Get all the data you need about the real estate market in Sihanoukville
This blog post is updated regularly to make sure the data you see reflects current market conditions in Sihanoukville in 2026.
Sihanoukville land prices vary a lot depending on the neighborhood, the plot size, and how close you are to the beach.
This article covers residential buildable land only, so no commercial plots, no condos, no existing homes.
And if you're planning to buy a property in Sihanoukville, you may want to download our real estate pack about Sihanoukville.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive neighborhood for land in Sihanoukville | Otres Beach |
| Most affordable neighborhood for land in Sihanoukville | Rural Sihanoukville Fringe |
| Average price per square meter across all Sihanoukville neighborhoods | $470 per m² |
| Median plot price across Sihanoukville | $270,000 |
| Lowest realistic starting budget in Sihanoukville | $40,000 |
| Most expensive plot size in Sihanoukville | Large plot (1,200 m²) |
| Most affordable plot size in Sihanoukville | Small plot (300 m²) |
| Average price for a small plot in Sihanoukville (300 m²) | $135,000 |
| Average price for a medium plot in Sihanoukville (600 m²) | $271,000 |
| Average price for a large plot in Sihanoukville (1,200 m²) | $542,000 |
| Price gap between most and least expensive Sihanoukville neighborhoods | $780 per m² (from $900 down to $120) |
| Price spread across Sihanoukville neighborhoods | 7.5x between the top and bottom neighborhoods |
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Sihanoukville neighborhoods in 2026 ranked by land purchase price
This table ranks the top neighborhoods in the Sihanoukville land market by land purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median plot price, the starting budget, the average price for a small plot, a medium plot, and a large plot, the typical land use, 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 Plot Price | Starting Budget | Average Price for a Small Plot | Average Price for a Medium Plot | Average Price for a Large Plot | Typical Land Use | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Otres Beach | $900 per m² | $540,000 | $250,000 | $270,000 | $540,000 | $1,080,000 | Luxury villa builds | Direct beach proximity in Sihanoukville, strong tourism demand, high-end infrastructure already in place, and solid resale potential | Flood risk in low-lying sections, high entry price, and strict coastal zoning rules close to the waterfront | Prime Land |
| 2 | Serendipity / Ochheuteal | $850 per m² | $510,000 | $230,000 | $255,000 | $510,000 | $1,020,000 | Boutique resort builds | Prime tourism strip in Sihanoukville, strong rental yields, central location, and utilities already well established | Very limited land supply, high noise levels, road congestion, and fierce competition for any available plots | Prime Land |
| 3 | Independence Beach | $750 per m² | $450,000 | $200,000 | $225,000 | $450,000 | $900,000 | High-end residential villas | Quiet and upscale area in Sihanoukville, close to established resorts, good road access, and stable buyer demand | Very few plots still available, some sloped terrain that raises construction costs, and premium pricing throughout | Prime Land |
| 4 | Victory Hill | $650 per m² | $390,000 | $180,000 | $195,000 | $390,000 | $780,000 | Mixed residential builds | Elevated views over Sihanoukville, improving infrastructure, proximity to the port, and strong redevelopment potential | Some irregular plot shapes, mixed zoning in parts of the area, and ongoing construction can disrupt the neighborhood | High-Value Land |
| 5 | City Center (Downtown) | $600 per m² | $360,000 | $160,000 | $180,000 | $360,000 | $720,000 | Urban home construction | Central location in Sihanoukville, full utilities available, strong resale demand, and easy access to all services | Congestion, limited plot sizes available, and higher noise and density than suburban areas | High-Value Land |
| 6 | Sangkat 4 | $500 per m² | $300,000 | $140,000 | $150,000 | $300,000 | $600,000 | Family home builds | Established residential zone in Sihanoukville with schools nearby, good roads, and stable utility access | Limited availability of large plots, moderate traffic, and slower price appreciation than coastal areas | Mid-Range Land |
| 7 | Sangkat 3 | $420 per m² | $252,000 | $120,000 | $126,000 | $252,000 | $504,000 | Affordable housing builds | Lower entry price in Sihanoukville, improving roads, expanding utilities, and growing local residential demand | Less developed infrastructure than central zones, weaker resale liquidity, and uneven terrain in some sections | Mid-Range Land |
| 8 | Sangkat 2 | $380 per m² | $228,000 | $110,000 | $114,000 | $228,000 | $456,000 | Entry home construction | Close to Sihanoukville city center, accessible pricing, developing infrastructure, and growing residential demand | Drainage issues in some areas, inconsistent utilities, and moderate flood exposure in low-lying sections | Mid-Range Land |
| 9 | Mittapheap Outskirts | $300 per m² | $180,000 | $90,000 | $90,000 | $180,000 | $360,000 | Spec development | Larger plots available in Sihanoukville at lower prices, strong future growth potential near expansion corridors | Limited infrastructure today, longer time horizon before value appreciation, and fewer nearby amenities | Affordable Land |
| 10 | Prey Nob Corridor | $250 per m² | $150,000 | $75,000 | $75,000 | $150,000 | $300,000 | Long-term investment hold | Close to major highway and logistics routes near Sihanoukville, strong long-term growth potential, and large plots available | Still relatively remote today, limited utilities, and short-term buyer demand remains slow | Affordable Land |
| 11 | Stung Hav Area | $200 per m² | $120,000 | $60,000 | $60,000 | $120,000 | $240,000 | Budget home builds | Very low entry price near Sihanoukville, industrial spillover is driving improving connectivity, and growth potential exists | Industrial area proximity reduces livability, weaker resale demand than residential zones, and lower lifestyle appeal | Entry-Level Land |
| 12 | Rural Sihanoukville Fringe | $120 per m² | $72,000 | $40,000 | $36,000 | $72,000 | $144,000 | Land banking | Cheapest land available around Sihanoukville, large plot sizes, flexible usage potential, and long-term upside if development spreads | No infrastructure in place today, zoning is unclear in some sections, and price appreciation will be very slow | Entry-Level Land |
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Key insights about land purchase prices in Sihanoukville
Insights
- Otres Beach land in Sihanoukville costs roughly 7.5 times more per square meter than the Rural Fringe, one of the widest price gaps you will find in any coastal Cambodian city in 2026.
- You need at least $200,000 to buy a small buildable plot in any of the three prime Sihanoukville beach neighborhoods, which rules out most individual buyers without external financing.
- The Sangkat 2 to 4 belt forms a distinct mid-range residential zone in Sihanoukville where prices stay between $380 and $500 per m², offering a realistic entry point for buyers who want urban services without beachfront prices.
- Moving just a few kilometers inland from Sihanoukville's coastline cuts land prices in half, a sharper drop than in most comparable Southeast Asian beach markets.
- Victory Hill is the only Sihanoukville neighborhood that combines elevated views with urban access at a price below $700 per m², making it the most interesting value proposition among the higher-end zones in 2026.
- Small plots in Sihanoukville's urban core still cost over $100,000 on average, meaning even the cheapest city-adjacent option requires a meaningful budget commitment.
- Prey Nob Corridor land sits at $250 per m² today but sits directly along a major logistics route, which historically in Cambodia has been a reliable driver of land appreciation once industrial and commercial activity builds up.
- Tourism-driven zones like Serendipity and Otres command the highest land premiums in Sihanoukville, but also carry the most restrictive coastal zoning rules, limiting what can actually be built.
- Flood risk is a significant pricing factor in low-lying coastal sections of Sihanoukville and is not always visible in the headline price per square meter, making site-level due diligence essential before any purchase.
- The price gap between a small and a large plot widens sharply in prime Sihanoukville zones, with large Otres Beach plots reaching over $1 million, compared to $144,000 for the same size on the Rural Fringe.
- Industrial proximity in Stung Hav visibly depresses land values despite reasonable distance from the city center, showing that Sihanoukville buyers in 2026 price livability heavily into their purchase decisions.
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About our methodology
This article focuses specifically on residential buildable land purchase prices in Sihanoukville. We do not include commercial plots, condominiums, or existing built properties.
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 Sihanoukville neighborhood, we aggregated the freshest land purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median plot price for each neighborhood.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a residential buildable plot of land in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard land purchase in Sihanoukville.
For each plot size category, we estimated an average purchase price based on local market conventions. The typical size range for a small, medium, and large plot can vary across Sihanoukville neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across all of Sihanoukville. They were adjusted by neighborhood and plot size to better reflect local land market conditions and price levels.
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 authoritative | How we used it |
|---|---|---|
| Cambodian Ministry of Land Management | The official government body responsible for land use, zoning, and residential land classifications across Cambodia. | We used it to understand which Sihanoukville zones are legally approved for residential building. We cross-checked each neighborhood against official zoning maps to filter out non-buildable plots. |
| Realestate.com.kh | The largest property listing marketplace in Cambodia, with the broadest coverage of active land listings. | We used it to extract current asking prices for land in Sihanoukville across all neighborhoods. We validated small, medium, and large plot price ranges using live listings on the platform. |
| CBRE Cambodia | A leading global real estate consultancy with detailed research reports covering the Cambodian property market. | We used it to benchmark land price ranges across Sihanoukville neighborhoods. We triangulated pricing by district and confirmed which zones are seeing the most active development. |
| Knight Frank Cambodia | An international real estate consultancy producing regular research reports on Cambodia's land and property market. | We used it to confirm investor demand patterns and land pricing tiers in Sihanoukville. We cross-referenced prime coastal zones against secondary and inland areas to validate our rankings. |
| IPS Cambodia Real Estate | One of the most active local brokerages in Cambodia, with strong transaction-level insight into the Sihanoukville market. | We used it to gather actual listing and recent transaction price ranges for Sihanoukville land. We refined our neighborhood-level pricing using their on-the-ground data. |
| National Bank of Cambodia | Cambodia's central bank, providing macroeconomic data and real estate credit indicators for the country. | We used it to understand financing conditions and price pressure on the Sihanoukville land market. We validated affordability levels by checking how credit availability affects buyer budgets. |
| Asian Development Bank (ADB) | A regional development bank that funds and tracks major infrastructure projects across Cambodia and Southeast Asia. | We used it to identify key infrastructure corridors near Sihanoukville such as Prey Nob. We linked road and port investments to expected land appreciation in adjacent neighborhoods. |
| Phnom Penh Post | A well-established national newspaper in Cambodia that regularly covers real estate trends and market data. | We used it to confirm current market sentiment around Sihanoukville's land market in 2026. We cross-checked whether recent reporting pointed to recovery or continued slowdown in specific neighborhoods. |
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