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 property market attracts foreigners with its affordable prices and tourism-driven rental potential, but the risks here are real and often invisible until it's too late.
We constantly update this blog post to reflect the latest regulations, scam patterns, and local insights specific to Siem Reap.
This guide will walk you through everything you need to know to protect yourself when buying property in Siem Reap 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 risky is buying property in Siem Reap as a foreigner in 2026?
Can foreigners legally own properties in Siem Reap in 2026?
As of early 2026, foreigners cannot own land directly in Siem Reap because Cambodia's Constitution explicitly prohibits foreign land ownership.
The main restriction is that foreigners can only own condominium units on the first floor and above (not ground floor), and the total foreign ownership in any building cannot exceed 70% of all units.
Because direct land ownership is banned, foreigners in Siem Reap commonly use long-term leases (up to 50 years, renewable), Cambodian company structures, or nominee arrangements where a Khmer citizen holds the title, though this last option carries serious legal risks.
The practical reality is that many "great deals" in Siem Reap involve land or villas, which means you will need to use one of these workarounds, and each comes with its own set of traps that can leave you with nothing if things go wrong.
Foreigners CAN own: Condominium units (first floor and above only) in properly registered co-owned buildings, with foreign ownership capped at 70% of total units.
Foreigners CANNOT own: Land, houses on land, villas, or ground-floor units in Siem Reap under their own name.
What buyer rights do foreigners actually have in Siem Reap in 2026?
As of early 2026, foreigners in Siem Reap have enforceable rights when they hold a properly registered condominium title or a formally registered long-term lease tied to a verified landowner.
If a seller breaches a contract in Siem Reap, foreigners can technically pursue legal action through Cambodian courts, but the process is slow, documentation-dependent, and outcomes can be unpredictable, so your best protection is structuring deals that never require court enforcement.
The most common right that foreigners mistakenly assume they have in Siem Reap is ownership of land through a nominee, which Cambodian courts do not recognize since the law sees the nominee as the true owner regardless of any private agreement.
How strong is contract enforcement in Siem Reap right now?
Contract enforcement in Siem Reap is weaker and slower than in Western countries like the United States, France, or Australia, meaning you should design your transaction so that you never need to go to court to protect your investment.
The main weakness foreigners should know about is that Cambodia's legal system places heavy weight on documentation quality, and if your paperwork has gaps or ambiguities, the outcome can swing against you regardless of what you verbally agreed with the seller.
By the way, we detail all the documents you need and what they mean in our property pack covering Siem Reap.
Buying real estate in Siem Reap can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which scams target foreign buyers in Siem Reap right now?
Are scams against foreigners common in Siem Reap right now?
Real estate scams targeting foreigners in Siem Reap are common enough that you should assume you will encounter at least one suspicious offer during your property search, especially in tourist-heavy areas like Pub Street, Old Market, and the roads near Angkor.
The property transactions most frequently targeted by scammers in Siem Reap are land and villa deals, because these require workarounds for foreign ownership, which creates opportunities for fraudsters to exploit the complexity.
The foreign buyer profile most commonly targeted in Siem Reap is someone who has visited as a tourist, fallen in love with the area, and wants to buy quickly without fully understanding the legal restrictions or local verification processes.
The single biggest warning sign that a deal may be a scam in Siem Reap is when the seller or agent pressures you to skip official verification steps or move money before paperwork is complete, often using excuses like "this is how things work here" or "you'll lose the deal if you wait."
What are the top three scams foreigners face in Siem Reap right now?
The top three scams foreigners face when buying property in Siem Reap are the nominee trap (where a Khmer "friend" holds land that later becomes theirs legally), the soft-title shuffle (where unclear or fake titles lead to double-selling or boundary disputes), and the hidden-zone surprise (where APSARA heritage restrictions make your purchase unbuildable or untransferable).
The most common scam, the nominee trap, typically unfolds like this: an agent introduces you to a "trusted" Cambodian who will hold the land title in their name for you, you pay the full price, years pass without problems, and then the nominee dies, divorces, gets into debt, or simply decides to sell "their" property, leaving you with no legal recourse because Cambodian law recognizes them as the owner.
The single most effective way to protect yourself from each of these three scams is different for each: for the nominee trap, avoid it entirely by sticking to condos or properly structured leases; for the soft-title shuffle, insist on hard title verification through the formal registration process before any money changes hands; and for the hidden-zone surprise, check the APSARA protected areas map before you even visit a property.
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 do I verify the seller and ownership in Siem Reap without getting fooled?
How do I confirm the seller is the real owner in Siem Reap?
The standard verification process in Siem Reap requires you to match three things: the seller's national ID or passport, the hard title document showing their name, and confirmation from the relevant land office that the title is valid and transferable to you.
The official document foreigners should check to verify ownership in Siem Reap is the hard title (also called LMAP title or sporadic title), and you should verify it directly through the district or provincial land office rather than just looking at the paper the seller hands you.
The most common trick fake sellers use to appear legitimate in Siem Reap, and it happens more often than you would expect, is presenting a soft title or a photocopy of a hard title while claiming the original is "with the bank" or "being processed," which should immediately stop your transaction until you can verify the real document.
Where do I check liens or mortgages on a property in Siem Reap?
In Siem Reap, liens and mortgages should be discoverable through the formal title registration process at the district or provincial land office, but there is no single public online database you can check yourself, which is why your transaction must go through official channels.
When checking for liens in Siem Reap, you should request a full encumbrance search that shows any registered mortgages, court orders, or third-party claims against the property, and you should not release funds until this search comes back clear.
The type of lien most commonly missed by foreign buyers in Siem Reap is an informal family claim or unregistered debt agreement, because these do not always appear in official records but can surface later when relatives or creditors challenge your ownership.
It's one of the aspects we cover in our our pack about the real estate market in Siem Reap.
How do I spot forged documents in Siem Reap right now?
The most common type of forged document used in property scams in Siem Reap is a fake or altered soft title, and this happens often enough that you should treat any soft title with suspicion until verified through official channels.
The red flags that indicate a document may be forged in Siem Reap include inconsistent fonts or stamps, reluctance by the seller to let you take the document for independent verification, missing or mismatched serial numbers, and any pressure to "trust the agent" rather than verify with authorities.
The official verification method you should use to authenticate documents in Siem Reap is to take the title directly to the relevant land office and request confirmation that it matches their records, and you should never rely solely on a document the seller provides without this step.
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.
What "grey-area" practices should I watch for in Siem Reap?
What hidden costs surprise foreigners when buying a property in Siem Reap?
The three most common hidden costs that foreigners overlook in Siem Reap are the transfer tax (around 4% of assessed value, roughly 16 million Cambodian riel or 4,000 USD or 3,700 EUR on a 100,000 USD property), legal and translation fees (often 1,000 to 2,000 USD or 900 to 1,850 EUR), and APSARA certification costs if your property is near protected zones.
The hidden cost most often deliberately concealed by sellers or agents in Siem Reap, and it sometimes happens, is the gap between the "official assessed value" used for tax calculations and the actual market price, which can lead to unexpected tax bills or complications if you later try to sell at the real value.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Siem Reap.
Are "cash under the table" requests common in Siem Reap right now?
Requests for undeclared cash payments in Siem Reap property transactions are common enough that you should expect to encounter them, especially on deals involving land, villas, or properties in fast-developing neighborhoods like Sala Kamreuk, Svay Dangkum, or Kouk Chak.
The typical reason sellers give for requesting undeclared cash in Siem Reap is to reduce the official sale price on paper, which lowers the transfer tax for both parties, and they often frame it as "everyone does it" or "this is normal here."
If you agree to an undeclared cash payment in Siem Reap, you face serious legal risks including having no legal proof of what you actually paid (which matters if you need to sue or resell), potential tax evasion liability, and zero leverage if the deal goes wrong since you cannot prove the real terms in court.
Are side agreements used to bypass rules in Siem Reap right now?
Side agreements to bypass official rules in Siem Reap property transactions are common, particularly for deals where foreigners want to control land they legally cannot own.
The most common type of side agreement in Siem Reap is a private contract between a foreigner and a Cambodian nominee stating that the foreigner is the "real" owner of land held in the nominee's name, sometimes accompanied by undated transfer documents or loan agreements designed to give the foreigner leverage.
If authorities discover a side agreement in Siem Reap, the foreigner faces losing the entire investment because Cambodian courts will recognize only the Khmer name on the title, and the side agreement itself may be void for violating the constitutional ban on foreign land ownership.
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.
Can I trust real estate agents in Siem Reap in 2026?
Are real estate agents regulated in Siem Reap in 2026?
As of early 2026, real estate agents in Siem Reap operate under a regulatory framework managed by the Real Estate Business and Pawnshop Regulator (RPR), which requires licensing and has been increasing enforcement, but many informal "deal finders" still operate without proper credentials.
A legitimate real estate agent in Siem Reap should hold a license issued under the RPR framework, which falls under the Non-Banking Financial Services Authority, and they should be willing to show you their registration details.
Foreigners can verify whether an agent is properly licensed in Siem Reap by requesting their license number and checking with the Real Estate Business and Pawnshop Regulator directly, and any agent who resists this verification should be avoided.
Please note that we have a list of contacts for you in our property pack about Siem Reap.
What agent fee percentage is normal in Siem Reap in 2026?
As of early 2026, the standard real estate agent commission in Siem Reap is around 3% of the sale price, which is the most commonly quoted rate for residential property transactions.
The typical range of agent fees in Siem Reap covers most transactions between 2% and 5%, with the variation depending on property value, exclusivity arrangements, and whether multiple brokers are involved in the deal.
In Siem Reap, the seller typically pays the agent commission, though this can be negotiated, and if you hire a dedicated buyer's agent to represent your interests, you should clarify payment terms upfront.
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.
What due diligence actually prevents disasters in Siem Reap?
What structural inspection is standard in Siem Reap right now?
The standard structural inspection process in Siem Reap is less formal than in Western countries, meaning you need to actively arrange and pay for a proper independent inspection rather than expecting it to happen automatically.
A qualified inspector in Siem Reap should check the roof condition and waterproofing, foundation stability and cracks, drainage systems (critical for wet season), electrical wiring safety, and signs of water damage or mold, especially in older properties.
The professional qualified to perform structural inspections in Siem Reap is typically a licensed engineer or architect, and you should hire one independently rather than using someone recommended by the seller or agent.
The most common structural issues that inspections reveal in Siem Reap properties are water damage hidden by fresh paint (which only shows during wet season), substandard electrical work, foundation settling in low-lying areas, and unpermitted renovations that may violate building codes or APSARA restrictions near heritage zones.
How do I confirm exact boundaries in Siem Reap?
The standard process for confirming exact property boundaries in Siem Reap requires matching the boundary markers on the ground with the measurements recorded on the hard title, and ideally getting neighbor acknowledgment before you commit to the purchase.
The official document showing legal boundaries in Siem Reap is the hard title (LMAP or sporadic title), which includes a survey map with coordinates and measurements that should match the physical property.
The most common boundary dispute affecting foreign buyers in Siem Reap involves properties on the outskirts or in fast-developing areas like Sala Kamreuk, Sla Kram, or Kouk Chak, where original boundaries were never precisely surveyed and neighbors have gradually encroached over time.
To physically verify boundaries on the ground in Siem Reap, you should hire a licensed surveyor who can compare the title measurements to the actual land and identify any discrepancies before you finalize the transaction.
What defects are commonly hidden in Siem Reap right now?
The top three defects that sellers frequently conceal from buyers in Siem Reap are water damage masked by fresh paint (common, especially in properties near waterways or in flood-prone edges), electrical shortcuts and non-standard wiring (common in older buildings), and unpermitted renovations in areas subject to APSARA heritage restrictions (sometimes happens near Angkor zones).
The inspection technique that helps uncover hidden defects in Siem Reap is visiting the property during or just after wet season (May to October) when water damage becomes visible, combined with using a moisture meter on walls and checking electrical panels for code compliance.
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 insider lessons do foreigners share after buying in Siem Reap?
What do foreigners say they did wrong in Siem Reap right now?
The most common mistake foreigners say they made when buying property in Siem Reap is trusting a nominee arrangement or skipping official verification steps because the deal seemed too good or too urgent to wait.
The top three regrets foreigners most frequently mention after buying in Siem Reap are: first, not checking APSARA zoning before falling in love with a property near Angkor; second, using the same broker for finding, translating, and advising so no one had an incentive to say "stop"; and third, releasing money before the title transfer was actually registrable in their name or structure.
The single piece of advice experienced foreign buyers most often give to newcomers in Siem Reap is to hire your own independent lawyer and translator who are paid by you, not the seller or agent, because this is the only way to ensure someone in the process is truly looking out for your interests.
The mistake foreigners say cost them the most money or caused the most stress in Siem Reap is the nominee trap, where years of apparent stability ended when the Cambodian title holder experienced a life change (death, divorce, debt, new partner) and the foreigner discovered they had no legal standing to recover their investment.
What do locals do differently when buying in Siem Reap right now?
The key difference in how locals approach buying property compared to foreigners in Siem Reap is that Cambodians treat land ownership as a social fact, meaning they check with neighbors, commune leaders, and local contacts to verify who really controls a property before trusting any paperwork.
The verification step locals routinely take that foreigners often skip in Siem Reap is visiting the commune office and talking to immediate neighbors to confirm there are no disputes, family claims, or informal arrangements that would not appear on any official document.
The local knowledge advantage that helps Cambodians get better deals in Siem Reap is understanding which areas fall under APSARA restrictions and which areas are about to get infrastructure improvements (roads, electricity, water), information that spreads through local networks long before it reaches foreign buyers or listing websites.
Don't buy the wrong property, in the wrong area of Siem Reap
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 |
|---|---|---|
| Constitution of the Kingdom of Cambodia | The primary legal text setting foreign ownership restrictions. | We used it to confirm the constitutional ban on foreign land ownership. We also referenced it to explain why nominee arrangements are legally risky. |
| U.S. State Department Investment Climate Statement 2025 | Official government report on real investor risks in Cambodia. | We used it to describe documentation gaps and land dispute patterns. We cross-checked it against marketing claims to separate hype from reality. |
| World Justice Project Rule of Law Index | Globally recognized dataset measuring legal system reliability. | We used it to frame contract enforcement risk in practical terms. We used it to justify structuring deals that avoid court disputes. |
| APSARA National Authority Decision No. 70/SSR | Official document governing transfers in Angkor protected zones. | We used it to highlight Siem Reap-specific transfer requirements. We built our due diligence checklist around its certification steps. |
| APSARA Protected Areas Map | Official tool showing where heritage zoning applies. | We used it to advise checking zone status before negotiating any deal. We connected zoning risk to specific Siem Reap neighborhoods. |
| Transparency International Cambodia | The organization producing the Corruption Perceptions Index. | We used it to contextualize grey-area payment risks. We used it to justify strict anti-bribery practices and paper trails. |
| General Department of Taxation Cambodia | Official tax authority explaining required documents. | We used it to anchor the hidden costs section in official requirements. We structured our document checklist based on their guidance. |
| Real Estate Business and Pawnshop Regulator | The official regulator for real estate licensing in Cambodia. | We used it to explain how to verify agent credentials. We recommended license-first selection of intermediaries based on their framework. |
| Knight Frank Cambodia Real Estate Highlights H1 2025 | Major global consultancy with transparent research methodology. | We used it to describe market conditions and tourism-driven demand. We avoided anecdotal "market is booming" claims by relying on their data. |
| UNESCO World Heritage Centre - Angkor | Official description of legal protection for the Angkor region. | We used it to corroborate special zoning rules. We explained why renovations near heritage zones face stricter requirements. |
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.
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