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
If you are a foreigner looking to buy residential property in Sihanoukville, this guide breaks down exactly what you can and cannot own under Cambodian law as of the first half of 2026.
We cover the legal pathways, visa requirements, buying steps, taxes, mortgage options, and the common mistakes that trip up foreign buyers in this coastal city.
This article is constantly updated to reflect the latest regulations 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 can only own strata-title condos above the ground floor, capped at 70% of units per building, making early booking essential in popular developments.
- The 4% transfer tax in Cambodia is calculated on the government-assessed value, which can sometimes differ significantly from the actual purchase price you negotiate.
- Sihanoukville condo prices remain 30 to 40% below their 2019 peaks, creating a buyer's market with entry-level units starting around $40,000 in 2026.
- Developer financing is often the only realistic loan option for foreigners in Sihanoukville since most Cambodian banks require a local co-borrower or spouse for mortgages.
- Cambodia's Capital Gains Tax on real estate is scheduled to take effect in 2026, which means resale profits will face a 20% tax that did not apply in previous years.
- Rental income from Sihanoukville property is taxed at a flat 10% of gross rent, with no deductions for expenses like management fees or repairs.
- The annual Tax on Immovable Property in Sihanoukville is just 0.1% on values above $25,000, making ongoing costs relatively low compared to Western countries.
- Buying property in Sihanoukville does not grant you residency or citizenship; the Cambodia My Second Home program requires a separate $100,000 investment and five-year wait.
What can I legally buy and truly own as a foreigner in Sihanoukville?
What property types can foreigners legally buy in Sihanoukville right now?
As of early 2026, foreigners in Sihanoukville can legally purchase and fully own strata-title condominium units in registered co-owned buildings, but they cannot directly own land, villas, borey houses, or shophouses in their own name.
The main restriction to know is that foreign ownership in any single Sihanoukville condo building is capped at 70% of the total private unit area, so once a building hits that limit, no more units can be sold to foreigners.
You should also be aware that foreigners cannot own ground-floor units in these buildings because they are considered too closely connected to the land, which Cambodian law reserves for Khmer nationals.
For those who want a villa or house in Sihanoukville, the legal alternative is a long-term lease of up to 50 years (renewable), or setting up a trust structure under Cambodia's 2019 Trust Law, though these options give you control rather than outright ownership.
Finally, please note that our pack about the property market in Sihanoukville is specifically tailored to foreigners.
Can I own land in my own name in Sihanoukville right now?
No, as of the first half of 2026, foreigners cannot own land in their own name anywhere in Cambodia, including Sihanoukville, because Article 44 of the Cambodian Constitution explicitly reserves land ownership for Khmer citizens and Khmer-majority entities.
The most common legal workaround for foreigners who want a landed property in Sihanoukville is to sign a long-term lease (typically 50 years with renewal options up to 99 years), which gives you the right to use and control the property without technically owning the land itself.
Another option gaining popularity is the trust structure under Cambodia's 2019 Trust Law, where a trustee holds legal title on your behalf while you retain beneficial ownership, though this involves setup costs and ongoing management fees.
By the way, we cover everything there is to know about the land buying process in Sihanoukville here.
As of 2026, what other key foreign-ownership rules or limits should I know in Sihanoukville?
As of early 2026, the most important rule to understand is that not every building marketed as a "condo" in Sihanoukville is actually registered as a co-owned building, so you must verify the strata registration before assuming you can legally own a unit as a foreigner.
For condos in Sihanoukville, the 70% foreign ownership quota applies to the total surface area of private units in each building, meaning if 70% of the floor space is already foreign-owned, the remaining units can only be sold to Cambodians regardless of how many units are left.
There is no special foreign buyer registration or government approval required to purchase a strata-title condo in Sihanoukville, but you will need to complete standard transfer paperwork at the cadastral office and pay the 4% transfer tax.
One notable upcoming change is that Cambodia's Capital Gains Tax on real estate is set to begin in 2026, meaning profits from reselling your Sihanoukville property will be taxed at 20%, a significant shift from the previous exemption that was repeatedly postponed.
What's the biggest ownership mistake foreigners make in Sihanoukville right now?
The single biggest mistake foreigners make in Sihanoukville is buying a villa, borey house, or shophouse through a nominee arrangement where a Cambodian citizen holds the title "on their behalf," which is technically illegal and leaves the foreign buyer with almost no legal protection if things go wrong.
If you use this structure and the nominee decides to sell the property, passes away, or simply refuses to cooperate, you have very limited recourse in Cambodian courts because the law does not recognize your ownership claim in the first place.
Other classic pitfalls in Sihanoukville include buying a condo unit in a building that is not properly registered as a co-owned building (meaning you cannot get a valid strata title), failing to check whether the building's foreign quota is already full, and not verifying the developer actually has authority to sell the specific unit.
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.
Which visa or residency status changes what I can do in Sihanoukville?
Do I need a specific visa to buy property in Sihanoukville right now?
No, you do not need a specific visa to buy a condo in Sihanoukville as of the first half of 2026; Cambodia's foreign ownership rules are based on property law, not immigration status, so even tourists can legally purchase strata-title units.
That said, the most common practical hurdle for buyers without local residency in Sihanoukville is opening a Cambodian bank account, which some banks require for receiving rental income or making ongoing payments, and this can be more difficult on a short tourist visa.
You will likely need a Cambodian Tax Identification Number (TIN) at some point in the process, especially if you plan to rent out your Sihanoukville property or deal with the General Department of Taxation for transfer taxes.
Typical documents a foreign buyer must present in Sihanoukville include a valid passport, proof of funds, the signed Sale and Purchase Agreement, and any power of attorney documents if you are completing the purchase remotely.
Does buying property help me get residency and citizenship in Sihanoukville in 2026?
As of early 2026, buying property in Sihanoukville by itself does not automatically grant you residency or citizenship; these are separate immigration processes that require their own applications and qualifications.
Cambodia does have a "My Second Home" (CM2H) program that involves real estate investment, but it requires a minimum $100,000 deposit or property investment plus additional requirements, and it leads to permanent residency after five years rather than immediate citizenship.
For those seeking other pathways, Cambodia offers business visas that can be extended annually, and after several years of continuous residence plus meeting language and other requirements, naturalization becomes a possibility, but this is a long process unrelated to property ownership.
We give you all the details you need about the different pathways to get residency and citizenship in Sihanoukville here.
Can I legally rent out property on my visa in Sihanoukville right now?
Your visa status in Cambodia does not directly restrict your ability to rent out a property you legally own in Sihanoukville; rental income is treated as a tax matter rather than an employment or work permit issue.
You do not need to live in Cambodia to rent out your Sihanoukville condo, and many foreign owners manage their properties remotely through local property managers or the building's management company.
The key requirement is that you must pay the 10% rental income tax on your gross rental receipts to the General Department of Taxation, and most foreign landlords in Sihanoukville handle this through a local accountant or property manager who files on their behalf.
We cover everything there is to know about buying and renting out in Sihanoukville here.
Get fresh and reliable information about the market in Sihanoukville
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How does the buying process actually work step-by-step in Sihanoukville?
What are the exact steps to buy property in Sihanoukville right now?
The typical buying process in Sihanoukville follows this sequence: choose your unit and confirm it is in a registered co-owned building, pay a reservation deposit, sign the Sale and Purchase Agreement, complete due diligence on the title and foreign quota, pay the remaining balance and transfer taxes, then register the transfer and receive your strata title.
You do not have to be physically present for most steps in Sihanoukville if you give a trusted representative a properly notarized power of attorney, though many buyers prefer to attend the final signing and handover in person.
The step that typically makes the deal legally binding in Sihanoukville is the signing of the Sale and Purchase Agreement combined with the payment of the deposit, after which both parties are committed and backing out usually means losing the deposit.
From accepted offer to final title registration in Sihanoukville, expect a timeline of roughly 4 to 8 weeks for a straightforward condo purchase, though off-plan purchases from developers will obviously take longer until the building is completed and strata titles are issued.
We have a document entirely dedicated to the whole buying process our pack about properties in Sihanoukville.
Is it mandatory to get a lawyer or a notary to buy a property in Sihanoukville right now?
A lawyer is not strictly mandatory to buy a condo in Sihanoukville, but it is strongly recommended for foreign buyers because the biggest risks are structural, such as whether the unit is actually foreigner-eligible and whether the building registration is legitimate.
In Cambodia, a notary's role is primarily to authenticate documents and give them legal validity (especially for mortgages and certain contracts), while a lawyer provides substantive legal advice, conducts due diligence, and helps structure the transaction to protect your interests.
One key item that should be explicitly included in your lawyer's scope for a Sihanoukville purchase is verification that the building is properly registered as a co-owned building and confirmation that the foreign ownership quota has not been exceeded for the unit you want to buy.
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 checks should I run so I don't buy a problem property in Sihanoukville?
How do I verify title and ownership history in Sihanoukville right now?
The official authority to verify title and ownership in Sihanoukville is the Cadastral Office under the Ministry of Land Management, Urban Planning and Construction, which maintains records of hard titles, LMAP titles, and strata titles for the area.
The key document you should request is the strata title certificate (for condos) or the hard title/LMAP title (for landed property), which confirms the legal owner, the boundaries of the property, and whether any encumbrances are registered against it.
A realistic look-back period for ownership history checks in Sihanoukville is at least 10 to 15 years, which helps ensure there were no disputed transfers, inheritance issues, or gaps in the chain of ownership that could cause problems later.
One clear red flag that should stop or pause your purchase is finding that the title has changed hands multiple times in a short period, especially during Cambodia's boom years, as this can indicate speculative flipping or unresolved disputes.
You will find here the list of classic mistakes people make when buying a property in Sihanoukville.
How do I confirm there are no liens in Sihanoukville right now?
The standard way to confirm there are no liens on a property in Sihanoukville is to have your lawyer request a title search and encumbrance certificate from the Cadastral Office, which will show any registered mortgages, pledges, or legal claims against the property.
One common type of encumbrance to specifically ask about in Sihanoukville is developer financing or project-level loans, because if the developer mortgaged the entire building to fund construction, individual unit transfers may be blocked until that debt is cleared.
The best written proof of lien status is an official certificate or letter from the Cadastral Office confirming the property is free of encumbrances, which your lawyer should obtain as part of the standard due diligence before you complete the purchase.
How do I check zoning and permitted use in Sihanoukville right now?
To check zoning and permitted use in Sihanoukville, you should consult the local Sangkat or Khan office and the provincial Department of Land Management, which hold zoning maps and can confirm whether a property is designated residential, commercial, or mixed-use.
The document that typically confirms zoning classification is the land use certificate or a letter from the local authority stating the permitted use category, which your lawyer can request as part of due diligence.
A common zoning pitfall that foreign buyers miss in Sihanoukville is purchasing a condo in a building marketed for short-term rentals without checking whether the building's internal rules or the local authority actually permit Airbnb-style operations, which can leave you stuck with a unit you cannot legally rent to tourists.
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.
Can I get a mortgage as a foreigner in Sihanoukville, and on what terms?
Do banks lend to foreigners for homes in Sihanoukville in 2026?
As of early 2026, some Cambodian banks do lend to foreigners for home purchases in Sihanoukville, but availability is inconsistent and many banks either restrict loans to Cambodian nationals or require a Cambodian spouse or co-borrower.
When foreign borrowers do qualify, the typical loan-to-value ratio in Sihanoukville ranges from 50% to 70%, meaning you will need a down payment of at least 30% to 50% of the purchase price, which is higher than what most Western buyers expect.
The most common eligibility requirement is proof of stable income, and many banks prefer or require that income to be earned locally in Cambodia, which effectively disqualifies many foreign buyers who work remotely or earn income abroad.
You can also read our latest update about mortgage and interest rates in Cambodia.
Which banks are most foreigner-friendly in Sihanoukville in 2026?
As of early 2026, the banks most commonly used by foreigners seeking mortgages in Cambodia include ACLEDA Bank, ABA Bank, and Canadia Bank, though each has its own specific requirements and foreigners should expect case-by-case assessment rather than guaranteed approval.
What makes these banks relatively more foreigner-friendly is their experience working with expats, their English-language services, and their willingness to consider applications from buyers who have local income or can provide substantial down payments.
Most of these banks are cautious about lending to non-residents (foreigners who do not live in Cambodia), so buyers without a business visa or long-term presence in the country often find that developer financing or cash purchase is more realistic than a traditional bank mortgage.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Sihanoukville.
What mortgage rates are foreigners offered in Sihanoukville in 2026?
As of early 2026, mortgage interest rates for foreigners in Cambodia typically range from about 7% to 10% per year for USD-denominated loans, with foreign borrowers often quoted at the higher end of that range due to perceived risk and documentation requirements.
Most mortgages in Cambodia are offered at fixed rates for an initial period (often 1 to 3 years) before becoming variable, and variable-rate loans tend to be priced slightly lower initially but carry more uncertainty over the loan term.
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 will taxes, fees, and ongoing costs look like in Sihanoukville?
What are the total closing costs as a percent in Sihanoukville in 2026?
For a foreign buyer in Sihanoukville, total closing costs typically come to around 5% to 8% of the purchase price, with 6% being a reasonable middle estimate for budgeting purposes.
The realistic range of 5% to 8% covers most standard condo transactions, with variation depending on whether you use a lawyer, the complexity of the deal, and how transaction costs are split between buyer and seller.
The main fee categories that make up closing costs in Sihanoukville include the 4% transfer (stamp) tax, legal fees (around 0.5% to 1.5%), document translation, notarization, and various administrative charges at the cadastral office.
The single biggest contributor to closing costs is almost always the 4% transfer tax, which is calculated on the government-assessed value of the property and must be paid before the title can be transferred to your name.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Sihanoukville.
What annual property tax should I budget in Sihanoukville in 2026?
As of early 2026, the annual property tax in Sihanoukville is the Tax on Immovable Property (TOIP), which works out to roughly $75 to $175 per year for a typical condo valued between $100,000 and $200,000 (approximately 300,000 to 700,000 KHR, or 70 to 160 EUR).
The TOIP is assessed at 0.1% of the property value above a threshold of KHR 100 million (about $25,000), so properties below that threshold pay nothing, and even higher-value properties face relatively modest annual tax bills compared to Western countries.
How is rental income taxed for foreigners in Sihanoukville in 2026?
As of early 2026, rental income from property in Sihanoukville is taxed at a flat 10% of gross rent, with no deductions allowed for expenses like property management, repairs, or depreciation.
Foreign owners typically fulfill this obligation by having their property manager or accountant withhold the 10% and file with the General Department of Taxation on their behalf, usually on a monthly or quarterly basis depending on the amount.
What insurance is common and how much in Sihanoukville in 2026?
As of early 2026, annual insurance premiums for a standard condo in Sihanoukville typically range from $150 to $400 (roughly 600,000 to 1,600,000 KHR, or 140 to 370 EUR) for contents and personal liability coverage, while villa insurance can run $400 to $1,200 depending on size and location.
The most common type of coverage for condo owners in Sihanoukville is contents and personal liability insurance, since the building structure itself is usually insured through the building management fees you pay monthly.
The biggest factor that affects insurance premiums in Sihanoukville is proximity to the coast and flood risk, with beachfront properties generally costing more to insure than those inland, and higher floors often qualifying for lower rates than ground or lower levels.
Get the full checklist for your due diligence in Sihanoukville
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 |
|---|---|---|
| Constitution of Cambodia | It's the country's highest legal document, which all other laws must follow. | We used it to confirm that only Khmer citizens can own land. This forms the foundation for all foreign ownership guidance. |
| Cambodia Land Law 2001 | It's the primary statute governing land and property rights in Cambodia. | We used it to verify land ownership rules and lien concepts. It helped us explain what foreigners cannot own directly. |
| Foreign Ownership Law | This law created strata-title ownership for foreigners in Cambodia. | We used it to define exactly what foreigners can own in Sihanoukville. It's the legal basis for condo purchases by non-Cambodians. |
| Sub-Decree No. 82 | It sets the 70% foreign ownership quota for co-owned buildings. | We used it to explain building-level caps on foreign ownership. It's why some Sihanoukville condos are sold out for foreigners. |
| DFDL Legal Updates | DFDL is a respected regional law firm that cites primary Cambodian law. | We used their guidance to translate legal rules into practical buyer advice. They helped us explain how the quota works in practice. |
| EuroCham Real Estate Guide | It's a practitioner guide produced for the European business community. | We used it to verify transaction steps and due diligence standards. It helped us describe what a typical Sihanoukville purchase looks like. |
| PwC Tax Summaries | PwC is a major audit firm that tracks Cambodian tax rules accurately. | We used it for the 4% transfer tax rate and closing cost breakdown. It forms the basis of our closing cost estimates. |
| Deloitte tax@hand | Deloitte tracks official tax instruments and updates regularly. | We used it to confirm the 10% rental income tax rate. It helped us explain ongoing tax obligations for foreign landlords. |
| General Department of Taxation | It's Cambodia's official tax authority for property and income taxes. | We used it as the anchor institution for all tax-related guidance. It's where buyers ultimately register and pay. |
| DFDL TOIP Update | It clearly states the annual property tax threshold and rate. | We used it to calculate annual property tax budgets. It helped us give concrete dollar amounts for Sihanoukville owners. |
| Maybank Cambodia | It's the bank's own eligibility page showing lending restrictions. | We used it to show that many banks require Cambodian co-borrowers. It explains why developer financing is often more realistic. |
| IPS Cambodia Market Report | IPS is a major Cambodia real estate agency with local market data. | We used their 2025 Sihanoukville condo trends for market context. It helped us describe current conditions and pricing. |
| CBRE Cambodia Legal Guide | CBRE is a global real estate firm with deep Cambodia expertise. | We used their 2025 guide for regulatory updates and market outlook. It helped us explain upcoming changes like Capital Gains Tax. |
| Cambodia eVisa Portal | It's the government's official visa application platform. | We used it to ground visa basics and avoid hearsay. It confirms that tourists can legally enter and buy property. |
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?