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
This guide breaks down everything you need to know about housing prices in Sihanoukville in 2026.
We cover median prices, price per square meter, neighborhood comparisons, and what you can actually buy at different budget levels.
We constantly update this blog post to reflect the latest market data.
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
- Condominiums make up roughly 70% of Sihanoukville's residential market in 2026, making it a condo-dominated coastal city unlike most other Cambodian markets.
- Beachfront properties in Sihanoukville command up to 3 times more per square meter than inland units, with Sokha Beach reaching $4,000/sqm compared to $900/sqm in Sangkat 4.
- The typical gap between listing price and actual sale price in Sihanoukville is around 6%, meaning most buyers negotiate $6,000 off a $100,000 property.
- New construction in Sihanoukville carries a premium of about 15% over existing homes, driven by stronger amenities and lower perceived maintenance risk.
- Over the past 10 years, Sihanoukville property prices have risen roughly 65% in nominal terms, though only about 40% when adjusted for inflation.
- Budget for an extra 7% to 14% on top of your purchase price in Sihanoukville to cover the 4% transfer tax, legal fees, and any renovation work.
- Entry-level livable condos in Sihanoukville start around $55,000 to $85,000, typically for older studio units located inland rather than near the beach.
- Smaller premium-located units in Sihanoukville have the highest price per square meter because buyers pay for location and views, not just floor space.
What is the average housing price in Sihanoukville in 2026?
The median housing price is more telling than the average because it shows what a typical buyer actually pays, without being skewed by a few ultra-expensive beachfront properties.
We are writing this as of the first half of 2026 with the latest data collected from authoritative sources including the National Bank of Cambodia and IPS Cambodia, which we manually double-checked.
The median housing price in Sihanoukville in 2026 is approximately 407 million KHR, which converts to about $101,500 or around €86,000. The average housing price in Sihanoukville in 2026 is slightly higher at around 463 million KHR, or about $115,500 (€98,000), pulled up by premium beachfront inventory.
About 80% of residential properties in Sihanoukville in 2026 fall within a price range of roughly $54,000 to $192,000, depending on unit size and location.
A realistic entry range in Sihanoukville in 2026 is between 221 million and 341 million KHR ($55,000 to $85,000, or €47,000 to €72,000), which typically gets you an older resale studio condo of 35 to 45 sqm in an inland area like Mittakpheap.
Luxury properties in Sihanoukville in 2026 generally range from 1.4 billion to 3.6 billion KHR ($350,000 to $900,000, or €297,000 to €763,000), and at this level you can expect a beachfront 2 to 3 bedroom condo in a newer tower near Sokha Beach or Independence Beach with full amenities.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Sihanoukville.
Are Sihanoukville property listing prices close to the actual sale price in 2026?
In Sihanoukville in 2026, the typical gap between listing price and actual sale price is around 6%, with most deals closing 3% to 10% below the asking price.
This happens because Sihanoukville has thin end-user demand compared to its large condo inventory, so sellers often price optimistically expecting negotiation. The discount tends to be largest for resale units where owners prefer speed and cash certainty, while newer projects with strong amenities see smaller gaps.
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What is the price per sq m or per sq ft for properties in Sihanoukville in 2026?
As of early 2026, the median housing price in Sihanoukville is about $1,450 per sqm (5.8 million KHR/sqm, or €1,230/sqm), which works out to roughly $135 per sqft (540,000 KHR/sqft, or €114/sqft). The average price per sqm in Sihanoukville in 2026 is higher at around $1,650 per sqm (6.6 million KHR/sqm, or €1,400/sqm), or about $153 per sqft (615,000 KHR/sqft, or €130/sqft).
Smaller premium-located units like studios and one-bedrooms in beachfront towers have the highest price per sqm in Sihanoukville because buyers pay for location and views rather than just floor area, while larger inland family units or older buildings have the lowest price per sqm.
The highest prices per sqm in Sihanoukville in 2026 are found along Sokha Beach and Independence Beach, ranging from about 10 million to 16 million KHR per sqm ($2,500 to $4,000/sqm). The lowest prices per sqm are in inland areas like Sangkat 4 and Prey Nob, where you can find properties at 3.2 million to 5.4 million KHR per sqm ($800 to $1,350/sqm).
How have property prices evolved in Sihanoukville?
Compared to one year ago in January 2025, Sihanoukville property prices have increased by roughly 3% in nominal terms, or about 1% after adjusting for inflation. This modest growth reflects the market stabilizing after its earlier boom-and-bust cycle, with distressed resale inventory gradually clearing and better-managed projects holding their value.
Looking back 10 years to January 2016, Sihanoukville property prices have risen approximately 65% in nominal terms, or about 40% in inflation-adjusted terms. The main drivers were the 2017 to 2019 investment wave around tourism and casino development, plus the fact that surviving quality projects retained a structural premium after weaker ones were heavily discounted.
By the way, we've written a blog article detailing the latest updates on property price variations in Sihanoukville.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market 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 types of properties are available in Sihanoukville and how do their prices compare in 2026?
Sihanoukville's residential market in 2026 is dominated by condominiums at roughly 70% of available properties, followed by shophouses used residentially (10%), detached houses (10%), villas (5%), serviced apartments (3%), and other types like townhomes (2%), reflecting the city's development as a condo-focused coastal destination.
Average prices by property type in Sihanoukville as of the first half of 2026 are: condos at around 461 million KHR ($115,000 or €98,000), serviced apartments at 562 million KHR ($140,000 or €119,000), shophouses at 722 million KHR ($180,000 or €153,000), detached houses at 883 million KHR ($220,000 or €187,000), and villas at 1.81 billion KHR ($450,000 or €382,000). The wide range reflects the mix of inland budget options and premium beachfront properties.
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Sihanoukville?
- How much should you pay for a house in Sihanoukville?
- How much should you pay for an apartment in Sihanoukville?
- How much should you pay for a villa in Sihanoukville?
- How much should you pay for a condo in Sihanoukville?
- How much should you pay for lands in Sihanoukville?
How do property prices compare between existing and new homes in Sihanoukville in 2026?
New construction in Sihanoukville in 2026 carries a premium of roughly 15% over existing homes, though this can range from 10% to 25% depending on the specific project and location.
This premium exists because buyers value the better amenities, modern finishes, and professional management that new towers offer, while older buildings carry perceived risks around maintenance costs and weaker resale potential.
Buying real estate in Sihanoukville can be risky
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How do property prices vary by neighborhood in Sihanoukville in 2026?
In the Otres area of Sihanoukville, you will find mostly 1 to 2 bedroom condos ranging from 50 to 90 sqm, with average prices around 360 million to 900 million KHR ($90,000 to $225,000, or €76,000 to €191,000). This neighborhood attracts expats looking for a calmer beach lifestyle with cafes and less of the casino-heavy atmosphere found elsewhere in the city.
The Ochheuteal and Serendipity area offers central beach access with 1 to 2 bedroom condos typically between 45 and 85 sqm, priced at around 420 million to 1.1 billion KHR ($105,000 to $275,000, or €89,000 to €233,000). This location is popular because of its walkability to the beach and services, plus strong rental demand from tourists and longer-term residents.
Independence Beach and Sokha Beach represent the premium end of Sihanoukville, featuring newer condos with full amenities in the 70 to 140 sqm range, averaging 640 million to 1.6 billion KHR ($160,000 to $400,000, or €136,000 to €339,000). These neighborhoods command higher prices because of their beachfront positioning, sea views, and resort-style tower developments.
You will find a much more detailed analysis by areas in our property pack about Sihanoukville. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Sokha Beach | Luxury / Beachfront | 1.2B - 3B KHR ($300k - $750k) | 10M - 16M KHR ($2,500 - $4,000) | 929k - 1.49M KHR ($232 - $372) |
| Independence Beach | Premium / Views | 640M - 1.6B KHR ($160k - $400k) | 7.2M - 12M KHR ($1,800 - $3,000) | 669k - 1.12M KHR ($167 - $279) |
| Ochheuteal | Expat / Popular | 420M - 1.1B KHR ($105k - $275k) | 6M - 10M KHR ($1,500 - $2,500) | 557k - 929k KHR ($139 - $232) |
| Serendipity | Lively / Central | 380M - 950M KHR ($95k - $235k) | 5.2M - 8.8M KHR ($1,300 - $2,200) | 483k - 817k KHR ($121 - $204) |
| Otres | Expat / Lifestyle | 360M - 900M KHR ($90k - $225k) | 5M - 8M KHR ($1,250 - $2,000) | 464k - 743k KHR ($116 - $186) |
| Victory Hill | Popular / Mixed | 420M - 1.2B KHR ($105k - $300k) | 5.6M - 9.6M KHR ($1,400 - $2,400) | 520k - 892k KHR ($130 - $223) |
| City Center / Mittakpheap | Budget / Commute | 240M - 600M KHR ($60k - $150k) | 3.6M - 5.8M KHR ($900 - $1,450) | 334k - 539k KHR ($84 - $135) |
| Sangkat 1 | Family / Local | 260M - 680M KHR ($65k - $170k) | 3.8M - 6.2M KHR ($950 - $1,550) | 353k - 576k KHR ($88 - $144) |
| Sangkat 2 | Family / Local | 260M - 720M KHR ($65k - $180k) | 3.8M - 6.6M KHR ($950 - $1,650) | 353k - 613k KHR ($88 - $153) |
| Sangkat 3 | Family / Space | 300M - 800M KHR ($75k - $200k) | 4M - 6.8M KHR ($1,000 - $1,700) | 372k - 632k KHR ($93 - $158) |
| Sangkat 4 | Budget / Space | 220M - 600M KHR ($55k - $150k) | 3.4M - 5.4M KHR ($850 - $1,350) | 316k - 502k KHR ($79 - $125) |
| Prey Nob | Entry / Value | 200M - 520M KHR ($50k - $130k) | 3.2M - 5M KHR ($800 - $1,250) | 297k - 464k KHR ($74 - $116) |
How much more do you pay for properties in Sihanoukville when you include renovation work, taxes, and fees?
When buying property in Sihanoukville in 2026, you should budget an extra 7% to 14% on top of the purchase price to cover transfer taxes, legal fees, and any renovation work you might need.
For a property around $200,000 (about 803 million KHR) in Sihanoukville, you would pay roughly $8,000 in transfer tax (4% of the price), around $1,000 for legal and administrative fees, and potentially $10,000 to $20,000 for moderate renovation. That brings your total to approximately $219,000 to $229,000, or an extra 10% to 15% above the purchase price.
For a $500,000 property (about 2 billion KHR) in Sihanoukville, the 4% transfer tax alone is $20,000, legal fees run around $2,000, and a higher-standard renovation could add $30,000 to $50,000. Your all-in cost would be roughly $552,000 to $572,000, representing an extra 10% to 14%.
For a $1,000,000 property (about 4 billion KHR) in Sihanoukville, expect to pay $40,000 in transfer tax, $3,000 to $4,000 in legal and processing fees, and potentially $50,000 to $80,000 for premium renovation work. Your total investment would be approximately $1,093,000 to $1,124,000, adding 9% to 12% to the purchase price.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Sihanoukville
| Expense | Category | Estimated Cost Range and Details |
|---|---|---|
| Transfer Tax / Stamp Duty | Tax | 4% of the property price, which means 16 million KHR ($4,000) for every $100,000 of property value. This is the main government tax on property transfers in Cambodia. It is typically paid at the time of registration. |
| Legal and Admin Fees | Fees | 2 million to 8 million KHR ($500 to $2,000) depending on complexity. This covers title checks, registration support, and lawyer fees if you use one. More expensive properties or those with complex ownership structures cost more to process. |
| Agent / Broker Fees | Fees | Often paid by the seller in Sihanoukville, but can be negotiated. If the buyer pays, expect 1% to 3% of the purchase price. Some transactions, especially direct sales, have no broker fee at all. |
| Light Renovation | Renovation | 8 million to 32 million KHR ($2,000 to $8,000) for basic updates. This includes fresh paint, minor repairs, and basic furnishing. Suitable for newer units or those in good condition that just need personalizing. |
| Moderate Renovation | Renovation | 40 million to 120 million KHR ($10,000 to $30,000) for more substantial work. This covers kitchen and bathroom updates, flooring replacement, and quality furnishing. Common for older resale units needing refresh. |
| High-End Renovation | Renovation | 120 million to 320 million KHR ($30,000 to $80,000) for premium fit-outs. This includes full interior redesign, high-quality materials, custom cabinetry, and designer furnishing. Typical for luxury units or complete overhauls. |
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 properties can you buy in Sihanoukville in 2026 with different budgets?
With $100,000 in Sihanoukville in January 2026, you can buy an existing 1-bedroom condo of around 55 sqm in Mittakpheap (inland), or a larger existing studio of about 50 sqm in Sangkat 2 that might need some refreshing, or a smaller existing 1-bedroom condo of 45 sqm in the inner Serendipity area away from the beachfront.
With $200,000 in Sihanoukville, your options expand to a newer 2-bedroom condo of around 80 sqm in the Otres area with pool and gym amenities, or an existing 2-bedroom condo of 90 sqm near Ochheuteal beach with good rental potential, or a small existing detached house of about 150 sqm in an inland residential pocket like Sangkat 3.
With $300,000 in Sihanoukville, you can purchase a newer 2-bedroom condo of around 100 sqm in the Independence Beach area with partial sea views, or an existing 3-bedroom condo of 120 sqm on Victory Hill with view-driven pricing, or an existing detached house of about 200 sqm in outer Sangkat 4 with more space but less walkability.
With $500,000 in Sihanoukville, you enter the premium tier and can buy a new 3-bedroom condo of around 140 sqm in the Independence or premium beach area with strong amenities, or an existing villa of 250 to 320 sqm in an inland family pocket with privacy, or a newer large 2-bedroom beachfront-adjacent condo of 120 sqm at the prime end of Ochheuteal.
With $1,000,000 in Sihanoukville, you can purchase a prime beachfront luxury condo of around 200 sqm along Sokha Beach with high-floor sea views, or a high-end villa of 400 to 600 sqm with private compound feel and premium finishes, or a small boutique low-rise residential block with a few units in the inland core.
With $2,000,000 in Sihanoukville, the market is thin and highly specific, but options include a trophy penthouse or combined units of 250 to 400 sqm on beachfront at Sokha or Independence with top views, a landmark villa compound with a large plot and premium security, or a high-spec multi-unit residential investment in prime rental corridors.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Sihanoukville.
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 Bank of Cambodia (Exchange Rates) | It is Cambodia's central bank and publishes the official foreign exchange reference rates used across the country. | We used it to convert USD-denominated market prices into Cambodian riel (KHR). We also used the late December 2025 rate as our January 2026 conversion anchor. |
| European Central Bank (EUR/USD Rate) | It is the euro area's central bank and provides official reference exchange rate series. | We used it to convert USD figures into euros consistently. We used the late December 2025 rate as a practical proxy for January 2026 conversions. |
| IMF Technical Assistance Report (Cambodia RPPI) | It documents how Cambodia's central bank compiles its Residential Property Price Index using internationally recognized methods. | We used it to understand what the national index covers and its limitations. We used it to explain why city-level pricing needs triangulation with listings data. |
| National Bank of Cambodia (RPPI Statistics) | It is the central bank's official distribution point for macro and financial datasets including the property price index. | We used it as the authoritative pointer that the RPPI exists and is maintained. We used it to anchor our year-over-year and multi-year change estimates. |
| IPS Cambodia (Sihanoukville Market) | IPS is a long-running Cambodia-based brokerage with published market commentary and on-the-ground pricing visibility. | We used it to set the mid-range condo price-per-sqm band in Sihanoukville. We used it as one leg of triangulation for our median and average estimates. |
| Knight Frank Cambodia (Property Tax Guide) | Knight Frank is a major international real estate consultancy with a Cambodia office that publishes practical guides aligned with local rules. | We used it to quantify the 4% transfer tax and stamp duty. We used it in the all-in costs section and purchase examples. |
| World Bank (Cambodia Inflation Data) | It is an international organization providing standardized CPI series used widely for comparisons and inflation adjustment. | We used it to inflation-adjust historical price changes in real terms. We used it to keep the analysis consistent with widely accepted CPI methodology. |
| National Bank of Cambodia (Main Portal) | It is the primary regulatory and monetary authority for Cambodia's financial system. | We used it to verify the existence and methodology of official property statistics. We cross-referenced data points against their published reports. |
| Realestate.com.kh | It is Cambodia's largest property listing portal with extensive inventory across all property types. | We used it to verify listing price ranges across neighborhoods. We cross-referenced asking prices against brokerage estimates. |
| CBRE Cambodia | CBRE is a global commercial real estate services firm with local market research in Cambodia. | We used their market reports to understand broader pricing trends. We validated our estimates against their published commentary. |
| Colliers Cambodia | Colliers is an international real estate services company providing local market intelligence. | We used their research to cross-check market segmentation data. We referenced their views on premium versus budget pricing dynamics. |
| Phnom Penh Post | It is a major English-language newspaper in Cambodia covering business and property news. | We used it to track recent market developments and policy changes. We verified our timeline of market events against their reporting. |
| Khmer Times | It is a Cambodian English-language daily newspaper with property market coverage. | We used it to corroborate market trends and development news. We checked their coverage against other sources for consistency. |
| Cambodia Daily | It is a news outlet covering Cambodian current affairs including real estate developments. | We used it for background on Sihanoukville's development history. We referenced their coverage of the 2017-2019 investment wave. |
| Ministry of Land Management (Cambodia) | It is the government ministry responsible for land registration and property regulations. | We used it to verify transfer tax rates and registration requirements. We confirmed the 4% stamp duty figure against their guidelines. |
| Asian Development Bank | It is a regional development bank providing economic data and country assessments for Cambodia. | We used their economic outlook reports for context on Cambodia's growth. We cross-referenced inflation and GDP data for market analysis. |
| World Bank Cambodia | It provides country-specific economic analysis and development indicators. | We used their reports for macroeconomic context affecting property markets. We referenced their urbanization and investment data. |
| National Institute of Statistics Cambodia | It is Cambodia's official statistical agency responsible for census and economic data. | We used it for demographic and housing stock data. We referenced their household surveys for market sizing context. |
| JLL Cambodia | JLL is a global real estate services firm with local market research capabilities. | We used their property market reviews for pricing trend validation. We cross-checked our segment estimates against their reports. |
| Savills Cambodia | Savills is an international real estate advisor with Cambodia market coverage. | We used their market updates for luxury segment pricing. We validated our premium property estimates against their data. |
| Expats Cambodia | It is a resource for expatriates living in Cambodia with practical property information. | We used it to understand expat-popular neighborhoods. We referenced their area guides for buyer preference insights. |
| Bodia Properties | It is a local Cambodian real estate agency with Sihanoukville market expertise. | We used their listing data for neighborhood-level pricing. We cross-checked their asking prices against our estimates. |
| Property Finder Asia | It is a regional property portal covering Southeast Asian markets including Cambodia. | We used it to compare Sihanoukville pricing against regional benchmarks. We validated our price ranges against their listings. |
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