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
Sihanoukville remains Cambodia's primary coastal city, and its villa market in 2026 reflects a wide spectrum of prices depending on location, sea access, and build quality.
This guide breaks down exactly what foreign buyers should expect to pay for villas in Sihanoukville, from budget options to luxury beachfront properties.
We constantly update this blog post to reflect the latest market conditions and pricing data.
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 villas cost in Sihanoukville in 2026?
What is the median and average price for villas in Sihanoukville in 2026?
As of early 2026, the median villa price in Sihanoukville sits around $320,000 (approximately 1.3 billion KHR or 295,000 EUR), while the average villa price reaches roughly $700,000 (about 2.87 billion KHR or 645,000 EUR).
The reason these two figures differ so much is that Sihanoukville has a small number of very expensive beachfront and sea-view villas priced up to $6 million, and these high-end properties pull the average up significantly while the median remains anchored to what typical buyers actually pay.
Compared to similar coastal markets in Southeast Asia, Sihanoukville villa prices remain lower than resort areas in Thailand like Phuket or Koh Samui, but they sit higher than comparable locations in Vietnam, making the city a middle-ground option for regional buyers.
What is the typical price range for villas in Sihanoukville in 2026?
As of early 2026, the typical price range for villas in Sihanoukville spans from around $200,000 to $600,000 (820 million to 2.46 billion KHR, or 185,000 to 555,000 EUR), which represents the "serious buyer" zone where most completed transactions happen.
The average price per square meter for villas in Sihanoukville hovers around $2,860 per sqm (approximately 11.7 million KHR or 2,640 EUR per sqm), though this varies sharply depending on whether the property is near the beach or located inland.
If you want to buy a livable villa in Sihanoukville, you should budget at least $85,000 to $150,000 (350 million to 615 million KHR, or 78,000 to 138,000 EUR), though at this entry level you will need to carefully verify the title status, building condition, and infrastructure access.
In Sihanoukville, a villa is generally considered "luxury" when it crosses the $1 million threshold (around 4.1 billion KHR or 920,000 EUR), which typically means it offers true beachfront access, unobstructed sea views, premium finishes, or sits on a large private plot in a prime location.
You'll find much more detailed data in our pack about the property market in Sihanoukville.
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How do villa prices vary by area in Sihanoukville in 2026?
Which neighborhoods have the most expensive villas in Sihanoukville in 2026?
As of early 2026, the most expensive villa neighborhoods in Sihanoukville are Bei (Sangkat 3) which includes Victory Hill and the Independence Beach area, as well as Lek Muoy (Sangkat 1) which covers central locations with established infrastructure and some prime waterfront streets.
In these premium zones, villa prices in Sihanoukville range from around $500,000 up to $6 million (2 billion to 24.6 billion KHR, or 460,000 to 5.5 million EUR), with the highest prices reserved for true beachfront or hilltop properties with panoramic sea views.
What really drives these premium prices in Bei and Lek Muoy is not just "beach proximity" but specifically the combination of unobstructed ocean views, direct access to lifestyle anchors like Independence Beach and Sokha Beach, and the scarcity of large private plots in areas where new development is restricted by terrain or existing buildings.
Where are the most affordable villa areas in Sihanoukville in 2026?
As of early 2026, the most affordable areas for villas in Sihanoukville are Pir (Sangkat 2) and parts of Buon (Sangkat 4), which tend to be more inland and residential rather than tourist-focused.
In these budget-friendly zones, villa prices in Sihanoukville start from around $27,000 and typically range up to $750,000 (110 million to 3 billion KHR, or 25,000 to 690,000 EUR), with most realistic purchases for livable homes falling between $100,000 and $300,000.
The main trade-offs when buying villas in Pir or inland Buon include longer travel times to beaches (often 15 to 30 minutes by motorbike), less developed road infrastructure, potential drainage issues during rainy season, and neighborhoods that feel more local and less "resort lifestyle" compared to the coastal strips.
You should know that we have a page with a list of best areas to buy real estate in Sihanoukville.
How big are price gaps between villa neighborhoods in Sihanoukville in 2026?
As of early 2026, the price gap between the cheapest and most expensive villa neighborhoods in Sihanoukville is enormous, ranging from around $27,000 in Pir to over $6 million in Bei, which represents roughly a 220-times difference between the market floor and ceiling (110 million KHR to 24.6 billion KHR, or 25,000 EUR to 5.5 million EUR).
Even between neighboring areas in Sihanoukville, you can see price differences of $200,000 to $500,000 (820 million to 2 billion KHR, or 185,000 to 460,000 EUR) simply by crossing from an inland pocket to a beachfront street within the same sangkat.
The main factor creating these dramatic price disparities is that Sihanoukville's entire value proposition centers on coastal access, so the closer a villa sits to a beach or the better its sea view, the more its price multiplies, while inland properties compete on practical livability rather than lifestyle appeal.
These neighborhood price gaps in Sihanoukville have been relatively stable over recent years, though premium beachfront locations have shown slightly stronger resilience while some inland areas have seen softer demand following the post-pandemic casino sector adjustments.
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 types of villas exist in Sihanoukville and how do prices differ?
What are the different villa types in Sihanoukville?
In Sihanoukville, the main villa types include borey-style cluster villas within gated developments, standalone landed villas on private plots, hillside villas built for sea views, and rare true beachfront villas with direct water access.
For value-conscious buyers in Sihanoukville, borey-style villas typically offer the best balance of price, security, and maintained infrastructure, since these developments often include shared roads, guards, and predictable build quality at lower per-sqm costs than standalone properties.
Among foreign buyers in Sihanoukville, standalone landed villas remain the most popular choice despite ownership complexities, because they offer privacy, customization potential, and the feeling of owning a "real house" rather than a unit in a development.
Are off-plan villas cheaper than completed ones in Sihanoukville in 2026?
As of early 2026, off-plan villas in Sihanoukville typically cost 5% to 15% less than comparable completed units (roughly $15,000 to $50,000 savings on a median-priced villa, or 60 million to 205 million KHR, or 14,000 to 46,000 EUR), though this discount only applies when buying from credible developers with clean contract terms.
Most non-professional buyers in Sihanoukville still prefer to purchase completed villas rather than off-plan, because they can physically inspect the build quality, verify that roads and drainage work properly, and confirm the neighborhood reality before committing most of their money.
As of early 2026, new villa developments in Sihanoukville concentrate mainly in inland growth corridors and accessible parts of Buon (Sangkat 4) where larger land parcels are easier to assemble, rather than along the tight beachfront strips where land is scarce and expensive.
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Which features increase villa prices the most in Sihanoukville?
How much does sea view increase villa prices in Sihanoukville in 2026?
As of early 2026, a genuine sea view adds approximately 15% to 35% to a villa's price in Sihanoukville compared to a similar inland property, though this premium only applies when the view is real, unobstructed, and unlikely to be blocked by future construction.
In dollar terms, a sea view typically adds $50,000 to $110,000 to a median-priced villa in Sihanoukville (200 million to 450 million KHR, or 46,000 to 100,000 EUR), though for luxury properties this premium can reach several hundred thousand dollars.
Is private pool a major price driver for villas in Sihanoukville in 2026?
As of early 2026, a private pool adds roughly 8% to 20% to a villa's sale price in Sihanoukville, making it a significant but not dominant price factor compared to location and sea access.
In practical terms, a private pool typically adds $25,000 to $65,000 to a villa in Sihanoukville (100 million to 265 million KHR, or 23,000 to 60,000 EUR), depending on pool size and the overall property value.
Roughly 30% to 40% of villas listed in Sihanoukville come with private pools as a standard feature, which means pools are common enough to be expected in the mid-range and above, but not universal across the market.
Infinity pools or larger resort-style pools do command higher premiums in Sihanoukville, often adding an extra 5% to 10% beyond a standard pool, though a poorly maintained pool with visible issues can actually hurt negotiations rather than help.
What are other features adding a lot of value to villas in Sihanoukville?
Beyond sea views and pools, the top five value-adding features for villas in Sihanoukville are hard title with clean ownership history, quality road access with proper drainage, generator and backup water systems, privacy with good setback from neighbors, and proximity to lifestyle spots like Otres Beach or Independence Beach restaurants.
Large private gardens or well-maintained tropical landscaping typically add 5% to 12% to a villa's value in Sihanoukville, especially when the garden provides genuine privacy screening and outdoor living space rather than just empty land.
For villa owners in Sihanoukville, the features that provide the best return on investment are infrastructure-related: reliable power backup, water storage, and flood-resistant drainage, because these practical elements matter enormously to both renters and future buyers in a city where utilities can be inconsistent.
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 extra costs are hidden behind villa prices in Sihanoukville?
How much are purchase taxes and fees for villas in Sihanoukville in 2026?
As of early 2026, the total purchase taxes and fees for villas in Sihanoukville typically add 6% to 8% on top of the agreed purchase price, which means a $320,000 villa will actually cost you around $340,000 to $345,000 all-in (1.39 billion to 1.41 billion KHR, or 314,000 to 318,000 EUR).
The main categories of fees villa buyers must pay in Sihanoukville include the transfer or registration tax at 4% of the property value (about $12,800 on a median villa, or 52 million KHR, or 11,800 EUR), plus agent commissions typically around 2% to 3%, and legal due diligence fees.
For legal and due diligence support when buying a villa in Sihanoukville, you should budget $1,000 to $3,500 (4 million to 14 million KHR, or 920 to 3,200 EUR) for straightforward transactions, with higher fees if the title history is complex or the ownership structure requires special attention.
If you want to go into more details, we also have a page detailing all the property taxes and fees in Sihanoukville.
What are typical annual maintenance costs for villas in Sihanoukville?
A standard villa in Sihanoukville without a pool typically costs $1,500 to $5,000 per year to maintain (6 million to 20 million KHR, or 1,400 to 4,600 EUR), while a villa with a pool and larger garden can run $4,000 to $12,000 annually (16 million to 49 million KHR, or 3,700 to 11,000 EUR).
The main recurring maintenance expenses for villas in Sihanoukville include pest control, minor repairs and repainting due to humidity damage, garden and landscaping upkeep, security system costs, and higher utility bills than you might expect from air conditioning in the tropical climate.
Pool maintenance specifically costs around $1,200 to $3,000 per year in Sihanoukville (5 million to 12 million KHR, or 1,100 to 2,800 EUR), covering chemicals, filter cleaning, occasional pump repairs, and regular water treatment to keep the pool safe and clear.
The often-overlooked maintenance costs that villa owners in Sihanoukville should anticipate include termite treatment (essential in this climate), roof and gutter repairs after rainy season, mold remediation, septic system maintenance, and the cost of a property caretaker if you are not living there full-time.
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What insider pricing realities should foreigners know in Sihanoukville?
Are villa asking prices usually negotiable in Sihanoukville in 2026?
As of early 2026, villa asking prices in Sihanoukville are generally quite negotiable, especially since the market is not in a "bidding war" phase and many sellers have realistic expectations about finding the right buyer rather than achieving maximum price.
Buyers can realistically expect to negotiate 5% to 12% off the asking price for villas in Sihanoukville under normal circumstances, and discounts of 15% to 25% or more are achievable for properties that have been listed too long, show quality issues, or have unclear title situations.
Are real estate agents reliable for villas in Sihanoukville right now?
The reliability of real estate agents dealing with villas in Sihanoukville varies significantly, with some experienced professionals offering excellent service while many others lack proper licensing, verified documentation, or consistent follow-through.
The most common complaints about villa agents in Sihanoukville include misrepresenting title status (especially the difference between hard title and soft title), inflating prices for foreign buyers, promising features that do not exist, and disappearing after receiving deposits without completing proper paperwork.
Agent commissions for villa transactions in Sihanoukville typically run 2% to 3% of the sale price, though this fee is often built into the asking price by the seller rather than charged separately to the buyer.
Dealing with a bad agent is one of the mistakes people sometimes make when buying a property in Sihanoukville.
Do foreigners usually overpay for villas in Sihanoukville?
Foreigners buying villas in Sihanoukville often pay a premium of 10% to 25% compared to what informed local buyers or long-term residents would pay for similar properties, particularly when they skip proper due diligence or rely entirely on a single agent's recommendations.
The main reasons foreigners overpay for villas in Sihanoukville include paying for a "beach lifestyle story" without verifying actual beach access or view durability, not understanding the ownership structure risks since villas sit on land that foreigners cannot directly own, and comparing only total prices without analyzing the price per square meter against the median benchmark of around $2,860 per sqm.
Hiring a local representative or independent lawyer does help foreigners get better villa prices in Sihanoukville, typically saving 5% to 15% through better negotiation, proper title verification, and avoiding properties with hidden problems that would have cost more to fix later.
By the way, we have built our pack covering the property buying process in Sihanoukville also because a lot of foreign buyers make big mistakes (such as overpaying for a villa).
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 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 |
|---|---|---|
| FazWaz Cambodia | Major regional property portal with countable listings and published market metrics. | We used their median villa price, average price per sqm, and neighborhood breakdowns to anchor all our Sihanoukville pricing data. We also used their area-by-area ranges to map expensive versus affordable zones. |
| Knight Frank Cambodia | Global real estate consultancy with standardized research methods. | We used their Sihanoukville residential section to verify asking-price trends and triangulate market direction. We also used their borey segment tracking to understand villa type pricing. |
| National Bank of Cambodia | Official central bank exchange rate publication. | We used their published exchange rates to convert all USD figures to KHR accurately. We also used it to verify tax thresholds stated in local currency. |
| PwC Tax Summaries | Top-tier global tax advisory with verified country summaries. | We used their Cambodia section to confirm the 4% transfer tax rate for property transactions. We cross-checked this against local law firm publications for accuracy. |
| Cambodia General Department of Taxation | Official government tax authority website. | We used their FAQ section to verify annual property tax filing windows and legal references. We used this to keep our hidden costs section accurate and regulation-based. |
| Council for the Development of Cambodia | Official government platform hosting legal texts. | We used the foreign ownership law text to explain why villa purchases involve different ownership structures for foreigners. We used this to ground our foreigner pricing realities section. |
| BNG Legal | Major Cambodia-based law firm specializing in property. | We used their foreign ownership notes to explain practical constraints like the above-ground-floor rule. We also used their registration tax explainer to verify transfer tax mechanics. |
| DFDL | Long-standing regional law firm with detailed legal updates. | We used their stamp duty analysis to triangulate the 4% transfer tax as a stable baseline. We used this as a legal reality check alongside PwC and official sources. |
| EuroCham Cambodia | Recognized business chamber that curates translated legal texts. | We used their legal library entry as a second citation point for foreign ownership law details. We used this to reduce dependence on any single source. |
| Knight Frank Cambodia Guides | Major brokerage summarizing local practices in buyer-friendly terms. | We used their property tax guide to cross-check how fees are commonly described to buyers. We used this for accessible phrasing while verifying numbers elsewhere. |
| Global Property Guide | Long-running property market compendium covering macro context. | We used their Cambodia section for light macro framing on housing cycles. We avoided using them as the main price source but used them for regional comparisons. |
Buying real estate in Sihanoukville can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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