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If you're thinking about buying property in Siem Reap in 2026, you're probably wondering how the market is actually doing right now.
This guide covers the latest housing prices in Siem Reap, market momentum, what types of properties are available, and what foreigners need to know before making a purchase.
We constantly update this blog post to reflect new data and changing market conditions.
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's the real estate market going in Siem Reap in 2026?
What's the average days-on-market in Siem Reap in 2026?
As of early 2026, residential properties in Siem Reap take about 105 days on average to sell, though well-priced homes near the city center can move in 60 to 90 days while properties farther out often sit for 150 days or more.
Most typical listings in Siem Reap fall within a 60 to 150 day range, with the exact time depending heavily on how close the property is to the city center and whether the price matches what buyers are willing to pay.
Compared to 2023 and 2024, properties in Siem Reap are generally taking longer to sell in 2026 because buyers have more options and are being more selective, especially as banks remain cautious with lending and the property sector continues to work through excess supply.
Are properties selling above or below asking in Siem Reap in 2026?
As of early 2026, most residential properties in Siem Reap sell for about 7% below the asking price, with typical discounts ranging from 4% to 12% depending on location and property type.
Roughly 80% of properties in Siem Reap sell at or below asking price right now, and while exact numbers are not officially tracked, this estimate comes from consistent market signals showing buyers have negotiating power in most situations.
The properties most likely to attract competitive offers and sell closer to asking price are centrally located condos and well-maintained homes within 10 kilometers of the city center, particularly in areas like Svay Dangkum, Wat Bo, and Sala Kamreuk where rental demand is strongest.
By the way, you will find much more detailed data in our property pack covering the real estate market 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.
What kinds of residential properties can I realistically buy in Siem Reap?
What property types dominate in Siem Reap right now?
In Siem Reap in 2026, the residential market breaks down to roughly 85% landed housing (borey-style gated homes, villas, and townhouses) and only about 15% condominiums, which is a sharp contrast to Phnom Penh's condo-heavy market.
Landed housing dominates the Siem Reap real estate market by a wide margin, with Knight Frank counting 3,849 landed units across 27 projects compared to just 589 condo units across 4 projects.
Landed housing became so prevalent in Siem Reap because the city has a six-story building height limit designed to protect the Angkor Wat skyline, which makes vertical condo development economically difficult and has pushed developers toward lower-rise borey projects on the city's outskirts.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Siem Reap right now?
New-build properties make up a substantial portion of the Siem Reap market in 2026, with Knight Frank projecting an additional 1,709 landed units entering the market from late 2025 through post-2028, mainly in the form of borey housing developments.
As of early 2026, the neighborhoods with the highest concentration of new-build developments in Siem Reap are Chreav, Srangae, and Svay Dangkum, where most of the incoming landed housing supply is located according to Knight Frank's pipeline data.
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Which neighborhoods are improving fastest in Siem Reap in 2026?
Which areas in Siem Reap are gentrifying in 2026?
As of early 2026, the neighborhoods showing the clearest signs of gentrification in Siem Reap are Wat Bo, Sala Kamreuk, and portions of Svay Dangkum, where boutique hospitality, expat-oriented cafes, and higher-quality infill construction are gradually transforming the streetscape.
In the Wat Bo area specifically, you can see gentrification happening through the conversion of older shophouses into upscale cafes and co-working spaces, the arrival of international wellness businesses like yoga studios and healthy restaurants, and a noticeable increase in Western-standard villa renovations aimed at the long-term rental market.
Over the past two to three years, these gentrifying neighborhoods in Siem Reap have seen estimated price appreciation of around 5% to 10% for well-located properties, though gains have been modest compared to pre-pandemic years because of softer overall demand.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Siem Reap.
Where are infrastructure projects boosting demand in Siem Reap in 2026?
As of early 2026, the areas in Siem Reap seeing the strongest infrastructure-driven demand boost are the southern expansion corridors near the Urban Siem Reap Bypass route and neighborhoods benefiting from improved connectivity to the new Siem Reap-Angkor International Airport.
The specific infrastructure projects driving demand include the Urban Siem Reap Bypass (designed to reduce downtown congestion and open new development zones), the new Siem Reap-Angkor International Airport (which opened in late 2023 and has dramatically improved air connectivity), and the planned Phnom Penh-Siem Reap-Poipet Expressway (with construction expected to begin in 2026).
The Urban Siem Reap Bypass is already under development according to the Ministry of Planning, while the new airport is fully operational, and the expressway to Phnom Penh is expected to take several years to complete once construction starts.
In Siem Reap, infrastructure announcements typically generate a 5% to 15% price bump in nearby areas, with the full impact materializing gradually as projects complete and accessibility actually improves for residents and visitors.
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 do locals and insiders say the market feels like in Siem Reap?
Do people think homes are overpriced in Siem Reap in 2026?
As of early 2026, the general sentiment among locals and market insiders in Siem Reap is that some listings are overpriced, but properties that can generate rental income are fairly valued because the yields justify the purchase price.
When locals argue that Siem Reap homes are overpriced, they typically point to listings that sit unsold for months, properties priced above comparable recent sales, and the disconnect between asking prices in outer borey developments and what buyers are actually willing to pay for homes far from the tourism core.
Those who believe prices are fair in Siem Reap point to gross rental yields of 6% to 7% for well-located properties, limited condo supply due to height restrictions protecting Angkor Wat, and the structural tourism demand that Siem Reap enjoys as Cambodia's gateway to the temples.
The price-to-income ratio in Siem Reap is high by local standards, but it compares favorably to Phnom Penh's prime areas, and when you factor in dollar-denominated rental yields for foreign investors, the math often works better than in regional peers like Bali or Phuket.
What are common buyer mistakes people regret in Siem Reap right now?
The most frequently cited buyer mistake in Siem Reap is purchasing too far from the city center, where properties struggle to rent and resale becomes difficult because Knight Frank's data shows minimal sales activity for landed projects more than 10 kilometers from downtown.
The second most common regret among Siem Reap buyers is underestimating the legal complexity of owning property as a foreigner, particularly for those who rushed into villa purchases using nominee structures or company arrangements without proper legal guidance, only to face difficulties later.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Siem Reap.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Siem Reap.
Get the full checklist for your due diligence in Siem Reap
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Siem Reap in 2026?
Do foreigners face extra challenges in Siem Reap right now?
Foreigners face significantly more difficulty buying property in Siem Reap compared to local buyers because Cambodia's Land Law prohibits foreign ownership of land, which means foreigners cannot directly own houses, villas, or land plots in their own name.
The specific legal restrictions for foreign buyers in Siem Reap include the prohibition on land ownership, a requirement that foreigners can only own condo units on the first floor and above (not ground floor), a 70% cap on foreign ownership within any single building, and geographic restrictions near borders as outlined in the 2010 foreign ownership law.
Beyond legal hurdles, foreigners in Siem Reap commonly encounter challenges like limited English-language documentation, difficulty verifying clear title history on older properties, a shortage of lawyers experienced in foreigner-specific real estate structures, and the fact that most transactions happen in cash with limited mortgage options for non-residents.
We will tell you more in our blog article about foreigner property ownership in Siem Reap.
Do banks lend to foreigners in Siem Reap in 2026?
As of early 2026, mortgage financing is available to foreigners in Siem Reap but options are limited, selective, and typically require substantial documentation, with only a handful of banks like Cambodia Development Bank and some developer financing programs actively serving foreign buyers.
Foreign buyers in Siem Reap can typically expect loan-to-value ratios of 50% to 70% (meaning 30% to 50% down payment required) and interest rates ranging from 7% to 10% annually, which is significantly higher than what local buyers might access.
Banks lending to foreigners in Siem Reap typically require proof of stable income (often from employment or business outside Cambodia), passport copies, visa documentation, bank statements showing consistent cash flow, and sometimes proof of assets or collateral beyond the property being purchased.
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.
How risky is buying in Siem Reap compared to other nearby markets?
Is Siem Reap more volatile than nearby places in 2026?
As of early 2026, Siem Reap is generally more volatile than Phnom Penh because its economy is heavily tied to tourism, but it tends to be more stable than Sihanoukville, which experienced extreme boom-bust swings during the Chinese investment surge and subsequent pullback.
Over the past decade, Siem Reap has experienced sharper swings than Phnom Penh during tourism disruptions (the COVID-19 period saw rental demand collapse almost overnight), while Phnom Penh's more diversified economy provided some cushion, and Sihanoukville's prices swung wildly with Chinese casino-driven speculation.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Siem Reap.
Is Siem Reap resilient during downturns historically?
Siem Reap has shown moderate resilience during past downturns, with the market typically "thawing" first in prime, rentable locations near the city center while farther-out speculative stock tends to stagnate for extended periods.
During the COVID-19 downturn, Siem Reap property prices fell an estimated 10% to 20% depending on location and property type, and recovery has been gradual, with rentable city-center properties bouncing back faster while outer borey developments are still working through excess inventory.
The property types and neighborhoods in Siem Reap that have historically held value best during downturns are centrally located condos with strong rental profiles, well-maintained villas in the Wat Bo area, and homes within walking distance of the Old Market and Pub Street area where tourism foot traffic supports rental demand.
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How strong is rental demand behind the scenes in Siem Reap in 2026?
Is long-term rental demand growing in Siem Reap in 2026?
As of early 2026, long-term rental demand in Siem Reap is growing gradually, supported by the tourism sector's continued recovery and gross rental yields of 6% to 7% that indicate sustained tenant interest for well-located properties.
The tenant demographics driving long-term rental demand in Siem Reap include hospitality and tourism workers (both local and international), expats working in NGOs and education, digital nomads attracted by low living costs and good internet, and retirees seeking affordable long-term stays in a culturally rich environment.
The neighborhoods with the strongest long-term rental demand in Siem Reap right now are Wat Bo (popular with expats), Sala Kamreuk (convenient and quieter), and central Svay Dangkum (close to amenities), all of which benefit from proximity to the city center and established expat infrastructure.
You might want to check our latest analysis about rental yields in Siem Reap.
Is short-term rental demand growing in Siem Reap in 2026?
Short-term rentals in Siem Reap operate in a relatively permissive environment compared to many Western destinations, with no major regulatory crackdowns currently in place, though operators should register with local authorities and comply with standard hospitality requirements.
As of early 2026, short-term rental demand in Siem Reap is growing slowly but remains highly sensitive to air connectivity and geopolitical headlines, with the new international airport helping to boost arrivals while border tensions with Thailand created some disruption in 2025.
Current estimated average occupancy rates for short-term rentals in Siem Reap range from 50% to 70% annually, with strong seasonality (peak from November to March) and significant variability based on location and property quality.
The guest demographics driving short-term rental demand in Siem Reap include international tourists visiting Angkor Wat (still the primary driver), regional travelers from Thailand and Vietnam, Chinese tourists (expected to increase with the pilot visa-free policy), and increasingly Indian visitors as new flight routes open.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Siem Reap.
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 are the realistic short-term and long-term projections for Siem Reap in 2026?
What's the 12-month outlook for demand in Siem Reap in 2026?
As of early 2026, the 12-month demand outlook for residential property in Siem Reap is cautiously positive, with selective improvement expected for rentable city-center properties while outer areas will likely continue to see slow absorption.
The key factors most likely to influence Siem Reap property demand over the next 12 months include Cambodia's GDP growth (projected at 4% to 5%), tourism recovery momentum (especially from China with the pilot visa-free policy), resolution or escalation of Thailand border tensions, and the trajectory of bank lending as NPL concerns persist.
Based on current conditions, Siem Reap property prices are forecasted to remain relatively flat to slightly positive (0% to 5% change) over the next 12 months, with well-located properties holding value better than outlying borey developments.
By the way, we also have an update regarding price forecasts in Cambodia.
What's the 3-5 year outlook for housing in Siem Reap in 2026?
As of early 2026, the 3 to 5 year outlook for housing prices and demand in Siem Reap is moderately positive if tourism and infrastructure development continue to compound, but returns will be heavily location-dependent with central areas outperforming peripheral ones.
The major development projects expected to shape Siem Reap over the next 3 to 5 years include the Phnom Penh-Siem Reap-Poipet Expressway (which will dramatically improve connectivity when completed), continued expansion of international flight routes at the new airport, and potential new tourism infrastructure as Cambodia targets higher-spending visitors.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Siem Reap is whether tourism arrivals recover to pre-pandemic levels and beyond, as the entire local economy and property market fundamentally depend on the strength of the visitor economy.
Are demographics or other trends pushing prices up in Siem Reap in 2026?
As of early 2026, the demographic impact on Siem Reap housing prices is less about population growth and more about the composition of demand, with tourism-linked migration and expat inflows playing a larger role than local population expansion.
The specific demographic shifts affecting Siem Reap prices include the return of hospitality workers as tourism recovers, a growing community of digital nomads and remote workers attracted by low costs, and increasing interest from retirees (particularly from Asia and Europe) seeking affordable long-term living options near cultural attractions.
Beyond demographics, the non-demographic trends pushing prices in Siem Reap include improved air connectivity to the new international airport (15 airlines now serve Siem Reap), the expressway project that will link to Phnom Penh and Thailand, and the continued appeal of Angkor Wat as a bucket-list destination that generates consistent visitor demand.
These trend-driven price pressures in Siem Reap are expected to continue for at least the next 5 to 10 years as Cambodia's tourism infrastructure matures, though the pace will depend on how quickly new flight routes materialize and whether geopolitical stability in the region holds.
What scenario would cause a downturn in Siem Reap in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Siem Reap would be a combination of a sustained tourism shock (such as renewed border tensions or a drop in air routes) combined with credit tightening from banks responding to rising non-performing loans.
The early warning signs that would indicate a downturn is beginning in Siem Reap include a sharp drop in air passenger arrivals at the new airport, rising vacancy rates in central rental properties, developers offering increasingly aggressive discounts and incentives, and local banks further restricting mortgage lending.
Based on historical patterns, a potential downturn in Siem Reap could realistically see prices fall 10% to 20% from current levels, with outlying borey developments experiencing the sharpest declines while well-located city-center properties would likely hold up better.
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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 | Knight Frank is a global real estate consultancy with a formal research team and published methodology for tracking Cambodia's property markets. | We used Knight Frank for Siem Reap-specific supply data, pricing ranges, rental yields, and absorption patterns. Their "within 10 km" demand analysis was central to our neighborhood recommendations. |
| International Monetary Fund | The IMF is a top-tier international institution with standardized country surveillance and transparent macro assumptions. | We used the IMF's 2025 Article IV report to frame 2026 macro risks, growth projections, and financial sector vulnerabilities. Their downside risk warnings shaped our cautious demand outlook. |
| World Bank | The World Bank is a leading development institution with rigorous country macro forecasts and poverty analysis. | We used World Bank data for GDP outlook and demand drivers affecting housing. Their December 2025 press release helped validate property sector headwinds. |
| Asian Development Bank | ADB is a major multilateral with published forecasts and regional comparability across Southeast Asia. | We used ADB to cross-check growth expectations against IMF and World Bank figures. Their tourism and services sector analysis helped interpret Siem Reap demand drivers. |
| Cambodia Land Law 2001 | This is the primary legal text on a Cambodian government domain establishing land ownership rules. | We used the Land Law to anchor the core rule that foreigners cannot own land. This informed our guidance on ownership structures and legal risks. |
| CDC Foreign Ownership Law | This official law is hosted by the Council for the Development of Cambodia, the government's investment authority. | We used this law to explain what foreigners can safely buy (strata-title condo units) and highlight border-distance restrictions relevant to Siem Reap. |
| Ministry of Planning Project Database | This is an official government project database with stated objectives for infrastructure development. | We used Ministry of Planning data to identify infrastructure-led demand pockets, particularly the Urban Siem Reap Bypass and its effect on neighborhood development. |
| SSCA Statistics via Xinhua | This report explicitly cites official State Secretariat of Civil Aviation data with clear figures and time periods. | We used SSCA air travel statistics to triangulate tourism recovery momentum, which directly affects rental and housing demand in Siem Reap. |
| S&P Global Ratings via Asian Banking & Finance | S&P is a major credit ratings agency, and this publication accurately summarizes their Cambodia banking outlook. | We used S&P's NPL projections to frame 2026 credit tightness risks affecting mortgages and developer financing, explaining why buyers still have negotiating power. |
| APSARA National Authority | APSARA is the official body responsible for Angkor-area management and related public information. | We used APSARA as a reality check that Siem Reap's economy is structurally tied to the Angkor tourism ecosystem, grounding our demand analysis. |
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