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
Sihanoukville has become one of Cambodia's most watched rental markets, with gross yields ranging from 6% to 11% depending on your location and strategy.
This guide covers everything a foreign investor needs to know about legally renting out property in Sihanoukville in 2026, from ownership rules to realistic income numbers.
We constantly update this blog post to reflect the latest regulations, market data, and on-the-ground realities.
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 can directly own strata-title condo units from the first floor up, but ground-floor and underground units are off-limits under Cambodia's 2010 foreign ownership law.
- Gross rental yields in Sihanoukville in 2026 range from 6% to 9% for typical units, but prime beachfront condos bought at a discount can push yields above 10%.
- Long-term vacancy in Sihanoukville runs higher than Phnom Penh at roughly 1 to 3 months per year, largely because demand is tied to tourism cycles rather than steady corporate relocations.
- Short-term rental occupancy in Sihanoukville averages just 25% to 40% annually, meaning most STR profits depend heavily on peak-season performance from November through February.
- A furnished one-bedroom apartment in Sihanoukville typically rents for $350 to $650 per month, but units with reliable backup power and true beach access can command 15% to 20% more.
- Net yields after costs often drop to 4% to 6.5% for long-term rentals in Sihanoukville because building management fees and maintenance reserves eat into gross income faster than many investors expect.
- Downtown Sihanoukville around the Phsar Leu area attracts the steadiest long-term tenant pool, while beachfront zones like Otres and Serendipity see more seasonal turnover.
- Cambodia has no formal rent control in Sihanoukville, so landlords can set and adjust prices freely, but overpricing leads to fast vacancy in this competitive market.
Can I legally rent out a property in Sihanoukville as a foreigner right now?
Can a foreigner own-and-rent a residential property in Sihanoukville in 2026?
As of early 2026, foreigners can legally own and rent out strata-title condominium units in Sihanoukville from the first floor upward, but they cannot directly own land or ground-floor units under Cambodia's property laws.
The most common ownership structure for foreigners in Sihanoukville is purchasing a co-owned building unit with a hard title, though some investors use long-term leases or local company arrangements for landed properties.
The single biggest restriction foreigners face in Sihanoukville is the 70% foreign ownership cap per building, meaning you need to verify quota availability before purchasing any condo unit.
If you're not a local, you might want to read our guide to foreign property ownership in Sihanoukville.
Do I need residency to rent out in Sihanoukville right now?
You do not need Cambodian residency to rent out a property in Sihanoukville, and many foreign owners successfully manage their rentals while living abroad.
A local tax identification number is not always required upfront, but tax registration becomes necessary when your rental activity triggers withholding obligations or when you operate through a registered business.
A local Cambodian bank account is highly recommended for collecting rent in Sihanoukville because it simplifies USD transactions, though international transfers remain technically possible.
Remote management is very common in Sihanoukville, with most absentee owners using local property managers or agents to handle tenant communications, maintenance, and rent collection.
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What rental strategy makes the most money in Sihanoukville in 2026?
Is long-term renting more profitable than short-term in Sihanoukville in 2026?
As of early 2026, long-term renting in Sihanoukville generally delivers more stable and predictable income, while short-term renting offers higher upside only in prime beachfront locations with professional management.
A well-managed long-term rental in Sihanoukville typically generates $4,000 to $7,000 per year (around 16 to 28 million Cambodian riel or 3,700 to 6,500 euros), compared to $5,000 to $10,000 for a well-run short-term rental, though the STR figure carries far more variance.
Short-term renting outperforms long-term financially in Sihanoukville when the property has walkable beach access, a sea view, and strong reviews, particularly in areas like Otres Beach or the Serendipity strip.
What's the average gross rental yield in Sihanoukville in 2026?
As of early 2026, the average gross rental yield for residential properties in Sihanoukville sits between 6% and 9% annually for a sensibly priced, rentable unit.
The realistic range in Sihanoukville spans from around 5% for overpriced or poorly located units up to 11% for discounted purchases in high-demand micro-locations.
Studios and one-bedroom condos in Sihanoukville typically achieve the highest gross yields because their lower purchase prices and steady expat demand create a favorable rent-to-price ratio.
By the way, we have much more granular data about rental yields in our property pack about Sihanoukville.
What's the realistic net rental yield after costs in Sihanoukville in 2026?
As of early 2026, the average net rental yield in Sihanoukville falls between 4% and 6.5% for long-term rentals after accounting for all holding costs and management expenses.
Most landlords in Sihanoukville realistically experience net yields ranging from 3% at the low end for mismanaged properties up to 7% for efficiently run short-term rentals in peak locations.
The three main cost categories that reduce gross to net yield in Sihanoukville are building management fees (which run higher than Phnom Penh due to newer developments with more amenities), maintenance reserves for tropical weather damage, and the 10% to 30% cut for property management or platform fees.
You might want to check our latest analysis about gross and net rental yields in Sihanoukville.
What monthly rent can I get in Sihanoukville in 2026?
As of early 2026, typical monthly rents in Sihanoukville run around $250 to $450 (1 to 1.8 million riel or 230 to 415 euros) for a studio, $350 to $650 (1.4 to 2.6 million riel or 320 to 600 euros) for a one-bedroom, and $550 to $1,100 (2.2 to 4.4 million riel or 510 to 1,020 euros) for a two-bedroom apartment.
A decent entry-level studio in Sihanoukville rents for $250 to $350 per month (1 to 1.4 million riel or 230 to 320 euros), typically in central locations away from the beach.
A mid-range one-bedroom apartment in Sihanoukville commands $400 to $550 per month (1.6 to 2.2 million riel or 370 to 510 euros) when it offers reliable utilities and reasonable building management.
A good two-bedroom apartment in Sihanoukville fetches $700 to $900 per month (2.8 to 3.6 million riel or 650 to 830 euros) in desirable areas, with beachfront units pushing above $1,000.
If you want to know more about this topic, you can read our guide about rents and rental incomes 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.
What are the real numbers I should budget for renting out in Sihanoukville in 2026?
What's the total "all-in" monthly cost to hold a rental in Sihanoukville in 2026?
As of early 2026, the total monthly holding cost for a typical rental condo in Sihanoukville runs between $120 and $300 (480,000 to 1.2 million riel or 110 to 275 euros), while landed properties can cost $180 to $600 monthly.
The realistic range for most standard Sihanoukville rental properties falls between $150 and $350 per month (600,000 to 1.4 million riel or 140 to 320 euros) when you include management, maintenance reserves, and building fees.
Building management and sinking fund fees tend to be the largest single cost category in Sihanoukville because many condo developments are newer with extensive amenities like pools, gyms, and 24-hour security.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Sihanoukville.
What's the typical vacancy rate in Sihanoukville in 2026?
As of early 2026, the typical vacancy rate for long-term rentals in Sihanoukville ranges from 8% to 25%, which translates to roughly 1 to 3 months vacant per year.
Landlords in Sihanoukville should budget for about 1.5 to 2 months of vacancy annually because the rental market is more seasonal and price-sensitive than Phnom Penh, and overpriced units sit empty quickly.
The main factor driving vacancy differences across Sihanoukville neighborhoods is proximity to employment centers and beaches, with central areas near Phsar Leu filling faster than outlying developments.
Tenant turnover in Sihanoukville typically peaks between April and June, when the hot season ends and many expats and tourism workers leave before the monsoon slows business activity.
We have a whole part covering the best rental strategies in our pack about buying a property in Sihanoukville.
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Where do rentals perform best in Sihanoukville in 2026?
Which neighborhoods have the highest long-term demand in Sihanoukville in 2026?
As of early 2026, the three neighborhoods with the highest overall long-term rental demand in Sihanoukville are downtown around Phsar Leu market, the Sangkat 3 central corridor, and the Independence Beach area.
Families looking to rent in Sihanoukville tend to favor the Independence Beach area and quieter parts of Otres, where larger units and a calmer atmosphere make everyday life easier with children.
Students and budget-conscious renters in Sihanoukville concentrate around downtown and Sangkat 3, where affordable studios sit close to shops, transport, and daily services.
Expats and international professionals in Sihanoukville gravitate toward Otres Beach village and the Serendipity-Ochheuteal strip, where beach lifestyle, restaurants, and a social scene combine with reasonable rents.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sihanoukville.
Which neighborhoods have the best yield in Sihanoukville in 2026?
As of early 2026, the three neighborhoods delivering the best rental yields in Sihanoukville are central Sangkat 3, the inland parts of downtown near Phsar Leu, and secondary buildings in the Otres area where purchase prices remain negotiable.
These top-yielding Sihanoukville neighborhoods typically generate gross yields between 7% and 10%, compared to 5% to 7% in pricier beachfront buildings.
The main characteristic allowing these Sihanoukville neighborhoods to achieve higher yields is that purchase prices stayed relatively flat while rents held steady, creating a better rent-to-price ratio than trophy locations where capital values climbed faster.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Sihanoukville.
Where do tenants pay the highest rents in Sihanoukville in 2026?
As of early 2026, the three neighborhoods where tenants pay the highest rents in Sihanoukville are the Otres beachfront strip, the Serendipity-Ochheuteal beach area, and premium buildings along Independence Beach.
Standard apartments in these premium Sihanoukville neighborhoods typically rent for $700 to $1,500 per month (2.8 to 6 million riel or 650 to 1,390 euros), with sea-view units commanding the top end.
These Sihanoukville neighborhoods command the highest rents because they offer direct beach access, established restaurant and bar scenes, and newer buildings with reliable power and water backup systems.
The typical tenant profile in these highest-rent Sihanoukville areas includes remote workers on extended stays, business owners in hospitality, and couples or small families seeking beach lifestyle without sacrificing modern amenities.
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.
What do tenants actually want in Sihanoukville in 2026?
What features increase rent the most in Sihanoukville in 2026?
As of early 2026, the three property features that increase monthly rent the most in Sihanoukville are reliable backup power (generator or inverter), walkable beach access within 5 minutes, and fast fiber internet above 50 Mbps.
Reliable backup power alone can add a 15% to 20% rent premium in Sihanoukville because grid outages remain common and tenants working remotely or running small businesses consider it essential.
One commonly overrated feature in Sihanoukville is a rooftop pool, as tenants often prefer beach access and rarely pay extra for building pools they seldom use.
One affordable upgrade that delivers strong returns in Sihanoukville is installing a quality air conditioning unit with inverter technology, which costs under $500 but reassures tenants about both comfort and electricity bills.
Do furnished rentals rent faster in Sihanoukville in 2026?
As of early 2026, furnished apartments in Sihanoukville typically rent 2 to 4 weeks faster than unfurnished units because the tenant pool is heavily weighted toward expats, remote workers, and short-to-medium-term residents who arrive without furniture.
Furnished rentals in Sihanoukville command a 10% to 20% rent premium over unfurnished equivalents, which usually covers the furniture investment within 12 to 18 months.
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How regulated is long-term renting in Sihanoukville right now?
Can I freely set rent prices in Sihanoukville right now?
Landlords in Sihanoukville have full freedom to set initial rent prices because Cambodia does not impose rent control or price caps on residential leases.
Rent increases during a tenancy are also unregulated in Sihanoukville, meaning landlords can raise rent at lease renewal, though in practice most negotiate modest increases to retain good tenants in this competitive market.
What's the standard lease length in Sihanoukville right now?
The most common lease length for residential rentals in Sihanoukville is 12 months, though 6-month leases are also widely accepted, especially for expats and short-term professionals.
Security deposits in Sihanoukville typically range from 1 to 2 months' rent, with no legal maximum, meaning landlords commonly request $350 to $1,300 (1.4 to 5.2 million riel or 320 to 1,200 euros) depending on the property.
Cambodia's Civil Code requires landlords to return security deposits at lease end minus any legitimate deductions for damage or unpaid rent, though enforcement often depends on what the contract specifies.
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 does short-term renting really work in Sihanoukville in 2026?
Is Airbnb legal in Sihanoukville right now?
Short-term rentals like Airbnb are not explicitly banned in Sihanoukville, but operating one can trigger tourism licensing requirements if your activity resembles a hospitality business.
A license or permit may be required in Sihanoukville if you host frequently and publicly, and the process involves registering with the Ministry of Commerce and potentially obtaining accommodation approval under the tourism framework.
Cambodia does not currently impose a national annual night limit on short-term rentals in Sihanoukville, unlike some European cities, though local rules can evolve.
The most common consequence for operating an unlicensed short-term rental in Sihanoukville is informal enforcement, which can include fines, operating restrictions, or pressure from building management, though systematic crackdowns remain rare.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Sihanoukville.
What's the average short-term occupancy in Sihanoukville in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Sihanoukville sits between 25% and 40%, reflecting a seasonal market still absorbing significant supply.
The realistic range in Sihanoukville spans from around 15% for poorly positioned units to 55% or higher for well-reviewed beachfront properties with professional management.
The highest occupancy months for short-term rentals in Sihanoukville are November through February, when the dry season and holiday travel bring peak tourist arrivals.
The lowest occupancy months in Sihanoukville are May through September, when monsoon rains reduce beach appeal and overall visitor numbers drop significantly.
Finally, please note that you can find much more granular data about this topic in our property pack about Sihanoukville.
What's the average nightly rate in Sihanoukville in 2026?
As of early 2026, the average nightly rate for short-term rentals in Sihanoukville ranges from $30 to $55 (120,000 to 220,000 riel or 28 to 51 euros), with well-positioned units in prime areas exceeding this.
The realistic range in Sihanoukville covers $20 to $80 per night (80,000 to 320,000 riel or 18 to 74 euros), depending on location, unit size, and quality of listing presentation.
Peak season rates in Sihanoukville typically run $15 to $25 higher per night than low season (60,000 to 100,000 riel or 14 to 23 euros more), with the biggest premiums during Christmas, New Year, and Chinese New Year weeks.
Is short-term rental supply saturated in Sihanoukville in 2026?
As of early 2026, the short-term rental market in Sihanoukville is moderately to heavily saturated in most beach-adjacent segments, meaning average units face stiff competition for bookings.
The number of active short-term rental listings in Sihanoukville has stabilized after rapid growth, with new supply slowing as operators recognize the challenge of achieving consistent occupancy.
The most oversaturated neighborhoods for short-term rentals in Sihanoukville are the Serendipity-Ochheuteal strip and parts of Otres Beach, where numerous similar units compete on price.
Neighborhoods in Sihanoukville that still have room for new short-term rental supply include the Independence Beach area and downtown pockets serving business travelers, where fewer operators focus their listings.
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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 Land Law 2001 | It's the core Cambodian law defining who can own land. | We used it to anchor the "foreigners can't own land" rule. We then built the practical ownership section on top of that baseline. |
| Law on Foreign Ownership in Co-Owned Buildings | It's the official text establishing foreign condo ownership rights. | We used it to define what foreigners can legally own in Sihanoukville. We also used it to explain floor restrictions and ownership caps. |
| BNG Legal | It's a respected Cambodian law firm with direct legal references. | We used it to cross-check our interpretation of official texts. We also used it to highlight compliant ownership structures. |
| General Department of Taxation | It's Cambodia's official tax authority and source of truth. | We used it as the anchor for all tax obligations mentioned. We then simplified the guidance using professional summaries. |
| DFDL | It's a major regional law firm specializing in lease taxation. | We used it to confirm how withholding tax applies to rentals. We used it to explain the tenant-withholds workflow. |
| Cambodia Ministry of Tourism Statistics | It's official tourism reporting relevant to short-term demand. | We used it as the demand-side anchor for STR seasonality. We used it to validate occupancy claims. |
| IPS Cambodia | It's a long-standing Cambodian brokerage with local market coverage. | We used it for Sihanoukville-specific pricing where global firms lack detail. We cross-checked ranges against portal data. |
| Realestate.com.kh | It's one of Cambodia's largest property portals. | We used it to estimate rent ranges by unit type in early 2026. We treated listings as asking rents and discounted accordingly. |
| Knight Frank Cambodia H1 2025 Report | It's a formal market report from an established research house. | We used it for Cambodia-wide market direction and Sihanoukville recovery context. We avoided claims based only on listings. |
| JICA Cambodia Civil Code Translation | It's a widely used English translation of Cambodian contract law. | We used it to ground the lease basics section. We then simplified it into practical landlord takeaways. |
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.
Related blog posts
- Is now a good time to invest in property in Sihanoukville?