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
Buying property in Sihanoukville as a foreigner comes with strict legal rules that most buyers only discover after making costly mistakes.
This guide breaks down exactly what you can and cannot own in Sihanoukville in 2026, the legal workarounds that actually work, and how to protect yourself from the scams that target foreign buyers in this coastal city.
We constantly update this blog post to reflect the latest legal changes and market conditions in Sihanoukville.
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
- Foreigners in Sihanoukville cannot own land outright, but they can legally own condominium units above the ground floor, with foreign ownership capped at 70% of units in any single building.
- Long-term leases of 15 to 50 years are the most common way for foreigners to control villas and houses near Sihanoukville beaches like Otres, Serendipity, and Independence Beach.
- The 2019 Trust Law in Cambodia has created a safer alternative to risky nominee structures, with over 550 foreign-registered trusts now holding real estate as of late 2024.
- Transfer tax in Sihanoukville is 4% of the government-assessed value, which is typically 60% to 80% lower than the actual market price you pay.
- First-time buyers purchasing condos directly from developers in Sihanoukville can benefit from stamp duty exemptions on properties up to $210,000 until the end of 2025.
- The annual property tax in Sihanoukville is just 0.1% of assessed value above the $25,000 threshold, making holding costs relatively low compared to other Southeast Asian markets.
- Nominee arrangements, where a Cambodian holds land "on behalf" of a foreigner, are illegal under Cambodian law and can result in loss of the entire investment if the nominee decides to claim ownership.
- Setting up a Cambodian company to hold land requires at least 51% Cambodian ownership, meaning you legally become the minority shareholder even if you fund the entire purchase.
- Sihanoukville's coastal location means it falls outside the 30km land border restriction that prevents foreign condo ownership in some other parts of Cambodia.
Can a foreigner legally own land in Sihanoukville right now?
Can foreigners own land in Sihanoukville in 2026?
As of early 2026, foreigners cannot legally own land in Sihanoukville because Article 44 of the Cambodian Constitution explicitly reserves land ownership for Khmer citizens and Cambodian legal entities only.
The land ownership ban in Sihanoukville applies to all types of land, including residential plots, beachfront land, and developed properties with houses or villas on them, regardless of how the transaction is structured or who facilitates it.
The closest legal alternative to freehold land ownership for foreigners in Sihanoukville is buying a strata-title condominium unit above the ground floor, or securing a long-term lease of 15 to 50 years on land or a house.
Cambodia's foreign ownership rules treat all non-Khmer nationals equally, meaning there are no special privileges or restrictions based on your specific passport or country of origin when it comes to land ownership in Sihanoukville.
Can I own a house but not the land in Sihanoukville in 2026?
As of early 2026, foreigners in Sihanoukville can own a condominium unit under strata title, which means you own the unit itself but not the land underneath the building, and this is the cleanest legal path to property ownership for non-Cambodians.
When you purchase a strata-title condo in Sihanoukville, you receive a hard title certificate registered at the national cadastral office, giving you the same legal security as a Cambodian citizen would have for that specific unit.
If you lease land with a house on it and the lease expires without renewal, your control over that building ends with the lease, which is why negotiating strong extension clauses upfront is critical for foreigners in Sihanoukville.
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.
Do rules differ by region or city for land ownership in Sihanoukville right now?
The foreign land ownership ban in Sihanoukville applies nationwide across Cambodia, meaning the constitutional restriction is identical whether you buy in Phnom Penh, Siem Reap, or the Sihanoukville coastal areas.
The one regional difference that matters for condo buyers is the 30km land border restriction, which blocks foreign ownership in co-owned buildings near Cambodia's borders with Thailand, Vietnam, and Laos, but Sihanoukville is a coastal city and falls outside this zone.
This border restriction exists because of national security concerns, and while it affects buyers in border provinces like Battambang or Svay Rieng, it has no practical impact on foreigners buying condos in Sihanoukville.
We cover a lot of different regions and cities in our pack about the property market in Sihanoukville.
Can I buy land in Sihanoukville through marriage to a local in 2026?
As of early 2026, marrying a Cambodian citizen does not give you the legal right to own land in Sihanoukville because the Constitution is clear that only Khmer nationals can hold land title, regardless of their spouse's nationality.
If your Cambodian spouse buys land in Sihanoukville, the legal protection you should have in place includes a detailed loan agreement documenting your financial contribution, a lease or usufruct agreement giving you documented usage rights, and ideally a will that addresses the property.
If the marriage ends in divorce in Cambodia, the foreign spouse has no automatic right to the land itself, though Cambodian courts may consider the financial contributions made when dividing marital assets.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Sihanoukville.
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 eligibility and status do I need to buy land in Sihanoukville?
Do I need residency to buy land in Sihanoukville in 2026?
As of early 2026, there is no residency requirement for foreigners to purchase a strata-title condo in Sihanoukville because the 2010 Foreign Ownership Property Law only requires that you have legally entered Cambodia, not that you live there permanently.
To complete a condo purchase in Sihanoukville, you typically need a valid passport and a Cambodian visa (even a tourist visa works), and your lawyer will handle the documentation to prove your legal entry into the country.
Buying property remotely in Sihanoukville is legally possible and quite common, with many foreign buyers using a Power of Attorney granted to a Cambodian lawyer who handles the signing, tax payments, and registration on their behalf.
Do I need a local tax number to buy lands in Sihanoukville?
Foreigners buying a condo in Sihanoukville can typically complete the purchase using their passport and visa documentation, with the lawyer setting up any necessary tax registration during the transaction process.
If you need a local tax identification, your Cambodian lawyer can usually arrange this within one to two weeks as part of the closing process, though the timeline depends on the General Department of Taxation's processing speed at the time.
Opening a local bank account in Sihanoukville is not legally required to buy property, but having one makes paying the transfer tax, annual property tax, and ongoing utility bills significantly easier, especially if you plan to rent out the unit.
Is there a minimum investment to buy land in Sihanoukville as of 2026?
As of early 2026, there is no statutory minimum investment amount for foreigners to purchase a strata-title condo or sign a long-term lease in Sihanoukville, meaning you can legally buy whatever the market offers at any price point.
Minimum thresholds only come into play if you are seeking special investment incentives or bank financing, but for a straightforward cash purchase of a condo in Sihanoukville, there is no government-mandated floor.
Are there restricted zones foreigners can't buy in Sihanoukville?
For land ownership, the restricted zone question is moot in Sihanoukville because foreigners cannot own any land anywhere in Cambodia, regardless of the specific location or zone designation.
For condo ownership in Sihanoukville, the main geographic restriction is the 30km land border rule, plus any areas the government designates as restricted, though Sihanoukville's coastal position means this rarely affects buyers here.
To verify if a specific Sihanoukville property falls within any restricted category, your lawyer should check with the local cadastral office and confirm the building's eligibility for foreign ownership before you sign anything.
Can foreigners buy agricultural, coastal or border land in Sihanoukville right now?
Foreigners in Sihanoukville cannot own agricultural, coastal, or any other type of land because the constitutional ban applies to all land categories without exception.
Agricultural land in Cambodia carries additional development restrictions and is generally not available for foreign control even through company structures without proper land conversion procedures.
Coastal land near Sihanoukville's beaches like Otres, Serendipity, or Independence Beach can only be controlled by foreigners through long-term leases, and these often require extra environmental and development permits.
Border land restrictions are less relevant in Sihanoukville specifically because the city sits on the Gulf of Thailand coast, well away from Cambodia's land borders with Thailand, Vietnam, and Laos.
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What are the safest legal structures to control land in Sihanoukville?
Is a long-term lease equivalent to ownership in Sihanoukville right now?
A long-term lease in Sihanoukville is not the same as ownership, but a properly drafted and registered lease can give you strong, enforceable control over land or a house for the duration of the lease term.
The maximum lease length for foreigners in Sihanoukville is commonly structured as 15 to 50 years, and well-drafted contracts typically include renewal options that can extend your control for additional decades if both parties agree.
Foreigners can legally sell, transfer, or bequeath their Sihanoukville lease rights to another party if the original lease contract explicitly permits this, which is why having a lawyer negotiate transfer rights upfront is essential.
Can I buy land in Sihanoukville via a local company?
Foreigners can control land in Sihanoukville through a Cambodian company, but the law requires that Cambodians own at least 51% of the company's shares, meaning you become the minority shareholder even if you fund the entire purchase.
This structure works when you have a trusted Cambodian business partner and strong shareholder agreements that protect your investment, but it introduces partner risk because the majority shareholder legally controls the company.
What "grey-area" ownership setups get foreigners in trouble in Sihanoukville?
Grey-area ownership structures are unfortunately common in Sihanoukville, with some estimates suggesting a significant portion of foreign-controlled land is held through legally questionable arrangements that could fail under scrutiny.
The most common grey-area setup is the nominee arrangement, where land is registered in a Cambodian person's name while a foreigner claims to be the "real" owner through side agreements that have no legal force if challenged.
If Cambodian authorities or the nominee themselves decide to enforce the law, the foreigner using a nominee structure in Sihanoukville can lose their entire investment because the Land Law explicitly prohibits foreigners from using false identity to acquire land.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Sihanoukville.
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 does the land purchase process work in Sihanoukville, step-by-step?
What are the exact steps to buy land in Sihanoukville right now?
For a foreigner buying a strata-title condo in Sihanoukville, the process typically involves choosing your unit, hiring an independent lawyer, completing due diligence on the title and building status, signing the sale agreement, paying the 4% transfer tax, and registering the transfer with the cadastral office.
The entire condo purchase process in Sihanoukville takes roughly 4 to 8 weeks from signed agreement to final registration, though this timeline stretches if the seller's documents are incomplete or the tax valuation process encounters delays.
The key documents you will sign include the Sale and Purchase Agreement, tax declaration forms, the transfer registration application, and the final title certificate, all of which your lawyer should review and explain before you sign.
What scams are common when it comes to buying land in Sihanoukville right now?
What scams target foreign land buyers in Sihanoukville right now?
Property scams in Sihanoukville are a real risk for foreign buyers, particularly given the city's rapid development and the influx of investors unfamiliar with Cambodian property law.
The most common scams targeting foreigners in Sihanoukville include nominee promises that leave you with no legal protection, fake or duplicate titles where the same land is sold multiple times, soft titles presented as equivalent to hard titles, and developer pre-sale schemes where units are sold before the project is legally secured.
The top warning signs of a fraudulent Sihanoukville land deal are pressure to pay quickly without time for due diligence, reluctance to allow independent lawyer verification, and any arrangement where your name does not appear on an official registered document.
If you fall victim to a property scam in Sihanoukville, legal recourse exists but is often slow and expensive, which is why prevention through proper due diligence is far more effective than trying to recover losses afterward.
We cover all these things in length in our pack about the property market in Sihanoukville.
How do I verify the seller is legit in Sihanoukville right now?
The best way to verify a seller in Sihanoukville is to have your independent lawyer check that the name on the title certificate matches the seller's identity documents and that the seller has legal authority to sell.
To confirm the land title is clean in Sihanoukville, your lawyer should conduct a formal search at the cadastral office and obtain written confirmation that no disputes, competing claims, or legal proceedings affect the property.
Checking for liens, mortgages, or debts on Sihanoukville property requires your lawyer to search the relevant land registry and request encumbrance certificates that reveal any financial claims registered against the title.
An independent Cambodian lawyer (not the seller's lawyer or the developer's in-house team) is the most essential professional for verifying seller legitimacy in Sihanoukville because they have no conflict of interest in the transaction.
How do I confirm land boundaries in Sihanoukville right now?
The standard procedure for confirming boundaries in Sihanoukville is to request the cadastral map and survey references connected to the title, then physically verify that these match what you see on the ground.
The official documents to review for boundary verification in Sihanoukville include the title certificate (ideally an LMAP title with GPS coordinates), the cadastral office survey records, and any official site plan registered with the property.
Hiring a licensed surveyor in Sihanoukville is strongly recommended rather than strictly required, especially for beachfront properties or plots where fences and visible boundaries may not match the official cadastral records.
Common boundary problems foreign buyers encounter after purchasing in Sihanoukville include discovering that actual fences encroach on neighboring land, finding that beach access assumed to be included is actually outside the property lines, and learning that coastal erosion has shifted practical boundaries.
Buying real estate in Sihanoukville 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.
What will it cost me, all-in, to buy and hold land in Sihanoukville?
What purchase taxes and fees apply in Sihanoukville as of 2026?
As of early 2026, the main purchase tax in Sihanoukville is the 4% transfer tax (stamp duty) calculated on the government-assessed value, which is typically 60% to 80% of the actual market price you pay.
Total closing costs for a condo purchase in Sihanoukville typically range from 6% to 9% of the purchase price, with the 4% transfer tax being the largest component.
Beyond the transfer tax, Sihanoukville buyers should budget for legal fees (around 0.5% to 1.5%), agent commissions if applicable (1% to 3%), and administrative costs like translations and notarizations (roughly $300 to $1,000 or 1.2 million to 4 million Cambodian riels).
These taxes and fees in Sihanoukville apply equally to foreign and local buyers, though first-time buyers purchasing from developers may qualify for stamp duty exemptions on properties up to $210,000 (around 840 million riels or approximately 195,000 euros) until the end of 2025.
What hidden fees surprise foreigners in Sihanoukville most often?
Hidden fees in Sihanoukville typically add 1% to 3% (roughly $1,000 to $6,000 or 4 million to 24 million riels on a $200,000 property) on top of what buyers initially expect.
The specific hidden fees that catch foreigners off guard in Sihanoukville include the gap between official tax base and market price (which can work for or against you), condo management fees and sinking funds that start immediately, utility connection or transfer charges, and unpaid building debts inherited from the seller.
These hidden costs typically appear at different stages: the tax base gap becomes clear during the transfer process, management fees start after closing, and utility issues may only surface when you try to get services connected.
The best protection against unexpected fees in Sihanoukville is to have your lawyer provide a complete cost breakdown before signing, to request written confirmation of all outstanding charges from the building management, and to include warranties about undisclosed debts in your purchase contract.
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 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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Constitution of Cambodia (OHCHR) | The top-level legal document hosted by the UN human rights office. | We used Article 44 to confirm the constitutional ban on foreign land ownership. We cross-checked this with the Land Law and CDC compendium. |
| Council for Development of Cambodia | The government's official investment authority for land rules. | We used it to confirm Land Law Article 8 and the 51% Khmer ownership rule. We relied on it as an official government cross-check. |
| Land Law 2001 (ADB) | ADB's legal portal is a trusted repository for official laws. | We used it to anchor the Khmer-only land ownership rule. We used it to verify risks around nominee arrangements. |
| 2010 Foreign Ownership Law (CDC) | The core statute creating Cambodia's foreign condo ownership regime. | We used it to explain what foreigners can own and the 30km border restriction. We verified the ground floor and 70% cap rules. |
| PwC Cambodia | Big-4 firm with authoritative tax guidance. | We used it to support the 4% stamp duty mechanics. We cross-checked rates with CBRE and Knight Frank guidance. |
| CBRE Cambodia | Major global real estate firm with deep Cambodia presence. | We used it to triangulate buyer practices and tax information. We used it to convert legal rules into practical guidance. |
| Knight Frank Cambodia | Major global brokerage with published Cambodia buyer guidance. | We used it to validate the 4% transfer tax and closing cost estimates. We used it to build realistic all-in cost projections. |
| IPS Cambodia | Leading Cambodia real estate agency with detailed legal guidance. | We used it to explain ownership structures and title types. We verified trust law and company structure options. |
| Khmer Times | Reputable local news outlet covering property regulations. | We used it to confirm 2025 tax exemptions and deadlines. We verified current property tax calculation methods. |
| Kiripost | Reputable local outlet reporting official government positions. | We used it to reflect the 15-50 year lease policy position. We treated it as context for long-term lease structures. |
| Tourism Cambodia | Official government tourism site for accurate place names. | We used it for Sihanoukville beach and neighborhood examples. We used it only for location context, not legal rules. |
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