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's real estate market in 2025 offers strong opportunities for both investors and expats looking to relocate.
With property prices rising 8-10% annually, rental yields reaching 6-10%, and a growing expat community, the city presents compelling investment prospects for those who understand the legal requirements and market dynamics.
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's property market in 2025 shows strong growth potential with rising prices and solid rental yields.
Foreigners can legally own condos but need alternative structures for land ownership, making due diligence essential.
| Property Type | Price Range (USD) | Rental Yield |
|---|---|---|
| Studio/1BR Condo | $50,000 - $100,000 | 6-8% |
| 2-3BR Condo | $100,000 - $200,000 | 7-9% |
| Villa | $89,000 - $950,000 | 6-10% |
| Shophouse | $80,000 - $300,000 | 8-12% |
| Land (per sqm) | $110 - $165 | N/A |
| Living Cost (single) | $850/month | N/A |
| Property Price Growth | 8-10% (2025 forecast) | N/A |
What types of property can you actually buy in Siem Reap in 2025?
Siem Reap offers five main property types for buyers in 2025, each with different legal implications for foreigners.
Apartments and condominiums represent the most straightforward option for foreign buyers, especially in the city center where expat demand remains strong. Foreigners can legally own up to 70% of any condo building, but only units on the second floor and above - ground floor ownership is restricted to Cambodian nationals.
Villas range from affordable traditional homes to luxury properties in gated communities, offering both modern amenities and traditional Khmer architecture. These properties appeal to families and retirees seeking more space and privacy than apartment living provides.
Shophouses combine residential and commercial use, making them popular for business owners who want to live above their shop or investors seeking mixed-use income streams. These properties are common in central and commercial districts.
Land purchases present the most complex legal situation for foreigners, as direct ownership is prohibited under Cambodian law. Foreign buyers must use nominee structures, long-term leases up to 50 years, or establish a local company with majority Cambodian ownership.
Gated communities, known locally as "boreys," have become increasingly common and offer security, amenities like pools and gyms, and a sense of community that appeals to both local and international buyers.
Should you buy or rent property in Siem Reap right now as a foreigner?
The decision between buying and renting in Siem Reap depends on your timeline, risk tolerance, and legal situation as a foreigner.
Buying makes financial sense for foreigners planning to stay long-term or seeking investment returns. Rental yields for well-located apartments and villas range from 6% to 10% annually, with the market expected to grow 8-10% in 2025 driven by tourism recovery and infrastructure improvements.
Rental income can effectively cover most living expenses in Siem Reap, where monthly costs for a single person average around $850. Properties in prime locations near Angkor Wat or the Old Market command higher rents from both long-term expats and short-term tourists.
Renting offers more flexibility for expats unsure about long-term plans or those wanting to avoid legal complexities. Monthly rents range from $300-400 for a one-bedroom apartment to $500-800 for a three-bedroom house, making it affordable to test different neighborhoods.
For foreigners specifically, buying condos is legally straightforward but requires careful due diligence on developer credentials and building permits. Other property types require complex legal structures that add cost and risk to transactions.
It's something we develop in our Cambodia property pack.
How have property prices changed in Siem Reap and what's the forecast?
Siem Reap property prices have shown steady growth since 2014, with significant acceleration expected through 2025.
| Year | Land Price ($/sqm, city center) | Condo Median Price | Annual Growth |
|---|---|---|---|
| 2014 | $1,010-$4,000 | N/A | Rising market |
| 2020 | N/A | $106,890-$559,903 | Stable |
| 2024 | $100-$150 | $205,366 | +5-7% |
| 2025 (forecast) | $110-$165 | $138,500-$205,000 | +8-10% |
| Villa range 2024 | N/A | $89,000-$950,000 | +5-7% |
| Villa range 2025 | N/A | $90,000-$1,000,000 | +8-10% |
The 2025 price acceleration stems from several factors: the new Siem Reap International Airport opening, increased tourism from China and other Asian markets, and continued infrastructure development around Angkor Archaeological Park.
Condo prices have stabilized after pandemic-related volatility, with the median price holding steady around $200,000 for quality two-bedroom units in central locations. Premium properties near Angkor Wat command higher prices due to tourism proximity.
What are the current real estate market trends in Siem Reap?
As of mid-2025, Siem Reap's real estate market shows strong momentum across multiple indicators.
Property prices are rising steadily, with year-over-year growth of 5-7% in 2024 accelerating to a forecast 8-10% in 2025. This growth is driven by tourism recovery reaching pre-pandemic levels and new infrastructure projects enhancing the city's appeal.
Demand comes from three main buyer groups: local Cambodians seeking investment properties, expat residents purchasing homes, and international investors attracted by rental yields. Foreign buyers particularly focus on properties with short-term rental potential near tourist attractions.
The rental market remains robust, with occupancy rates above 80% for well-managed properties in prime locations. Long-term rental demand comes from NGO workers, digital nomads, and retirees, while short-term rentals benefit from increasing tourist arrivals.
Rental yields averaging 6-10% annually make Siem Reap competitive with other Southeast Asian destinations, particularly given the city's lower entry costs compared to Bangkok or Ho Chi Minh City.
New construction focuses on mid-range developments rather than luxury projects, reflecting realistic market demand and affordability constraints for most buyers.
What's the complete process for foreigners buying property in Cambodia?
Foreign property purchases in Cambodia require understanding legal restrictions and following a structured process.
Legal ownership rules limit foreigners to condominium units on the second floor and above, representing up to 70% of any building's total units. Ground floor units and all landed property (houses with land) cannot be directly owned by foreigners.
Alternative structures for landed property include nominee arrangements (risky but common), long-term leases up to 50 years with renewal options, or establishing a Cambodian company with local majority ownership. Each option carries different risks and costs.
The buying process starts with property search through reputable agents, followed by due diligence to verify hard title or strata title, check for liens, and confirm developer credentials. Property inspection should include structural assessment and utility connections.
Legal documentation begins with a reservation agreement requiring a small deposit ($1,000-$5,000), followed by the Sale and Purchase Agreement with a larger deposit (10-30% of purchase price). Required documents include passport, visa, signed agreements, and payment proof.
Final transfer involves paying 4% transfer tax to the government, registering the transaction with the Ministry of Land Management, and receiving the official title deed. The entire process typically takes 2-4 weeks for cash purchases or 4-8 weeks with financing.
Ongoing obligations include annual property tax (0.1% of assessed value) and declaring rental income if applicable. Professional legal assistance is strongly recommended for all foreign purchases.
Don't lose money on your property in Siem Reap
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
Where can you find reliable properties for sale in Siem Reap?
Finding quality properties in Siem Reap requires using established agencies and verified online platforms.
IPS Cambodia operates as one of the largest real estate agencies with extensive listings and deep local market knowledge. Their agents understand both local regulations and foreign buyer requirements, making them suitable for first-time international buyers.
Siem Reap Realty specializes in serving expat clients with personalized service and properties that meet Western standards. They focus on furnished rentals and turnkey investment properties popular with foreign buyers.
Knight Frank Cambodia represents the high-end market segment with international standards and due diligence processes. Their properties typically command premium prices but offer greater security and professional management.
Angkor Real Estate covers the full spectrum from budget properties to luxury developments, making them useful for buyers with varying budgets and requirements.
Online platforms include realestate.com.kh for comprehensive listings, AsiaVillas for international-focused properties, and bambooroutes.com for investment-grade analysis and market data.
Local connections through expat networks, word-of-mouth referrals, and direct contact with developers can uncover off-market opportunities, but require careful verification of credentials and legal status.
What can you realistically get for different budgets in Siem Reap?
Property options in Siem Reap vary significantly based on budget, with clear tiers for different price ranges.
| Budget Range | Property Types Available | Quality & Features |
|---|---|---|
| $50,000 | Studio/1BR condo, small house, outskirt land | Basic finishes, local neighborhoods, older buildings |
| $100,000 | 2BR condo, small villa, shophouse, better location land | Modern amenities, mid-range quality, some Western features |
| $200,000 | Large condo, modern villa, shophouse, prime area land | Western-style, possible gated community, pool/gym access |
| $300,000 | Luxury condo, spacious villa, commercial property | High-end finishes, prime locations, full amenities |
| $500,000+ | Premium villa, large land plots, investment properties | Luxury specifications, central locations, income potential |
The $50,000 budget typically provides basic accommodation suitable for budget-conscious buyers or those seeking entry-level investment properties. These properties may require renovation but offer good value in emerging neighborhoods.
Mid-range budgets around $100,000-200,000 access modern properties with Western amenities in established expat areas. These properties often come furnished and ready for immediate occupancy or rental.
Premium budgets above $300,000 provide luxury features, prime locations near Angkor Wat or central Siem Reap, and properties designed specifically for the international market with high rental potential.
What mistakes should foreigners avoid when buying in Siem Reap?
Foreign property buyers in Siem Reap frequently make costly errors that proper preparation can prevent.
Ignoring legal ownership restrictions represents the most serious mistake, with some foreigners attempting to buy land directly or trusting informal arrangements without proper legal structure. This can result in complete loss of investment when authorities discover violations.
Skipping due diligence on property titles, developer credentials, and building permits leads to problems ranging from construction delays to invalid ownership documents. Always verify hard title or strata title authenticity and check for outstanding liens or legal disputes.
Using unverified or unlicensed real estate agents increases risks of fraud, overpricing, or misrepresentation of property conditions. Stick to established agencies with proven track records and proper licensing.
Failing to budget for additional costs beyond the purchase price catches many buyers off-guard. Factor in 4% transfer tax, legal fees (typically 1-2% of purchase price), property tax, and ongoing maintenance costs.
Believing guaranteed rental return promises without independent market analysis leads to unrealistic expectations. Conduct your own research on comparable rental rates and occupancy levels rather than relying solely on developer projections.
It's something we develop in our Cambodia property pack.
What's the real cost of living in Siem Reap in 2025?
Siem Reap offers affordable living costs that make property ownership financially viable for most expats.
A single person can live comfortably on approximately $850 per month, covering accommodation, food, transportation, and entertainment. This includes rent for a modern one-bedroom apartment ($300-400), utilities ($70-150), internet ($15-60), and daily expenses.
Family costs for four people average around $2,200 monthly, including larger accommodation ($500-800 for three bedrooms), international school fees (from $5,000 annually), and higher food costs to accommodate Western dietary preferences.
Dining out remains very affordable, with local meals costing $2.50-5 and international restaurant meals ranging $10-24. This allows property owners to enjoy restaurant culture without significant impact on budgets.
Transportation costs stay minimal with tuk-tuks, motorbike taxis, and bicycle rentals providing cheap local transport. Most expats find they can walk or cycle to daily destinations within central Siem Reap.
Healthcare costs remain reasonable with good private clinics charging $30-50 for consultations and comprehensive international health insurance available for $100-300 monthly depending on coverage levels.
These low living costs mean rental income from property investments can cover most expenses, making buy-to-let strategies particularly attractive for foreign investors.
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.
Which areas in Siem Reap offer the best property investment opportunities?
Siem Reap's neighborhoods offer distinct advantages and challenges for property buyers seeking different investment strategies.
Wat Bo stands as the premier central district with modern developments, proximity to major attractions, and strong expat community presence. Properties here command premium prices but offer reliable rental demand from both tourists and long-term residents.
The Old French Quarter provides historic charm and strong tourist appeal, making it excellent for short-term rentals. However, limited new construction means fewer modern properties meeting international buyer expectations.
Sala Kamreuk represents an up-and-coming area with significant growth potential as infrastructure improves. Property prices remain below central districts, offering better value for investors willing to accept longer development timelines.
Svay Dangkum offers central location with diverse property types from budget apartments to luxury villas. The mixed development creates varied quality levels requiring careful property selection.
Charles De Gaulle Boulevard features commercial development and excellent infrastructure with direct access to Angkor Archaeological Park. Higher property prices reflect premium location and business potential.
Slor Kram provides affordable entry points with authentic local atmosphere, though fewer expat amenities may limit appeal to international tenants.
Wat Damnak delivers quiet residential living with cultural attractions, but limited services may not suit all expat preferences for modern convenience.
What's daily life actually like for expats living in Siem Reap?
Expat life in Siem Reap combines cultural richness with modern conveniences in a surprisingly international community.
The expat community includes retirees, digital nomads, NGO workers, and business owners creating a welcoming network for newcomers. Regular social events, networking groups, and volunteer opportunities provide easy integration paths.
Daily services meet international standards with several private hospitals providing English-speaking doctors, modern supermarkets stocking Western products, and reliable internet averaging 20-50 Mbps for remote work requirements.
International education options include several schools offering Western curricula for families, though annual fees typically start around $5,000 and can reach $15,000 for premium institutions.
Safety remains generally good with petty theft being the primary concern rather than serious crime. Standard precautions like secure housing and avoiding late-night solo activities provide adequate protection.
Cultural life revolves around Angkor Archaeological Park proximity, traditional markets, art galleries, and a vibrant café and restaurant scene mixing local and international cuisines. Weekend trips to countryside areas and neighboring countries add lifestyle variety.
Weather remains tropical year-round with distinct wet and dry seasons affecting outdoor activities but not significantly impacting daily life for adapted residents.
Can you successfully rent out property long-term in Siem Reap?
Long-term rental markets in Siem Reap provide steady income opportunities for property owners who understand tenant preferences.
Typical long-term tenants include expatriate professionals working for NGOs, international businesses, or government organizations, along with retirees seeking affordable tropical living and digital nomads attracted by low costs and cultural richness.
Tenant preferences focus on furnished properties with Western amenities including reliable electricity, hot water, air conditioning, modern kitchens, and strong internet connections. Properties near expat services like international restaurants and supermarkets command higher rents.
Rental rates for long-term tenants range from $300-400 monthly for modern one-bedroom apartments to $500-800 for three-bedroom houses or villas. Premium properties in gated communities can achieve $800-1,200 monthly.
Annual rental yields typically range 6-10% depending on property type, location, and management quality. Well-maintained properties in expat-preferred areas consistently achieve the higher end of this range.
Property management becomes crucial for success, with many foreign owners hiring local agents to handle tenant relations, maintenance, and rent collection for fees typically ranging 8-12% of rental income.
It's something we develop in our Cambodia property pack.
How profitable is short-term rental in Siem Reap through Airbnb?
Short-term rental income in Siem Reap varies dramatically based on property location, quality, and management effectiveness.
Top-performing properties (top 10% of listings) generate $1,538+ monthly with occupancy rates above 59% and nightly rates exceeding $208. These properties typically feature prime locations near Angkor Wat, Old Market, or Wat Bo with excellent amenities and professional management.
Median performance shows more modest returns with properties earning around $249 monthly, 17% occupancy rates, and $36 nightly rates. This reflects the competitive nature of the market and importance of property differentiation.
Best-performing areas include Old Market for tourist convenience, Wat Bo for upscale accommodation, areas near Angkor Wat for temple access, Taphul Village for authentic experiences, Sala Kamreuk for value positioning, and Riverside for scenic appeal.
Primary guests include international tourists visiting Angkor Archaeological Park, digital nomads seeking short-term accommodation, and families requiring larger spaces than hotels provide.
Regulatory compliance requires attention as approximately 15% of current listings maintain proper licensing. Property owners should verify current local regulations and obtain necessary permits before operating short-term rentals.
Income potential depends heavily on property marketing, guest services, and seasonal demand management during peak tourist periods from November through March.
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.
Siem Reap's real estate market in 2025 presents compelling opportunities for informed investors and expat residents willing to navigate legal requirements and conduct proper due diligence.
With rising property values, strong rental yields, affordable living costs, and a vibrant international community, the city offers an attractive combination of lifestyle and investment potential for those who understand the market dynamics.
Sources
- RealEstate.com.kh - Siem Reap Properties
- BambooRoutes - Cambodia Real Estate Foreigner Tips
- Global Property Guide - Cambodia Buying Guide
- Hunter Estate - Siem Reap Demographics 2024
- Expat Life Cambodia - Siem Reap Real Estate
- IPS Cambodia - Property Ownership Guide
- BambooRoutes - Siem Reap Real Estate Market
- BambooRoutes - Siem Reap Real Estate Trends
- Numbeo - Cost of Living Siem Reap
- AirROI - Siem Reap Airbnb Market Report