House prices in Sihanoukville in 2026 are very mixed: a normal livable house often costs about $220,000 to $350,000, cheaper older homes can start near $85,000 to $130,000, and beach or villa-style homes can go far above $800,000.
[VARIABLE INTRO GREEN HTML] [VARIABLE COVER HTML]We constantly update this blog post so the house price data for Sihanoukville stays useful for foreign buyers in 2026.
Sihanoukville is not an easy market to read because prices can change a lot between an older inland house, a port-linked shophouse and a villa near the beach.
This guide focuses only on houses in Sihanoukville, not condos, land plots or commercial property, so the numbers stay clear.
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 2026, the estimated median house price in Sihanoukville is about KHR 1.05 billion, $260,000 or €229,000, while the estimated average asking price is closer to KHR 1.45 billion, $360,000 or €317,000.
For most normal house buyers, the realistic 2026 house price range in Sihanoukville is about KHR 720 million to KHR 1.8 billion, $180,000 to $450,000 or €158,000 to €396,000.
The average house price in Sihanoukville is higher than the median because a small number of villas near Independence Beach, Sokha Beach, Otres and central Sangkat Bei pull the average upward.
At the median house price in Sihanoukville in 2026, a buyer can usually expect an older but usable family house, a shophouse-style home or a modest 3 to 4-bedroom house in Bei, Buon, Pir or Muoy, not a prime beach villa.
What's the cheapest livable house budget in Sihanoukville as of 2026?
As of 2026, the cheapest realistic budget for a livable house in Sihanoukville is about KHR 340 million to KHR 520 million, $85,000 to $130,000 or €75,000 to €114,000.
At this entry price in Sihanoukville, “livable” usually means an older small house or urgent-sale local home with basic bathrooms, basic electricity and some repair needs, not a polished western-style villa.
The cheapest livable houses in Sihanoukville are usually found in Lek Muoy, inland Sangkat Muoy, less central Sangkat Pir, inland Sangkat Buon and edge areas away from Otres Beach.
[VARIABLE WHAT YOU CAN GET BUDGET]How much do 2 and 3-bedroom houses cost in Sihanoukville as of 2026?
As of 2026, a typical 2-bedroom house in Sihanoukville costs about KHR 640 million, $160,000 or €141,000, while a typical 3-bedroom house costs about KHR 925 million, $230,000 or €202,000.
A realistic 2026 price range for a 2-bedroom house in Sihanoukville is about KHR 520 million to KHR 885 million, $130,000 to $220,000 or €114,000 to €194,000.
A realistic 2026 price range for a 3-bedroom house in Sihanoukville is about KHR 500 million to KHR 1.85 billion, $125,000 to $460,000 or €110,000 to €405,000.
The jump from a 2-bedroom to a 3-bedroom house in Sihanoukville is often about 25% to 45%, because the 3-bedroom category includes both simple shophouse homes and more comfortable villa-style houses.
How much do 4-bedroom houses cost in Sihanoukville as of 2026?
As of 2026, a typical 4-bedroom house in Sihanoukville costs about KHR 1.13 billion, $280,000 or €246,000, with a wider realistic range from about KHR 540 million to KHR 2.62 billion, $135,000 to $650,000 or €119,000 to €572,000.
A realistic 2026 price range for a 5-bedroom house in Sihanoukville is about KHR 1.69 billion to KHR 7.93 billion, $420,000 to $1.97 million or €370,000 to €1.73 million.
A realistic 2026 price range for a 6-bedroom house in Sihanoukville is about KHR 1.01 billion to KHR 3.62 billion, $250,000 to $900,000 or €220,000 to €792,000.
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 2026, a new-build or near-new house in Sihanoukville usually costs about KHR 925 million to KHR 2.62 billion, $230,000 to $650,000 or €202,000 to €572,000.
New-build houses in Sihanoukville usually carry a 25% to 45% premium over older resale houses because buyers pay extra for cleaner finishing, better drainage, parking, newer electrics and fewer post-boom construction problems.
How much do houses with land cost in Sihanoukville as of 2026?
As of 2026, a house with useful land in Sihanoukville usually costs about KHR 1.81 billion to KHR 3.62 billion, $450,000 to $900,000 or €396,000 to €792,000.
In Sihanoukville, a “house with land” usually means a villa or detached house on roughly 300 to 600 square meters, while smaller shophouses often have too little land to be priced mainly as a land-backed home.
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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 2026, the lowest house prices in Sihanoukville are usually in Lek Muoy, inland Sangkat Muoy, less central Sangkat Pir, inland Sangkat Buon and edge areas toward Steung Hav or Kampong Seila.
In these cheaper Sihanoukville neighborhoods, typical house prices are about KHR 340 million to KHR 885 million, $85,000 to $220,000 or €75,000 to €194,000.
These areas are cheaper because many homes are older, less beach-oriented, farther from expat services or close to roads and logistics zones where the house may need more checking before purchase.
Which neighborhoods have the highest house prices in Sihanoukville as of 2026?
As of 2026, the top three high-price house areas in Sihanoukville are Independence Beach and Sangkat Bei, Sokha Beach, and Otres Beach or Otres 2 in Sangkat Buon.
In these premium Sihanoukville areas, typical house and villa prices are about KHR 2.01 billion to KHR 7.24 billion, $500,000 to $1.8 million or €440,000 to €1.58 million.
These neighborhoods command the highest house prices in Sihanoukville because buyers are often paying for scarce land, sea access, redevelopment value, cleaner surroundings and easier resale to foreign-linked buyers.
The usual buyer in these premium Sihanoukville areas is not only a family buyer, but often an investor, business owner, long-stay expat or Cambodian buyer who wants a land-backed villa in a rare coastal position.
How much do houses cost near the city center in Sihanoukville as of 2026?
As of 2026, houses near central Sihanoukville areas such as Sangkat Bei, Sangkat Pir, Sangkat Muoy and the Phsar Leu side usually cost about KHR 805 million to KHR 2.41 billion, $200,000 to $600,000 or €176,000 to €528,000.
Near major transit and port access points in Sihanoukville, including the port road, National Road 4 links and expressway access, houses usually cost about KHR 725 million to KHR 2.01 billion, $180,000 to $500,000 or €158,000 to €440,000.
Near school runs for Life International School, Idea Source International School, ESEN International School and PAMA International School, house prices in Sihanoukville are usually about KHR 725 million to KHR 1.81 billion, $180,000 to $450,000 or €158,000 to €396,000.
In expat-popular parts of Sihanoukville such as Independence Beach, Sokha Beach, Otres, central Sangkat Bei and parts of Sangkat 2, houses and villas usually cost about KHR 1.21 billion to KHR 3.62 billion, $300,000 to $900,000 or €264,000 to €792,000.
[VARIABLE EXPAT GUIDE]How much do houses cost in the suburbs in Sihanoukville as of 2026?
As of 2026, suburban and edge-area houses in Sihanoukville usually cost about KHR 400 million to KHR 1.21 billion, $100,000 to $300,000 or €88,000 to €264,000.
Compared with central Sihanoukville houses, suburban houses are often about 30% to 50% cheaper, although larger land plots can still reach KHR 1.01 billion to KHR 2.01 billion, $250,000 to $500,000 or €220,000 to €440,000.
The most popular suburban choices for house buyers in Sihanoukville are inland Sangkat Buon, Lek Muoy, edge parts of Muoy and Pir, the road direction toward Steung Hav and areas near expressway access.
What areas in Sihanoukville are improving and still affordable as of 2026?
As of 2026, the best improving but still affordable house areas in Sihanoukville are inland Sangkat Buon behind Otres, Sangkat Muoy near Phsar Leu, non-prime parts of Sangkat Pir, Lek Muoy and road corridors toward the port and expressway.
In these improving Sihanoukville areas, a typical house price is about KHR 480 million to KHR 1.13 billion, $120,000 to $280,000 or €106,000 to €246,000.
The main sign of improvement is not classic lifestyle gentrification, but better demand from port work, logistics, road access, tourism recovery and buyers trying to avoid the most expensive beach zones.
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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?
For a house in Sihanoukville in 2026, a foreign buyer should usually budget total closing and setup costs of about 6% to 9% of the purchase price.
The main closing cost categories in Sihanoukville are the 4% transfer or stamp duty, legal checks of about KHR 4 million to KHR 12 million, $1,000 to $3,000 or €880 to €2,640, title and admin fees of about KHR 2 million to KHR 8 million, $500 to $2,000 or €440 to €1,760, and extra structuring advice for foreign buyers.
The largest single closing cost for most Sihanoukville house buyers is the 4% transfer or stamp duty, because this is much larger than normal inspection, admin or translation costs.
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?
For a normal house in Sihanoukville in 2026, annual property tax is usually low, often about KHR 380,000 to KHR 1.5 million, $95 to $375 or €84 to €330 depending on the assessed value.
Property tax on houses in Sihanoukville is generally calculated at 0.1% on taxable immovable property value above the threshold, with practical calculations often using 80% of market value minus about KHR 100 million, $25,000 or €22,000.
[VARIABLE PROPERTY TAXES FEES]How much is home insurance for a house in Sihanoukville right now?
For a house in Sihanoukville in 2026, annual home insurance usually costs about KHR 900,000 to KHR 4 million, $225 to $1,000 or €198 to €880 for many normal houses, with large villas often costing more.
The main factors that affect home insurance in Sihanoukville are insured building value, flood exposure, sea-air corrosion, electrical quality, security, whether the home is vacant and whether the house is near the coast.
What are typical utility costs for a house in Sihanoukville right now?
For a normal house in Sihanoukville in 2026, total monthly utilities usually cost about KHR 480,000 to KHR 1.2 million, $120 to $300 or €106 to €264.
A typical monthly utility breakdown in Sihanoukville is electricity at about KHR 320,000 to KHR 885,000, $80 to $220 or €70 to €194, water at about KHR 40,000 to KHR 120,000, $10 to $30 or €9 to €26, internet at about KHR 60,000 to KHR 140,000, $15 to $35 or €13 to €31, and garbage, security or basic services at about KHR 40,000 to KHR 200,000, $10 to $50 or €9 to €44.
What are common hidden costs when buying a house in Sihanoukville right now?
For a house in Sihanoukville in 2026, common hidden costs often add about KHR 12 million to KHR 60 million, $3,000 to $15,000 or €2,640 to €13,200 before larger renovations.
Inspection fees for a Sihanoukville house are usually about KHR 2 million to KHR 6 million, $500 to $1,500 or €440 to €1,320 when buyers check structure, plumbing, electricity, drainage and title risks properly.
Beyond inspections, common hidden costs in Sihanoukville include repainting, AC replacement, corrosion repairs, drainage fixes, title boundary checks, legal structuring for foreign buyers and dealing with unfinished neighboring construction.
The hidden cost that surprises first-time foreign house buyers most in Sihanoukville is usually legal and title structuring, because foreigners generally cannot directly own land-backed houses in the same simple way as local buyers.
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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 2026, many locals and expats still feel that houses in Sihanoukville are overpriced compared with rental income and local salaries, especially when sellers anchor prices to the old casino-boom years.
In Sihanoukville in 2026, well-priced houses below $200,000 may sell in about 3 to 6 months, normal $250,000 to $500,000 houses can take 6 to 12 months, and villas above $800,000 can take more than a year unless discounted.
The main reason buyers call Sihanoukville house prices too high is that many homes still carry land-value expectations from the boom period, while buyers now price in unfinished buildings, weaker speculative demand and renovation risk.
Compared with one or two years ago, sentiment in Sihanoukville is more selective in 2026 because buyers still want clean-title homes in good locations, but they negotiate much harder on older or poorly finished houses.
[VARIABLE REAL ESTATE MARKET]Are prices still rising or cooling in Sihanoukville as of 2026?
As of 2026, house prices in Sihanoukville are mostly stable to slightly down for ordinary older houses, while clean-title beach, port-linked and villa properties are holding up better.
Our estimated 2026 year-over-year change for Sihanoukville house prices is about -5% to 0% for ordinary older homes, 0% to +3% for central or port-linked houses, and 0% to +5% for scarce beach or expat villas.
Over the next 6 to 12 months, most local market signals point to a selective Sihanoukville market where weak stock stays negotiable, but houses with good land, better roads, port access or beach proximity remain firmer.
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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 we trust it | How we used it |
|---|---|---|
| Realestate.com.kh houses in Sihanoukville | It is Cambodia’s largest property portal. | We used its house-only median as the main 2026 benchmark. We also used its listed range to frame normal buyer budgets. |
| Realestate.com.kh villas in Sihanoukville | It separates villas from ordinary houses. | We used it to understand the upper end of Sihanoukville house prices. We did not treat villa prices as normal family-house prices. |
| FazWaz Cambodia Sihanoukville houses | It gives live listing examples by bedroom count. | We used it to cross-check 2, 3, 4, 5 and 6-bedroom house budgets. We excluded extreme luxury listings from normal estimates. |
| National Bank of Cambodia statistics | It is Cambodia’s central bank. | We used it for national price-direction context. We did not use it as a direct Sihanoukville house price index. |
| IMF Cambodia RPPI report | It explains Cambodia’s residential price index work. | We used it to judge how reliable national RPPI signals are. We treated RPPI as context, not as neighborhood-level pricing. |
| General Department of Taxation Cambodia | It is Cambodia’s official tax authority. | We used it as the official base for tax obligations. We cross-checked practical buyer costs with real estate and tax guides. |
| Knight Frank Cambodia property tax guide | It explains property tax clearly. | We used it for the 0.1% annual immovable property tax rule. We compared it with GDT-related explanations. |
| Realestate.com.kh Cambodia property tax guide | It gives practical buyer cost explanations. | We used it for transfer tax and practical closing-cost context. We kept the official tax authority as the priority source. |
| Realestate.com.kh foreign ownership guide | It explains rules for foreign buyers. | We used it to flag land ownership risk for house buyers. We treated it as a warning, not as legal advice. |
| AKP Sihanoukville port expansion | It reports official government announcements. | We used it for port expansion context. We connected this context to logistics demand and port-linked housing areas. |
| JICA Sihanoukville Port SEZ document | JICA is a major infrastructure partner. | We used it to verify the port, SEZ and logistics context. We used it to explain why some inland corridors are improving. |
| Life International School | It is a direct school source. | We used it to name a real expat-relevant school. We paired it with local area checks for school-run pricing context. |