How's the real estate market doing in Siem Reap? (2026)

Authored by the expert who managed and guided the team behind the Cambodia Property Pack

Get all the data you need about the real estate market in Siem Reap

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Siem Reap. If you’d like to learn more about us, you can check our presentation page.

How’s the real estate market going in Siem Reap in 2026?

The real estate market in Siem Reap in 2026 is recovering, but it is not a hot seller’s market.

Tourism is coming back, but Angkor visitor numbers are still uneven, and that matters because Siem Reap residential property depends more on tourists, expats, hospitality workers and lifestyle buyers than Phnom Penh does.

For a foreign buyer, the simple reading is this: good central condos and rental-ready homes can attract demand, but many villas, borey houses and outer land-heavy properties still need negotiation.

What's the average days-on-market in Siem Reap in 2026?

As of 2026, the estimated average days-on-market for a normal residential resale property in Siem Reap is about 120 to 180 days.

That average hides a wide range, because a well-priced condo or compact home near Wat Bo, Sala Kamreuk, Svay Dangkum or the riverside can sell in 60 to 120 days, while large villas and outer borey homes can need 180 to 270 days or more.

Compared with one or two years ago, Siem Reap homes are usually selling a little faster in central lifestyle areas, but the broader Siem Reap property market is still much slower than a true boom market.

Are properties selling above or below asking in Siem Reap in 2026?

As of 2026, most residential properties in Siem Reap appear to close around 88% to 95% of asking price, which means many real deals are about 5% to 12% below the advertised price.

Because Siem Reap does not publish a clean sale-to-asking database, we have medium confidence that only a small minority of homes sell above asking, while most homes sell at or below asking after negotiation.

The few Siem Reap properties most likely to get firm pricing are scarce foreigner-ownable condos, well-furnished rental-ready units in Wat Bo and Svay Dangkum, and small central homes near Sala Kamreuk, the riverside and Old Market.

By the way, you will find much more detailed data in our property pack covering the real estate market in Siem Reap.

What kinds of residential properties can I realistically buy in Siem Reap?

The Siem Reap residential market is not mostly made of modern condos, even though condos are often the simplest legal route for foreign buyers.

Most visible residential stock in Siem Reap is landed property, especially villas, shophouses, townhouses, borey houses and residential land plots.

What property types dominate in Siem Reap right now?

In Siem Reap in 2026, the available residential market is roughly dominated by landed homes and land plots, while condos and apartments make up a much smaller share of listings.

The single largest property type in Siem Reap is the landed home category, especially villas, borey houses, shophouses and townhouse-style properties.

This became common because Siem Reap developed as a low-rise tourism city with plenty of land, local family housing demand and developers who found it easier to build houses and small gated communities than large condo towers.

If you want to know more, you should read our dedicated analyses:

• How much should you pay for a house in Siem Reap?
• How much should you pay for lands in Siem Reap?

Are new builds widely available in Siem Reap right now?

New-build residential property in Siem Reap is available, but it is mostly in the landed-home segment, so a realistic estimate is that recent or new stock makes up about 20% to 35% of visible residential listings.

As of 2026, the highest concentration of new-build homes in Siem Reap is around Chreav, Srangae, outer Svay Dangkum, outer Sala Kamreuk and some airport-access or city-edge corridors.

Which neighborhoods are improving fastest in Siem Reap in 2026?

The best-improving neighborhoods in Siem Reap in 2026 are not always the cheapest and not always the most famous.

The strongest areas are the places where tourism, better roads, cafes, expat housing and daily convenience meet at the same time.

Which areas in Siem Reap are gentrifying in 2026?

As of 2026, the clearest gentrification areas in Siem Reap are Wat Bo, Sala Kamreuk, Svay Dangkum and parts of Sla Kram, while Chreav is more of a growth corridor than a classic lifestyle area.

In Wat Bo and Sala Kamreuk, the visible signs are boutique hotels, cafes, renovated guesthouses, better furnished rentals, restaurants aimed at foreigners and more homes marketed as walkable lifestyle properties.

Over the past two to three years, the better pockets of Wat Bo, Sala Kamreuk and Svay Dangkum likely gained about 5% to 15% in asking values, while weaker outer areas often stayed flat or needed discounts.

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 2026, infrastructure is most clearly supporting housing demand in Sala Kamreuk, Wat Bo, Sla Kram, Svay Dangkum, Chreav and areas connected to the airport-access side of Siem Reap.

The biggest drivers are the completed 38-road upgrade, drainage improvements, better city access, airport-connectivity expectations and JICA smart-city work around tourism-friendly urban improvements.

The 38-road upgrade is already complete, while smart-city work and tourism master-plan improvements are longer-term projects that are expected to shape Siem Reap gradually through the late 2020s and into the 2030s.

In Siem Reap, infrastructure announcements can lift asking prices quickly by about 5% to 10%, but completed infrastructure only supports real values when renters, tourists and local buyers actually use the area.

What do locals and insiders say the market feels like in Siem Reap?

The Siem Reap property market in 2026 feels cautiously active, but it does not feel like a market where sellers can ask any price they want.

Many owners still price homes based on the long-term value of Angkor tourism, while buyers look harder at rental income, flight recovery and resale risk.

Do people think homes are overpriced in Siem Reap in 2026?

As of 2026, many local agents, expats and serious buyers think some Siem Reap homes are still overpriced by about 10% to 20%, especially large villas, outer borey houses and land-heavy listings.

The evidence people usually cite is long listing times, repeated portal listings, weak national residential prices, uneven Angkor visitor recovery and asking prices that do not match realistic rental income.

The counterargument is that good central Siem Reap property is limited, Angkor gives the city a permanent tourism brand, and areas like Wat Bo and Sala Kamreuk are becoming more attractive for lifestyle buyers.

Compared with national income levels, the price-to-income ratio in central Siem Reap feels high, but compared with Phnom Penh, entry prices can still look moderate for foreigners who buy in cash.

What are common buyer mistakes people regret in Siem Reap right now?

The most common regret in Siem Reap is buying a landed property as a foreigner without a clean legal structure, clear title checks and independent legal advice.

The second most common regret is paying a central-style price for an outer villa or borey home in Chreav, Srangae, Kandaek or Prasat Bakong without proving rental demand first.

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.

How easy is it for foreigners to buy in Siem Reap in 2026?

Buying residential property in Siem Reap is possible for foreigners, but it is much easier if the buyer focuses on legally clean condo units.

The hard part is that the market mostly offers landed property, while foreign buyers usually need a safer structure to access landed property.

Do foreigners face extra challenges in Siem Reap right now?

Foreign buyers face a medium to high difficulty level in Siem Reap compared with local buyers, mainly because direct land ownership is not available to foreigners.

Foreigners can usually own private units in registered co-owned buildings above the ground floor, but they cannot directly own Cambodian land, so villas, houses and land plots need careful legal structuring.

The practical Siem Reap challenge is that many listings are informal, some sellers focus on long-term tourism potential rather than current income, and foreign buyers often struggle to verify titles, strata status, drainage risks and true resale liquidity remotely.

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 2026, mortgage financing is available in Cambodia, but foreign buyers in Siem Reap should expect banks to be more conservative than the headline loan adverts suggest.

A realistic foreign-buyer expectation in Siem Reap is often 40% to 60% loan-to-value, with USD mortgage rates commonly around 7% to 11%, depending on the bank, collateral and borrower profile.

Banks usually want strong income proof, identity documents, a clear property title, marketable hard-title collateral where relevant, valuation support and sometimes local income history or strong overseas income documents.

You can also read our latest update about mortgage and interest rates in Cambodia.

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.

How risky is buying in Siem Reap compared to other nearby markets?

Siem Reap is not the riskiest property market in Cambodia, but it is more tourism-dependent than most normal residential markets.

That means a good Siem Reap property can work well, but a weak property in the wrong area can be hard to rent or resell.

Is Siem Reap more volatile than nearby places in 2026?

As of 2026, Siem Reap residential property is more volatile than Phnom Penh and Battambang, but probably less boom-bust than the most speculative parts of Sihanoukville.

Over the past decade, Siem Reap moved strongly with tourism expectations, then slowed sharply during Covid, while Phnom Penh had deeper local demand and Sihanoukville saw a more extreme development boom and correction.

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 property values are moderately resilient in the best central lifestyle locations, but weaker in outer areas where buyers mainly bought a future-growth story.

During the Covid downturn, many Siem Reap homes did not show clean public price falls, but practical market values for weaker tourism-linked properties often dropped about 10% to 20% and took several years to recover buyer interest.

The properties that held value best were compact central homes, well-located rentals near Wat Bo, Sala Kamreuk, Svay Dangkum and the riverside, and scarce legal condos with real foreign-buyer demand.

How strong is rental demand behind the scenes in Siem Reap in 2026?

Rental demand in Siem Reap in 2026 is improving, but it is very location-specific.

A small, furnished, easy-to-manage rental near the right streets can perform better than a larger villa in a quiet outer village.

Is long-term rental demand growing in Siem Reap in 2026?

As of 2026, long-term rental demand in Siem Reap is growing slowly, helped by tourism recovery, hospitality jobs, expats, NGO workers, teachers, retirees and digital workers.

The main long-term tenants in Siem Reap are hospitality managers, foreign teachers, NGO staff, remote workers, retirees, local professionals and Cambodian families who want better access to the city.

The strongest long-term rental demand is in Wat Bo, Sala Kamreuk, Svay Dangkum, the riverside, Sla Kram and central areas close to restaurants, schools, services and daily transport.

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 are affected more by licensing, platform rules, building rules and tourism swings than by one simple citywide Airbnb rule, so buyers should verify local permissions before buying.

As of 2026, short-term rental demand in Siem Reap is recovering from the Covid years but remains uneven because Angkor visitor numbers and flight recovery are still below the old peak in many segments.

A realistic occupancy range for a well-located short-term rental in Siem Reap is about 45% to 65% across the year, with stronger months near the high season and weaker months during low season.

Guest demand is mainly driven by Angkor tourists, longer-stay travelers, digital nomads, remote workers, returning Cambodia visitors and some regional business travelers connected to hospitality and tourism.

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?

The most realistic forecast for Siem Reap property in 2026 is cautious improvement, not a broad boom.

Prime locations should do better than the city average, while weak outer stock may stay flat unless sellers accept discounts.

What's the 12-month outlook for demand in Siem Reap in 2026?

As of 2026, the 12-month demand outlook for residential property in Siem Reap is cautiously positive, especially for legal condos, compact central homes and rental-ready units.

The key factors over the next 12 months are Angkor visitor recovery, flight connectivity, local tourism jobs, bank credit conditions, seller discounting and confidence after regional travel disruptions.

A realistic forecast for Siem Reap residential prices over the next 12 months is flat to about 4% growth, with central rental-ready properties outperforming outer villas and land-heavy listings.

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 2026, the 3–5 year outlook for Siem Reap housing is moderately positive, with likely annual nominal growth of about 3% to 6% for the best-located residential property.

The main projects and plans shaping Siem Reap are the tourism master plan, airport-linked access patterns, smart-city work, road and drainage upgrades, and the push to make Siem Reap a higher-quality destination.

The single biggest uncertainty is whether international tourism and flight connectivity recover strongly enough to turn lifestyle interest into steady rental income and resale demand.

Are demographics or other trends pushing prices up in Siem Reap in 2026?

As of 2026, demographics are a modest support for Siem Reap housing prices, but tourism recovery and lifestyle demand are still more important price drivers.

The demographic shifts that matter most are Cambodia’s young population, gradual urbanization, local migration into Siem Reap city and household formation among workers tied to tourism, services and education.

The non-demographic trends pushing prices in Siem Reap are remote work, boutique tourism, expat lifestyle demand, better roads and foreign interest in legal condo units near central neighborhoods.

These pressures should continue through the late 2020s, but only the best-serviced neighborhoods are likely to benefit consistently from them.

What scenario would cause a downturn in Siem Reap in 2026?

As of 2026, the most likely downturn scenario for Siem Reap is weak tourism, limited flights, tighter bank lending and sellers refusing to cut prices enough to meet real buyer budgets.

The early warning signs would be rising listing counts, bigger discounts, slower condo absorption, weaker Angkor ticket revenue, lower hotel occupancy and more outer villas sitting unsold for many months.

A realistic downturn could mean flat prices for prime central units, 5% to 10% falls for average homes and 10% to 20% falls for overpriced outer villas, borey homes and speculative land-heavy properties.

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 this source matters	How we used this source
National Bank of Cambodia, Financial Stability Review 2025	It is Cambodia’s central bank, so it is the strongest official source for national housing-price and credit-risk signals.	We used it to anchor the weak national property backdrop. We connected that national weakness to Siem Reap, while keeping the local tourism effect separate.
National Bank of Cambodia, Financial Stability Review page	It is the official page where Cambodia’s financial stability reviews are published.	We used it to verify that the 2025 review was the latest official financial-stability document available. We used this to avoid relying only on broker commentary.
World Bank Cambodia Economic Update, June 2026	The World Bank gives a serious independent view of Cambodia’s economy and long-term demographic path.	We used it for the 2026 macro backdrop. We linked its growth and demographic themes to Siem Reap housing demand without turning them into a direct price forecast.
Asian Development Bank, Cambodia ADO April 2026	ADB is a major development lender with country-level forecasts for Cambodia.	We used it to cross-check growth, tourism and construction momentum. We treated the forecast as a broad economic support, not as a guarantee for Siem Reap prices.
Cambodia Ministry of Tourism, Q1 2026 tourism statistics	It is the official source for Cambodia’s tourism statistics.	We used it to measure the strength of Siem Reap’s tourism-led rental demand. We cross-checked it with Angkor ticket reporting and market behavior.
Angkor Enterprise official ticket site	It is the official institution behind Angkor Pass ticketing and visitor-revenue data.	We used it as the primary institutional source for Angkor tourism demand. We cross-checked reported figures with public summaries of Angkor Enterprise releases.
Knight Frank Cambodia Real Estate Highlights H1 2025	Knight Frank is one of the few professional firms publishing structured Siem Reap residential-market detail.	We used it for condo supply, landed housing structure and absorption comments. We cross-checked it against live listings because private research is not the same as final transaction data.
Realestate.com.kh Siem Reap listings	It is one of Cambodia’s main property portals and gives useful live asking-price evidence.	We used it to understand asking prices, available stock and neighborhood patterns. We did not treat asking prices as confirmed sale prices.
FazWaz Cambodia Siem Reap listings	It is a searchable property portal with useful examples by property type and price level.	We used it to cross-check property-type availability and asking ranges. We treated it as market texture, not official statistics.
Law on Foreign Ownership in Co-Owned Buildings	It is the legal basis for foreign ownership of private units in Cambodian co-owned buildings.	We used it to explain what foreigners can and cannot directly buy. We cross-checked it with Open Development Cambodia’s law record.
JICA Siem Reap Smart City Project	JICA is a public Japanese development agency involved in Siem Reap urban planning.	We used it to understand smart-city and infrastructure improvements. We linked those improvements to neighborhoods where access and tourism convenience matter.
ABA Bank mortgage loan page	ABA is one of Cambodia’s largest commercial banks, so its mortgage terms show what lending can look like in practice.	We used it to test practical mortgage availability in Cambodia. We adjusted the headline terms for the stricter reality often faced by foreign buyers.