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
The median house price in Sihanoukville sits around US$250,000 in early 2026, with most buyers shopping in the US$150,000 to US$400,000 range.
We update this guide regularly to reflect the latest market data from listing platforms and professional research firms.
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.
How much do houses cost in Sihanoukville as of 2026?
What's the median and average house price in Sihanoukville as of 2026?
As of early 2026, the median house price in Sihanoukville is approximately US$250,000 to US$255,000 (around 1,025,000,000 KHR or EUR 230,000), while the average house price sits higher at roughly US$320,000 (1,310,000,000 KHR or EUR 295,000) because luxury villas and beachfront properties pull the mean upward.
The typical price range that covers roughly 80% of house sales in Sihanoukville falls between US$150,000 and US$500,000 (615,000,000 KHR to 2,050,000,000 KHR, or EUR 138,000 to EUR 460,000), with homes outside this range being either entry-level fixer-uppers or high-end beach villas.
The gap between the median and average house prices in Sihanoukville reveals that the market has a significant number of expensive properties pulling the average up, meaning most buyers will find homes below the average price, and you should focus on the median as a more realistic benchmark.
At the median price of US$250,000 in Sihanoukville, you can expect a 3-bedroom house of around 120 to 150 square meters in a decent neighborhood like Sangkat Pir or inland areas of Sangkat Bei, likely with basic finishes, air conditioning in main rooms, and a small outdoor space but not direct beach access.
What's the cheapest livable house budget in Sihanoukville as of 2026?
As of early 2026, the minimum budget for a livable house in Sihanoukville starts at around US$120,000 to US$130,000 (490,000,000 to 530,000,000 KHR, or EUR 110,000 to EUR 120,000), though you should set aside an extra US$10,000 to US$25,000 for immediate repairs and essential installations.
"Livable" at this entry-level price in Sihanoukville typically means a structurally sound home with basic plumbing and electricity, but you may need to install water tanks and pumps due to the city's inconsistent water supply, add security grills, and possibly upgrade the air conditioning units.
The cheapest livable houses in Sihanoukville are usually found in inland areas like Phsar Leu near the upper market, the more local parts of Sangkat Pir, and along the National Road 4 corridor heading toward Phnom Penh, where tourist premiums do not apply.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Sihanoukville here.
How much do 2 and 3-bedroom houses cost in Sihanoukville as of 2026?
As of early 2026, a typical 2-bedroom house in Sihanoukville costs around US$150,000 to US$200,000 (615,000,000 to 820,000,000 KHR, or EUR 138,000 to EUR 185,000), while a 3-bedroom house typically costs US$210,000 to US$280,000 (860,000,000 to 1,150,000,000 KHR, or EUR 195,000 to EUR 260,000).
The realistic price range for a 2-bedroom house in Sihanoukville extends from US$120,000 on the low end for older properties in less central locations up to US$240,000 (490,000,000 to 985,000,000 KHR, or EUR 110,000 to EUR 220,000) for newer builds with better finishes.
For a 3-bedroom house in Sihanoukville, prices realistically range from US$180,000 for modest inland homes to US$330,000 (740,000,000 to 1,350,000,000 KHR, or EUR 165,000 to EUR 305,000) for well-located properties with modern amenities.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Sihanoukville is around 30% to 50%, which reflects the additional 30 to 50 square meters of floor space and often includes an extra bathroom and more outdoor area.
How much do 4-bedroom houses cost in Sihanoukville as of 2026?
As of early 2026, a typical 4-bedroom house in Sihanoukville costs around US$320,000 to US$420,000 (1,310,000,000 to 1,720,000,000 KHR, or EUR 295,000 to EUR 390,000), with prices varying significantly based on beach proximity and plot size.
The realistic price range for a 5-bedroom house in Sihanoukville spans from US$450,000 to US$700,000 (1,845,000,000 to 2,870,000,000 KHR, or EUR 415,000 to EUR 645,000), as these larger homes often include villa-style features and appeal to buyers seeking rental income potential.
For a 6-bedroom house in Sihanoukville, prices typically range from US$550,000 to US$850,000 (2,255,000,000 to 3,485,000,000 KHR, or EUR 510,000 to EUR 785,000), and the upper end can exceed this for premium beachfront locations or properties designed for hospitality use.
Please note that we give much more detailed data in our pack about the property market in Sihanoukville.
How much do new-build houses cost in Sihanoukville as of 2026?
As of early 2026, a typical new-build house in Sihanoukville costs around US$850 to US$1,050 per square meter (3,485,000 to 4,305,000 KHR per sqm, or EUR 785 to EUR 970 per sqm), which translates to roughly US$190,000 to US$370,000 for a 3-bedroom home depending on size and location.
The typical percentage premium that new-build houses carry compared to older resale houses in Sihanoukville is around 15% to 25%, and this premium reflects better waterproofing, modern electrical and plumbing systems, cleaner title documentation from developers, and move-in-ready condition.
How much do houses with land cost in Sihanoukville as of 2026?
As of early 2026, a typical house with land in Sihanoukville costs between US$350,000 and US$900,000 (1,435,000,000 to 3,690,000,000 KHR, or EUR 325,000 to EUR 830,000), with the wide range reflecting how dramatically land value varies based on location relative to beaches, main roads, and the port area.
A "house with land" in Sihanoukville typically means a plot of 300 square meters or more, giving you space for a garden, parking, a potential pool, or room to extend the property, compared to standard borey-style plots which tend to be 100 to 200 square meters.
We cover everything there is to know about land prices in Sihanoukville here.
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Where are houses cheapest and most expensive in Sihanoukville as of 2026?
Which neighborhoods have the lowest house prices in Sihanoukville as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Sihanoukville include Phsar Leu near the upper market, inland parts of Sangkat Pir, areas along the National Road 4 corridor toward Phnom Penh, and the outer Prey Nup and Ream areas on the edges of greater Sihanoukville.
The typical house price range in these cheapest neighborhoods of Sihanoukville falls between US$120,000 and US$200,000 (490,000,000 to 820,000,000 KHR, or EUR 110,000 to EUR 185,000) for a basic 2 to 3-bedroom home.
The main reason these neighborhoods have the lowest house prices in Sihanoukville is that they lack the beach proximity and tourist amenities that drive premiums elsewhere, and some areas also have less developed infrastructure including inconsistent water supply and unpaved access roads.
Which neighborhoods have the highest house prices in Sihanoukville as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Sihanoukville are the Otres Beach area, the Ochheuteal and Serendipity Beach strip, and Victory Hill, with Independence Beach and Sokha Beach vicinity also commanding premium prices.
The typical house price range in these most expensive Sihanoukville neighborhoods spans from US$400,000 to US$850,000 (1,640,000,000 to 3,485,000,000 KHR, or EUR 370,000 to EUR 785,000), with exceptional beachfront villas sometimes exceeding US$1 million.
The main reason these neighborhoods command the highest house prices in Sihanoukville is their direct beach access combined with established restaurants, bars, and lifestyle amenities that cater to both tourists and long-term expat residents.
The typical buyer purchasing houses in these premium Sihanoukville neighborhoods is either a foreign investor seeking rental income from the tourism market, a business owner relocating from Phnom Penh who wants beach lifestyle combined with work opportunities in the port and SEZ ecosystem, or a retiree looking for a high-quality coastal home.
How much do houses cost near the city center in Sihanoukville as of 2026?
As of early 2026, houses near Sihanoukville's city center around the Golden Lions roundabout and the main downtown commercial area typically cost US$220,000 to US$450,000 (900,000,000 to 1,845,000,000 KHR, or EUR 205,000 to EUR 415,000) for a 3 to 4-bedroom property, with shophouse-style homes at the higher end if they have commercial frontage.
Houses near major transit points in Sihanoukville, particularly those with good access to the Phnom Penh-Sihanoukville Expressway, typically cost US$180,000 to US$350,000 (740,000,000 to 1,435,000,000 KHR, or EUR 165,000 to EUR 325,000), as improved connectivity has made these corridor areas more attractive to commuters and business owners.
Houses near popular schools in Sihanoukville such as ELC International School or the private schools around central Sangkat Bei and Sangkat Pir areas typically cost US$200,000 to US$380,000 (820,000,000 to 1,560,000,000 KHR, or EUR 185,000 to EUR 350,000), though the school proximity premium in Sihanoukville is smaller than in Phnom Penh due to fewer international school options.
Houses in expat-popular areas of Sihanoukville such as Otres, Victory Hill, and parts of Serendipity and Ochheuteal typically cost US$300,000 to US$600,000 (1,230,000,000 to 2,460,000,000 KHR, or EUR 275,000 to EUR 555,000), reflecting the lifestyle amenities and rental demand from tourists and long-term foreign residents.
We actually have an updated expat guide for Sihanoukville here.
How much do houses cost in the suburbs in Sihanoukville as of 2026?
As of early 2026, a typical house in the suburbs of Sihanoukville costs between US$150,000 and US$300,000 (615,000,000 to 1,230,000,000 KHR, or EUR 138,000 to EUR 275,000) for a standard 2 to 3-bedroom home, with larger properties on bigger plots ranging up to US$500,000 or more.
The typical price difference between suburban houses and city-center houses in Sihanoukville is around 30% to 50% lower in the suburbs, meaning you can often get a larger home with more land for the same budget you would spend on a smaller property near the Golden Lions area or beachfront zones.
The most popular suburbs for house buyers in Sihanoukville include areas along the National Road 4 corridor which offers easy access to both Phnom Penh and the port, outer Sangkat zones that are about 15 minutes from the beaches but avoid beachfront land prices, and parts of Prey Nup where larger plots are available at lower per-square-meter costs.
What areas in Sihanoukville are improving and still affordable as of 2026?
As of early 2026, the top areas in Sihanoukville that are improving and still affordable include neighborhoods along the expressway corridor toward Phnom Penh, zones connected to the port and Special Economic Zone employment centers, and inland Sangkat areas that are close enough to beaches to be convenient but not paying beachfront premiums.
The current typical house price in these improving yet affordable areas of Sihanoukville ranges from US$140,000 to US$250,000 (575,000,000 to 1,025,000,000 KHR, or EUR 130,000 to EUR 230,000), which represents solid value compared to established tourist zones.
The main sign of improvement driving buyer interest in these Sihanoukville areas is the combination of better road infrastructure from the expressway project and growing local employment from logistics and industrial activity around the port, which creates year-round rental demand beyond the seasonal tourist market.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Sihanoukville right now?
What are typical buyer closing costs for houses in Sihanoukville right now?
The estimated typical total closing cost for house buyers in Sihanoukville is around 5% to 8% of the purchase price, so on a US$250,000 house you should budget roughly US$12,500 to US$20,000 (51,000,000 to 82,000,000 KHR, or EUR 11,500 to EUR 18,500) for all closing expenses.
The main closing cost categories that make up this total in Sihanoukville include stamp duty or transfer tax at typically 4% of the transfer value (though targeted relief programs may reduce this), legal due diligence and title work at US$1,000 to US$3,000, and translation, notarization, and administrative fees at US$300 to US$1,000.
The single largest closing cost category for house buyers in Sihanoukville is usually the stamp duty or transfer tax, which at 4% of a US$250,000 purchase would be US$10,000, though Cambodia's Ministry of Economy and Finance has offered incentives that can reduce this for qualifying developer-built housing purchases.
We cover all these costs and what are the strategies to minimize them in our property pack about Sihanoukville.
How much are property taxes on houses in Sihanoukville right now?
The estimated typical annual property tax on a house in Sihanoukville is in the range of US$200 to US$800 per year (820,000 to 3,280,000 KHR, or EUR 185 to EUR 740), with the exact amount depending on the government-assessed value of your property, and only reaching into the thousands of dollars annually for high-value beachfront villas.
Property tax in Sihanoukville is calculated under Cambodia's Tax on Immovable Property regime, where the government assesses the value of your land and buildings using official valuation methods, and the tax rules can shift year to year based on ministry notifications, so you should confirm the current rates during your due diligence process.
If you want to go into more details, we also have a page with all the property taxes and fees in Sihanoukville.
How much is home insurance for a house in Sihanoukville right now?
The estimated typical annual home insurance cost for a house in Sihanoukville is around US$200 to US$600 per year (820,000 to 2,460,000 KHR, or EUR 185 to EUR 555) for a modest 2 to 3-bedroom home, rising to US$600 to US$1,500 (2,460,000 to 6,150,000 KHR, or EUR 555 to EUR 1,385) for larger villas with higher rebuild values and more contents to cover.
The main factors that affect home insurance premiums for houses in Sihanoukville include the property's rebuild value, its location relative to flood-prone areas, whether you add optional flood coverage, the value of contents you want to insure, and the age and construction quality of the building.
What are typical utility costs for a house in Sihanoukville right now?
The estimated typical total monthly utility cost for a house in Sihanoukville is around US$80 to US$220 per month (330,000 to 900,000 KHR, or EUR 75 to EUR 205), with the wide range reflecting how much air conditioning you use in the coastal heat and whether your area has reliable municipal water supply.
The breakdown of main utility categories for houses in Sihanoukville includes electricity at US$60 to US$180 per month depending on air conditioning use (with rates around 610 KHR or about US$0.15 per kWh), municipal water at US$10 to US$40 per month if your area has stable supply, and potential additional costs of US$300 to US$1,500 as a one-time setup for water tanks, pumps, and filters if your property does not already have them installed.
What are common hidden costs when buying a house in Sihanoukville right now?
The estimated total of common hidden costs that house buyers in Sihanoukville often overlook is around US$5,000 to US$15,000 (20,500,000 to 61,500,000 KHR, or EUR 4,600 to EUR 13,850), covering inspections, water infrastructure setup, immediate repairs, and professional fees that were not budgeted initially.
The typical inspection fees buyers should expect when purchasing a house in Sihanoukville range from US$250 to US$800 (1,025,000 to 3,280,000 KHR, or EUR 230 to EUR 740) for a basic structural, roof, electrical, and plumbing inspection, and US$800 to US$2,000 for a more thorough engineer-led assessment, which is worth the cost given the number of quickly-built projects from boom periods.
Other common hidden costs beyond inspections when buying a house in Sihanoukville include legal fees for resolving title clarity or boundary disputes, the cost of installing water tanks, pumps, and filtration systems (US$300 to US$1,500), salt-air maintenance on exterior metalwork and AC units, survey fees if land boundaries are unclear (US$300 to US$1,500), and potential road access or drainage improvements.
The hidden cost that tends to surprise first-time house buyers the most in Sihanoukville is the water infrastructure setup, because the city's municipal supply has historic capacity limitations, and many homes need their own storage tanks, pressure pumps, and filtration to ensure reliable daily water access.
You will find here the list of classic mistakes people make when buying a property in Sihanoukville.
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What do locals and expats say about the market in Sihanoukville as of 2026?
Do people think houses are overpriced in Sihanoukville as of 2026?
As of early 2026, the general sentiment among both locals and expats in Sihanoukville is that some sellers are still asking boom-era prices that the market simply will not pay, but realistically priced homes with clean titles do sell, making it a buyer-friendly market where negotiation is expected.
Houses in Sihanoukville typically stay on the market for several months rather than weeks, especially if they are priced aggressively or have title complications, though well-priced properties in desirable locations can move faster.
The main reason locals and expats give for feeling house prices in Sihanoukville are either too high or fairly valued is that the city experienced a major correction after the Chinese investment boom ended, and while quality beach-adjacent homes hold their value reasonably well, inland and older properties are seen as overpriced unless sellers adjust to post-boom realities.
Compared to one or two years ago, current sentiment on house prices in Sihanoukville is more optimistic as signs of selective recovery have emerged, but buyers remain cautious and expect significant negotiation room on most listings, unlike the frenzy of 2018 and 2019.
You'll find our latest property market analysis about Sihanoukville here.
Are prices still rising or cooling in Sihanoukville as of 2026?
As of early 2026, house prices in Sihanoukville are showing selective recovery rather than a broad boom, meaning beach-adjacent and high-quality properties are holding firm or seeing modest gains while inland and lower-quality homes remain soft with significant negotiation room.
The estimated year-over-year house price change in Sihanoukville is roughly flat to slightly positive in the range of 0% to 5% for desirable properties, while less attractive stock may still be declining or stagnant as sellers slowly adjust expectations down from peak levels.
Experts and locals expect house prices in Sihanoukville over the next 6 to 12 months to continue this pattern of selective stabilization, with better-located and well-titled properties seeing gradual improvement while the overall market remains buyer-friendly and sensitive to global economic conditions affecting tourism and investment flows.
Finally, please note that we have covered property price trends and forecasts for Sihanoukville here.
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 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 |
|---|---|---|
| Knight Frank Cambodia Real Estate Highlights H1 2025 | Global real estate firm with established research methods. | We used it to anchor the landed housing price index for Sihanoukville. We then converted that per-square-meter data into realistic house budgets by bedroom count. |
| Realestate.com.kh House Listings | Cambodia's largest property classifieds site with median statistics. | We used it to get median and range data for houses in Sihanoukville. We used those figures as the backbone for typical price ranges throughout this article. |
| Asian Development Bank Sihanoukville Water Project | Multilateral development bank with audited project documentation. | We used it to understand Sihanoukville's water supply constraints. We factored those infrastructure realities into utility and hidden cost estimates. |
| Electricity Authority of Cambodia | Cambodia's national power regulator publishing official tariffs. | We used it to confirm electricity tariffs are regulator-set. We then calculated typical monthly electricity budgets using published rates. |
| GlobalPetrolPrices Cambodia Electricity | Cross-country dataset publishing comparable retail energy prices. | We used it to convert tariffs into practical KHR per kWh figures. We translated typical consumption into monthly USD bill ranges. |
| Deloitte Tax@hand Cambodia | Professional tax notes citing underlying government notifications. | We used it to explain stamp duty relief and closing budgets. We cross-checked against other legal summaries for accuracy. |
| KPMG Cambodia Technical Update | Top-tier accounting firm tracking exact notification language. | We used it to confirm stamp duty mechanics and qualifying purchases. We avoided overstating tax savings for transactions that do not qualify. |
| Open Development Cambodia MEF Notification Record | Structured open-data repository tracking Cambodian legal instruments. | We used it to verify the scope of MEF's tax incentive notification. We referenced it as a paper trail when summarizing incentives. |
| Cambodia MPWT Expressway Press Page | Official ministry responsible for national transport infrastructure. | We used it to explain how connectivity improvements affect certain neighborhoods. We cited it when discussing why corridor areas are improving. |
| Forte Insurance Cambodia | Major insurer providing home products nationwide including Preah Sihanouk. | We used it to confirm insurance is available and serviced locally. We referenced typical coverage categories in our insurance guidance. |
| LegalClarity Foreign Ownership Explainer | Legal resource referencing Cambodia's property ownership rules. | We used it to keep our foreigner buyer framing honest about land rules. We recommended professional due diligence based on its guidance. |
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