Get all the data you need about the real estate market in Sihanoukville
This blog post covers condo purchase prices in Sihanoukville for 2026, and we update it regularly so the numbers stay as accurate as possible.
Whether you are looking at a beachfront studio or a two-bedroom condo further inland, this guide shows you how prices compare across all the main neighborhoods.
All prices are shown in Cambodian Riel (KHR), converted from USD using the National Bank of Cambodia's official rate of 4,013 KHR per US dollar, the most recent official benchmark available for this period.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Sihanoukville.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Sihanoukville neighborhood for condos | Sokha Beach |
| Most affordable Sihanoukville neighborhood for condos | Sangkat Pir / Psar Leu |
| Average price per square meter across all Sihanoukville neighborhoods | Around 6.6 million KHR per sq m |
| Median condo price across Sihanoukville | Around 310 million KHR |
| Lowest realistic starting budget in Sihanoukville | From 152 million KHR |
| Most expensive Sihanoukville condo type by bedroom count | Two-bedroom condos |
| Most affordable Sihanoukville condo type by bedroom count | Studio condos |
| Average price for a studio condo in Sihanoukville | Around 215 million KHR |
| Average price for a one-bedroom condo in Sihanoukville | Around 295 million KHR |
| Average price for a two-bedroom condo in Sihanoukville | Around 505 million KHR |
| Price gap between the most expensive and least expensive Sihanoukville neighborhood | About 3.5x (Sokha Beach vs Sangkat Pir / Psar Leu) |
| Price range across all Sihanoukville neighborhoods | From 3.6 million to 12.8 million KHR per sq m |
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Neighborhoods in the 2026 Sihanoukville condo market ranked by condo purchase price
This table ranks the main neighborhoods in the Sihanoukville condo market by purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a studio condo, a one-bedroom condo, and a two-bedroom condo, the typical property type, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about Sihanoukville.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Condo | Average Price for a One-Bedroom Condo | Average Price for a Two-Bedroom Condo | Typical Property Type | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Sokha Beach | 12.8 million KHR/sq m | 760 million KHR | From 482 million KHR | 488 million KHR | 706 million KHR | 1.22 billion KHR | Luxury seafront condos | The most prestigious beach address in Sihanoukville, very scarce frontage, and strong lifestyle appeal for owner-occupiers | The highest entry cost in the city, a thin resale pool, and fewer opportunities for buyers on a tighter budget | Luxury |
| 2 | Independence Beach | 10.4 million KHR/sq m | 590 million KHR | From 381 million KHR | 397 million KHR | 543 million KHR | 939 million KHR | Resort-style waterfront condos | A clean beachfront setting, branded projects with strong finishes, and a slightly more accessible luxury tier than Sokha Beach | Still expensive, limited stock available, and prices shift significantly depending on sea-view quality | Luxury |
| 3 | Victory Beach | 8.8 million KHR/sq m | 470 million KHR | From 321 million KHR | 318 million KHR | 441 million KHR | 750 million KHR | High-rise ocean-view condos | Strong sea-view potential, a port-side regeneration story in the background, and premium projects priced below the top beach tier | Mixed urban surroundings, more market volatility than the southern beaches, and less name recognition among first-time buyers | Premium |
| 4 | Serendipity Beach | 7.4 million KHR/sq m | 390 million KHR | From 281 million KHR | 260 million KHR | 356 million KHR | 594 million KHR | Central lifestyle condos | Direct beach access, a lively tourism atmosphere, and easy walking distance to restaurants and services | Noise and traffic congestion, and the area has more of a short-stay character than a calm residential feel | Premium |
| 5 | Ochheuteal Beach | 6.8 million KHR/sq m | 340 million KHR | From 261 million KHR | 239 million KHR | 314 million KHR | 532 million KHR | Beach-adjacent mixed condos | One of Sihanoukville's most well-known shorelines, good name recognition, and more approachable pricing than the top beachfront zones | Quality varies a lot from building to building, so careful due diligence matters more here than in more consistent neighborhoods | Premium |
| 6 | Otres Beach 1 | 6.0 million KHR/sq m | 300 million KHR | From 209 million KHR | 205 million KHR | 271 million KHR | 452 million KHR | Mid-rise lifestyle condos | The best lifestyle-to-value balance in Sihanoukville, with real beach appeal at prices below the central premium zones | Farther from the city core, fewer everyday services nearby, and project quality can vary between developments | Premium |
| 7 | Otres Beach 2 | 5.4 million KHR/sq m | 260 million KHR | From 193 million KHR | 184 million KHR | 238 million KHR | 390 million KHR | Resort-oriented coastal condos | Lower entry price than Otres 1, a calmer and quieter atmosphere, and still linked to genuine beach demand | Weaker walkability than Otres 1, lower liquidity, and a shallower pool of proven condo stock to choose from | Mid-Market |
| 8 | Gold Lion / Central Sihanoukville | 5.0 million KHR/sq m | 230 million KHR | From 181 million KHR | 161 million KHR | 211 million KHR | 341 million KHR | Central city condos | Good daily convenience, strong recognizability as a city hub, and easy access to shops, banks, and main roads | Less exclusivity, no real beach scarcity premium, and views are generally weaker than in coastal neighborhoods | Mid-Market |
| 9 | Hawaii Beach | 4.7 million KHR/sq m | 240 million KHR | From 201 million KHR | 161 million KHR | 208 million KHR | 350 million KHR | Compact seaview condos | Coastal positioning at softer prices, plus some upside potential from north-side improvement stories in the area | Thinner stock than other coastal zones, fewer comparable sales to reference, and weaker resale transparency overall | Mid-Market |
| 10 | Sangkat Buon (inland) | 4.2 million KHR/sq m | 200 million KHR | From 169 million KHR | 135 million KHR | 169 million KHR | 274 million KHR | Practical city condos | More affordable access to central Sihanoukville and a reasonable range of budget options for first-time buyers | Fewer true lifestyle projects, weaker views, and less prestige than the beach-facing neighborhoods | Affordable |
| 11 | Sangkat Bei (inland) | 3.9 million KHR/sq m | 185 million KHR | From 161 million KHR | 122 million KHR | 153 million KHR | 244 million KHR | Mixed older condo stock | Affordable north-central access and better value for buyers who are focused on price first and location second | Uneven building quality across the area, and many options feel more investment-driven than genuinely residential | Affordable |
| 12 | Sangkat Pir / Psar Leu | 3.6 million KHR/sq m | 170 million KHR | From 152 million KHR | 108 million KHR | 137 million KHR | 217 million KHR | Budget urban condos | The lowest realistic condo entry point in Sihanoukville and the easiest area for buyers with a tight budget to get started | The least coastal feel of any area on this list, limited prestige, and less upside potential compared to beach-facing neighborhoods | Budget |
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Key insights about condo purchase prices in Sihanoukville
Insights
- Sokha Beach condos cost around 3.5 times more per square meter than condos in Sangkat Pir / Psar Leu, which means location in Sihanoukville matters far more than condo size or type when it comes to price.
- Sihanoukville's true luxury market is very narrow: only Sokha Beach and Independence Beach consistently qualify, and both have limited stock, which keeps prices elevated even in a softer overall market.
- Victory Beach sits in a sweet spot: it offers ocean views and premium project quality, but its price per square meter is about 30% lower than Independence Beach, making it Sihanoukville's clearest value play at the upper end.
- The biggest single price jump in Sihanoukville happens between Independence Beach and Victory Beach, a gap of roughly 1.6 million KHR per square meter, larger than any other step on the entire neighborhood ladder.
- Otres Beach 1 consistently comes out as the best lifestyle-to-price compromise: it combines a genuine beach identity with entry budgets starting around 209 million KHR, well below the central premium zones.
- Otres Beach 2 is cheaper than Otres 1 mainly because it gives up frontage quality and centrality, not beach identity: buyers get a similar feel for roughly 10% less per square meter.
- A buyer in Sihanoukville with less than 200 million KHR will almost certainly be pushed inland or toward weaker secondary coastal stock, with no realistic path to a beachfront condo at that budget.
- Around 300 million KHR opens up significantly more of the Sihanoukville condo market, including Ochheuteal Beach, Otres 1, and some premium resale options that are harder to access at lower budgets.
- Studio condos near the coast carry a disproportionate price premium in Sihanoukville because buyers pay for view and location, not floor area: the gap between a coastal studio and an inland studio is often larger than the gap between a studio and a one-bedroom in the same zone.
- Two-bedroom condos show the widest price spread of any condo type in Sihanoukville, from 217 million KHR in Sangkat Pir up to 1.22 billion KHR at Sokha Beach, because beachfront properties monetize sea views across larger units at a much higher multiple.
- Despite overall oversupply in Sihanoukville, beachfront projects remain the most defensible part of the condo market: their scarcity of frontage limits new supply, which gives them a structural advantage that inland projects do not have.
- The inland neighborhoods cluster very tightly in price: Sangkat Buon, Sangkat Bei, and Sangkat Pir / Psar Leu are all within 0.6 million KHR per square meter of each other, so the meaningful price gaps in Sihanoukville are between the coast and inland, not between inland areas.
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About our methodology
Sihanoukville's condo market has limited transaction transparency, which means published asking prices and actual closed prices do not always match. We want to be upfront about that. Every neighborhood figure in this article is a cross-checked estimate based on the best available sources, not a registry-perfect transaction average. A confidence band of roughly plus or minus 10% to 15% by neighborhood is a realistic way to read these numbers.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Sihanoukville.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each neighborhood, we aggregated the freshest condo purchase price data available for the Sihanoukville market. When possible, we cross-checked multiple sources to confirm the same price range.
We anchored our citywide pricing framework on Knight Frank's H1 2025 Sihanoukville residential data and the IPS Cambodia 2025 condo price bands, which cover low-range condos at roughly 700 to 1,000 USD per square meter, mid-range at 1,000 to 1,400 USD, and high-end at 1,400 to 2,500 USD. We then mapped those bands onto the twelve neighborhoods buyers most commonly search in practice.
All prices were converted from USD to KHR using the National Bank of Cambodia's official rate of 4,013 KHR per US dollar, the closest available benchmark for April 2026.
This allowed us to estimate the average price per square meter and the median property price for each Sihanoukville neighborhood.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a condo in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard condo purchase in Sihanoukville in 2026.
For each condo category, we estimated an average purchase price based on local Sihanoukville market conventions. The typical size and layout of a studio, a one-bedroom, and a two-bedroom condo can vary across neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and condo type to better reflect local ownership conditions and price levels in Sihanoukville.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about 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 real estate pack about Sihanoukville, we rely on verifiable sources and a transparent methodology.
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 Reliable | How We Used It |
|---|---|---|
| National Bank of Cambodia - Exchange Rate | Cambodia's central bank and the official source for KHR/USD reference rates. | We used the March 2026 official rate of 4,013 KHR per USD to convert all market prices from USD into KHR. This rate serves as the closest formal benchmark for an April 2026 article. |
| Knight Frank Cambodia Real Estate Highlights H1 2025 | Knight Frank is one of the most respected global real estate research firms, with a long track record in Southeast Asia. | We used this report to anchor Sihanoukville residential supply, market tone, and the condo asking-price index. We also used it to confirm that beachfront projects continue to attract buyers despite broader market softness. |
| IPS Cambodia - Sihanoukville Condo Market Trends 2025 | IPS is a long-established Cambodian brokerage and market advisory firm with direct experience in the Sihanoukville condo market. | We used this as the main price-band anchor for low-, mid-, and high-end Sihanoukville condos. We also used it to position each neighborhood correctly within the city's pricing ladder. |
| Realestate.com.kh - Sihanoukville Condo Listings | Cambodia's largest property portal, giving a broad live snapshot of asking prices across the market. | We used it to benchmark citywide listing ranges and the visible median condo price in Sihanoukville. We also used it to check whether our neighborhood estimates remained consistent with live market conditions. |
| Realestate.com.kh - Cambodia Condo Investment Guide 2026 | A current national condo market report from Cambodia's largest property portal, covering 2026 market conditions. | We used it to frame Sihanoukville within the wider 2026 Cambodia condo market context. We also used it as a secondary check on market direction and overall buyer positioning. |
| Blue Bay Project Page - Realestate.com.kh | A current project listing on a major national portal, directly tied to Independence Beach pricing. | We used it to anchor Independence Beach as one of the priciest beachfront condo zones in Sihanoukville. We also used it to assess the premium attached to finished waterfront stock in that area. |
| Time Square 10 Project Page - Realestate.com.kh | A live major development listing tied to one of the most visible new Sihanoukville condo launches at Otres Beach. | We used it to anchor Otres Beach 1 pricing and entry budgets. We also used it to confirm that Otres Beach 1 is one of the most active condo-buying zones in Sihanoukville in 2026. |
| Prince Tian Xi Wan Project Page - Realestate.com.kh | A major waterfront development listing on Cambodia's biggest property portal, directly relevant to Victory Beach pricing. | We used it to anchor Victory Beach at the premium end of the Sihanoukville market. We also used it to justify why Victory Beach ranks above most central and Otres zones in our pricing table. |
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