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Everything you need to know before buying real estate is included in our Cambodia Property Pack
Siem Reap's property market is experiencing robust growth with 8-10% annual appreciation and rental yields of 6-10%, driven by tourism recovery and infrastructure development. Foreign buyers can legally own condominiums above ground level, with prices ranging from $50,000 for studios to over $1 million for luxury villas.
As of September 2025, the Cambodia property market offers compelling opportunities for both lifestyle buyers and investors, particularly in central areas like Svay Dangkum and emerging neighborhoods like Sala Kamreuk where new developments are attracting strong demand.
If you want to go deeper, you can check our pack of documents related to the real estate market in Cambodia, based on reliable facts and data, not opinions or rumors.
Siem Reap property prices have increased 8-10% in 2025, with condos priced at $1,900-$2,800 per sqm and houses ranging from $96,000 to $600,000 in central areas.
Foreign ownership is legal for above-ground condominiums only, while rental yields of 6-10% make investment attractive for medium to long-term buyers.
| Property Type | Price Range | Ownership Rules |
|---|---|---|
| Studio/1BR Condos | $50,000 - $100,000 | Legal for foreigners (strata title) |
| 2BR Condos | $138,500 - $205,000 | Legal for foreigners (strata title) |
| 3-4BR Houses | $96,000 - $600,000 | Company structure only |
| Luxury Villas | $950,000 - $1,000,000+ | Company structure only |
| Land Plots | $52,000+ (1,000 sqm) | Company structure only |
| Commercial Properties | $2,500+ per sqm | Company structure only |
| Central Land | $100-$165 per sqm | Company structure only |
What types of properties can you actually buy in Siem Reap right now?
The Siem Reap property market offers several distinct property types with clear legal frameworks for foreign ownership.
Condominiums represent the most straightforward option for foreign buyers, with new projects like Rose Apple Square, Sky Park, and Angkor Grace selling 2-bedroom units for $138,500 to $205,000. These modern developments feature strata titles that allow direct foreign ownership above ground level, with prices ranging from $1,900 to $2,800 per square meter depending on location and finishes.
Houses and villas dominate the residential market, with 3 to 4-bedroom properties in central areas like Svay Dangkum and Sambor priced from $96,000 to $600,000. Premium villas in upscale neighborhoods can reach $950,000 to $1,000,000, though foreign ownership requires company structures with inherent legal risks.
Land plots in outlying districts start around $52,000 for approximately 1,000 square meters, while central land commands $100 to $165 per square meter. Commercial properties including boutique hotels are available at approximately $2,500 per square meter, particularly attractive for investors seeking rental yields in the tourism sector.
It's something we develop in our Cambodia property pack.
How do current property prices compare with previous years and what's the forecast?
Siem Reap property prices have recovered strongly from the pandemic downturn and are now experiencing robust growth.
As of September 2025, residential property prices have increased 8-10% year-over-year, following consistent 5-7% annual growth as tourism rebounds to pre-pandemic levels. Villas, particularly premium Western-style properties, have seen the sharpest recovery with 15-20% appreciation since 2023, reflecting strong demand from expatriate buyers and investors.
Price comparisons show that most property segments have surpassed pre-pandemic levels, with secondary and developing areas experiencing the strongest uptick since 2020. The new international airport and infrastructure projects have contributed significantly to this price momentum, particularly in areas with improved connectivity.
Market forecasts project continued 8-10% annual growth through 2030, driven by sustained tourism recovery, ongoing infrastructure development, and increasing foreign institutional investment. The combination of limited quality supply and growing demand from both domestic and international buyers supports this optimistic outlook for the Siem Reap property market.
Is it generally smarter to buy or rent if you're planning to live in Siem Reap?
The decision between buying and renting in Siem Reap depends primarily on your timeline and financial objectives.
Rental yields of 6-10% gross make buying attractive for those planning to stay 3+ years or seeking investment returns. Quality rental properties in central locations achieve 80-85% occupancy rates, significantly outpacing similar-tier cities in Southeast Asia. The combination of stable rental demand and relatively low transaction costs favors property ownership for medium to long-term residents.
Buying becomes particularly advantageous when considering the appreciation potential alongside rental income. Property prices have consistently increased 8-10% annually, providing capital growth that enhances overall investment returns. Lower holding costs compared to other regional markets also support the ownership case.
Renting remains the better choice for short-term stays, uncertain life plans, or those requiring maximum flexibility. Monthly rental costs range from $200-$500 for small to mid-sized apartments and $800-$1,500 for premium villas, making it cost-effective for stays under three years.
The stable legal framework for condominium ownership and transparent transaction processes make buying relatively straightforward for qualifying foreign purchasers seeking both lifestyle benefits and investment returns.
Which areas of Siem Reap offer the best value and what are their characteristics?
| Area | Character | Price Level |
|---|---|---|
| Svay Dangkum | Central, mature residential with wide property choice | Premium - near city center but pricey and touristy |
| Sala Kamreuk | Up-and-coming mixed-use with new developments | Mid-range - value deals close to Angkor sites |
| Wat Bo | Bohemian area popular with NGOs and expats | Mid-high - vibrant scene but rising prices |
| Krong Siem Reap | Suburban residential focused on local families | Affordable - cheaper land but farther from amenities |
| Old Market/Pub Street | Tourist hub with shopping and nightlife | Expensive - high rental demand but crowded |
| Dreamville/Rose Apple | New developments with modern amenities | Mid-high - secure titles but unproven long-term |
| Sambor | Residential area with mix of local and expat housing | Mid-range - balanced pricing with good access |
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What's the step-by-step process for buying property as a foreigner?
Foreign property purchase in Siem Reap follows a structured legal process with specific ownership restrictions.
First, shortlist suitable properties focusing on above-ground condominiums with strata titles, as these are the only properties foreigners can own directly. Avoid land purchases or ground-floor units, which require risky company structures that violate Cambodian law for nominee arrangements.
Engage reputable local professionals including a licensed real estate agent and qualified lawyer for comprehensive due diligence. Verify property eligibility, developer legitimacy, and conduct title searches at the Ministry of Land Management to confirm clear ownership and proper documentation.
Execute the sales agreement after successful due diligence, typically requiring a 10% deposit upon signing. Review all contract terms carefully, ensuring proper strata title registration and compliance with foreign ownership regulations.
Complete the transaction through final payment and title transfer, registering the property with local government authorities. Pay applicable stamp duty and taxes to receive your official ownership certificate, establishing legal title to the property.
It's something we develop in our Cambodia property pack.
Where should you look for properties and which channels work best?
Licensed local agencies provide the safest and most comprehensive property search options in Siem Reap.
Established agencies like IPS Cambodia, DaBest Properties, and CS Cambodia offer professional services including legal guidance, market knowledge, and post-sale support. These licensed operators maintain extensive listings and provide crucial due diligence support for foreign buyers navigating complex ownership regulations.
Direct developer sales represent the best option for new condominium projects, offering first-hand information about payment plans, completion timelines, and legal documentation. However, thoroughly vet developer track records and financial stability before committing to off-plan purchases.
Online platforms including Realestate.com.kh and local classified sites provide broad market overviews, though professional verification remains essential for any property identified through these channels. Word-of-mouth referrals can be valuable for rental properties and some sales, but always conduct proper due diligence regardless of the source.
Avoid informal brokers, unlicensed agents, and private sellers without proper legal backing, as these channels often involve documentation problems or fraudulent schemes targeting foreign buyers unfamiliar with local regulations.
What kind of property can you realistically get for different budgets?
Property budgets in Siem Reap provide clear value propositions across different price ranges.
Budget ranges from $50,000 to $100,000 typically secure studio or 1-bedroom condominiums with strata titles suitable for foreign ownership, or small suburban houses requiring company structures. These entry-level properties often feature basic finishes but provide market access for first-time buyers.
Mid-range budgets of $100,000 to $200,000 access 2-bedroom condominiums in central locations, mid-market villas with decent finishes, or land plots in developing outskirt areas. Many reputable projects in this range offer flexible payment plans specifically designed for foreign purchasers.
Premium budgets from $200,000 to $500,000 enable purchase of larger houses with quality finishes, central location condominiums with superior amenities, or boutique hotel properties for investment purposes. These properties typically offer stronger rental yields and appreciation potential.
Luxury budgets exceeding $500,000 provide access to high-end villas with premium locations and finishes, downtown land plots, or resort-scale investment assets. Properties in this range often feature custom designs, premium locations near Angkor sites, and superior rental income potential for investors.
What are the most common mistakes foreigners make and how to avoid them?
Foreign property buyers in Siem Reap frequently make costly legal and financial errors that can result in total investment loss.
The most dangerous mistake involves attempting illegal land ownership through nominee arrangements or creative structures that appear to circumvent foreign ownership restrictions. These arrangements provide no legal recourse and high risk of complete investment loss, as Cambodian law strictly prohibits foreign land ownership regardless of structural arrangements.
Many buyers fail to properly verify property titles, accepting "soft" titles, fake documentation, or unregistered properties. Only hard titles confirmed with government authorities provide legal ownership security, making comprehensive due diligence through qualified legal representation absolutely essential.
Purchasing ground-floor properties or attempting direct land ownership violates foreign ownership laws and results in invalid transactions. Stick to above-ground condominiums with proper strata titles for legal foreign ownership, avoiding any arrangement that circumvents these restrictions.
Overpaying due to insufficient market research leads to 20-40% mark-ups above fair market value. Conduct thorough comparative analysis and engage local professionals to ensure competitive pricing based on current market conditions.
Trusting unlicensed agents or unverified developers exposes buyers to scams, unfinished projects, and documentation fraud. Always verify licensing, track records, and financial stability before engaging any real estate professional or developer in Siem Reap.
How much does it cost to live in Siem Reap compared to other expat destinations?
Siem Reap offers significantly lower living costs than most Southeast Asian expat hubs while maintaining reasonable quality of life.
Monthly expenses for single expatriates range from $830 to $1,600, while families typically spend $1,450 to $3,000 for mid-tier lifestyles. Housing costs represent the largest expense, with rent ranging from $200-$500 for small to mid-sized apartments and $800-$1,500 for premium villas in desirable locations.
Daily expenses including groceries, local dining, and transportation remain very affordable, though imported brands and high-end restaurants command premium prices similar to other regional destinations. Utilities, internet, and basic healthcare costs stay reasonable, though quality healthcare often requires private insurance and potentially medical tourism for serious conditions.
Comparative analysis shows Siem Reap costs significantly less than Phnom Penh, Bangkok, Ho Chi Minh City, or Kuala Lumpur for equivalent lifestyle standards. The combination of affordable housing, inexpensive local services, and reasonable imported goods pricing makes it attractive for budget-conscious expatriates seeking cultural richness without major urban expenses.
It's something we develop in our Cambodia property pack.
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 is day-to-day life like for expats living in Siem Reap?
Expatriate life in Siem Reap combines cultural immersion with modern conveniences in a manageable small-city environment.
The social scene centers around areas like Old Market and Pub Street for nightlife and dining, while quieter expat-friendly zones like Wat Bo and Sala Kamreuk offer tranquil residential living. The proximity to Angkor Wat and stunning countryside provides unique lifestyle benefits not available in larger urban centers.
Transportation relies primarily on motorbikes and tuk-tuks, with limited car usage inside the city center. This creates a more intimate, pedestrian-friendly environment compared to traffic-heavy regional capitals. Daily shopping involves local markets for fresh produce and supermarkets for imported Western goods, though online delivery options remain limited.
Entertainment options include socializing at international cafes and bars, fitness facilities, temple visits, and outdoor activities in the remarkable historical and natural environment surrounding Angkor archaeological sites. The expat community is well-established but not overwhelming, creating opportunities for both local integration and international friendships.
Challenges include slower bureaucratic processes, limited Western-standard healthcare requiring travel to Phnom Penh or Thailand for serious medical needs, and infrastructure that continues developing to meet growing expatriate and tourist demand.
What are the rental prospects for long-term property investment?
Long-term rental demand in Siem Reap comes primarily from expatriate professionals, international teachers, NGO workers, and digital nomads seeking extended stays.
Target tenants typically seek secure, furnished units with reliable internet connectivity in central locations near Old Market, Wat Bo, Sok San Road, and newer developments like Rose Apple Square. These renters value proximity to international dining, shopping, and social venues while maintaining reasonable access to cultural sites and work locations.
Rental yields of 6-10% are achievable in central and up-and-coming areas, with furnished properties commanding premium rents from quality tenants willing to pay for convenience and security. Properties near international schools and NGO offices attract particularly stable, long-term tenants.
Successful long-term rental management requires understanding tenant preferences for modern amenities, security features, and neighborhood characteristics. Properties in established expat areas with proven infrastructure typically achieve higher occupancy rates and rental premiums compared to purely local residential areas.
The growing expatriate population and continued tourism development support sustained demand for quality rental properties, making long-term rental investment viable for properly located and managed properties in Siem Reap.
How viable is short-term rental investment in Siem Reap?
Short-term rental demand in Siem Reap benefits from robust tourism recovery and strategic location near Angkor archaeological sites.
Peak season from November to February generates strong demand from both international and domestic tourists seeking serviced apartments and condominiums near Angkor route attractions. Tourists typically prioritize proximity to temples, cultural sites, and central dining and entertainment areas when selecting short-term accommodations.
Professional management becomes essential for short-term rental success, as guests expect consistent service standards, local knowledge, and rapid problem resolution. Properties with modern amenities, reliable wifi, and strategic locations near tourist attractions command higher nightly rates and better occupancy levels.
Regulatory framework allows short-term rentals without national restrictions, though individual condominium buildings may impose specific bylaws limiting rental activities. Registration with tax authorities is required for legal rental business operations, and compliance with local tourism regulations ensures sustainable operations.
Higher yields than long-term rentals are possible with proper management, though this requires significant time investment or professional management services that reduce net returns. The tourism-dependent nature creates seasonal income fluctuations that must be factored into investment calculations for realistic return expectations.
Is it worth buying property in Siem Reap in 2025 for investment or living?
Siem Reap represents one of Southeast Asia's most promising property markets for buyers with medium to long-term investment horizons seeking both lifestyle benefits and financial returns.
The combination of strong rental yields (6-10%), robust capital appreciation potential (8-10% annually), and relatively low entry costs compared to neighboring countries creates compelling investment fundamentals. Infrastructure development including the new international airport and tourism recovery provide sustained demand drivers supporting continued market growth.
Legal framework advantages include straightforward condominium ownership for foreigners, transparent tax regime, and established visa processes that facilitate property ownership and residency. The requirement for proper legal guidance and restriction to above-ground condominiums provides clear boundaries for safe investment approaches.
Risk factors include market liquidity challenges where resale can take time, the absolute requirement for comprehensive due diligence, and the temptation to pursue illegal ownership structures that result in total investment loss. Success requires following legal ownership paths and avoiding get-rich-quick schemes or unofficial arrangements.
For lifestyle-focused expatriates or investors seeking moderate capital growth combined with rental income, purchasing a properly titled condominium or registered villa in an established development offers solid opportunities. The unique cultural environment, affordable living costs, and strategic location near world-class archaeological sites provide lifestyle benefits unavailable in more developed regional markets, making Siem Reap property investment worthwhile for appropriately prepared buyers in 2025.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
The Siem Reap property market in 2025 offers genuine opportunities for foreign buyers who understand the legal framework and market dynamics.
Success requires focusing on legal condominium ownership, conducting thorough due diligence, and maintaining realistic expectations about both returns and timelines for property investment in this developing but promising market.
Sources
- CS Cambodia Property Listings
- BambooRoutes Siem Reap Price Forecasts
- BambooRoutes Siem Reap Property Market
- IPS Cambodia Market Trends 2025
- DaBest Properties Cambodia Trends
- Global Property Guide Cambodia
- Nomads Cost of Living Siem Reap
- The Wandering Investor Siem Reap Guide
- Expat Exchange Living in Siem Reap
- BambooRoutes Cambodia Real Estate for Foreigners