Get all the data you need about the real estate market in Sihanoukville
This blog post is regularly updated to reflect the latest market data, so the figures you see here are current as of 2026.
Villa prices in Sihanoukville vary dramatically depending on which neighborhood you choose, ranging from under $100,000 in inland areas to well over $1 million on the prime beachfront.
Whether you are drawn to a quiet coastal retreat or a practical city-fringe home, this guide breaks down what you can realistically expect to pay in each part of Sihanoukville.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Sihanoukville.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Sihanoukville neighborhood for villas | Sokha Beach |
| Most affordable Sihanoukville neighborhood for villas | Phsar Leu / Inland Local Residential |
| Average price per square meter across all Sihanoukville neighborhoods | Around $3,000 per sq m |
| Median villa price across Sihanoukville | Around $335,000 |
| Lowest realistic starting budget for a Sihanoukville villa | Around $95,000 |
| Most expensive villa type by bedroom count in Sihanoukville | Three-bedroom villa |
| Most affordable villa type by bedroom count in Sihanoukville | One-bedroom villa |
| Average price for a one-bedroom villa in Sihanoukville | Around $110,000 to $520,000 depending on neighborhood |
| Average price for a two-bedroom villa in Sihanoukville | Around $175,000 to $820,000 depending on neighborhood |
| Average price for a three-bedroom villa in Sihanoukville | Around $260,000 to $1,260,000 depending on neighborhood |
| Price gap between Sihanoukville's most and least expensive villa neighborhoods | More than $1,000,000 on median villa price |
| Price dispersion across Sihanoukville villa neighborhoods | Very wide: from around $1,450 to $4,800 per sq m |
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Sihanoukville neighborhoods in 2026 ranked by villa purchase price
This table ranks the top neighborhoods in the Sihanoukville villa market by purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a one-bedroom, two-bedroom, and three-bedroom villa, the typical buyer profile, 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 Property Price | Starting Budget | Average Price for a One-Bedroom Villa | Average Price for a Two-Bedroom Villa | Average Price for a Three-Bedroom Villa | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Sokha Beach | $4,800 | $1,200,000 | $650,000 | $520,000 | $820,000 | $1,260,000 | Luxury beach buyers | Private beach feel, prestige address, very limited comparable villa stock, and strong long-term scarcity value | Very thin supply, high entry price, and a smaller resale pool than central Sihanoukville districts | Luxury |
| 2 | Independence Beach | $4,400 | $980,000 | $520,000 | $460,000 | $720,000 | $1,080,000 | Affluent lifestyle buyers | Quiet coastal setting, sunset views, and a stronger residential feel than the nightlife-heavy beach strips | Fewer everyday amenities nearby, and prime stock can be tightly held with little turnover | Luxury |
| 3 | Otres Beach 1 | $4,000 | $780,000 | $420,000 | $380,000 | $600,000 | $900,000 | Beach villa upgraders | Best balance of beach appeal and livability in Sihanoukville, with stronger short-stay rental potential than most inland areas | Seasonal demand swings, and some premium listings can be overpriced relative to genuine local purchasing power | Premium |
| 4 | Serendipity Beach | $3,700 | $690,000 | $360,000 | $340,000 | $540,000 | $810,000 | Yield-seeking coastal buyers | Central beach visibility, strong tourism exposure, and easier short-stay positioning than quieter Sihanoukville neighborhoods | Busier environment, less privacy, and some buyers find the commercial feel off-putting for a home | Premium |
| 5 | Otres Beach 2 | $3,300 | $560,000 | $280,000 | $290,000 | $450,000 | $690,000 | Relaxed coastal families | More space and calmer streets than central beach zones, with decent lifestyle upside if you prioritize peace over convenience | Weaker resale liquidity than prime Sihanoukville beachfront pockets, and villa quality varies considerably | Premium |
| 6 | Victory Hill | $3,000 | $470,000 | $240,000 | $250,000 | $390,000 | $600,000 | Mixed-use opportunists | Hill views, a recognizable micro-market in Sihanoukville, and better value than top beaches for buyers who want a larger plot | Patchy streetscape, mixed reputation, and micro-location selection matters much more here than in more uniform areas | Mid-Market |
| 7 | Golden Lions / Ochheuteal | $2,700 | $390,000 | $210,000 | $220,000 | $340,000 | $510,000 | Urban convenience buyers | Walkable central area with restaurants, services, and beach access still within easy reach of daily life | Traffic, noise, and less exclusivity than beach-edge villa pockets in Sihanoukville | Mid-Market |
| 8 | Central Downtown | $2,300 | $320,000 | $170,000 | $180,000 | $280,000 | $420,000 | Practical city families | Best daily convenience in Sihanoukville, strongest local services, and easier year-round living than resort-heavy zones | Limited prestige, less privacy, and weaker lifestyle appeal for buyers primarily looking for a second home or holiday villa | Mid-Market |
| 9 | Hawaii Beach / North Shore | $2,100 | $280,000 | $150,000 | $160,000 | $250,000 | $380,000 | Value coastal buyers | Coastal exposure at a lower price point in Sihanoukville, with upside potential if surrounding infrastructure continues to improve | More uneven surroundings, fewer polished residential pockets, and thin premium villa stock to compare against | Affordable |
| 10 | Wat Leu Hillside | $1,900 | $240,000 | $130,000 | $145,000 | $225,000 | $340,000 | Budget view seekers | Elevated plots can offer space and views in Sihanoukville without paying prime beachfront premiums | Access and road quality vary, and some homes here feel too removed from the everyday core of the city | Affordable |
| 11 | Sihanoukville Port Area | $1,700 | $210,000 | $115,000 | $130,000 | $205,000 | $310,000 | Logistics-linked buyers | Supported by port employment and activity in Sihanoukville, with relatively resilient practical housing demand regardless of tourism cycles | Heavy-traffic environment, weaker leisure appeal, and less suitable for buyers looking for a lifestyle-driven or prestige property | Budget |
| 12 | Phsar Leu / Inland Local Residential | $1,450 | $170,000 | $95,000 | $110,000 | $175,000 | $260,000 | Entry-level local buyers | Lowest entry pricing in Sihanoukville, with straightforward everyday shopping and services close by | Least lifestyle-driven area in the city, little scarcity premium, and limited appeal for holiday-home or investment-minded buyers | Budget |
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Key insights about villa purchase prices in Sihanoukville
Insights
- Sihanoukville villa prices split into two very different markets: beach-premium zones start at around $280,000 median, while practical inland zones can start below $170,000, a gap of more than $100,000 even at the entry level.
- Sokha Beach and Independence Beach sit clearly above every other Sihanoukville villa submarket, with median prices above $980,000, which is roughly three times the citywide villa median of around $335,000.
- Otres Beach 1 offers the best balance between beach appeal and realistic resale potential in Sihanoukville, making it the easiest submarket for first-time buyers to research and compare.
- Serendipity Beach commands a beach premium, but buyers pay for activity and visibility rather than privacy, which matters a lot if you are buying for personal use rather than short-stay rental income.
- Victory Hill is one of the clearest value spots in Sihanoukville: at around $3,000 per sq m, you get hill views and larger plots at a significantly lower cost than any of the named beach zones.
- The jump from inland Sihanoukville to prime beachfront Sihanoukville is steeper than most first-time buyers expect, often more than $500,000 on a comparable three-bedroom villa.
- If your total budget is under $200,000, inland Sihanoukville is far more realistic than any branded beach zone, where even the starting budget at Otres Beach 1 sits at $420,000.
- If your budget sits between $300,000 and $500,000, Sihanoukville opens up most of Victory Hill, the central districts, and secondary coastal pockets like parts of Otres Beach 2.
- Above roughly $700,000, Sihanoukville buyers start competing for genuinely scarce coastal villas rather than general landed homes, meaning thinner supply, fewer comparables, and more negotiating risk.
- The Sihanoukville port area is cheaper than most beach zones, but demand there is driven by employment and logistics rather than tourism, which makes port-adjacent villas more defensively priced than glamour-driven.
- Sihanoukville's logistics expansion from the port means inland districts retain year-round housing demand beyond the tourism cycle, which is why purely inland Sihanoukville never became worthless after the earlier speculative boom faded.
- The widest negotiating room in Sihanoukville is usually found in mixed-quality inland neighborhoods like Phsar Leu and Wat Leu, not in prime beach pockets where supply is already thin and sellers know their leverage.
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About our methodology
We believe it is important to be transparent about how we arrive at villa purchase price estimates for Sihanoukville. This is one of the ways we keep our work solid 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 Sihanoukville villa price 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 villa 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 property price for each neighborhood across Sihanoukville.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a villa in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard villa purchase in Sihanoukville.
For each bedroom category, we estimated an average purchase price based on local market conventions. The typical size and layout of a one-bedroom, two-bedroom, and three-bedroom villa can vary across Sihanoukville neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and property type to better reflect local ownership conditions and price levels in Sihanoukville.
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 |
|---|---|---|
| Knight Frank Cambodia Real Estate Highlights H1 2025 | Knight Frank is a major international real estate research firm with a clear and published market methodology. | We used it to anchor the broad Sihanoukville market story in mid-2025 and to understand where hospitality, logistics, and investor activity were concentrating inside the city. We also used its findings to confirm why practical inland Sihanoukville districts remain relevant even after the earlier speculative cycle. |
| World Bank Cambodia Economic Update 2025 | The World Bank is one of the most trusted sources for national economic conditions and forward-looking outlooks. | We used it to frame the 2025 to 2026 economic backdrop for Cambodia as a whole. We then used that backdrop to stay conservative on buyer affordability and price assumptions across Sihanoukville neighborhoods. |
| Sihanoukville Autonomous Port corporate disclosure page | The Sihanoukville Autonomous Port is the official operator of Cambodia's main deep-sea port, making it the primary source for port performance data. | We used it to confirm that logistics activity was still expanding into 2025. We used that to support stronger demand assumptions for practical inland and port-adjacent villa areas in Sihanoukville than tourism data alone would suggest. |
| realestate.com.kh Villas for Sale in Sihanoukville | Realestate.com.kh is one of Cambodia's largest and most established property portals with broad residential coverage. | We used it to review active Sihanoukville villa stock and the mix of asking prices across the city. We also used it to sense which areas still attract premium villa listings and which areas are dominated by more affordable or mixed inventory. |
| realestate.com.kh Sokha Beach location page | It tracks a premium Sihanoukville micro-market that buyers already recognize by name, making it a reliable signal for top-end villa positioning. | We used it to justify treating Sokha Beach as one of the top villa enclaves in Sihanoukville. We also used it to support the luxury pricing premium we assigned to it over most other districts. |
| realestate.com.kh Otres Beach 1 location page | It is a practical local source for one of Sihanoukville's best-known beach-led residential search zones. | We used it to separate Otres Beach 1 from the wider Otres and inland catchment. We priced it higher than inland Otres-adjacent areas because the beachfront lifestyle premium is substantially stronger there. |
| realestate.com.kh Serendipity Beach location page | It shows that Serendipity remains a distinct and actively searched micro-location in the Sihanoukville villa market. | We used it to keep Serendipity as its own practical neighborhood in the ranking. We then priced it above nightlife-heavy inland zones but below the most private beach enclaves in Sihanoukville. |
| realestate.com.kh Victory Hill location page | It is a market-facing location page from a large Cambodian portal that reflects how real buyers search for property in Sihanoukville. | We used it to confirm that Victory Hill is still a real and active search area for buyers in Sihanoukville. We then mapped its villa positioning below the prime beach strip but above basic inland neighborhoods. |
| FazWaz Sihanoukville villa market page | FazWaz publishes city-level villa medians and district-level listing ranges in one place, which makes it very useful for triangulating price estimates. | We used it to anchor the citywide Sihanoukville villa median price of around $335,000 and the median of around $3,018 per sq m. We also used sangkat price bands for Buon, Pir, Bei, and Lek Muoy to calibrate the neighborhood-level ranking. |
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