As of June 2026, a normal apartment in Sihanoukville costs about $90,000 at the median, or roughly KHR 362 million and €78,000, while the average sits closer to $120,000 because sea-view apartments pull prices upward.
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We constantly update this blog post, because apartment prices in Sihanoukville in 2026 can move quickly from one building to another.
The big idea is simple: Sihanoukville apartments can look cheap on paper, but the real cost depends heavily on title, building management, view, location and rental demand.
This guide focuses only on residential apartments in Sihanoukville, so foreign buyers can understand the real cash budget without getting lost in land or villa rules.
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
- The median apartment price in Sihanoukville in 2026 is around $90,000, but the average is higher because beachfront and sea-view units lift the top of the market.
- Most standard Sihanoukville apartments in 2026 fall between $700 and $1,800 per m², but prime Sokha Beach or Independence Beach stock can go above $2,500 per m².
- A foreign buyer should not read a cheap Sihanoukville apartment listing as a bargain before checking strata title, common-area maintenance, occupancy and resale liquidity.
- Studios and one-bedroom apartments in Sihanoukville are the easiest entry point, with many realistic purchases sitting between $35,000 and $75,000 in 2026.
- The new-build premium in Sihanoukville is usually only 10% to 20%, because oversupply keeps buyers careful and weak buildings still struggle to resell.
- Otres Beach and Independence Beach have the strongest price story in 2026, while generic inland resale apartments are still close to flat in many buildings.
- For a $90,000 apartment in Sihanoukville, a foreign buyer should usually plan an all-in budget of about $100,000 after taxes, legal checks, setup and basic furnishing.
- Closing costs in Sihanoukville are usually 6% to 8% before furniture, with Cambodia’s 4% transfer tax normally being the biggest single buyer cost.
- Monthly ownership costs look manageable, but electricity and HOA discipline matter a lot because coastal heat, salt air and air-conditioning can raise real costs.
How much do apartments really cost in Sihanoukville in 2026?
What's the average and median apartment price in Sihanoukville in 2026?
As of June 2026, the median apartment price in Sihanoukville is about KHR 362 million, $90,000 and €78,000, while the average apartment price is closer to KHR 483 million, $120,000 and €104,000 because sea-view and resort-style apartments pull the average upward.
That means the median apartment price per square meter in Sihanoukville in 2026 is about KHR 4.8 million, $1,200 and €1,040 per m², or about KHR 449,000, $111 and €96 per sq ft.
For most standard apartments in Sihanoukville in 2026, a realistic purchase range is about KHR 220 million to KHR 725 million, $55,000 to $180,000 and €48,000 to €156,000, with the lower end usually inland and the higher end near the beach or sea views.
How much is a studio apartment in Sihanoukville in 2026?
As of June 2026, a typical studio apartment in Sihanoukville costs about KHR 161 million to KHR 221 million, $40,000 to $55,000 and €35,000 to €48,000.
In the same market, entry-level to mid-range studios usually cost KHR 113 million to KHR 221 million, $28,000 to $55,000 and €24,000 to €48,000, while high-end or sea-view studios are more often KHR 221 million to KHR 302 million, $55,000 to $75,000 and €48,000 to €65,000.
Most studio apartments in Sihanoukville are about 28 m² to 40 m², so a small change in view, floor level or building quality can move the total price quickly.
How much is a one-bedroom apartment in Sihanoukville in 2026?
As of June 2026, a typical one-bedroom apartment in Sihanoukville costs about KHR 201 million to KHR 302 million, $50,000 to $75,000 and €43,000 to €65,000.
For one-bedroom apartments in Sihanoukville in 2026, entry-level to mid-range units usually cost KHR 181 million to KHR 342 million, $45,000 to $85,000 and €39,000 to €73,000, while high-end or sea-view one-bedrooms can reach KHR 342 million to KHR 443 million, $85,000 to $110,000 and €73,000 to €95,000.
A normal one-bedroom apartment in Sihanoukville is usually about 36 m² to 55 m², with compact sea-view units sometimes pricing like larger inland units.
How much is a two-bedroom apartment in Sihanoukville in 2026?
As of June 2026, a typical two-bedroom apartment in Sihanoukville costs about KHR 302 million to KHR 503 million, $75,000 to $125,000 and €65,000 to €108,000.
For two-bedroom apartments in Sihanoukville in 2026, entry-level to mid-range units usually sit around KHR 262 million to KHR 503 million, $65,000 to $125,000 and €56,000 to €108,000, while better beach-access or sea-view two-bedrooms often cost KHR 503 million to KHR 725 million, $125,000 to $180,000 and €108,000 to €156,000.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Sihanoukville.
How much is a three-bedroom apartment in Sihanoukville in 2026?
As of June 2026, a typical three-bedroom apartment in Sihanoukville costs about KHR 483 million to KHR 886 million, $120,000 to $220,000 and €104,000 to €190,000.
For three-bedroom apartments in Sihanoukville in 2026, entry-level to mid-range units usually cost KHR 483 million to KHR 886 million, $120,000 to $220,000 and €104,000 to €190,000, while high-end sea-view or prime beachfront three-bedrooms can pass KHR 1 billion, $250,000 and €216,000.
Most three-bedroom apartments in Sihanoukville are about 105 m² to 150 m², but trophy units can be much larger and should be judged on view, floor plan and building quality.
What's the price gap between new and resale apartments in Sihanoukville in 2026?
As of June 2026, new-build or near-new apartments in Sihanoukville usually sell for about 10% to 20% more than comparable resale apartments, with 15% a fair central estimate.
Based on that gap, the average new-build apartment price in Sihanoukville is about KHR 5.6 million, $1,400 and €1,210 per m², although strong sea-view projects can go much higher.
For resale apartments in Sihanoukville, the average price is closer to KHR 4.8 million, $1,200 and €1,040 per m², with discounts when the building has weak management, low occupancy or unclear rental demand.
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Can I afford to buy in Sihanoukville in 2026?
What's the typical total budget (all-in) to buy an apartment in Sihanoukville in 2026?
As of June 2026, a buyer should budget about KHR 402 million, $100,000 and €86,000 all-in for a standard Sihanoukville apartment with a purchase price close to the $90,000 median.
This all-in budget in Sihanoukville usually includes the apartment price, transfer tax, legal checks, title processing, basic furniture, utility setup and a small contingency for unexpected costs.
We go deeper and try to understand what costs can be avoided or minimized and how in our Sihanoukville property pack.
What down payment is typical to buy in Sihanoukville in 2026?
As of June 2026, a foreign buyer using finance in Sihanoukville should expect a down payment of about 30% to 50%, or around KHR 109 million to KHR 181 million, $27,000 to $45,000 and €23,000 to €39,000 on a $90,000 apartment.
In practice, the minimum down payment for foreigners is often around 30% if a bank or developer accepts the buyer profile, but buyers without Cambodia income may be asked for more cash.
A safer recommended down payment in Sihanoukville is closer to 40% to 50%, because a larger cash share can improve approval chances and reduce pressure from high interest costs.
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Which neighborhoods are cheapest or priciest in Sihanoukville in 2026?
How much does the price per m² for apartments vary by neighborhood in Sihanoukville in 2026?
As of June 2026, apartment prices across Sihanoukville neighborhoods range from about KHR 2.8 million to KHR 12.1 million per m², $700 to $3,000 per m² and €605 to €2,600 per m².
The most affordable apartment areas in Sihanoukville are Sangkat 4 inland, secondary central streets and parts of Victory Hill, where typical prices are about KHR 2.8 million to KHR 5.2 million, $700 to $1,300 and €605 to €1,125 per m².
The most expensive apartment areas in Sihanoukville are Sokha Beach, Independence Beach and selected prime beachfront blocks near Ochheuteal or Otres, where prices often sit around KHR 6 million to KHR 12.1 million, $1,500 to $3,000 and €1,300 to €2,600 per m².
What neighborhoods are best for first-time buyers on a budget in Sihanoukville in 2026?
As of June 2026, the top three budget-friendly neighborhoods for first-time apartment buyers in Sihanoukville are Sangkat 4 inland, central Sihanoukville away from the beach and the Victory Hill or Victory Beach fringe.
In these budget-friendly Sihanoukville areas, a realistic apartment price range is about KHR 181 million to KHR 403 million, $45,000 to $100,000 and €39,000 to €86,000.
These areas can work for first-time buyers because they offer lower entry prices, daily services, easier access to town and some year-round tenant demand rather than only holiday demand.
The trade-off is that cheaper Sihanoukville apartment buildings can have weaker maintenance, lower resale liquidity and less reliable rental income than cleaner beach or sea-view projects.
Which neighborhoods have the fastest-rising apartment prices in Sihanoukville in 2026?
As of June 2026, the fastest-rising apartment neighborhoods in Sihanoukville are Otres Beach, Independence Beach and selected Sokha Beach or prime beachfront blocks.
Good apartments in Otres Beach and Independence Beach appear to be up about 5% to 8% year over year, while prime Sokha Beach stock can rise faster when a rare high-quality unit becomes available.
The main driver is not a broad boom, but a sharper buyer preference for finished, well-managed coastal apartments with views, lifestyle appeal and credible short-stay or long-stay rental demand.
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What extra costs will I pay on top of the apartment price in Sihanoukville in 2026?
What are all the buyer closing costs when you buy an apartment in Sihanoukville?
For a typical $90,000 apartment purchase in Sihanoukville, estimated buyer closing costs are about KHR 24 million to KHR 29 million, $6,000 to $7,200 and €5,200 to €6,200 before furniture.
The main closing costs in Sihanoukville are transfer tax, legal due diligence, title and administrative processing, possible bank fees, buyer-agent fees if separately agreed, utility deposits and move-in costs.
The largest closing cost is usually Cambodia’s transfer tax, which is commonly calculated at 4% of the taxable transfer value.
Some costs can vary or be negotiated in Sihanoukville, especially agency fees, furniture, legal scope, bank fees and who pays small building or move-in charges.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Sihanoukville?
In Sihanoukville in 2026, buyers should usually budget about 6% to 8% of the apartment price for closing costs before furniture and renovation.
A simple cash purchase with clean paperwork may be closer to 5.5%, while a financed purchase or a deal needing deeper title checks can reach about 8% to 10%.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Sihanoukville.
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What are the ongoing monthly and yearly costs of an apartment in Sihanoukville in 2026?
What are typical HOA fees in Sihanoukville right now?
HOA fees are common in Sihanoukville condo buildings, and a typical apartment owner should expect about KHR 121,000 to KHR 362,000, $30 to $90 and €26 to €78 per month for a normal one-bedroom or small two-bedroom unit.
Basic Sihanoukville buildings may charge around KHR 2,000 to KHR 4,000, $0.50 to $1 and €0.43 to €0.86 per m² per month, while better buildings with lifts, security, pool, gym and seafront maintenance can charge KHR 6,000 to KHR 10,000, $1.50 to $2.50 and €1.30 to €2.16 per m² per month.
What utilities should I budget monthly in Sihanoukville right now?
A typical apartment owner in Sihanoukville should budget about KHR 302,000 to KHR 604,000, $75 to $150 and €65 to €130 per month for utilities in a normal one-bedroom apartment.
The realistic monthly utility range in Sihanoukville is about KHR 221,000 to KHR 886,000, $55 to $220 and €48 to €190, depending mainly on apartment size, air-conditioning use and how the building bills electricity.
This typical Sihanoukville utility budget includes electricity, water, internet, cooking gas or basic services, and sometimes small common-area charges not fully covered by HOA.
Electricity is usually the most expensive utility for Sihanoukville apartment owners because coastal heat and air-conditioning use can push bills much higher than water or internet.
How much is property tax on apartments in Sihanoukville?
For a typical $90,000 apartment in Sihanoukville, annual property tax is roughly KHR 262,000, $65 and €56, although the final bill depends on the official taxable value.
Cambodia’s annual immovable property tax is generally 0.1% per year on the taxable value above KHR 100 million, which is roughly $24,800 or €21,400 at June 2026 exchange rates.
For most Sihanoukville apartments, a realistic annual property-tax range is about KHR 161,000 to KHR 805,000, $40 to $200 and €35 to €173, with larger sea-view units paying more.
What's the yearly building maintenance cost in Sihanoukville?
A typical Sihanoukville apartment owner should budget about KHR 1.8 million to KHR 3.6 million, $450 to $900 and €390 to €780 per year for maintenance on a $90,000 apartment.
The realistic yearly maintenance range is about 0.5% to 1% of the apartment value, but older buildings and sea-facing units in Sihanoukville should use the high end.
Maintenance usually covers small repairs, AC servicing, appliance replacement, repainting, humidity damage, balcony upkeep and small upgrades inside the apartment.
These maintenance costs are usually separate from HOA fees in Sihanoukville, because HOA mainly covers shared areas while the owner still pays for repairs inside the unit.
How much does home insurance cost in Sihanoukville?
A typical annual home insurance budget for an apartment in Sihanoukville is about KHR 483,000 to KHR 1.2 million, $120 to $300 and €104 to €259 for a median apartment.
A realistic annual range is about KHR 322,000 to KHR 2.4 million, $80 to $600 and €69 to €519, depending on property value, contents cover, fire cover, flood exposure and insurer.
Home insurance is usually optional for apartment owners in Sihanoukville, but lenders or some buildings may require cover, and coastal exposure makes basic insurance worth considering.
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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 this source matters | How we used it |
|---|---|---|
| IPS Cambodia, Sihanoukville Condo Market Trends 2025 | IPS is a long-running Cambodia agency with local transaction exposure. | We used it as the main benchmark for Sihanoukville condo price bands. We also used it to frame oversupply, rebound and rental-risk assumptions. |
| Realestate.com.kh Sihanoukville apartment listings | It is one of Cambodia’s largest property portals. | We used it to cross-check live asking prices for Sihanoukville apartments. We treated the data as asking-price evidence, not achieved-sale evidence. |
| Realestate.com.kh Sihanoukville market trends | It gives a useful portal-level view of local demand. | We used it to compare Sihanoukville market direction with listing evidence. We did not use it alone for final medians. |
| CambodiaProperty.asia Sihanoukville apartment listings | It shows unit-level asking prices, sizes and bedroom counts. | We used it for concrete bedroom-by-bedroom apartment comps. We used those comps to check studio, one-bed and three-bed estimates. |
| FazWaz Cambodia Sihanoukville condos | It gives current condo listings with prices and sizes. | We used it as an extra live-listing check for Sihanoukville condos. We used it to test whether our per-m² ranges were realistic. |
| Knight Frank Cambodia Real Estate Highlights | Knight Frank is a major international property consultancy. | We used it to validate the wider Cambodia real-estate cycle. We did not rely on it for exact Sihanoukville apartment medians. |
| World Bank Cambodia Economic Update, June 2026 | The World Bank is a core macro source for Cambodia. | We used it to adjust the 2026 outlook for weak credit and construction pressure. We used it as a warning against a simple tourism-only rebound story. |
| ADB Asian Development Outlook 2026 Cambodia | ADB publishes official country forecasts for Cambodia. | We used it to cross-check tourism, services, construction and real-estate assumptions. We used it to keep the Sihanoukville outlook balanced. |
| ADB Cambodia 2026 growth release | It gives a clear public summary of ADB’s forecast. | We used it to simplify Cambodia’s 2026 macro backdrop for readers. We used the PDF for deeper context. |
| National Bank of Cambodia exchange rates | NBC is Cambodia’s central bank and official FX source. | We used the June 2026 USD/KHR and EUR/KHR references. We kept prices mainly in USD because Cambodian real estate is usually quoted in USD. |
| European Central Bank EUR/USD reference rate | The ECB is an official source for euro reference rates. | We used it to check USD-to-EUR conversions for European readers. We rounded euro values so the article stays easy to read. |
| Cambodia General Department of Taxation | GDT is Cambodia’s official tax authority. | We used it to confirm that property-tax rules are live regulatory issues. We cross-checked English explanations with professional summaries. |
| PwC Cambodia tax summary | PwC summarizes Cambodian tax law clearly in English. | We used it for the 4% transfer tax and annual property-tax framework. We checked the practical effect against buyer-facing property guides. |
| Realestate.com.kh Cambodia property tax guide | It explains Cambodia property taxes in buyer-friendly language. | We used it to translate tax rules into practical closing-cost language. We checked the core rates against PwC and GDT. |
| IPS Cambodia stamp-duty exemption note | It tracks buyer-facing Cambodia tax updates through 2026. | We used it to flag that stamp-duty incentives may affect some purchases. We kept the article conservative because exemptions depend on eligibility. |
| GlobalPetrolPrices Cambodia electricity data | The page cites Cambodia electricity authority data. | We used it to estimate electricity near $0.15 per kWh before condo markups. We adjusted the budget for air-conditioning-heavy coastal apartments. |
| Electricity Authority of Cambodia | EAC is Cambodia’s electricity regulator. | We used it as the official reference behind Cambodia electricity assumptions. We used clearer secondary data where the public tariff pages were easier to read. |
| PPWSA water tariff structure | PPWSA is a public water utility with transparent tariffs. | We used it as Cambodia’s clearest public water-cost benchmark. We did not overfit Phnom Penh water tariffs to Sihanoukville. |
| AsiaVillas Sihanoukville condo listings | It provides another live portal sample for condos. | We used it as a secondary check on median and per-sq-ft signals. We gave it less weight than local Cambodia portals. |
| Realtor.com International Sihanoukville listings | It offers broad international listing visibility. | We used it to confirm that Sihanoukville has a wide visible supply. We did not use it for precise local neighborhood pricing. |
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