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 is Cambodia's coastal hub, offering beach living, island access, and a growing port economy that attracts expats looking for something different from the capital.
This guide covers everything you need to know about moving to Sihanoukville in 2026, from visa requirements and cost of living to safety, jobs, and property ownership.
We constantly update this blog post with fresh data and new insights as conditions change on the ground.
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.
Is Sihanoukville a good place to live in 2026?
Is quality of life getting better or worse in Sihanoukville in 2026?
As of early 2026, the quality of life trajectory in Sihanoukville is mixed but slowly improving, especially in basic livability factors like services and restaurant options, though infrastructure remains uneven across different neighborhoods.
The factor that has improved the most in Sihanoukville over the past two to three years is the tourism rebound, which has brought back restaurants, better flight connectivity, and more service options that make daily life more convenient for residents.
However, the persistent challenge in Sihanoukville remains the city's split personality between developed beach areas and construction-heavy corridors, plus ongoing reputation concerns tied to Cambodia's cybercrime enforcement efforts that occasionally make headlines internationally.
Are hospitals good in Sihanoukville in 2026?
As of early 2026, hospitals in Sihanoukville are adequate for routine care and minor emergencies, but they fall below Western European or North American standards, which is why many expats plan to travel to Phnom Penh or Bangkok for anything serious.
The hospitals and clinics that expats most commonly recommend in Sihanoukville are Sihanouk Hospital Center of Hope for its solid local reputation and Sihanoukville International Clinic (First Center network) for private care with English-speaking staff.
A standard doctor consultation at a private clinic in Sihanoukville typically costs between $25 and $60, which translates to roughly 100,000 to 250,000 Cambodian riels or about 23 to 55 euros.
Private health insurance is strongly recommended for expats living in Sihanoukville, not so much for routine visits that are affordable out of pocket, but for hospitalization, diagnostic imaging, and potential medical evacuation to better-equipped hospitals abroad.
Are there any good international schools in Sihanoukville in 2026?
As of early 2026, Sihanoukville has a handful of international schools, but the selection is more limited than in Phnom Penh, with most options being smaller programs rather than large, globally accredited institutions.
The international schools that expat families most commonly consider in Sihanoukville are Life International School, which follows American standards, and PAMA International School, which offers a Cambridge-based curriculum with multilingual options.
Typical annual tuition fees for international schools in Sihanoukville range from $2,000 to $10,000, which is roughly 8 million to 40 million Cambodian riels or about 1,850 to 9,200 euros, depending on the school and grade level.
Waitlists at Sihanoukville international schools are generally not as long as in major global cities, but popular grades can fill up, especially if you arrive mid-year, while public schools are rarely chosen by expat families due to Khmer-language instruction and different educational standards.
Is Sihanoukville a dangerous place in 2026?
As of early 2026, Sihanoukville is not uniformly dangerous, but it requires more street awareness than a typical Western city, with safety varying significantly by neighborhood and time of day.
The most common safety concerns for expats in Sihanoukville are phone and bag snatching in areas frequented by foreigners, along with the need to be cautious around late-night entertainment zones where incidents are more likely to occur.
The neighborhoods generally considered safest for expats in Sihanoukville are Otres 1 and Otres 2 for a calmer beach vibe, as well as the areas around Sokha Beach and Independence Beach where resort-style management creates a more secure environment.
Women can generally live alone safely in Sihanoukville if they choose a managed building with security and lighting, avoid walking alone late at night in bar streets, and use ride-hailing apps or trusted tuk-tuk drivers after dark.
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How much does everyday life cost in Sihanoukville in 2026?
What monthly budget do I need to live well in Sihanoukville in 2026?
As of early 2026, a single person needs roughly $1,600 to $2,300 per month (about 6.5 to 9.3 million Cambodian riels or 1,480 to 2,130 euros) to live comfortably in Sihanoukville with a decent apartment, air conditioning, regular dining out, and occasional weekend trips.
For a modest but decent lifestyle in Sihanoukville, a realistic monthly budget is around $1,000 to $1,500 (about 4 to 6 million riels or 925 to 1,390 euros), which covers basic accommodation, local food, and essential transportation without many extras.
For a more comfortable or upscale lifestyle in Sihanoukville, expect to spend $2,500 to $3,600 per month (about 10 to 14.5 million riels or 2,300 to 3,330 euros), which allows for a nicer apartment near the beach, frequent restaurant meals, and regular entertainment.
The expense category that typically takes up the largest share of a monthly budget in Sihanoukville is housing, especially if you want to live in the popular beach areas like Otres where rents are higher than downtown, and this is amplified by electricity costs when running air conditioning in the tropical heat.
What is the average income tax rate in Sihanoukville in 2026?
As of early 2026, the estimated effective income tax rate for a typical middle-income expat earning around $2,500 per month in Sihanoukville is roughly 8% to 12%, while someone earning $5,000 per month would face an effective rate closer to 12% to 16%.
Cambodia's income tax brackets for residents range from 0% on the lowest earnings up to a maximum marginal rate of 20% on higher incomes, while non-residents working in Cambodia are typically taxed at a flat 20% on their Cambodia-sourced salary.
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 kind of foreigners actually live in Sihanoukville in 2026?
Where do most expats come from in Sihanoukville in 2026?
As of early 2026, the expats living in Sihanoukville come from a diverse mix of countries, with significant numbers from neighboring Asian nations like Vietnam, China, and Thailand, plus Western expats from the United States, United Kingdom, Australia, and various European countries.
Cambodia's total international migrant stock is approximately 84,000 people according to UN data, though Sihanoukville hosts a relatively small but concentrated subset focused on the coastal economy.
The main reasons expats are drawn to Sihanoukville include the port and logistics sector that creates business opportunities, the tourism and hospitality industry, and the appeal of affordable beachside living with easy access to islands like Koh Rong.
The expat population in Sihanoukville is a mix of working professionals tied to the port and tourism industries, small business owners, retirees attracted by the low cost of living, and some digital nomads using the coastal setting as a base.
Where do most expats live in Sihanoukville in 2026?
As of early 2026, the neighborhoods where expats concentrate most heavily in Sihanoukville are Otres 1 and Otres 2 for the beach lifestyle, the Ochheuteal and Serendipity Beach areas for those wanting nightlife access, and Sangkat 2 and Sangkat 3 in the central area for convenience and services.
What makes these neighborhoods attractive to expats is the combination of beach proximity, availability of Western-friendly restaurants and cafes, better security in managed buildings, and easier access to everyday amenities like gyms and supermarkets.
An emerging area that is starting to attract more expats is the vicinity around Sokha Beach and Independence Beach, where quieter resort-adjacent living appeals to those seeking a calmer environment away from the busier tourist strips.
Are expats moving in or leaving Sihanoukville in 2026?
As of early 2026, the expat migration trend in Sihanoukville is best described as rotation with selectivity, meaning some expats are arriving while others are leaving, resulting in a roughly stable but evolving foreign population.
The main factor driving expats to move to Sihanoukville right now is the tourism recovery that has improved services and job opportunities, plus the appeal of beachside living at a lower cost than comparable destinations in Thailand or Vietnam.
The main factor causing some expats to leave Sihanoukville recently is the softer property market noted by the World Bank, combined with infrastructure frustrations and negative headlines about Cambodia's cybercrime issues that affect the city's reputation.
Compared to similar destinations in the region like Phuket or Da Nang, Sihanoukville's expat scene is smaller and more niche, appealing to those who want something less polished and more affordable but requiring more tolerance for rough edges.
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What paperwork do I need to move to Sihanoukville in 2026?
What visa options are popular in Sihanoukville in 2026?
As of early 2026, the three most popular visa types for expats moving to Sihanoukville are the Ordinary (E-class) visa with a Business extension (EB) for workers and business owners, the Retirement extension (ER) for those aged 55 and above, and the General extension (EG) for job seekers still looking for employment.
The main eligibility requirements for the most commonly used EB business visa extension include having a valid passport with at least six months remaining, a letter from your employer verifying your employment with a Cambodian company, and compliance with work permit requirements if you are employed.
Cambodia does not currently offer a dedicated digital nomad visa, but many remote workers use the E-class visa with extensions (often the EG or EB category) to stay long-term, though technically working without a proper work permit exists in a gray area that has become riskier as enforcement has tightened.
The typical validity period for popular expat visas in Sihanoukville is 1, 3, 6, or 12 months depending on the extension type, with the 6-month and 12-month options offering multiple entry privileges and the renewal process handled through local visa agents or directly at the immigration office.
How long does it take to get residency in Sihanoukville in 2026?
As of early 2026, the typical processing time to obtain a visa extension in Cambodia is quite fast, with e-visa entry taking just a few days and subsequent extensions processed within 3 to 10 business days through local agents.
Common factors that can delay the residency process in Sihanoukville include incomplete documentation, public holidays (Cambodia has many), applying during peak periods, and if you need a work permit, the additional time required for your employer to complete their part of the paperwork.
Cambodia operates primarily on a visa-and-extension model rather than traditional permanent residency, so most expats renew their visas annually indefinitely, though some long-term residents can eventually explore more permanent arrangements after many years of documented legal stay.
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.
How hard is it to find a job in Sihanoukville in 2026?
Which industries are hiring the most in Sihanoukville in 2026?
As of early 2026, the top three industries hiring the most in Sihanoukville are port logistics and supply chain operations connected to Cambodia's only deep-sea port, tourism and hospitality driven by the recovering visitor numbers, and construction and property services though this sector carries more cycle risk given recent market softness.
It is realistic for expats to get hired in Sihanoukville without speaking Khmer in certain roles, particularly in hospitality serving foreign guests, export-import operations, and international logistics, though knowing some Khmer significantly expands your options and helps with daily life.
The types of roles most accessible to foreign job seekers in Sihanoukville include hotel and restaurant management positions, diving instructors and tour operators, logistics coordinators at port-related companies, and English teaching positions at local schools or language centers.
What salary ranges are common for expats in Sihanoukville in 2026?
As of early 2026, the typical salary range for expats working in Sihanoukville spans from about $1,200 to $7,000 per month (roughly 4.8 to 28 million Cambodian riels or 1,100 to 6,500 euros), depending heavily on the industry, role level, and your specific skills.
For entry-level or mid-level expat positions in Sihanoukville, such as hospitality supervisors or operations coordinators, salaries typically range from $1,200 to $2,500 per month (about 4.8 to 10 million riels or 1,100 to 2,300 euros).
For senior or specialized expat roles in Sihanoukville, such as logistics managers, technical leads, or hotel general managers, salaries range from $3,500 to $7,000 per month (about 14 to 28 million riels or 3,200 to 6,500 euros) or higher for exceptional positions.
Employers in Sihanoukville's formal sector, such as larger hotels, logistics firms, and SEZ-linked companies, commonly sponsor work visas for foreign hires, though smaller businesses may be less consistent about legal compliance so you should verify this before accepting any offer.
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What's daily life really like for expats in Sihanoukville right now?
What do expats love most about living in Sihanoukville right now?
The things expats love most about living in Sihanoukville are the quick access to beautiful islands like Koh Rong and Koh Rong Samloem, the ability to live near the ocean on a mid-range budget, and the relaxed beach lifestyle that feels very different from the intensity of Phnom Penh.
The lifestyle benefit most frequently praised by expats in Sihanoukville is the sun, seafood, and open-air living, especially in areas like Otres where you can walk to the beach, enjoy fresh crab dinners, and spend weekends island-hopping without major planning.
The practical advantage expats appreciate most in Sihanoukville is the lower cost of living compared to other coastal expat destinations in Southeast Asia, where you can rent a decent apartment with air conditioning, eat out regularly, and still have money left over for travel.
The social and cultural aspect that makes Sihanoukville particularly enjoyable is the tight-knit expat community, especially in Otres, where it is easy to make friends at beach bars, find people to share island trips with, and enjoy a welcoming atmosphere among fellow foreigners.
What do expats dislike most about life in Sihanoukville right now?
The top complaints expats have about living in Sihanoukville are the uneven infrastructure where one street looks modern and the next feels like a construction zone, the noise and traffic in certain corridors, and the reputation spillovers from Cambodia's cybercrime headlines even if daily life is perfectly normal.
The daily inconvenience that frustrates expats the most in Sihanoukville is the infrastructure inconsistency, including occasional power outages, unpaved roads in some areas, and the sense that you are living in a city that is still very much under construction.
The bureaucratic or administrative issue that causes the most headaches for expats in Sihanoukville is the tightening of work permit enforcement, which means you cannot simply live on a gray-area visa extension anymore if you want to work legally, requiring more paperwork and employer cooperation than in the past.
These common frustrations are manageable for most expats who understand what they are signing up for, but they can be deal-breakers for those expecting a polished, fully developed beach town rather than a still-evolving coastal city with rough edges.
What are the biggest culture shocks in Sihanoukville right now?
The biggest culture shocks expats experience when moving to Sihanoukville are the city's dramatic split personality between resort beach calm and working-port industrial grit, the heavy reliance on cash and USD in daily transactions, and the hyper-local nature of living where your exact block matters more than your district name.
The social norm that surprises newcomers the most in Sihanoukville is the laid-back Cambodian approach to time and schedules, where appointments and services may not run with Western precision, requiring patience and flexibility that takes some adjustment.
The aspect of daily routines that takes the longest for expats to adjust to in Sihanoukville is the heat management strategy, including planning activities around the hottest parts of the day, accepting that air conditioning will drive your electricity bill, and embracing the slower pace that tropical climates naturally encourage.
We made this infographic to show you how property prices in Cambodia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Can I buy a home as a foreigner in Sihanoukville in 2026?
Can foreigners legally own property in Sihanoukville in 2026?
As of early 2026, foreign property ownership in Sihanoukville is restricted, meaning foreigners generally cannot own land outright but can legally own strata-titled units in co-owned buildings like condominiums.
The specific restrictions that apply to foreigners buying property in Sihanoukville include the prohibition on owning ground-floor units (only upper floors of qualified buildings), the requirement that the building's foreign ownership quota is not exceeded, and the need to purchase through properly titled developments.
In terms of property types, foreigners in Sihanoukville can own condominium units from the first floor up in qualified strata-title buildings, but they cannot directly own houses, land, or ground-floor units, though some use long-term leases or local company structures with proper legal advice to access these property types.
By the way, we've written a blog article detailing the whole property buying process for foreigners in Sihanoukville.
What is the average price per m² in Sihanoukville in 2026?
As of early 2026, the average price per square meter for residential property in Sihanoukville ranges from about $1,100 to $1,800 (roughly 4.4 to 7.3 million Cambodian riels or 1,020 to 1,670 euros) for typical condo stock, with newer or premium beachfront units reaching $1,800 to $2,700 per square meter or higher.
Property prices in Sihanoukville have been volatile over the past two to three years, with the World Bank noting softer conditions in late 2025, which means there is often a significant gap between asking prices and what buyers can actually negotiate, creating opportunities for patient purchasers.
Also, you'll find our latest property market analysis about Sihanoukville here.
Do banks give mortgages to foreigners in Sihanoukville in 2026?
As of early 2026, mortgages for foreigners in Sihanoukville are available but limited, meaning they exist at some banks but require more documentation, larger down payments, and more case-by-case assessment than mortgages in countries with mature lending markets.
The banks in Cambodia known to work with foreign clients for property financing include ACLEDA Bank, ABA Bank, and Canadia Bank, though you should contact them directly to confirm current policies for foreign borrowers.
Typical mortgage conditions for foreigners in Sihanoukville include down payments of 30% or more, interest rates that are higher than Western norms (often 8% to 12% annually), and maximum loan terms of 10 to 20 years depending on the bank and your profile.
The documents and eligibility requirements foreigners typically need for a mortgage in Sihanoukville include a valid passport and visa, proof of income such as employment contracts or bank statements, proof of residence in Cambodia, and sometimes a relationship with the bank through an existing account.
You can also read our latest update about mortgage and interest rates in Cambodia.
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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 |
|---|---|---|
| National Institute of Statistics (NIS), Cambodia | Cambodia's official statistics agency for nationally designated data. | We used NIS for population and demographic context. We cross-checked it with World Bank data where city-level figures were missing. |
| World Bank Cambodia Economic Update | Leading international institution with transparent macroeconomic methods. | We used it to assess economic conditions and property market trends. We relied on it for quality-of-life direction rather than anecdotes. |
| Ministry of Tourism Statistics Report | Official government statistical report with consistent time series. | We used it to judge tourism recovery affecting Sihanoukville's economy. We triangulated whether the city is recovering or stagnating. |
| U.S. State Department Travel Advisory | Official government risk advisory that is regularly updated. | We used it to ground safety guidance on common risks. We shaped practical precautions for expats based on their warnings. |
| UK Foreign Office Cambodia Advice | Official UK government travel safety guidance. | We used it to cross-check the U.S. view and avoid single-country bias. We informed women's safety advice with their risk framing. |
| UNODC Cambodia Cybercrime Report | UN specialist agency on crime with direct regional programs. | We used it to explain the Sihanoukville-adjacent risk environment. We kept the discussion factual rather than rumor-driven. |
| Sihanoukville Autonomous Port | Official site of Cambodia's main deep-sea international port. | We used it to anchor the port and logistics pillar of Sihanoukville's economy. We justified why port-adjacent jobs exist here. |
| IPS Cambodia Real Estate | Long-running real estate firm publishing recognized market insights. | We used it to estimate Sihanoukville price ranges and rent bands. We cross-checked with other established firms' ranges. |
| Cambodia Official e-Visa Portal | Official government portal for Cambodia's e-visa process. | We used it to anchor the most common entry pathway. We added practical notes for long-stay visa extensions. |
| Ministry of Labour and Vocational Training | Official ministry source for labor market publications. | We used it to ground hiring sector information. We paired it with job outlook data for concrete signals. |
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.
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