which means you may face significant extra costs for site preparation and longer title verification processes.
Buyers looking for affordable residential land in Siem Reap in 2026 will find the best options in Puok District (northwest of the city) and parts of Prasat Bakong District (southeast), both accessible but still underdeveloped compared to central communes.
How much budget do I need to buy a buildable plot in Siem Reap in 2026?
As of early 2026, the minimum budget to purchase a standard buildable residential plot in Siem Reap starts around 184 million riels ($46,000 or €42,000), which gets you a basic 200 sqm plot in a city commune.
This minimum budget of around $46,000 covers a plot of approximately 200 sqm, which is the smallest practical size for building a single-family home with some garden and parking space in Siem Reap.
A realistic mid-range budget for a well-located buildable plot in Siem Reap in 2026 is 276 million to 368 million riels ($69,000 to $92,000 or €63,000 to €84,000), which buys you 300 to 400 sqm in desirable communes like Sala Kamreuk or the edges of Svay Dangkum.
You can also check here what kind of properties you could get with similar budgets in Siem Reap.
Are residential land prices rising or falling in Siem Reap in 2026?
As of early 2026, residential land prices in Siem Reap are estimated to be stabilizing with mild upward movement of 0% to 5% year-over-year in prime urban areas, while outer districts remain flat or show slight declines of up to 5%.
Over the past five years, Siem Reap residential land prices dropped sharply during the pandemic, bottomed out around 2022-2023, and have since begun a gradual recovery that is still incomplete compared to pre-2020 levels.
The single factor most responsible for the current price trend in Siem Reap is the return of international tourism, driven by the new Siem Reap-Angkor International Airport which welcomed over 1.3 million passengers in 2024 and is targeting 2 million in 2025.
Want to know more? You'll find our latest property market analysis about Siem Reap here.
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How are residential land prices measured and compared in Siem Reap?
Are residential lands priced per sqm, acre, or hectare in Siem Reap?
In Siem Reap, residential land is almost always priced per square meter (sqm), and most listings from local and international agencies explicitly display the price-per-sqm figure or provide enough information to calculate it easily.
For buyers needing to compare across different measurement systems, one hectare equals 10,000 sqm and one acre equals approximately 4,047 sqm, so a $230/sqm plot would translate to roughly $2.3 million per hectare or $930,000 per acre.
Foreign buyers accustomed to acres (common in the US and UK) or hectares (common in Europe and Australia) will find the sqm standard familiar for urban residential plots, and it matches the measurement system used in most Southeast Asian real estate markets.
What land size is considered normal for a house in Siem Reap?
The typical plot size for a standard single-family home in Siem Reap ranges from 200 to 400 sqm, which provides enough space for a house, small garden, and parking area without being excessively large.
The realistic range of residential plot sizes in Siem Reap covers most transactions from about 150 sqm (compact townhouse-style) up to 600 sqm (larger family compounds), with the majority clustering around 250 to 350 sqm for foreign buyers.
Cambodia does not publish a single official minimum plot size requirement nationally, but local building permits in Siem Reap communes typically require at least 100 to 150 sqm for new residential construction, depending on the specific land use zoning.
How do urban and rural residential land prices differ in Siem Reap in 2026?
As of early 2026, urban residential land in central Siem Reap communes costs 600,000 to 1,400,000 riels per sqm ($150 to $350 or €135 to €320), while rural land in outer districts like Puok can be as low as 80,000 to 240,000 riels per sqm ($20 to $60 or €18 to €55), representing a gap of 3 to 10 times.
Serviced land with reliable road access, drainage, power, and water connections commands a premium of roughly 50% to 100% over comparable unserviced plots in Siem Reap, because buyers are effectively paying for reduced construction risk and faster build timelines.
The single infrastructure factor that most drives the price gap between urban and rural land in Siem Reap is paved road access, because it determines travel time to the city center, ease of construction material delivery, and ultimately the plot's resale appeal.
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 location factors affect residential land prices in Siem Reap?
Which areas have the most expensive residential land in Siem Reap in 2026?
As of early 2026, the most expensive residential land in Siem Reap is found in Svay Dangkum (1,600,000 to 2,800,000 riels per sqm or $400 to $700 / €365 to €640), the Wat Bo riverside area, and prime parts of Sala Kamreuk near ring road intersections.
What these expensive areas share is direct benefit from Siem Reap's tourism economy, meaning walkability or easy tuk-tuk distance to Pub Street, the Old Market, and the Siem Reap River promenade, combined with established expatriate communities and lifestyle amenities.
Buyers purchasing residential land in these premium Siem Reap areas are typically foreign investors planning vacation rentals, boutique guesthouse developers, and wealthy Cambodian families from Phnom Penh seeking second homes near Angkor Wat.
Prices in these top areas of Siem Reap are firming rather than surging, with most prime locations showing stability or gentle 0% to 5% annual appreciation as the tourism recovery continues without returning to pre-pandemic speculation levels.
Which areas offer the cheapest residential land in Siem Reap in 2026?
As of early 2026, the cheapest residential land in Siem Reap Province is found in Puok District (80,000 to 160,000 riels per sqm or $20 to $40 / €18 to €36) and outer parts of Prasat Bakong District (120,000 to 200,000 riels per sqm or $30 to $50 / €27 to €46).
The common limitation these affordable areas share is distance from the urban core, often 15 to 30 km from downtown Siem Reap, combined with unpaved secondary roads, inconsistent electricity supply, and the need for private wells or water delivery.
Some cheaper areas like Prasat Bakong are showing early signs of appreciation potential due to new borey (gated community) developments and the government's 38-road infrastructure project, though gains remain modest and speculative compared to established city locations.
Are future infrastructure projects affecting land prices in Siem Reap in 2026?
As of early 2026, announced infrastructure projects are already lifting residential land prices 10% to 20% in affected corridors, particularly along the Angkor Highway connecting the new airport to the city and in areas benefiting from the 38-road reconstruction project.
The top infrastructure projects currently influencing Siem Reap land prices are the Siem Reap-Angkor International Airport (opened October 2023, targeting 2 million passengers in 2025), the $60 million road improvement from the airport to the city, and the 38-road project reconstructing over 108 km of roads across the province.
Buyers have observed price increases of approximately 10% to 25% for plots within 2 km of newly improved roads or the airport highway corridor, with the strongest appreciation in areas that previously had poor access but now benefit from paved connections.
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How do people actually negotiate and judge prices in Siem Reap?
Do buyers usually negotiate residential land prices in Siem Reap?
In Siem Reap, buyers can typically negotiate 5% to 15% off the asking price for residential land, with discounts closer to 5% in prime locations and up to 15% or more in slower-moving outer areas.
Sellers in Siem Reap are most willing to negotiate when they have held a plot for over a year without interest, when they need quick cash for other investments, or when the land is in a less-developed area competing with nearby borey projects offering turnkey options.
To better negotiate, you need to understand how things are being done in this place. That's why we have built our our pack covering the property buying process in Siem Reap.
Do foreigners usually pay higher land prices in Siem Reap?
Foreigners in Siem Reap do not necessarily pay a higher sticker price, but they often face 5% to 15% higher total acquisition costs due to the legal structuring required since they cannot own land directly under Cambodian law.
The main reason foreigners end up paying more is that they must acquire land through a trust arrangement, a landholding company with 51% Cambodian ownership, or a long-term lease, all of which involve setup fees, ongoing compliance costs, and higher professional service charges.
Using a local representative or trusted nominee can help foreigners access local-market pricing, but this approach carries significant risk because the title remains in the nominee's name, and disputes are difficult to resolve even with private agreements in place.
Now, you might want to read our updated list of common traps foreigners fall into when purchasing real estate in Siem Reap.
Are private sellers cheaper than developers in Siem Reap?
Private sellers in Siem Reap are typically 10% to 25% cheaper per sqm than developer-marketed plots, because developers bundle infrastructure preparation, clearer title documentation, and often better road access into their pricing.
The advantage developers offer in Siem Reap is certainty: plots in borey developments or marketed through major agencies like CBRE or IPS come with verified titles, established drainage, utility connections, and sometimes payment plans, which reduces buyer risk significantly.
The main risk when purchasing from private sellers in Siem Reap is unclear boundary demarcation and potential soft title issues, which can lead to costly disputes or require extended verification at the Cadastral Office before you can safely build.
How transparent are residential land transactions in Siem Reap?
Residential land transactions in Siem Reap have moderate transparency, with formalized tax and registration rules through the Ministry of Land Management, but limited public access to comparable sales data and ongoing reliance on agent networks for price discovery.
Official land registries in Cambodia are maintained at the Cadastral Office under the Ministry of Land Management, Urban Planning and Construction (MLMUPC), but conducting a title search typically requires the current owner's consent, which limits independent verification for buyers.
The most common transparency issue in Siem Reap is dual pricing, where the declared transaction value for tax purposes is lower than the actual price paid, which can create problems if you later need to prove your true investment for resale or legal disputes.
The most essential due diligence step in Siem Reap is obtaining an independent title verification directly with the Cadastral Office and cross-checking at the local Commune Office for any unregistered disputes, liens, or boundary conflicts that may not appear on the hard title itself.
We cover everything there is to know about the land buying process in Siem Reap here.
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.
What extra costs should I budget beyond land price in Siem Reap?
What taxes apply when buying residential land in Siem Reap in 2026?
As of early 2026, the total tax percentage buyers should expect when purchasing residential land in Siem Reap is approximately 4%, which is the transfer (stamp duty) tax calculated on the government-assessed property value.
This 4% transfer tax is the main one-time tax, officially called the stamp duty tax, and it is paid by the buyer during the registration process at the Cadastral Office to formalize the ownership transfer.
After purchase, there is an annual property tax called the Tax on Immovable Property (TOIP), set at 0.1% of the assessed value for properties worth more than 100 million riels (approximately $25,000), payable each year by September 30.
Cambodia offers some stamp duty exemptions, including for borey housing valued at $70,000 or less (extended through 2025), and for certain transfers between close family members, though these exemptions primarily benefit Cambodian citizens rather than foreign-structured purchases.
Our our pack about real estate in Siem Reap will surely help you minimize these costs.
What are typical notary or legal fees for land purchases in Siem Reap?
The typical legal fee range for a standard residential land purchase in Siem Reap is 3.2 million to 10 million riels ($800 to $2,500 or €730 to €2,280), with higher fees for transactions involving foreign ownership structures like trusts or landholding companies.
Land registration costs at the Cadastral Office are relatively modest, typically 200,000 to 800,000 riels ($50 to $200 or €46 to €183), but processing can take 20 to 30 days and requires both buyer and seller (or their legal representatives) to be present for final approval.
In Siem Reap, legal and registration fees are generally calculated as a flat rate or negotiated fixed fee rather than a percentage of the purchase price, though complex transactions with title issues or foreign structuring will cost more due to additional due diligence work.
How much does land maintenance cost before construction in Siem Reap?
The typical annual maintenance cost for an undeveloped residential plot in Siem Reap is 1.2 million to 6 million riels ($300 to $1,500 or €275 to €1,370), depending on plot size, location, and whether you need active caretaking during rainy season.
Specific maintenance tasks usually required before construction in Siem Reap include clearing vegetation, basic fencing to prevent encroachment, leveling or filling low spots, and managing drainage, which is particularly important given the region's monsoon flooding patterns.
Cambodia does not impose formal fines for neglecting residential land maintenance, but abandoned-looking plots can attract squatters or boundary disputes from neighbors, and you may face the 2% unused land tax if the plot is deemed vacant in certain designated urban zones.
Do permits and studies significantly increase total land cost in Siem Reap?
The total cost of permits and required studies for a standard residential plot in Siem Reap typically ranges from 2 million to 8 million riels ($500 to $2,000 or €460 to €1,830), covering boundary verification, local authority approvals, and basic site assessments.
These permit and study costs represent approximately 1% to 3% of a typical residential land purchase price in Siem Reap, which is relatively modest compared to the 4% transfer tax but still important to budget for.
Mandatory steps before construction in Siem Reap include obtaining a construction permit from the local Sangkat or District office, boundary verification at the Cadastral Office, and for larger builds, basic environmental and site assessments as required by the Ministry of Land Management.
The permit and study process in Siem Reap typically takes 1 to 3 months for straightforward residential construction, though this timeline can extend significantly if there are title clarifications needed or if the plot is in a zone with special heritage or environmental considerations near Angkor.
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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 |
|---|---|---|
| Realestate.com.kh | Cambodia's largest property portal with standardized listing fields. | We extracted current asking prices and computed price per sqm from multiple Siem Reap residential land listings. We used it as our primary source for typical city pricing ranges. |
| IPS Cambodia | Long-running Cambodian brokerage with extensive Siem Reap market presence. | We referenced explicit low-end and mid-market listings with clear price per sqm data. We also used their guides on foreign ownership structures and title transfers. |
| Knight Frank Cambodia H1 2025 | Top-tier global real estate consultancy with formal research methodology. | We used it for Siem Reap demand signals and trend direction analysis. We relied on their recovery pattern commentary to support our price movement estimates. |
| PwC Cambodia Tax Summaries | Major global accounting firm with standardized tax methodology. | We used it to confirm the 4% transfer tax rate and TOIP threshold. We cross-checked their figures against Cambodian legal instruments. |
| CBRE Cambodia | Top-tier global real estate firm with standardized listing practices. | We used their listings as a credibility anchor for prime corridor pricing. We referenced their prime road frontage plots to define realistic ceiling prices. |
| Daka Kun Realty | Local brokerage with detailed location-specific listings. | We used their ring road and Sala Kamreuk listings to represent upper-mid market pricing. We treated these as growth corridor datapoints. |
| Cambodia Land Law (MEF) | Official primary legal text for land rights and ownership. | We used it to explain foreign ownership restrictions and common legal structures. We framed the foreigner premium discussion based on these rules. |
| Open Development Mekong (Prakas 371) | Curated legal record reproducing Cambodian legal instruments. | We used it to confirm TOIP threshold of 100 million riels and the 0.1% rate structure. We kept our annual tax section precise using this reference. |
| NIS Cambodia (CSES 2023) | Cambodia's official national statistics agency household survey. | We used disposable income per capita figures to contextualize affordability. We anchored our "expensive for locals" commentary on official income data. |
| Multilaw Real Estate Guide Cambodia | International law firm network with standardized country guides. | We used it to explain ownership structures, stamp duty mechanics, and registry practices. We referenced their legal framework summaries for foreign buyer guidance. |
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.
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