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
Sihanoukville is Cambodia's only coastal city with legal foreign condo ownership, and that makes it a very specific market worth understanding before you buy.
Prices have dropped roughly 30% from their 2019 peak, and the market is now showing signs of stabilization with new projects launching again in 2025 and 2026.
We constantly update this blog post to reflect the latest data and trends we track in the Sihanoukville condo market.
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 condo prices per square meter are currently 40% cheaper than Phnom Penh, making it Cambodia's most affordable coastal condo market for foreigners in 2026.
- About 400 buildings in Sihanoukville remain abandoned or unfinished from the 2019 boom, which keeps downward pressure on prices but also creates negotiation opportunities for savvy buyers.
- High-end condos in Sihanoukville represent around 40% of available stock, and these premium units in Sangkat 3 and 4 command prices between $2,500 and $4,000 per square meter.
- Rental yields in Sihanoukville range from 5% to 10% annually depending on location and building quality, which is higher than most Southeast Asian cities like Bangkok (3-4%) or Ho Chi Minh City (4-5%).
- The new Phnom Penh-Sihanoukville highway has cut travel time to just 2 hours, and 1.9 million vehicles used it in its first 5 months, boosting Sihanoukville's weekend tourism appeal.
- Foreign buyers can only own strata-titled condos above the ground floor, with a 70% foreign ownership cap per building, and the property must be located more than 30km from land borders.
- Transaction costs in Sihanoukville total around 5.5% to 7.5% of the purchase price, with the 4% transfer tax being the largest single expense for condo buyers.
- Coastal properties in Sihanoukville command a 15-20% price premium over inland units, and ocean-view condos can fetch 15-20% more than comparable non-view apartments.
- The deep-water container terminal project, with a $243 million investment scheduled for completion in 2026, is expected to drive both job creation and property demand in Sihanoukville.
How much does a condo actually cost in Sihanoukville?
What is the average price per square meter for a condo in Sihanoukville in 2026?
As of early 2026, the average price per square meter for a typical foreign-buyer condo in Sihanoukville is around $1,350 (approximately 5,500,000 Cambodian Riel or 1,250 EUR), which applies to central and beach-accessible locations.
The realistic price range in Sihanoukville covers quite a wide spread: budget and inland condos start around $800 to $1,100 per sqm (3,200,000 to 4,500,000 KHR or 740 to 1,020 EUR), mid-range units in central locations run $1,000 to $1,400 per sqm (4,100,000 to 5,700,000 KHR or 925 to 1,295 EUR), and newer sea-view projects can reach $1,400 to $2,500 per sqm (5,700,000 to 10,200,000 KHR or 1,295 to 2,315 EUR).
This makes Sihanoukville roughly 40% cheaper per square meter than Phnom Penh, where prices average $2,650 per sqm, which is why many foreign investors are looking at the coastal city for more affordable entry points.
How much does a one-bedroom, a two-bedroom and a three-bedroom condo cost in Sihanoukville in 2026?
As of early 2026, a one-bedroom condo in Sihanoukville (typically 45 to 55 sqm) costs around $60,000 to $90,000 in the mid-range segment (approximately 245,000,000 to 367,000,000 KHR or 55,500 to 83,300 EUR), with budget options starting near $45,000 and sea-view units reaching $150,000 or more.
A two-bedroom condo in Sihanoukville (typically 70 to 90 sqm) falls in the $95,000 to $150,000 range for mid-market properties (approximately 387,000,000 to 612,000,000 KHR or 88,000 to 139,000 EUR), while budget two-bedrooms can be found around $70,000 and premium units exceed $200,000.
A three-bedroom condo in Sihanoukville (typically 100 to 130 sqm) is less common but generally starts around $130,000 for mid-range options (approximately 530,000,000 KHR or 120,000 EUR) and can reach $300,000 or more for larger luxury units with premium views and amenities.
By the way, you will find much more detailed price ranges across surfaces and neighborhoods in our Sihanoukville property pack.
What is the cheapest condo a foreigner can buy in Sihanoukville in 2026?
As of early 2026, the cheapest realistic condo a foreigner can buy in Sihanoukville starts around $40,000 to $55,000 (approximately 163,000,000 to 224,000,000 KHR or 37,000 to 51,000 EUR), which typically gets you a small studio or compact one-bedroom of 28 to 40 sqm.
These entry-level condos in Sihanoukville are usually found in older buildings away from prime beach areas, often marketed as "urgent sale" listings in inland parts of Sangkat 4 or in towers with less active building management and fewer amenities.
The main trade-offs at this price point include smaller unit sizes, less desirable views, buildings with uncertain maintenance histories, and locations that may require transportation to reach beaches and tourist services, but they can still offer legal foreign ownership with proper strata titles.
How much does a luxury condo cost in Sihanoukville in 2026?
As of early 2026, a luxury condo in Sihanoukville starts around $250,000 and can reach $600,000 or more (approximately 1,020,000,000 to 2,450,000,000 KHR or 231,500 to 555,500 EUR), with the luxury segment defined by prices of $2,500 to $4,000 per square meter.
Luxury condos in Sihanoukville typically feature high floors with unobstructed sea views, premium finishes, infinity pools, sky bars, fitness centers, beach club access, 24-hour security, and professional property management from reputable developers with proven track records.
The neighborhoods with the most luxury condo inventory in Sihanoukville are Sangkat 3 (Bei) and Sangkat 4 (Buon) near Serendipity Beach and Ochheuteal Beach, as well as the Sokha Beach area and newer developments near Otres Beach, which command the highest prices due to their coastal proximity and resort-style amenities.
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What is the usual price difference between new-build and resale condos in Sihanoukville in 2026?
As of early 2026, new-build condos in Sihanoukville are typically 10% to 20% more expensive per square meter than comparable resale units, which means a new one-bedroom at $80,000 might have a resale equivalent available for $65,000 to $72,000 (265,000,000 to 294,000,000 KHR or 60,000 to 66,700 EUR less).
One important factor that can widen this gap in Sihanoukville is building management quality: older towers with neglected common areas, unpaid dues from previous owners, or uncertain maintenance histories see deeper discounts, while well-managed resale buildings in prime locations can price closer to new construction.
Are condo prices rising or falling in Sihanoukville in 2026?
As of early 2026, condo prices in Sihanoukville are best described as flat-to-soft with modest recovery in prime locations, meaning most analysts expect either flat prices or increases of 3% to 7% at most, constrained by the roughly 400 abandoned buildings still creating oversupply pressure.
The main factor holding back broader price growth in Sihanoukville is this persistent oversupply from the 2016-2019 construction boom, though new infrastructure projects like the deep-water port expansion and the Phnom Penh highway are gradually improving demand fundamentals.
This price trend is not consistent across all Sihanoukville neighborhoods: prime coastal areas in Sangkat 3 and Sangkat 4 near beaches are seeing 5-7% appreciation, while inland areas and poorly-managed buildings continue to experience flat or declining values.
You can also read our latest update about property price forecasts in Sihanoukville.
What has been the 5-year condo price trend in Sihanoukville in 2026?
As of early 2026, Sihanoukville condo prices have declined approximately 25% to 35% compared to their 2019 peak, with current prices at roughly their lowest point in a decade before showing recent signs of stabilization.
The peak period for condo price growth in Sihanoukville was 2017 to 2019, when Chinese investment in casinos and real estate drove rapid appreciation, but the 2019 online gambling ban and subsequent COVID-19 pandemic triggered a sharp correction that lasted through 2024.
Please note that you will find much more detailed price analyses and forecasts in our property pack covering the real estate market in Sihanoukville.
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 extra costs should I expect when buying a condo in Sihanoukville?
What are the total transaction costs when buying a condo in Sihanoukville in 2026?
As of early 2026, the total transaction costs when buying a condo in Sihanoukville run approximately 5.5% to 7.5% of the purchase price, so on a $100,000 condo you should budget an extra $5,500 to $7,500 (22,400,000 to 30,600,000 KHR or 5,100 to 6,950 EUR) beyond the purchase price.
The specific fee categories that make up these transaction costs in Sihanoukville include the transfer/stamp tax (4%), legal review and conveyancing ($500 to $1,500), administrative and translation fees ($150 to $500), bank wire and payment fees ($25 to $150+), and potentially agent fees (0% to 2% on buyer side, though often paid by sellers).
The largest single expense for condo buyers in Sihanoukville is the 4% transfer/stamp tax, which is calculated on the assessed transfer value and represents the bulk of your closing costs.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Sihanoukville.
What hidden fees do condo buyers often overlook in Sihanoukville?
The most commonly overlooked fee for condo buyers in Sihanoukville is unpaid building management dues from the previous owner, which can range from a few hundred to several thousand dollars (400,000 to 12,000,000+ KHR or 90 to 2,800+ EUR) depending on how long the unit sat vacant or was neglected.
Other hidden fees that frequently surprise first-time condo buyers in Sihanoukville include sinking fund contributions charged at handover (sometimes $500 to $2,000), furniture and fit-out gaps when "partly furnished" units need significant spending to become livable, and Power of Attorney renewal costs if the title transfer process drags on.
Most of these hidden fees in Sihanoukville become due either at the signing of the Sale and Purchase Agreement (deposits, legal fees) or at the final title transfer stage (outstanding dues, sinking fund), so buyers should request a clean management fee statement and building rules review before committing.
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Which neighborhoods are best for buying a condo in Sihanoukville?
What are the most popular neighborhoods for foreign condo buyers in Sihanoukville in 2026?
As of early 2026, the three most popular neighborhoods for foreign condo buyers in Sihanoukville are Sangkat 4 (Buon) near Serendipity and Ochheuteal beaches, Sangkat 3 (Bei) which has the highest concentration of high-rise towers with sea views, and the Otres Beach area which attracts buyers seeking a quieter, more laid-back atmosphere.
These neighborhoods attract foreign buyers in Sihanoukville because they combine walkable beach access with established tourism infrastructure, including restaurants, bars, and services, while also offering the strata-titled condo buildings that foreigners can legally own under Cambodia's foreign ownership law.
The typical price range in these popular Sihanoukville neighborhoods runs $1,200 to $2,500 per sqm (4,900,000 to 10,200,000 KHR or 1,110 to 2,315 EUR per sqm), which translates to roughly $70,000 to $180,000 for a one or two-bedroom unit depending on floor, view, and building quality.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sihanoukville.
Which areas have the cheapest condos in Sihanoukville in 2026?
As of early 2026, the three areas with the cheapest condos in Sihanoukville are inland parts of Sangkat 4 (Buon) away from beach strips, older towers in central Sihanoukville often listed as urgent sales, and non-sea-view units in otherwise decent buildings throughout Sangkat 2 (Pir).
In these budget-friendly Sihanoukville areas, condo prices typically range from $800 to $1,100 per sqm (3,260,000 to 4,490,000 KHR or 740 to 1,020 EUR per sqm), which means you can find small studios from $35,000 and one-bedroom units from $45,000 to $65,000.
Which neighborhoods have the best rental demand for condos in Sihanoukville in 2026?
As of early 2026, the three neighborhoods with the best rental demand for condos in Sihanoukville are the Serendipity/Ochheuteal corridor (strong short-stay tourist demand), Sangkat 3 (Bei) beachfront towers (premium short-stay and expat tenants), and areas with easy access to the port and Special Economic Zones (longer-stay worker and manager demand).
The typical rental yield range in these high-demand Sihanoukville neighborhoods runs from 5% to 10% gross annually, with well-located and well-managed properties in the tourism corridor achieving the upper end, while less prime buildings may see yields closer to 5% to 7%.
The main factor driving rental demand in these Sihanoukville neighborhoods is the combination of tourism recovery (Cambodia targets 7+ million visitors by 2026) and the deep-water port and SEZ employment base, which creates both short-term vacation rental demand and longer-term professional tenant pools.
You can also read our detailed analysis about the rental yields for condos in Sihanoukville.
What neighborhoods should I avoid when buying a condo in Sihanoukville in 2026?
As of early 2026, the areas condo buyers should generally avoid in Sihanoukville are clusters of half-finished or long-stalled projects (roughly 400 buildings remain abandoned), noisy corridors near heavy construction or trucking routes, and low-lying micro-areas that flood during heavy rains.
The main reason these Sihanoukville areas are considered less desirable is that buyers risk getting stuck in buildings with no functioning management, uncertain completion timelines, or liveability problems that make both personal use and rental income unreliable.
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 is the condo buying process like in Sihanoukville?
What are the steps to buying a condo as a foreigner in Sihanoukville?
Buying a condo as a foreigner in Sihanoukville involves approximately 5 to 6 main steps, starting from eligibility confirmation through to final title transfer and tax payment.
The key steps in the Sihanoukville condo buying process are: first, confirm the unit is foreign-eligible (strata-titled, above ground floor, building quota not exceeded, more than 30km from borders); second, pay a reservation deposit ($1,000 to $5,000 or 1-3% of price); third, review and sign the Sale and Purchase Agreement; fourth, pay the main deposit (typically 10-30%); and fifth, complete the title transfer with stamp tax payment.
The step that typically takes the longest in Sihanoukville is the formal strata title transfer processing, which commonly takes 8 to 12+ weeks even after all payments are made and documents submitted, while the deal negotiation and contract signing can happen in 2 to 6 weeks for completed units.
Before starting the condo purchase process in Sihanoukville, foreigners must prepare a valid passport (with clear copies), proof of funds or financing, and potentially a Power of Attorney if they cannot be physically present for all signings.
You can also read our blog article about what foreigners can buy and own in Sihanoukville.
How long does it take to complete a condo purchase in Sihanoukville?
The typical timeframe to complete a condo purchase in Sihanoukville from offer to ownership transfer is approximately 10 to 18 weeks total, with 2 to 6 weeks for deal negotiation and contract signing, followed by 8 to 12+ weeks for formal title transfer processing.
Factors that can speed up the Sihanoukville purchase process include having all documents ready upfront, using a local lawyer familiar with the cadastral office, and buying from a developer with streamlined transfer procedures; delays typically come from incomplete paperwork, disputed ownership history, or building-level quota verification issues.
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What are the ongoing costs of owning a condo in Sihanoukville?
What are the typical recurring monthly condo costs in Sihanoukville in 2026?
As of early 2026, the total typical monthly cost for a 50 sqm one-bedroom condo in Sihanoukville runs approximately $110 to $220 (449,000 to 898,000 KHR or 100 to 204 EUR), covering management fees, utilities, and basic services before any mortgage payments.
The typical range for monthly common area or management fees in Sihanoukville is $0.70 to $1.50 per sqm, which means a 50 sqm condo pays roughly $35 to $75 per month (143,000 to 306,000 KHR or 32 to 69 EUR) for building maintenance, security, and shared facilities.
Monthly sinking fund contributions in Sihanoukville condos are often bundled into the management fee or charged separately at around $0.10 to $0.30 per sqm, adding roughly $5 to $15 per month (20,000 to 61,000 KHR or 4.60 to 14 EUR) for a typical unit.
The typical monthly utility cost for a standard condo in Sihanoukville is approximately $60 to $115 (245,000 to 469,000 KHR or 55 to 106 EUR), covering electricity ($38 to $68 for 250-450 kWh at around $0.15/kWh), water ($5 to $15), and internet ($15 to $30).
What are the typical annual condo ownership costs in Sihanoukville in 2026?
As of early 2026, the total typical annual ownership cost for a condo in Sihanoukville (property tax plus insurance) runs approximately $200 to $600 (816,000 to 2,450,000 KHR or 185 to 555 EUR) for a mid-range unit, though this varies significantly based on assessed value.
The annual property tax (Tax on Immovable Property) in Sihanoukville is calculated at 0.1% of the assessed value above a threshold (often cited as 100 million KHR or roughly $25,000), which means many modest condos pay relatively small amounts, often $50 to $200 per year (204,000 to 816,000 KHR or 46 to 185 EUR).
Annual condo insurance in Sihanoukville typically costs $150 to $400 (612,000 to 1,633,000 KHR or 139 to 370 EUR) for basic contents and liability coverage, with higher premiums for more valuable contents or broader coverage packages.
Other significant annual costs Sihanoukville condo owners should budget for include potential special assessments from the building management for major repairs, annual building registration renewals if applicable, and seasonal maintenance for air conditioning units in the tropical climate.
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.
What do expats and locals really say about buying condos in Sihanoukville?
Do most expats regret or recommend buying a condo in Sihanoukville in 2026?
As of early 2026, expat sentiment about buying a condo in Sihanoukville is genuinely mixed, with neither universal regret nor enthusiastic recommendation, and outcomes depend heavily on building quality, purchase timing, and realistic expectations about the market's recovery pace.
The most common reason expats recommend condo ownership in Sihanoukville is the combination of beachfront lifestyle at prices 30-40% below the 2019 peak, plus rental yields of 8-10% that compare favorably to other Southeast Asian coastal markets like Phuket or Bali.
The most common reason expats regret their Sihanoukville condo purchase is buying in a poorly-managed building or a tower where the developer went silent, leaving them with deteriorating common areas, unpaid building staff, and difficulty selling because neighboring units in the same building are vacant or abandoned.
What unexpected challenges do foreign condo owners face in Sihanoukville?
The most common unexpected challenge foreign condo owners face in Sihanoukville is developer or building execution risk, where promised amenities, maintenance standards, or rental programs fail to materialize, especially in a market where many projects were paused or abandoned after 2019.
Other unexpected challenges that frequently surprise foreign owners in Sihanoukville include building management quality that varies wildly between towers (some professional, some barely functional), difficulty achieving quick resales in a market with persistent oversupply, and discovering that certain buildings have HOA rules restricting Airbnb-style short-term rentals that were part of their income plan.
Finally, please note that we have made a list of potential risks, scams and pitfalls when buying a new property in Sihanoukville.
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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 |
|---|---|---|
| Council for the Development of Cambodia (CDC) | It's a primary-source government publication of the foreign co-owned building law. | We used it to explain exactly what foreigners can and cannot own in Sihanoukville condos. We also referenced it for location restrictions like the 30km border rule. |
| Knight Frank Cambodia | Knight Frank is a global real estate firm with structured market research. | We used it to ground Sihanoukville market context including supply, demand, and price correction trends. We also used it for neighborhood supply concentration data. |
| Realestate.com.kh | It's Cambodia's largest property portal with transparent listing distributions. | We used it to estimate what buyers actually see in the Sihanoukville market including entry prices and median listing values. We treated data as asking prices and adjusted accordingly. |
| FazWaz Cambodia | It's a major regional portal showing price per sqm at the listing level. | We used it to triangulate $/sqm bands across budget, mid, and luxury segments. We also used it for concrete pricing examples for different bedroom counts. |
| IPS Cambodia | IPS is an established Cambodian brokerage and research publisher. | We used it to anchor mid-range Sihanoukville $/sqm estimates at $1,000-$1,400. We also referenced their rental yield data and market segment analysis. |
| PwC Worldwide Tax Summaries | PwC is a top-tier professional services firm with strong review standards. | We used it to confirm the 4% transfer/stamp tax framework in Cambodia. We cross-checked this against local guides for accuracy. |
| Deloitte tax@hand | Deloitte is a top-tier firm and tax@hand is a curated tax update channel. | We used it to validate that Cambodia has recent implementation guidance on stamp tax. We used it as a sanity check for tax-related information. |
| Realestate.com.kh Property Tax Guide | It's a national platform that summarizes official tax rules in plain language. | We used it to explain annual property tax in a buyer-friendly way. We cross-checked the 0.1% rate with institutional sources. |
| Asian Development Bank | It's hosted on an ADB platform and documents tax mechanics formally. | We used it to confirm the 0.1% property tax rate and tax base mechanics. We translated the technical details into simple rules for condo owners. |
| Knight Frank Cambodia Tax Guide | Knight Frank's local office publishes practical guides for real estate practice. | We used it to explain the buyer's closing cost checklist including the 4% transfer tax. We also used it for typical timeline expectations. |
| Sathapana Bank | It's a bank product page describing escrow mechanics in Cambodia. | We used it to describe what escrow looks like in practice for Sihanoukville condo deals. We referenced it as a safer payment protection option. |
| GlobalPetrolPrices | It compiles comparable household energy prices across countries with timestamps. | We used it to estimate monthly electricity costs for typical Sihanoukville condo usage. We kept calculations transparent so readers can adjust for their own usage. |
| IPS Cambodia Ownership Guide | IPS is a registered property agency with 15+ years in Cambodia. | We used it to explain the foreign ownership framework and strata title requirements. We also referenced it for the buying process steps. |
| DaBest Properties | DaBest is a Cambodia-focused property firm publishing current market analysis. | We used it for 2025-2026 price forecasts and coastal area price trends. We also referenced their analysis of foreign buyer statistics. |
| Bamboo Routes Price Analysis | It's specialized research focused on Sihanoukville property market trends. | We used it for price forecast data and market sentiment analysis. We also referenced their documentation of the 400 abandoned buildings situation. |
| Emerhub Cambodia | Emerhub provides business advisory services with property investment guidance. | We used it for foreign buyer process documentation and timeline estimates. We also referenced their explanation of the 70% foreign ownership cap. |
| Cambodia Property Asia | It's a property platform publishing detailed ownership guides for foreigners. | We used it for historical context on property law evolution in Cambodia. We also referenced their explanation of title types. |
| IPS Cambodia Cost of Ownership | IPS provides detailed cost breakdowns based on real transaction experience. | We used it for management fee ranges and hidden cost categories. We also referenced it for the true monthly ownership cost estimates. |
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.
Related blog posts
- Is now a good time to invest in property in Sihanoukville?