Authored by the expert who managed and guided the team behind the Cambodia Property Pack
Yes, the analysis of Sihanoukville's property market is included in our pack
Thinking about turning a Sihanoukville property into an Airbnb income stream in 2026?
This guide breaks down the legal requirements, realistic earnings, and competitive landscape for short-term rentals in Cambodia's main coastal city.
We keep this article updated with the latest data on Sihanoukville Airbnb performance, so you're always working with current numbers.
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 occupancy averages around 28% annually, which translates to roughly 8 to 9 booked nights per month for most hosts in 2026.
- Top-performing Airbnb hosts in Sihanoukville achieve 40 to 45% occupancy, nearly 60% higher than average hosts, mainly due to better photos, fast responses, and reliable Wi-Fi.
- The average nightly rate for an Airbnb in Sihanoukville in 2026 is approximately $40, though Otres Beach properties can command $45 to $90 per night.
- High season revenue (December to February) can reach $600 per month, while low season (May to September) often drops to around $170 per month for the same property.
- There are roughly 90 active residential Airbnb listings in greater Sihanoukville as of early 2026, making it a relatively small but growing market.
- One-bedroom units get the most consistent bookings in Sihanoukville because the demand skews heavily toward couples, solo travelers, and short business trips.
- Cambodia has no city-specific Airbnb cap or minimum-stay rule, so your main constraints come from building management policies and lease terms rather than government regulations.
- The $20 to $35 per night price range is the most crowded in Sihanoukville, while "workcation-ready" units priced at $45 to $70 represent genuine white space for new hosts.
Can I legally run an Airbnb in Sihanoukville in 2026?
Is short-term renting allowed in Sihanoukville in 2026?
As of the first half of 2026, short-term renting in Sihanoukville is allowed and operates openly, though hosts should treat it as a tourism business activity that falls under Cambodia's accommodation compliance framework.
The main legal framework comes from Cambodia's Law on Tourism, which gives the Ministry of Tourism authority to register and license tourism businesses, including accommodation providers.
The single most important requirement is that if you host paying guests regularly, you should plan to register through the Ministry's Online Tourism Licensing System (OTLS) rather than operating entirely informally.
Cambodia does not publish a Western-style "Airbnb ordinance" with specific caps or zones, so the practical enforcement tends to focus on whether you're running a legitimate, registered business rather than penalizing casual hosts.
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 the first half of 2026, Sihanoukville has no published minimum-stay requirement and no maximum nights-per-year cap for Airbnb-style rentals at the national or city level.
These rules do not differ by property type or host residency status in Sihanoukville, meaning there are no special restrictions for condos versus houses, or for primary residents versus investors.
Because there is no official cap, hosts do not need to track rental nights for government reporting purposes, though keeping records for tax purposes is still advisable.
Do I have to live there, or can I Airbnb a secondary home in Sihanoukville right now?
Sihanoukville has no residency requirement for operating an Airbnb, meaning you do not need to live in the property to rent it out short-term.
Owners of secondary homes and investment properties can legally operate short-term rentals in Sihanoukville, and this is actually quite common, especially for condos near the beaches.
There are no additional permits specifically required for non-primary residence rentals beyond the standard tourism licensing that applies to all hosts operating as a business.
The rules in Sihanoukville do not distinguish between primary and secondary residences, so the main practical difference is that secondary home hosts often need property management support to handle cleaning and guest communication.
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Can I run multiple Airbnbs under one name in Sihanoukville right now?
Yes, you can legally operate multiple Airbnb listings under one name in Sihanoukville, as Cambodia's tourism licensing system is designed for operators running tourism activities and does not limit hosts to a single unit.
There is no maximum number of properties that one person or company can list for short-term rental in Sihanoukville under current regulations.
If you scale to multiple listings, you should plan for proper business registration and tourism licensing through the Ministry of Tourism's OTLS, but this is a straightforward process rather than a prohibitive barrier.
Do I need a short-term rental license or a business registration to host in Sihanoukville as of 2026?
As of the first half of 2026, hosts who rent regularly to tourists in Sihanoukville should expect to need tourism licensing and basic business registration, as Cambodia's framework treats this activity as a tourism business.
The typical process involves registering through the Ministry of Tourism's Online Tourism Licensing System (OTLS), which can be completed online with processing times varying from a few weeks to a couple of months depending on document completeness.
Common requirements include business registration documents, property ownership or lease documentation, and compliance with basic safety and hygiene standards.
Costs are relatively modest compared to Western countries, with patent tax being an annual recurring obligation that varies based on business size and location.
Are there neighborhood bans or restricted zones for Airbnb in Sihanoukville as of 2026?
As of the first half of 2026, there are no published government neighborhood bans or restricted zones for Airbnb in Sihanoukville at the city or national level.
However, practical "micro-bans" do exist in some condo buildings and developments where HOA rules or management policies discourage or prohibit short-term rentals, so always check building-specific regulations before purchasing or listing.
These building-level restrictions typically exist because of noise concerns from other residents or security management preferences rather than government zoning.
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 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 the first half of 2026, the average nightly price for an Airbnb in Sihanoukville is approximately $40 (160,000 KHR or 37 EUR), while the median nightly price sits around $35 (140,000 KHR or 32 EUR).
The typical nightly price range covering roughly 80% of Sihanoukville Airbnb listings falls between $25 and $80 (100,000 to 320,000 KHR, or 23 to 74 EUR), with studios and basic condos at the low end and beachfront villas at the high end.
The single biggest factor affecting nightly pricing in Sihanoukville is location relative to the beach, with properties within walking distance of Otres, Serendipity, or Sokha beaches commanding significantly higher rates than downtown or inland units.
By the way, you will find much more detailed profitability 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 the first half of 2026, nightly prices in Sihanoukville vary significantly, ranging from about $25 (100,000 KHR or 23 EUR) in downtown areas to $90 (360,000 KHR or 83 EUR) in premium Otres Beach locations, a spread of roughly 260%.
The three neighborhoods with the highest average nightly prices in Sihanoukville are Otres Beach at $45 to $90 (180,000 to 360,000 KHR or 41 to 83 EUR), Sokha Beach at $35 to $80 (140,000 to 320,000 KHR or 32 to 74 EUR), and Independence Beach at $35 to $75 (140,000 to 300,000 KHR or 32 to 69 EUR).
The three neighborhoods with the lowest average nightly prices are downtown Sangkat 3 and 4 areas at $25 to $50 (100,000 to 200,000 KHR or 23 to 46 EUR), Victory Beach at $30 to $60 (120,000 to 240,000 KHR or 28 to 55 EUR), and Serendipity Beach at $30 to $65 (120,000 to 260,000 KHR or 28 to 60 EUR), though Serendipity still attracts steady bookings due to its nightlife and restaurant scene.
What's the typical occupancy rate in Sihanoukville in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Sihanoukville is approximately 28%, which translates to roughly 8 to 9 booked nights per month for most hosts.
The realistic occupancy range covering most Sihanoukville listings falls between 18% in low season and 40% during peak months, with significant variation based on property quality and pricing strategy.
Sihanoukville's 28% Airbnb occupancy is notably lower than Cambodia's national hotel occupancy rate of 78%, because residential short-term rentals compete with a large hotel and resort supply, and many travelers in beach markets still prefer traditional accommodation.
The single biggest factor for achieving above-average occupancy in Sihanoukville is having fast, reliable Wi-Fi combined with professional photos and quick response times, since guests booking remotely prioritize these signals of quality.
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What's the average monthly revenue per listing in Sihanoukville in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Sihanoukville is approximately $350 to $400 (1,400,000 to 1,600,000 KHR or 320 to 370 EUR), including cleaning fees and extra-guest charges.
The realistic monthly revenue range covering roughly 80% of Sihanoukville listings falls between $170 and $600 (680,000 to 2,400,000 KHR or 160 to 555 EUR), depending on location, property quality, and seasonal timing.
Top-performing Airbnb listings in Sihanoukville can achieve $700 to $900 per month (2,800,000 to 3,600,000 KHR or 650 to 830 EUR) during high season by combining a beach-adjacent location with excellent reviews. For example, a well-positioned 2-bedroom condo achieving 45% occupancy at $50 per night generates roughly $675 in monthly room revenue.
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 the first half of 2026, Sihanoukville Airbnb hosts typically earn around $600 (2,400,000 KHR or 555 EUR) per month during high season versus approximately $170 (680,000 KHR or 160 EUR) per month during low season, a difference of more than 3x.
High season in Sihanoukville runs from December through February when dry weather attracts tourists and domestic weekenders, while low season spans May through September during the monsoon period when occupancy and rates both drop significantly.
What's a realistic Airbnb monthly expense range in Sihanoukville in 2026?
As of the first half of 2026, the realistic monthly expense range for operating an Airbnb in Sihanoukville is $180 to $450 (720,000 to 1,800,000 KHR or 170 to 415 EUR) for self-managed properties and $350 to $750 (1,400,000 to 3,000,000 KHR or 320 to 690 EUR) if you use a property manager.
The single largest expense category in Sihanoukville is typically utilities, especially air conditioning electricity which can run $50 to $150 (200,000 to 600,000 KHR or 46 to 140 EUR) per month depending on usage and unit size.
Hosts in Sihanoukville should expect to spend roughly 50% to 70% of gross revenue on operating expenses, which is higher than many markets because the relatively low nightly rates mean fixed costs eat a larger share of income.
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 the first half of 2026, the realistic monthly net profit for an average Airbnb in Sihanoukville is approximately $120 (480,000 KHR or 110 EUR), which works out to roughly $4 (16,000 KHR or 3.70 EUR) profit per available night.
The realistic monthly net profit range covering most Sihanoukville listings falls between $0 and $300 (0 to 1,200,000 KHR or 0 to 275 EUR), with many hosts barely breaking even during low season and only generating meaningful profit during December through February.
Net profit margins for Sihanoukville Airbnb hosts typically range from 25% to 35% of gross revenue for self-managed properties, dropping to 10% to 20% when using property management services.
The break-even occupancy rate for a typical Sihanoukville Airbnb listing is approximately 18% to 22%, meaning you need roughly 5 to 7 booked nights per month just to cover your fixed operating costs.
In our property pack covering the real estate market in Sihanoukville, we explain the best strategies to improve your cashflows.
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 competitive is Airbnb in Sihanoukville as of 2026?
How many active Airbnb listings are in Sihanoukville as of 2026?
As of the first half of 2026, there are approximately 90 active residential-style Airbnb listings in greater Sihanoukville, making it a relatively small market compared to major Southeast Asian destinations.
This number has grown modestly from around 30 to 50 active listings in the 2024 baseline period, reflecting gradual recovery of tourism interest in Sihanoukville, though growth remains cautious due to the city's evolving reputation and infrastructure changes.
Which neighborhoods are most saturated in Sihanoukville as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Sihanoukville are Serendipity Beach, Ochheuteal Beach, Otres Beach, Sokha Beach, and Victory Beach, where listing concentration is highest and price competition is most intense.
These neighborhoods became saturated because they are exactly where travelers search first when booking Sihanoukville accommodation, and where condo developments with investor-owned units are concentrated, creating a clustering effect that intensifies competition.
Relatively undersaturated areas that may offer better opportunities include inland neighborhoods near transport corridors, emerging areas along the road to the airport, and some quieter pockets between the main beach zones where fewer purpose-built tourist condos exist.
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 the first half of 2026, the main events that spike Airbnb demand in Sihanoukville are Chinese New Year (January or February), Khmer New Year (mid-April), Pchum Ben (September or October), Water Festival (November), and the December to early January holiday season.
During these peak events, Sihanoukville hosts typically see booking increases of 30% to 50% and can raise nightly rates by 20% to 40% compared to regular periods, though the exact bump depends on how well-positioned the property is for the specific traveler segment.
Hosts should adjust pricing and minimum-stay requirements at least 4 to 6 weeks before major events, as travelers often book Sihanoukville accommodation well in advance for holiday periods, especially Khmer New Year when domestic travel surges.
What occupancy differences exist between top and average hosts in Sihanoukville in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Sihanoukville achieve approximately 40% to 45% occupancy, which is roughly 12 to 14 booked nights per month.
In comparison, average hosts in Sihanoukville achieve around 28% occupancy, meaning top performers book nearly 60% more nights than typical hosts, largely due to better photos, faster response times, superior reviews, and more reliable amenities like Wi-Fi.
New hosts in Sihanoukville typically need 6 to 12 months of consistent operation, review accumulation, and pricing optimization to reach top-performer occupancy levels, assuming they start with a competitive property and professional listing presentation.
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 nightly price range with the highest concentration of listings in Sihanoukville is $20 to $50 (80,000 to 200,000 KHR or 18 to 46 EUR), where most basic condos and older apartments compete aggressively on price.
The most crowded price points are the $20 to $35 (80,000 to 140,000 KHR or 18 to 32 EUR) band, while genuine white space exists at $45 to $70 (180,000 to 280,000 KHR or 41 to 65 EUR) for "workcation-ready" units and at $120 to $180 (480,000 to 720,000 KHR or 110 to 165 EUR) for well-managed family villas.
To compete successfully in the underserved $45 to $70 segment in Sihanoukville, new hosts should focus on guaranteed fast Wi-Fi, a proper workspace or desk, excellent mattress quality, spotless cleaning standards, and a walkable location near restaurants, as these features justify the premium while remaining scarce in the current market.
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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 the first half of 2026, one-bedroom units get the most consistent bookings in Sihanoukville, with studios coming in as a close second for budget-conscious travelers.
The estimated booking rate breakdown by bedroom count in Sihanoukville shows studios and 1-bedrooms capturing roughly 60% to 70% of bookings, 2-bedrooms taking about 20% to 25%, and 3-bedroom or larger units accounting for the remaining 10% to 15%.
One-bedroom units perform best in Sihanoukville because the demand profile skews heavily toward couples, solo travelers, and short business trips to the port and nearby special economic zones, while families and larger groups represent a smaller and more seasonal portion of visitors.
What property type performs best in Sihanoukville in 2026?
As of the first half of 2026, the best-performing property type for Airbnb in Sihanoukville is a modern condo or apartment (studio to 2-bedroom) in a building with pool, security, and beach proximity, which offers the best balance of consistent bookings and manageable operations.
Occupancy rates across property types in Sihanoukville show condos and apartments averaging 28% to 35%, standalone houses at 20% to 28%, and villas at 15% to 25% outside peak season, though villas can spike higher during holidays when groups book.
Condos outperform other property types in Sihanoukville because they offer built-in amenities (pool, gym, security) that guests expect, require less maintenance than houses or villas, and allow hosts to standardize cleaning and guest experience more easily.
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 It's Authoritative | How We Used It |
|---|---|---|
| Cambodia Ministry of Tourism OTLS | It's the Ministry of Tourism's official system for tourism business licensing in Cambodia. | We used it to understand legal compliance requirements for accommodation operators. We also referenced it to explain the licensing workflow hosts should expect. |
| Cambodia Ministry of Tourism Portal | It's the official government website for Cambodia's tourism authority. | We used it to confirm that accommodation licensing sits under the Ministry of Tourism. We also cross-checked official channels mentioned by other sources. |
| Law on Tourism (Cambodia) | It's the primary legal text hosted by the Council for the Development of Cambodia. | We used it to ground the legal analysis in actual Cambodian law. We also referenced it to explain where licensing authority comes from. |
| Tourism Cambodia Law Page | It's an official Ministry of Tourism site summarizing the legal framework for tourism businesses. | We used it as a second reference point to cross-check our Law on Tourism interpretation. We also confirmed how licenses and criteria are set via sub-decrees. |
| Cambodia Tourism Statistics Report (Sep 2025) | It's an official statistical report compiled by the Tourism Statistics Department and hosted on a government domain. | We used it to quantify Cambodia-wide demand signals including arrivals, hotel occupancy, and seasonality. We also extracted coastal-zone visitor volumes for Sihanoukville context. |
| National Bank of Cambodia Statistics | It's the central bank's official data portal for economic indicators. | We used it to ground macro assumptions that affect short-term rentals like inflation and exchange rates. We also referenced it to avoid speculation on economic conditions. |
| PwC Cambodia Tax Summaries | It's a widely-used, method-driven tax reference maintained by a major professional firm. | We used it to anchor the baseline VAT rate applicable to services in Cambodia. We also cross-referenced it with local compliance notes. |
| DFDL 2025 Annual Compliance Guide | It's a reputable regional law firm publishing structured compliance guidance for businesses in Cambodia. | We used it to anchor business registration and annual obligations like patent tax renewal timelines. We also kept the legal section practical for non-professional readers. |
| EuroCham Cambodia OTLS Note | It's a respected business chamber that documents policy and tool rollouts citing responsible ministries. | We used it to corroborate that licensing can be requested online. We also added process-level detail about timelines without relying on unofficial blogs. |
| AirROI Sihanoukville STR Data | It's a structured STR data provider publishing clearly defined metrics with stated time windows. | We used it to estimate ADR, occupancy, revenue, and active listing counts as a baseline for Sihanoukville's Airbnb economics. We only used it after anchoring demand with official tourism statistics. |
| Airbnb Sihanoukville Stays | It's the primary marketplace where listings and visible price ranges can be directly observed. | We used it to spot-check that Sihanoukville listings are live in January 2026. We also confirmed rough floor nightly prices shown to travelers. |
| BizInfo Cambodia Hotel Licensing | It's an institutional business-info portal that compiles licensing steps and points to Ministry systems. | We used it to cross-check what documents and inspections commonly appear in tourism accommodation licensing. We triangulated it with the Law on Tourism and OTLS portal. |
| BNG Legal Licensing Memo | It's a reputable law firm memo that cites relevant Cambodian legal instruments. | We used it to map the tourism accommodation licensing ecosystem including laws, sub-decrees, and Prakas. We treated it as secondary guidance rather than primary law. |
| Agoda Sihanoukville | It's a major booking platform showing accommodation distribution and pricing patterns. | We used it to identify which neighborhoods have the highest accommodation concentration. We also cross-referenced saturation patterns against Airbnb data. |
| NBC Publications Hub | It's the central bank's official publication index with dated economic bulletins. | We used it to cross-check that NBC maintains updated macro series. We also used it as a fallback for deeper economic context when needed. |
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.
Related blog posts
- Is now a good time to invest in property in Sihanoukville?