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 explains exactly what apartments cost in Sihanoukville in 2026, including purchase prices, closing costs, and ongoing monthly expenses.
We wrote this for foreign buyers who want clear numbers and straightforward explanations, not industry jargon.
We constantly update this blog post to reflect the latest market conditions and tax 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
- Sihanoukville apartment prices in 2026 sit around 30 to 40 percent below their 2019 peak, making this a buyer's market with negotiation room on most listings.
- The median price per square meter for condos in Sihanoukville is roughly $1,250, but beachfront units in Sangkat 4 can reach $2,300 or more.
- Foreign buyers should budget around 5 percent of the purchase price for closing costs, with the 4 percent transfer tax being the largest expense.
- Monthly building management fees in Sihanoukville condos typically run between $60 and $120 for a 60 square meter apartment.
- Electricity is the biggest variable in monthly costs, ranging from $60 to $250 depending on how much air conditioning you use.
- Property tax on a $100,000 apartment in Sihanoukville works out to roughly $55 per year, which is about $5 per month.
- The stamp duty relief for first-time buyers ended on December 31, 2025, so January 2026 buyers should plan for full transfer tax rates.
- New apartments from developers typically cost 10 to 20 percent more per square meter than comparable resale units in Sihanoukville.
How much do apartments really cost in Sihanoukville in 2026?
What's the average and median apartment price in Sihanoukville in 2026?
As of January 2026, the median apartment price in Sihanoukville is approximately $100,000 (around 400 million KHR or 96,000 EUR), while the average sits closer to $115,000 due to higher-priced sea-view units pulling up the numbers.
When you look at price per square meter, Sihanoukville apartments typically sell for around $1,250 per square meter at the median, or roughly $116 per square foot, which translates to about 5 million KHR or 1,200 EUR per square meter.
The typical price range that covers most standard condos available to foreign buyers in Sihanoukville falls between $70,000 and $160,000 (280 to 640 million KHR, or 67,000 to 154,000 EUR), though you will find outliers both below and above this band depending on location and building quality.
How much is a studio apartment in Sihanoukville in 2026?
As of January 2026, a typical studio apartment in Sihanoukville costs between $45,000 and $70,000 (180 to 280 million KHR, or 43,000 to 67,000 EUR), with a common price point around $55,000 for a well-located unit.
Entry-level to mid-range studios in Sihanoukville generally fall in the $40,000 to $65,000 range (160 to 260 million KHR, or 38,500 to 62,500 EUR), while high-end or sea-view studios can push up to $80,000 or more depending on the building and views.
Studio apartments in Sihanoukville typically measure between 30 and 45 square meters, with most listings clustering around the 38 to 42 square meter range, which is fairly standard for the Cambodian condo market.
How much is a one-bedroom apartment in Sihanoukville in 2026?
As of January 2026, a typical one-bedroom apartment in Sihanoukville costs between $65,000 and $115,000 (260 to 460 million KHR, or 62,500 to 110,500 EUR), with most buyers finding suitable options around the $85,000 to $95,000 mark.
Entry-level to mid-range one-bedroom apartments in Sihanoukville generally run from $60,000 to $100,000 (240 to 400 million KHR, or 57,700 to 96,200 EUR), while high-end or beachfront units can reach $130,000 or higher depending on amenities and location.
One-bedroom apartments in Sihanoukville typically measure between 45 and 60 square meters, and building quality plus proximity to beaches tends to affect price more than the bedroom count alone.
How much is a two-bedroom apartment in Sihanoukville in 2026?
As of January 2026, a typical two-bedroom apartment in Sihanoukville costs between $85,000 and $160,000 (340 to 640 million KHR, or 81,700 to 153,800 EUR), with well-located mid-range units commonly found around $110,000 to $130,000.
Entry-level to mid-range two-bedroom apartments in Sihanoukville generally fall in the $80,000 to $130,000 range (320 to 520 million KHR, or 77,000 to 125,000 EUR), while high-end units with sea views and premium amenities can reach $180,000 or more.
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 January 2026, a typical three-bedroom apartment in Sihanoukville costs between $125,000 and $250,000 (500 million to 1 billion KHR, or 120,000 to 240,400 EUR), though supply is more limited than smaller units.
Entry-level to mid-range three-bedroom apartments in Sihanoukville generally fall in the $120,000 to $200,000 range (480 to 800 million KHR, or 115,400 to 192,300 EUR), while high-end or resort-style units with premium views can exceed $300,000 in prime locations.
Three-bedroom apartments in Sihanoukville typically measure between 95 and 120 square meters, and because supply is thinner, prices can vary significantly based on building reputation and specific views.
What's the price gap between new and resale apartments in Sihanoukville in 2026?
As of January 2026, new-build apartments from developers in Sihanoukville typically cost 10 to 20 percent more per square meter than comparable resale units, reflecting the premium buyers pay for untouched finishes and developer warranties.
The average price per square meter for new-build condos in Sihanoukville sits around $1,350 to $1,500 (5.4 to 6 million KHR, or 1,300 to 1,440 EUR per square meter), depending on the project and its amenities.
Resale apartments in Sihanoukville typically trade at around $1,000 to $1,250 per square meter (4 to 5 million KHR, or 960 to 1,200 EUR per square meter), though buyers should carefully assess building management and maintenance history before purchasing.
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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 January 2026, a realistic all-in budget to purchase a standard one-bedroom apartment in Sihanoukville is approximately $100,000 to $125,000 (400 to 500 million KHR, or 96,000 to 120,000 EUR), including purchase price, closing costs, and basic setup expenses.
Beyond the purchase price, your all-in budget should account for transfer tax (4 percent of assessed value), legal fees, due diligence costs, and move-in expenses like furniture, appliances, and minor fixes, which together typically add around 5 to 10 percent to your total outlay.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Sihanoukville property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Sihanoukville.
What down payment is typical to buy in Sihanoukville in 2026?
As of January 2026, the typical down payment for an apartment in Sihanoukville ranges from 10 to 30 percent of the purchase price, meaning $10,000 to $30,000 (40 to 120 million KHR, or 9,600 to 28,800 EUR) for a $100,000 condo, depending on whether you use a developer payment plan.
Many developers in Sihanoukville offer installment plans with down payments as low as 10 percent, sometimes with low or zero interest for an initial period, making cash flow management easier for buyers.
If you plan to use bank financing, which is more limited for foreigners, lenders typically require 30 percent or more down, and many foreign buyers end up purchasing with cash or developer plans rather than traditional mortgages.
You can also read our latest update about mortgage and interest rates in Cambodia.
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.
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 January 2026, the price per square meter for apartments in Sihanoukville ranges from roughly $900 to $2,300 (3.6 to 9.3 million KHR, or 865 to 2,210 EUR per square meter), depending heavily on proximity to beaches and building quality.
The most affordable neighborhoods for condos in Sihanoukville include inland areas of Sangkat Bei and parts of Sangkat Buon away from the coast, where prices typically run between $900 and $1,200 per square meter (3.6 to 4.8 million KHR, or 865 to 1,150 EUR per square meter).
The most expensive areas in Sihanoukville are the coastal zones of Sangkat 3 (Victory Hill) and Sangkat 4 (Serendipity Beach, Ochheuteal Beach, Otres Beach), where beachfront and sea-view condos can command $1,800 to $2,500 or more per square meter (7.2 to 10 million KHR, or 1,730 to 2,400 EUR per square meter).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sihanoukville.
What neighborhoods are best for first-time buyers on a budget in Sihanoukville in 2026?
As of January 2026, the top three neighborhoods best suited for first-time buyers on a budget in Sihanoukville are the inland parts of Sangkat Bei, the non-beachfront sections of Sangkat Buon, and areas toward Prey Nob on the city's outskirts.
In these budget-friendly neighborhoods, apartment prices typically range from $50,000 to $90,000 (200 to 360 million KHR, or 48,000 to 86,500 EUR), offering solid entry points for buyers who prioritize value over sea views.
These areas offer practical advantages including proximity to local markets, schools, and everyday services, along with lower building management fees and a more residential atmosphere compared to tourist-heavy zones.
The main trade-off of buying in these budget-friendly neighborhoods is that you will be farther from the beach and the main tourist infrastructure, which can affect both lifestyle convenience and potential rental demand if you ever want to rent out your unit.
Which neighborhoods have the fastest-rising apartment prices in Sihanoukville in 2026?
As of January 2026, the top three neighborhoods with the fastest-rising apartment prices in Sihanoukville are Sangkat 4 (especially Otres and Serendipity Beach), Sangkat 3 (Victory Hill area), and the Ream district as infrastructure development progresses.
These fast-appreciating areas are seeing year-over-year price increases estimated at 5 to 10 percent, outpacing the city-wide average, as infrastructure projects complete and investor confidence returns to prime coastal locations.
The main driver behind this price growth is the combination of completed infrastructure projects like the Phnom Penh-Sihanoukville expressway, the ongoing deep-water port expansion, and the government's push to revitalize the city's tourism and investment appeal.
You can also read our latest update about property price forecasts in Sihanoukville.
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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 $100,000 apartment purchase in Sihanoukville, total buyer closing costs typically range from $4,000 to $7,000 (16 to 28 million KHR, or 3,850 to 6,730 EUR), depending on your legal arrangements and the complexity of the transaction.
The main categories of closing costs buyers must pay in Sihanoukville include transfer tax (stamp duty), legal and due diligence fees, translation and notarization costs, and potentially VAT if purchasing a new unit directly from a developer.
The largest closing cost is the 4 percent transfer tax, which is calculated on the government-assessed value of the property, and this single expense accounts for the majority of your closing budget.
Some closing costs are negotiable or can vary between transactions, including legal fees (shop around for quotes), and sometimes the transfer tax payment responsibility can be negotiated between buyer and seller, though buyers typically bear this cost.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Sihanoukville?
For apartment purchases in Sihanoukville, buyers should budget approximately 5 percent of the purchase price for closing costs as a practical planning figure.
The realistic low-to-high range that covers most standard transactions is 4 to 7 percent, with simpler deals closer to 4 percent and more complex situations (or new-build purchases with VAT) pushing toward the higher end.
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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 are the ongoing monthly and yearly costs of an apartment in Sihanoukville in 2026?
What are typical HOA fees in Sihanoukville right now?
Building management fees (similar to HOA fees) are common for condos in Sihanoukville, and they typically run between $1 and $2 per square meter per month, meaning a 60 square meter apartment would cost roughly $60 to $120 per month (240,000 to 480,000 KHR, or 58 to 115 EUR).
The realistic range of building management fees in Sihanoukville goes from around $0.80 per square meter for basic buildings with minimal amenities up to $2.50 or more per square meter for luxury developments with pools, gyms, and 24-hour security.
What utilities should I budget monthly in Sihanoukville right now?
For a typical apartment in Sihanoukville, total monthly utility costs generally fall between $75 and $180 (300,000 to 720,000 KHR, or 72 to 173 EUR), depending on your usage patterns and apartment size.
The realistic range of monthly utility costs varies from around $50 for a small studio with minimal air conditioning use to $250 or more for a larger apartment with heavy AC usage during hot months.
Your typical monthly utility budget in Sihanoukville includes electricity, water, internet, and sometimes garbage collection, with most buildings including water in a basic fee and electricity billed separately based on usage.
Electricity is by far the most expensive utility for apartment owners in Sihanoukville, especially given the tropical climate and the temptation to run air conditioning frequently, with residential rates around $0.15 to $0.16 per kWh.
How much is property tax on apartments in Sihanoukville?
For a typical $100,000 apartment in Sihanoukville, annual property tax works out to approximately $55 per year (220,000 KHR, or about 53 EUR), which comes to less than $5 per month.
Cambodia's property tax is calculated using a specific formula: take 80 percent of the property's assessed value, subtract a 100 million KHR threshold (roughly $25,000), then apply a 0.1 percent annual tax rate to the result.
The realistic range of annual property tax for apartments in Sihanoukville runs from zero (for properties valued below the threshold) to a few hundred dollars per year for higher-value units, making this one of the more affordable property tax regimes in the region.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Sihanoukville.
What's the yearly building maintenance cost in Sihanoukville?
For apartment owners in Sihanoukville, yearly inside-the-unit maintenance costs typically run between $500 and $1,000 (2 to 4 million KHR, or 480 to 960 EUR), which works out to roughly 0.5 to 1 percent of the property's value annually.
The realistic range of yearly maintenance costs varies from as little as $200 for newer units in good condition to $1,500 or more for older buildings or units with deferred maintenance, especially given the toll that coastal salt air takes on air conditioners and fixtures.
These maintenance costs typically cover AC servicing, minor plumbing and electrical repairs, appliance upkeep, and occasional paint touch-ups, with the coastal environment making regular maintenance more important than in inland locations.
Building maintenance costs for common areas are generally separate from and included in your monthly HOA-style building management fees, while the figures above refer to your own unit's interior upkeep.
How much does home insurance cost in Sihanoukville?
For a typical apartment in Sihanoukville, annual home insurance (contents and liability coverage) costs approximately $150 to $400 per year (600,000 to 1.6 million KHR, or 144 to 385 EUR), depending on coverage levels and property value.
The realistic range of annual home insurance costs extends from around $100 for basic coverage on a modest unit up to $600 or more for comprehensive policies covering high-value contents and broader liability protection.
Home insurance is optional rather than mandatory for apartment owners in Sihanoukville, though it is strongly recommended given the protection it offers against fire, theft, and liability claims.
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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 Bank of Cambodia | Cambodia's central bank provides official exchange rates. | We used it to convert KHR-based thresholds and prices into USD and EUR for consistency throughout this guide. |
| Knight Frank Cambodia H1 2025 | Global real estate advisory firm with formal research methodology. | We used it to anchor Sihanoukville's market direction and understand developer financing norms for condo purchases. |
| Knight Frank Cambodia H2 2024 | Top-tier global firm publishing primary market research. | We used it to support the pricing dynamics between new-build and resale apartments in Cambodia. |
| Knight Frank Property Tax Guide | Major market participant summarizing practical tax rules. | We used it to confirm the 4 percent transfer tax rate and who typically pays it in transactions. |
| PwC Cambodia Tax Summaries | Leading global tax advisory with regularly maintained summaries. | We used it to cross-check transfer tax details and how the tax base is determined. |
| Development Asia (ADB) | IFI platform explaining Cambodia's property tax in policy terms. | We used it to confirm the property tax formula and build accurate payment examples. |
| EuroCham Cambodia | Major business chamber compiling referenced sector data. | We used it to benchmark typical Cambodian urban water tariffs for utility budgeting. |
| Sihanoukville Autonomous Port | Official Cambodian port authority with local utility references. | We used it as a Sihanoukville-area reference point for electricity and water pricing. |
| GlobalPetrolPrices | Long-running cross-country dataset with stated collection methods. | We used it to benchmark Cambodia's residential electricity cost per kWh. |
| IPS Cambodia | Established brokerage with Sihanoukville-specific market commentary. | We used it for price-per-square-meter ranges by segment and neighborhood insights. |
| FazWaz Cambodia | Major regional listings portal with transparent pricing. | We used it to extract real asking-price examples and validate our price bands. |
| Realestate.com.kh | Cambodia's largest property portal citing local cost norms. | We used it for typical condo building management fees and ongoing cost breakdowns. |
| DFDL Legal | Prominent regional law firm publishing dated legal updates. | We used it to clarify the January 2026 policy boundary for capital gains tax implementation. |
| KPMG Cambodia | Global audit firm summarizing specific legal instruments. | We used it to cross-check capital gains tax framework details. |
| Rajah & Tann Asia | Large regional law firm issuing document-based summaries. | We used it to confirm the stamp duty relief was time-bounded through December 2025. |
| AG Cambodia Insurance | Cambodia-based insurer describing real products available locally. | We used it to confirm condo insurance products exist on-market for expat buyers. |
| Commercial Bank of Cambodia | Regulated bank distributing insurance products locally. | We used it to verify home insurance is available through mainstream banking channels. |
| Realestate.com.kh Listings | Major property portal with current market listings. | We used it to verify current asking prices and median values for Sihanoukville condos. |
| Khmer Times | Established Cambodian news outlet covering property regulations. | We used it for updated information on tax relief measures and registration processes. |
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?