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Get all the data you need about the real estate market in Sihanoukville
We constantly update this blog post so you can follow the current housing prices in Sihanoukville with fresh and practical data.
In this article, we focus only on residential property in Sihanoukville, including condos, apartments, houses, villas, shophouses, and serviced residences.
Because Cambodia does not publish official Sihanoukville-only closed residential transaction prices, the numbers below are careful estimates based on official data, listing data, and local market adjustments.
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
- The median housing price in Sihanoukville in 2026 is around $110,000, but the average is much higher because a few beachfront and villa properties lift the whole market.
- Most normal Sihanoukville residential properties in 2026 fall between $55,000 and $550,000, which shows how wide the gap is between inland condos and prime beach homes.
- Entry-level buyers in Sihanoukville can still find condos below $90,000, but these are usually inland, compact, or in buildings with weaker rental demand.
- Prime Sihanoukville beach areas can reach $2,300 to $4,200 per sqm, while inland local areas can still sit near $650 to $1,200 per sqm.
- Listing prices in Sihanoukville are not always final prices, and buyers can often negotiate 5% to 8% below the asking price in softer condo projects.
- New-build homes in Sihanoukville usually cost about 15% more than comparable resale homes because buyers pay for newer amenities, cleaner buildings, and lower maintenance risk.
- Sihanoukville property prices in 2026 are only slightly above 2025 levels, so the market looks stable rather than booming.
- Foreign buyers mostly focus on condos in Sihanoukville because qualifying condominium units are easier to own than landed houses or villas.
- The biggest price difference in Sihanoukville comes from beach access, sea views, title clarity, and building management, not only from the size of the property.
What is the average housing price in Sihanoukville in 2026?
The median housing price in Sihanoukville is more useful than the average because the city has many small condos and a smaller number of expensive villas, sea-view units, and shophouses that push the average upward.
We are writing this as of 2026 with the latest data collected from authoritative sources that we manually double checked.
The median housing price in Sihanoukville in 2026 is around KHR 443 million, or about $110,000, or about €95,000. The average housing price in Sihanoukville in 2026 is around KHR 745 million, or about $185,000, or about €160,000.
A realistic range for around 80% of residential property in Sihanoukville in 2026 is KHR 221 million to KHR 2.21 billion, or about $55,000 to $550,000, or about €47,000 to €474,000.
A realistic entry range in Sihanoukville in 2026 is KHR 181 million to KHR 362 million, or about $45,000 to $90,000, or about €39,000 to €78,000, which usually buys an existing or recently completed 1-bedroom condo of 40 to 55 sqm in Sangkat 4 or near the inland Otres edge.
A realistic luxury range in Sihanoukville in 2026 is KHR 2.62 billion to KHR 8.05 billion, or about $650,000 to $2 million, or about €561,000 to €1.72 million, which can buy a 3-bedroom sea-view condo, a penthouse, or a villa-style home around Sokha Beach, Independence Beach, or prime Otres Beach.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Sihanoukville.
Are Sihanoukville property listing prices close to the actual sale price in 2026?
In Sihanoukville in 2026, actual sale prices are usually about 5% to 8% below listing prices, with 6% as a reasonable central estimate.
This gap exists because Sihanoukville still has many condo and mixed-use projects from the earlier construction boom, so buyers can compare many similar units before making an offer. The gap is often smaller for well-managed beachfront units, but it can be much larger for older inland condos, distressed resales, or buildings with weak occupancy and poor common-area management.
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What is the price per sq m or per sq ft for properties in Sihanoukville in 2026?
As of 2026, the median housing price in Sihanoukville is around KHR 6.64 million per sqm, or about $1,650 per sqm, or about €1,420 per sqm, which equals about KHR 617,000 per sqft, or about $153 per sqft, or about €132 per sqft. The average housing price in Sihanoukville is around KHR 8.05 million per sqm, or about $2,000 per sqm, or about €1,725 per sqm, which equals about KHR 748,000 per sqft, or about $186 per sqft, or about €160 per sqft.
The highest price per sqm in Sihanoukville in 2026 is usually for sea-view condos, penthouses, and beachfront residences, while the lowest price per sqm is usually for older inland condos, large older houses away from the beach, and units needing renovation.
The highest price per sqm in Sihanoukville in 2026 is usually found around Sokha Beach, Independence Beach, prime Otres Beach, and Ochheuteal beachfront, where prices often range from KHR 9.26 million to KHR 16.91 million per sqm. The lowest price per sqm is usually found around Sangkat 2, Sangkat 3 inland, Phsar Leu edge, and airport-road inland pockets, where prices often range from KHR 2.62 million to KHR 4.83 million per sqm.
How have property prices evolved in Sihanoukville?
Compared with 2025, property prices in Sihanoukville in 2026 are probably up by about 2% to 4% in nominal terms. The market improved because tourism and coastal demand recovered, but oversupply kept price growth modest.
Compared with 2024, property prices in Sihanoukville in 2026 are also only moderately higher, with most of the improvement concentrated in better beach and sea-view areas. Inland condos and weaker buildings have not recovered as strongly because buyers still have many choices.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Cambodia.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Sihanoukville.
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How do prices vary by housing type in Sihanoukville in 2026?
In the visible Sihanoukville residential sale market in 2026, condos and apartments represent around 60% of listings, houses around 15%, shophouses around 10%, villas around 7%, serviced residences around 5%, and penthouses or luxury sea-view units around 3%, mainly because foreign buyers can more easily own qualifying condominium units than landed property.
As of 2026, a studio or small condo in Sihanoukville averages around KHR 242 million, or about $60,000, or about €52,000. A 1-bedroom condo averages around KHR 362 million, or about $90,000, or about €78,000, while a 2-bedroom condo averages around KHR 584 million, or about $145,000, or about €125,000. A house or linked house averages around KHR 886 million, or about $220,000, or about €190,000, a shophouse averages around KHR 1.21 billion, or about $300,000, or about €259,000, and a villa or luxury residence averages around KHR 3.02 billion, or about $750,000, or about €647,000.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Sihanoukville?
- How much should you pay for an apartment in Sihanoukville?
- How much should you pay for a villa in Sihanoukville?
- How much should you pay for a condo in Sihanoukville?
- How much should you pay for lands in Sihanoukville?
How do property prices compare between existing and new homes in Sihanoukville in 2026?
New homes in Sihanoukville in 2026 usually cost about 12% to 20% more than similar existing homes, with 15% as a practical central estimate.
This premium exists because buyers pay more for newer buildings with pools, lifts, security, modern layouts, cleaner common areas, and lower near-term maintenance risk.
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How do property prices vary by neighborhood in Sihanoukville in 2026?
Otres Beach is one of the most popular Sihanoukville areas for expats and lifestyle buyers, with new condos, beach condos, and small villas. As of 2026, typical residential prices in Otres Beach are around KHR 282 million to KHR 1.21 billion, or about $70,000 to $300,000, or about €60,000 to €259,000, because the area offers beach access and rental appeal without always being as expensive as Sokha Beach.
Independence Beach is a more premium Sihanoukville area, with sea-view condos and upscale residences. As of 2026, typical residential prices in Independence Beach are around KHR 806 million to KHR 3.02 billion, or about $200,000 to $750,000, or about €172,000 to €647,000, because good sea views and prime coastal locations are limited.
City center and the Serendipity edge are practical Sihanoukville areas with condos, apartments, shophouses, restaurants, services, and transport access. As of 2026, typical residential prices in these central areas are around KHR 322 million to KHR 1.61 billion, or about $80,000 to $400,000, or about €69,000 to €345,000, because buyers pay for convenience rather than quiet beach living.
You will find a much more detailed analysis by areas in our property pack about Sihanoukville. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Sihanoukville | Market profile | Typical home price | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Otres Beach | Beach lifestyle and expat demand | KHR 282m to 1.21b, about $70k to $300k | KHR 6.85m to 14.09m, about $1,700 to $3,500 | KHR 636k to 1.31m, about $158 to $325 |
| Sokha Beach | Luxury and scarce supply | KHR 1.01b to 4.03b, about $250k to $1m | KHR 12.08m to 16.91m, about $3,000 to $4,200 | KHR 1.12m to 1.57m, about $279 to $390 |
| Independence Beach | Premium sea-view market | KHR 806m to 3.02b, about $200k to $750k | KHR 10.07m to 15.30m, about $2,500 to $3,800 | KHR 936k to 1.42m, about $232 to $353 |
| Ochheuteal Beach | Tourist and beachfront demand | KHR 604m to 2.01b, about $150k to $500k | KHR 9.66m to 14.09m, about $2,400 to $3,500 | KHR 897k to 1.31m, about $223 to $325 |
| Serendipity Beach | Central nightlife and services | KHR 524m to 1.61b, about $130k to $400k | KHR 7.65m to 12.08m, about $1,900 to $3,000 | KHR 711k to 1.12m, about $177 to $279 |
| Victory Hill | Older expat and value area | KHR 362m to 1.01b, about $90k to $250k | KHR 4.83m to 8.86m, about $1,200 to $2,200 | KHR 449k to 823k, about $111 to $204 |
| City center | Convenience and daily services | KHR 322m to 1.01b, about $80k to $250k | KHR 4.43m to 8.05m, about $1,100 to $2,000 | KHR 412k to 748k, about $102 to $186 |
| Sangkat 4 inland | Entry and practical condos | KHR 221m to 725m, about $55k to $180k | KHR 3.62m to 6.04m, about $900 to $1,500 | KHR 336k to 561k, about $84 to $139 |
| Sangkat 3 | Local and value market | KHR 201m to 644m, about $50k to $160k | KHR 3.02m to 5.64m, about $750 to $1,400 | KHR 281k to 524k, about $70 to $130 |
| Sangkat 2 and Phsar Leu | Budget and local market | KHR 181m to 604m, about $45k to $150k | KHR 2.62m to 4.83m, about $650 to $1,200 | KHR 243k to 449k, about $60 to $111 |
| Airport road and Ream direction | Growth and speculative demand | KHR 282m to 1.21b, about $70k to $300k | KHR 3.22m to 7.25m, about $800 to $1,800 | KHR 299k to 674k, about $74 to $167 |
| Port and industrial edge | Commute and mixed-use market | KHR 322m to 1.41b, about $80k to $350k | KHR 3.62m to 7.65m, about $900 to $1,900 | KHR 336k to 711k, about $84 to $177 |
How much more do you pay for properties in Sihanoukville when you include renovation work, taxes, and fees?
In Sihanoukville in 2026, a normal resale buyer should usually budget 8% to 18% on top of the purchase price, while older properties needing work can require 15% to 30% more.
If you buy a Sihanoukville property for about $200,000, or around KHR 805 million, a realistic extra budget is about $16,000 to $36,000, or around KHR 64 million to KHR 145 million. This means the total cost can end up around $216,000 to $236,000 before any unusually large renovation work.
If you buy a Sihanoukville property for about $500,000, or around KHR 2.01 billion, a realistic extra budget is about $40,000 to $90,000, or around KHR 161 million to KHR 362 million. This means the total cost can end up around $540,000 to $590,000, and more if the home is an older villa that needs heavier repairs.
If you buy a Sihanoukville property for about $1 million, or around KHR 4.03 billion, a realistic extra budget is about $80,000 to $180,000, or around KHR 322 million to KHR 725 million. This means the total cost can end up around $1.08 million to $1.18 million, especially for larger sea-view homes, penthouses, or villa-style residences.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Cambodia.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Sihanoukville
| Extra cost | Type | Estimated cost range in Sihanoukville |
|---|---|---|
| Transfer tax or stamp duty | Tax | Usually 0% to 4% of the assessed value. This can mean nothing in some qualifying new-build cases, or up to about KHR 8.1 million per $50,000 of assessed value. In USD terms, the full 4% tax equals about $2,000 per $50,000 of assessed value. |
| Legal due diligence | Fees | Usually around KHR 4 million to KHR 20 million, or about $1,000 to $5,000. This is important in Sihanoukville because buyers need to check title, ownership structure, building status, and foreign-ownership rules. Larger or more complex purchases can cost more. |
| Agency commission | Fees | Often seller-paid, but the cost can still affect the final price. A practical allowance is 0% to 3% of the purchase price. On a $200,000 property, this can represent up to about KHR 24 million, or about $6,000, if the buyer indirectly absorbs it. |
| Title and administrative costs | Fees | Usually around KHR 2 million to KHR 12 million, or about $500 to $3,000. These costs cover paperwork, registration steps, and administrative support. The exact amount depends on the property type and transaction structure. |
| Light renovation | Renovation | Often around KHR 121 million to KHR 403 million per 100 sqm, or about $30,000 to $100,000 per 100 sqm. This can include bathrooms, flooring, kitchen work, lighting, and basic repairs. Older inland homes can move toward the upper end quickly. |
| Basic repainting and furniture refresh | Renovation | Usually around KHR 12 million to KHR 40 million, or about $3,000 to $10,000. This is the lighter budget for a condo that is structurally fine but visually tired. It can be enough for repainting, small repairs, and simple furniture updates. |
| Furniture package | Fit-out | Usually around KHR 20 million to KHR 81 million, or about $5,000 to $20,000. Small condos are closer to the lower end. Larger sea-view condos and serviced-style units need a larger budget. |
| Building sinking fund and management setup | Fees | Usually around KHR 2 million to KHR 8 million, or about $500 to $2,000. This is common in condo buildings with shared areas. Buyers should check monthly management fees as well, because weak management can hurt resale value. |
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 properties can you buy in Sihanoukville in 2026 with different budgets?
With $100,000 in Sihanoukville in 2026, you can usually target an existing 1-bedroom condo of 45 to 55 sqm in Sangkat 4 inland, a new compact 1-bedroom condo of 47 to 55 sqm near the Otres edge but not prime beachfront, or an older 2-bedroom condo of 60 to 70 sqm near the city center edge.
With $200,000 in Sihanoukville in 2026, you can usually target a new 2-bedroom condo of 80 to 95 sqm in the Otres Beach area, an existing 2-bedroom sea-view condo of 75 to 90 sqm near Serendipity or Ochheuteal, or a small linked house of 100 to 130 sqm in Sangkat 3 or an inland city area.
With $300,000 in Sihanoukville in 2026, you can usually target a large 2-bedroom or 3-bedroom condo of 110 to 140 sqm near Independence Beach, a renovated linked house or small shophouse of 120 to 180 sqm in the city center, or a new premium condo of 90 to 120 sqm in Otres or the Ochheuteal beachfront zone.
With $500,000 in Sihanoukville in 2026, you can usually target a sea-view 3-bedroom condo of 140 to 180 sqm near Independence Beach, a large central shophouse of 180 to 250 sqm, or a small villa or villa-style house of 200 to 250 sqm in Otres or the Ream direction.
With $1 million in Sihanoukville in 2026, you can usually target a luxury penthouse or large sea-view condo of 220 to 300 sqm near Sokha Beach, a villa-style residence of 300 to 450 sqm around Independence Beach or Otres, or a high-quality residential-commercial shophouse in a central area.
With $2 million in Sihanoukville in 2026, there is a real but narrow market, and buyers are usually looking at a large luxury villa of 500 sqm or more in a prime Otres or Independence Beach area, a trophy penthouse or combined units above 400 sqm near Sokha Beach, or a boutique residential building or serviced-apartment asset in a central or beach-adjacent area.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Cambodia.
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 and link | Why this source matters | How we used it |
|---|---|---|
| National Bank of Cambodia official exchange rate | This is Cambodia’s central bank, so it is the strongest public source for official KHR exchange rates. | We used the 10 June 2026 official rate of 4,027 KHR per USD and the EUR-KHR average of 4,669.5. We converted USD property estimates into Cambodian riel and euros with these rates. |
| National Bank of Cambodia monetary and financial statistics | This is the official source for Cambodia’s Residential Property Price Index. | We used this source to understand the national residential price cycle. We did not treat it as a Sihanoukville-only transaction-price database. |
| IMF Cambodia country page | The IMF gives standardized macroeconomic forecasts and inflation estimates for Cambodia. | We used this source for 2026 macro context and inflation assumptions. We used it to separate nominal housing-price changes from inflation-adjusted changes. |
| IMF technical report on Cambodia RPPI | This report explains how Cambodia’s residential price index is built and reviewed. | We used this source to understand what the official RPPI can and cannot show. We avoided using the RPPI as if it were a local Sihanoukville closed-sales database. |
| Realestate.com.kh Sihanoukville condo listings | This is one of Cambodia’s largest property portals and gives a live listing-based view of the market. | We used this source as one of the main anchors for Sihanoukville condo and apartment prices. We adjusted asking prices to reflect likely negotiation and market softness. |
| Realestate.com.kh Sihanoukville market trends | This portal aggregates Sihanoukville location and property-type demand data. | We used this source to cross-check which areas and property types have enough visible market activity. We used it qualitatively where the data was too thin for a clean average. |
| FazWaz Cambodia Sihanoukville condo trends | FazWaz is a regional property portal with transparent listing counts and condo metrics. | We used this source as a second benchmark for condo prices and price per sqm. We mainly used it to validate the public listing range. |
| AsiaVillas Sihanoukville condo trends | This source gives another live listing-based sample of Sihanoukville condo prices. | We used this source to cross-check median condo prices and price per sqft. We did not use it alone because the visible listing sample is smaller. |
| IPS Cambodia 2026 stamp duty exemption note | IPS is an established Cambodia real estate agency that explains current buyer-cost rules clearly. | We used this source to estimate acquisition taxes and possible exemptions. We cross-checked this with Cambodia’s broader transfer-tax framework. |
| General Department of Taxation Cambodia | This is Cambodia’s official tax authority. | We used this source as the official tax-administration reference. We relied on sector sources for practical property-transfer explanations because official property guidance can be hard to read for buyers. |
| ADB Asian Development Outlook 2026, Cambodia | The Asian Development Bank is a major multilateral source for Cambodia’s economic outlook. | We used this source to understand 2026 growth, tourism, construction, and real-estate conditions. We used it to explain why Sihanoukville prices look stable rather than strongly booming. |
| Cambodia tourism statistics through national statistical channels | Tourism statistics matter because Sihanoukville prices are closely linked to coastal demand and visitor recovery. | We used this source to understand the tourism recovery that supports beach and expat areas. We used it as one reason prime coastal locations hold value better than oversupplied inland stock. |
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