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Sihanoukville Airbnb investing in 2026 can work, but only if the property is bought at the right price and managed with care.
In this updated blog post, we will talk about Airbnb legality, revenue, occupancy, expenses, and current housing prices in Sihanoukville.
We constantly update this blog post because the Sihanoukville real estate market is still changing after several years of uneven development.
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 Sihanoukville.
Insights
- Sihanoukville Airbnb demand in 2026 is real, but small: AirROI counts only about 24 active listings, so one well-managed property can outperform many weak listings.
- The average Airbnb nightly price in Sihanoukville in 2026 is only about $38, so the purchase price matters much more than in a high-ADR beach market.
- Average Sihanoukville Airbnb occupancy is around 21%, but top listings can pass 50%, which means quality, photos, reviews, and location create a very large gap.
- The safest Airbnb property in Sihanoukville in 2026 is usually a small condo with pool, Wi-Fi, balcony, cooking basics, and clear beach or ferry access.
- Otres Beach, Serendipity, Ochheuteal, Sokha Beach, Independence Beach, Victory Hill, and central Sangkat Bei or Buon are the key areas to study before buying.
- Airbnb revenue in Sihanoukville is not high enough to hide mistakes, so unfinished buildings, poor access roads, weak management, and high fixed costs can quickly destroy profit.
- There is no clear Sihanoukville Airbnb night cap as of early 2026, but repeated hotel-like activity should be treated as a small accommodation business.
- Foreign buyers should be careful with property structure because Cambodia generally allows foreign ownership of qualifying strata-title units, not direct land ownership.
- The white space is not another cheap $30 condo, but a clean coastal home that feels finished, safe, easy to find, and comfortable for longer stays.
Can I legally run an Airbnb in Sihanoukville in 2026?
Is short-term renting allowed in Sihanoukville in 2026?
As of early 2026, short-term renting in Sihanoukville is broadly possible for residential property, but repeated Airbnb activity should be treated more carefully than a one-off private rental.
The main legal framework is Cambodia’s national tourism and business framework, because Sihanoukville does not appear to have a separate city-level Airbnb law like some European cities.
The most important condition is that a host who behaves like an accommodation business should not operate informally, especially if the Sihanoukville Airbnb listing is open all year or includes hotel-like services.
Condo rules, building rules, local Sangkat expectations, tax registration, and tourism licensing can also matter, even when national law does not name Airbnb directly.
The likely consequence of illegal operation is not a fixed Airbnb fine, but a practical problem such as being asked to register, pay taxes, obtain a license, stop the activity, or resolve a building-level complaint.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Cambodia.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Cambodia.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Sihanoukville as of 2026?
As of early 2026, we found no clear Airbnb-specific minimum-stay rule and no maximum nights-per-year cap for residential Airbnb rentals in Sihanoukville.
This means the same no-cap reading appears to apply to condos, apartments, small houses, villas, bungalows, and secondary homes across Sihanoukville, with no special primary-residence-only rule found.
In practice, many Sihanoukville Airbnb hosts can choose 1 to 3-night minimums, but a 3 to 5-night minimum can be smarter because the market is low-occupancy and AirROI shows an average stay of about 5.3 nights.
Do I have to live there, or can I Airbnb a secondary home in Sihanoukville right now?
You do not appear to have to live in the Sihanoukville property to operate a residential Airbnb in 2026.
A secondary home, investment condo, small house, villa, or beach bungalow can usually be used for short-term rental if ownership, building rules, and local compliance are clean.
For a non-primary home in Sihanoukville, the extra conditions are mainly business registration, tax compliance, tourism accommodation licensing if the activity becomes professional, and written permission from the owner or condominium management when needed.
The main difference is practical: a casual primary-home rental is lower risk, while a secondary home marketed all year looks more like a business and should be treated that way.
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Can I run multiple Airbnbs under one name in Sihanoukville right now?
Running multiple Airbnb listings under one name in Sihanoukville appears possible in 2026, but several units under one host look like an accommodation business rather than casual renting.
We found no public maximum number of residential Airbnb properties that one person can list in Sihanoukville.
A host with multiple Sihanoukville Airbnb listings should expect to need proper business registration, tax registration, building permissions, and possibly tourism accommodation licensing if the units are marketed continuously.
The main regulatory reason is simple: Cambodia does not appear to ban multiple listings, but the law does separate private property use from organized tourism business activity.
Do I need a short-term rental license or a business registration to host in Sihanoukville as of 2026?
As of early 2026, one occasional Sihanoukville Airbnb listing does not appear to need a specific Airbnb license, but a regular income property should be treated as needing business and tax compliance.
For a professional Sihanoukville Airbnb operation, the typical process is to register the business online, define the activity clearly, prepare tax compliance, and then check whether a tourism accommodation license is required for the exact setup.
Documents usually include identity documents, business details, address details, lease or ownership evidence, and any extra information requested by the relevant authority.
Costs and timelines depend on the business form and license type, so a small owner should budget for registration, tax setup, and local professional help instead of assuming Airbnb is free to run.
Are there neighborhood bans or restricted zones for Airbnb in Sihanoukville as of 2026?
As of early 2026, we found no public Airbnb-specific neighborhood ban or restricted zone for residential short-term rentals in Sihanoukville.
That said, condo buildings in Ochheuteal, Serendipity, Sokha Beach, Independence Beach, Otres Beach, Victory Hill, Sangkat Bei, Sangkat Buon, and central Sihanoukville may still restrict daily rentals through building rules.
The reason is usually not tourism law, but daily guest movement, security, elevator use, noise, cleaning access, and the image of the building.
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How much can an Airbnb earn in Sihanoukville in 2026?
What's the average and median nightly price on Airbnb in Sihanoukville in 2026?
As of early 2026, the average nightly price for an Airbnb listing in Sihanoukville is about $38, or about 156,000 Cambodian riel and €35, while the median nightly price is about $34, or about 139,000 Cambodian riel and €31.
A realistic nightly price range that covers most Sihanoukville Airbnb listings is about $20 to $70, or about 82,000 to 287,000 Cambodian riel and €18 to €64.
The biggest pricing factor in Sihanoukville is not only distance to the beach, but whether the property feels finished, safe, easy to reach, and comfortable enough for a guest to choose it over a hotel.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Sihanoukville.
How much do nightly prices vary by neighborhood in Sihanoukville in 2026?
As of early 2026, Sihanoukville Airbnb nightly prices range from about $20 to $40 in city-center and Psar Leu areas to about $45 to $90 around Sokha Beach and Independence Beach, or roughly 82,000 to 369,000 Cambodian riel and €18 to €83.
The three highest-price Sihanoukville Airbnb areas are usually Sokha Beach, Independence Beach, and Otres Beach or Otres 2, where good listings can often ask about $45 to $90, or 185,000 to 369,000 Cambodian riel and €41 to €83.
The three lower-price areas are usually Psar Leu, deeper central Sangkat Bei or Buon streets, and some Victory Hill pockets, where guests still stay if the listing is cheap, clean, easy to find, and not too far from transport.
What's the typical occupancy rate in Sihanoukville in 2026?
As of early 2026, the typical Airbnb occupancy rate in Sihanoukville is weak, with AirROI showing an average around 21% and a median closer to 13%.
A realistic occupancy range for most Sihanoukville Airbnb listings is about 10% to 30%, while stronger listings can move toward 50% in good periods.
Sihanoukville occupancy is lower than what investors often expect from a beach city because the local tourism market is still thin, uneven, and split between beach trips, island transfers, casinos, and business travel.
The biggest factor behind above-average occupancy in Sihanoukville is trust: guests need strong photos, reviews, clear access, reliable Wi-Fi, air conditioning, and a building that feels complete.
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What's the average monthly revenue per listing in Sihanoukville in 2026?
As of early 2026, the average monthly revenue for an Airbnb listing in Sihanoukville is roughly $120 to $170, or about 492,000 to 697,000 Cambodian riel and €110 to €156.
A realistic monthly revenue range that covers most Sihanoukville Airbnb listings is about $50 to $350, or about 205,000 to 1.4 million Cambodian riel and €46 to €322.
Top Sihanoukville Airbnb listings can reach about $550 per month, or about 2.3 million Cambodian riel and €506, when occupancy, reviews, pricing, and property quality all work together.
A quick calculation is simple: $38 per night at 21% occupancy gives roughly 6 booked nights per month, or about $230 before platform timing, discounts, and weaker months.
Finally, note that we give here all the information you need to buy and rent out a property in Sihanoukville.
What's the typical low-season vs high-season monthly revenue in Sihanoukville in 2026?
As of early 2026, a Sihanoukville Airbnb listing can average around $150 per month in weaker months and around $360 per month in stronger months, or about 615,000 to 1.5 million Cambodian riel and €138 to €331.
For Sihanoukville Airbnb demand, softer months are usually February, April, and December, while stronger months include January, August, and October, with extra spikes around Cambodian holidays and long weekends.
What's a realistic Airbnb monthly expense range in Sihanoukville in 2026?
As of early 2026, a realistic monthly expense range for operating a residential Airbnb in Sihanoukville is about $90 to $220 for a small condo and $180 to $450 for a house, villa, townhouse, or bungalow, or about 369,000 to 1.8 million Cambodian riel and €83 to €414.
The largest monthly cost in Sihanoukville is usually property management and guest turnover, because cleaning, check-in, maintenance, linen, utilities, and small repairs are hard to spread over a low number of booked nights.
Hosts in Sihanoukville should often expect operating expenses to take 40% to 80% of gross Airbnb revenue, and average listings can easily lose money if management fees or utilities are high.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Sihanoukville.
What's realistic monthly net profit and profit per available night for Airbnb in Sihanoukville in 2026?
As of early 2026, realistic net profit for a typical Sihanoukville Airbnb is about -$70 to +$60 per month for a small condo, or about -287,000 to +246,000 Cambodian riel and -€64 to +€55, while profit per available night is often between -$2 and +$2.
Most Sihanoukville Airbnb listings should expect monthly net profit between a small loss and about $150, or between a small loss and about 615,000 Cambodian riel and €138, unless the property is bought cheaply and managed tightly.
Net profit margins in Sihanoukville are often between negative and 25%, while strong listings can do better because fixed costs are spread across more booked nights.
The break-even occupancy rate for a typical Sihanoukville Airbnb is often around 25% to 35%, depending on nightly price, monthly building fees, management fees, utilities, and cleaning setup.
In our property pack covering the real estate market in Sihanoukville, we explain the best strategies to improve your cashflows.
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How competitive is Airbnb in Sihanoukville as of 2026?
How many active Airbnb listings are in Sihanoukville as of 2026?
As of early 2026, AirROI counts about 24 active Airbnb listings in Sihanoukville, which makes the market very small compared with major Asian beach destinations.
Compared with the previous year, the long trend appears to be slow and uneven recovery rather than fast growth, because Sihanoukville still depends on tourism recovery, island transfers, casino demand, and investor confidence.
Which neighborhoods are most saturated in Sihanoukville as of 2026?
As of early 2026, the most saturated Sihanoukville Airbnb areas are likely Serendipity Beach, Ochheuteal, Otres Beach, Otres 2, Sokha Beach, Independence Beach, and central condo zones in Sangkat Bei and Sangkat Buon.
These neighborhoods are saturated because they combine beach access, guest recognition, ferry or restaurant access, and the largest share of finished condos that foreigners and small investors can actually buy.
Relatively undersaturated areas may include selected parts of Victory Hill, Ream edge locations, quieter Otres backstreets, and some central residential pockets, but only when the property is easy to reach and clearly comfortable.
If you want to know more, we have a blog article listing all the top property areas in Sihanoukville.
What local events spike demand in Sihanoukville in 2026?
As of early 2026, Sihanoukville Airbnb demand can spike around Khmer New Year, Pchum Ben, Water Festival, Chinese New Year, New Year weeks, long weekends, beach holidays, island-transfer peaks, and casino or business travel periods.
During these peak periods, a good Sihanoukville Airbnb can sometimes see bookings and nightly rates rise by about 20% to 60%, although weak listings may see only a small lift.
Sihanoukville hosts should usually adjust pricing and availability 4 to 8 weeks before major holidays, and earlier for Chinese New Year, New Year, and popular island-travel periods.
What occupancy differences exist between top and average hosts in Sihanoukville in 2026?
As of early 2026, top-performing Sihanoukville Airbnb hosts can reach about 50% occupancy or more, which is roughly 15 booked nights in a 30-night month.
An average Sihanoukville Airbnb host is closer to 21% occupancy, while the median listing is closer to 13%, so many owners may book only 4 to 7 nights per month.
A new Sihanoukville Airbnb host usually needs 6 to 12 months to approach top-performer occupancy, because reviews, photos, pricing history, and repeat guest confidence take time to build.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Sihanoukville.
Which price points are most crowded, and where's the "white space" for new hosts in Sihanoukville right now?
The most crowded Sihanoukville Airbnb price range is about $25 to $45 per night, or about 103,000 to 185,000 Cambodian riel and €23 to €41, because many small condos and basic rooms sit there.
The white space is around $55 to $85 per night for a polished beach-area condo, or $90 to $150 per night for a strong 2 to 4-bedroom house, villa, or townhouse, equal to about 226,000 to 615,000 Cambodian riel and €51 to €138.
A new host can compete in that underserved segment with sea view or beach access, pool, balcony, fast Wi-Fi, cooking basics, washer, workspace, parking, strong photos, and a building that feels finished.
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 property works best for Airbnb demand in Sihanoukville right now?
What bedroom count gets the most bookings in Sihanoukville as of 2026?
As of early 2026, one-bedroom Sihanoukville Airbnb properties appear to get the safest booking demand because they match couples, solo travelers, short business stays, and island-transfer guests.
A practical booking-rate breakdown for Sihanoukville is about 15% to 20% for studios, 45% to 55% for 1-bedroom units, 15% to 25% for 2-bedroom homes, and 10% to 15% for 3-bedroom or larger properties.
One-bedroom units perform best in Sihanoukville because the market has modest nightly prices, low occupancy, and many travelers who want a private, simple, low-risk stay rather than a large holiday villa.
What property type performs best in Sihanoukville in 2026?
As of early 2026, the best risk-adjusted Airbnb property type in Sihanoukville is a well-managed condo or apartment with pool access, balcony, air conditioning, fast Wi-Fi, cooking basics, and easy beach or ferry access.
Apartments and condos usually have the most stable occupancy, houses and townhouses can earn more when they are well located, and villas or beach bungalows can outperform only if maintenance and staffing costs are controlled.
Condos and apartments outperform on risk because Sihanoukville guests want a stay that feels clean, finished, secure, and simple, while owners need a property that is not too expensive to manage during empty weeks.
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 Sihanoukville, 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 we trust it | How we used it |
|---|---|---|
| Cambodia Ministry of Tourism, Law on Tourism | It is the ministry responsible for tourism regulation in Cambodia. | We used it to confirm that tourism activity in Cambodia is covered by national tourism law. We treated Sihanoukville Airbnb activity as allowed unless it becomes a regulated accommodation business. |
| CDC Cambodia, Law on Tourism PDF | It republishes the tourism law used by investors and government agencies. | We used it to cross-check the Ministry of Tourism’s role in tourism licensing. We used it especially for business-scale accommodation, local authority, and licensing logic. |
| Cambodia Ministry of Tourism, 2025 Tourism Statistics Report | It is the official national tourism statistics report. | We used it to understand Cambodia tourism demand and seasonality. We treated the 2025 figures as the latest full-year base before June 2026. |
| Cambodia Tourism Statistics, January to October 2025 | It gives official regional visitor data before the full-year report. | We used it to check coastal-zone and Preah Sihanouk visitor trends. We used it as a demand signal, not as Airbnb-specific revenue data. |
| Royal Government Online Business Registration | It is Cambodia’s official online business registration portal. | We used it to understand when a host may need business registration. We also used it to confirm that short-term accommodation activity is a recognized business activity. |
| Cambodia Ministry of Commerce business registration guide | It explains official business setup options in Cambodia. | We used it to make the registration section easier to understand. We did not use it to estimate Airbnb revenue or property prices. |
| General Department of Taxation | It is Cambodia’s official tax authority. | We used it to frame tax compliance for rental income and business operations. We did not use it to estimate Sihanoukville Airbnb revenue. |
| AirROI Sihanoukville Airbnb Market Data 2026 | It is a current short-term rental dataset with city-level Airbnb metrics. | We used it for ADR, occupancy, RevPAR, active listings, seasonality, bedroom mix, amenities, and host tiers. We treated it as the main Airbnb benchmark because Cambodia has no official Airbnb dataset. |
| AirDNA | It is one of the best-known global short-term rental data providers. | We used it as a methodology benchmark for Airbnb and Vrbo market measurement. We did not rely on AirDNA for exact Sihanoukville figures because the relevant city data was not publicly available. |
| Airbtics | It is an established private short-term rental analytics provider. | We used it to cross-check the type of metrics normally used for short-term rentals. We did not use it as the numerical source for Sihanoukville. |
| Knight Frank Cambodia Real Estate Highlights H1 2025 | Knight Frank is a major international real estate consultancy. | We used it to understand Cambodia’s broader residential and investment context. We cross-checked Sihanoukville’s recovery narrative against tourism and infrastructure signals. |
| Knight Frank Cambodia Real Estate Highlights H2 2025 | It is a later consultancy report for the same market cycle. | We used it to update the real estate backdrop into early 2026. We used it mainly for market direction, not Airbnb revenue estimates. |
| Realestate.com.kh Sihanoukville apartment listings | It is Cambodia’s largest property marketplace and useful for current supply checks. | We used it to confirm that condos and apartments are common residential stock in Sihanoukville. We used it as listing evidence, not as a closed-sale price index. |
| FazWaz Sihanoukville apartment listings | It is a structured property portal with visible Sihanoukville residential inventory. | We used it to cross-check bedroom mix, condo locations, and asking-price texture. We did not treat asking prices as final transaction prices. |
| National Bank of Cambodia annual reports | It is Cambodia’s central bank and a key macro-financial source. | We used it for the property-cycle and credit backdrop. We used it to avoid overstating profitability in a still-soft real estate market. |
| Knight Frank Cambodia research library | It centralizes Knight Frank’s Cambodia property reports. | We used it to verify that the Cambodia H1 and H2 2025 reports were part of the current report cycle. We used it as a source directory, not as a separate numerical input. |
| Bamboo Routes Sihanoukville Real Estate Market Analysis 2026 | It is our internal market work focused on Sihanoukville property buyers. | We used it to align the Airbnb analysis with our broader Sihanoukville housing-price research. We used it as a supporting source, not as a replacement for official or third-party data. |
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