What are the price trends and forecasts in Sihanoukville right now? (January 2026)

Sihanoukville's property market is slowly recovering in 2026, and if you're considering buying here, this guide will help you understand what's really happening with prices.

We constantly update this blog post with the latest housing prices and trends in Sihanoukville, so you always have fresh data to work with.

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.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Sihanoukville. If you’d like to learn more about us, you can check our presentation page.

What are the current property price trends in Sihanoukville as of 2026?

What is the average house price in Sihanoukville as of 2026?

As of early 2026, the estimated average residential property price in Sihanoukville is around $120,000 (approximately 480,000,000 Cambodian riel or 110,000 euros), though this blended figure covers everything from modest condos to larger landed homes.

Looking at it per square meter, the average price across all common property types in Sihanoukville sits at roughly $1,150 per sqm (about 4,600,000 riel or 1,050 euros per sqm), with condos averaging lower around $850 per sqm and villas reaching up to $1,900 per sqm.

For context, most property purchases in Sihanoukville in 2026 fall within a realistic range of $40,000 to $400,000 (160 million to 1.6 billion riel, or 37,000 to 370,000 euros), which covers about 80% of transactions from entry-level condos to mid-range villas.

How much have property prices increased in Sihanoukville over the past 12 months?

Over the past 12 months from January 2025 to January 2026, property prices in Sihanoukville have increased by an estimated 2.5% on average across all common residential types.

However, this citywide average hides significant variation: prime beachfront condos in Sihanoukville gained 4% to 7%, while typical city condos and borey townhouses saw gains of just 0% to 3% over the same period.

The main factor behind this uneven price movement in Sihanoukville is the persistent oversupply of unfinished and abandoned buildings from the boom years, which keeps buyers cautious and gives them leverage to negotiate on non-prime properties.

Which neighborhoods have the fastest rising property prices in Sihanoukville as of 2026?

As of early 2026, the three neighborhoods with the fastest rising property prices in Sihanoukville are Otres Beach, Serendipity Beach (including Ochheuteal), and the Sokha Beach/Independence Beach corridor.

Otres Beach is leading with estimated annual price growth of 6% to 8%, followed by Serendipity/Ochheuteal at 5% to 7%, and Sokha/Independence at around 4% to 6% for well-positioned properties.

The main demand driver in these Sihanoukville neighborhoods is their direct beach access combined with rentability: tourists and expats are willing to pay premium rents for beachfront living, which gives investors confidence to buy even in a subdued market.

By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Sihanoukville.

We have made this infographic to give you a quick and clear snapshot of the property market in Cambodia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which property types are increasing faster in value in Sihanoukville as of 2026?

As of early 2026, the ranking of property types by value appreciation in Sihanoukville is: prime-location condos and apartments (fastest), followed by well-located villas, then borey townhouses and flat-houses, and finally non-prime investor condos (slowest or flat).

The top-performing property type in Sihanoukville, which is prime beachfront condos, is appreciating at roughly 5% to 7% annually in 2026.

These beachfront condos are outperforming because they combine scarcity with proven rental demand: there are only so many buildings with actual beach views and good management, and that limited supply attracts both lifestyle buyers and investors seeking reliable income.

Finally, if you're interested in a specific property type, you will find our latest analyses here:

• How much do properties cost in Sihanoukville?
• 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?

What is driving property prices up or down in Sihanoukville as of 2026?

As of early 2026, the top three factors driving property prices in Sihanoukville are the ongoing tourism recovery (pushing prices up in coastal areas), the persistent oversupply of unfinished buildings (holding prices down citywide), and the government's investment incentive programs (slowly improving confidence).

The single factor with the strongest upward pressure on Sihanoukville property prices is the tourism normalization: as visitor numbers recover and rental yields strengthen, investors become more willing to pay higher prices for properties that can generate income.

If you want to understand these factors at a deeper level, you can read our latest property market analysis about Sihanoukville here.

What is the property price forecast for Sihanoukville in 2026?

How much are property prices expected to increase in Sihanoukville in 2026?

As of early 2026, residential property prices in Sihanoukville are expected to increase by approximately 4% over the course of the year in our base-case scenario.

The realistic range of forecasts for Sihanoukville property price growth in 2026 spans from about 0% to 1% in a downside scenario (if shocks occur or absorption stays weak) up to around 7% in an optimistic scenario (if tourism strengthens and completions accelerate).

The main assumption underlying most price increase forecasts for Sihanoukville is that Cambodia's macro economy will grow around 5% in 2026, which supports household income, tourism spending, and gradual investor confidence without triggering a boom.

We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Sihanoukville.

Which neighborhoods will see the highest price growth in Sihanoukville in 2026?

As of early 2026, the neighborhoods expected to see the highest price growth in Sihanoukville are Otres Beach corridor, Serendipity/Ochheuteal beachfront, Sokha/Independence coastal zone, and selective pockets around Victory Hill.

Projected price growth for these top Sihanoukville neighborhoods in 2026 ranges from 5% to 8% for Otres and Serendipity, down to 4% to 6% for Sokha/Independence and Victory Hill areas with quality inventory.

The primary catalyst driving expected growth in these Sihanoukville neighborhoods is their beachfront positioning combined with tourism demand: as visitor numbers normalize, short-term rental yields strengthen and make these locations more attractive to investors.

One emerging neighborhood in Sihanoukville that could surprise with higher-than-expected growth is the area near the Sihanoukville Autonomous Port expansion zone, where infrastructure investment and job creation may boost local housing demand ahead of expectations.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Sihanoukville.

What property types will appreciate the most in Sihanoukville in 2026?

As of early 2026, the property type expected to appreciate the most in Sihanoukville is beachfront or near-beach condos with strong building management, followed by finished villas in prime coastal locations.

The projected appreciation for top-performing beachfront condos in Sihanoukville in 2026 is approximately 5% to 7%, with some standout buildings potentially exceeding this if they demonstrate strong rental occupancy.

The main demand trend driving appreciation for this property type is the return of tourism-linked rental income: investors are prioritizing "rentable reality" over speculative upside, and well-managed beachfront condos deliver that better than any other segment.

The property type expected to underperform in Sihanoukville in 2026 is non-prime investor condos in buildings with weak management or high vacancy, where oversupply forces sellers to compete on price and appreciation stays near zero.

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.

How will interest rates affect property prices in Sihanoukville in 2026?

As of early 2026, the impact of interest rate trends on property prices in Sihanoukville is expected to be moderately supportive, as Cambodia's lending conditions remain relatively stable with inflation forecast at around 2%.

Cambodia does not have a single benchmark policy rate like developed markets, but mortgage lending rates typically range from 8% to 12% annually, and these are expected to remain broadly steady through 2026 given the stable inflation outlook.

In Sihanoukville, a 1% change in lending rates typically affects affordability by shifting monthly payments by roughly 8% to 10%, which can push borderline buyers in or out of the market, particularly for mid-market condos and borey units where price sensitivity is highest.

You can also read our latest update about mortgage and interest rates in Cambodia.

What are the biggest risks for property prices in Sihanoukville in 2026?

As of early 2026, the top three biggest risks for property prices in Sihanoukville are persistent oversupply from stalled or abandoned buildings, regional geopolitical tensions (including the Thailand-Cambodia border situation), and the possibility that tourism recovery brings volume without spending quality.

The single risk with the highest probability of materializing in Sihanoukville is the oversupply issue lasting longer than expected, because around 400 buildings remain unfinished and their resolution depends on policy execution and new investor interest, which can be slow.

We actually cover all these risks and their likelihoods in our pack about the real estate market in Sihanoukville.

Is it a good time to buy a rental property in Sihanoukville in 2026?

As of early 2026, it can be a good time to buy a rental property in Sihanoukville if you focus on prime coastal locations with proven rental demand and plan to hold for at least three to five years.

The strongest argument in favor of buying a rental property in Sihanoukville now is the combination of entry prices that are still 30% to 40% below 2019 peaks and rental yields of 8% to 12% annually, which means you can generate cash flow while waiting for capital appreciation.

The strongest argument for waiting before buying in Sihanoukville is that the oversupply situation may take another year or two to fully clear, which means better deals could emerge and you avoid the risk of buying into a building that struggles to find tenants.

If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Sihanoukville.

You'll also find a dedicated document about this specific question in our pack about real estate in Sihanoukville.

Where will property prices be in 5 years in Sihanoukville?

What is the 5-year property price forecast for Sihanoukville as of 2026?

As of early 2026, the estimated cumulative property price growth expected over the next 5 years in Sihanoukville is approximately 25% total in our base-case scenario.

The range of 5-year forecasts for Sihanoukville spans from a conservative +10% total (if absorption remains slow and shocks occur) to an optimistic +40% total (if tourism thrives and stalled projects get completed).

This translates to a projected average annual appreciation rate of roughly 4.6% per year over the next 5 years in Sihanoukville, which reflects a "recovery but not boom" trajectory.

The key assumption most forecasters rely on for their 5-year Sihanoukville predictions is that Cambodia's economy will continue growing around 5% annually and that the government's investment programs will gradually reduce the oversupply of abandoned buildings.

Which areas in Sihanoukville will have the best price growth over the next 5 years?

The top three areas in Sihanoukville expected to have the best price growth over the next 5 years are the Otres Beach corridor, the Serendipity/Ochheuteal beachfront band, and the Sokha Beach/Independence Beach premium coastal zone.

The projected 5-year cumulative price growth for these top-performing Sihanoukville areas ranges from 30% to 50% in optimistic scenarios, compared to the citywide base-case of 25%.

This 5-year outlook is broadly consistent with the shorter 2026 forecast, because the same fundamentals apply: beachfront locations with rental demand will continue to outperform, though the gap may widen as confidence builds and quality stock becomes scarcer.

One currently undervalued area in Sihanoukville with strong potential for outperformance over 5 years is the zone near the expanding Sihanoukville Autonomous Port, where infrastructure investment and industrial job creation could surprise on the upside if execution goes well.

What property type will give the best return in Sihanoukville over 5 years as of 2026?

As of early 2026, the property type expected to give the best total return over 5 years in Sihanoukville is a well-managed near-beach condo, because it combines rental income with capital appreciation potential.

The projected 5-year total return for this top-performing property type in Sihanoukville is approximately 65% to 85% (combining roughly 25% to 40% capital appreciation plus 8% to 10% annual rental yield compounded over 5 years).

The main structural trend favoring near-beach condos over the next 5 years is Sihanoukville's continued positioning as a tourism destination: as visitor numbers grow and tourism spending quality improves, well-located condos benefit from both higher rents and buyer demand.

For investors seeking the best balance of return and lower risk over 5 years, borey townhouses in well-connected locations offer a steadier but more modest return profile, because they depend on local Cambodian demand rather than volatile tourism or investor cycles.

How will new infrastructure projects affect property prices in Sihanoukville over 5 years?

The top three major infrastructure projects expected to impact property prices in Sihanoukville over the next 5 years are the $243 million deep-water container terminal expansion (Phase 1 completing in 2026), the continued development of special economic zones attracting manufacturing and logistics, and the potential airport expansion to accommodate larger aircraft.

In Sihanoukville, properties near completed infrastructure projects typically command a price premium of 10% to 20% compared to similar properties farther away, based on patterns observed around the Phnom Penh-Sihanoukville Expressway impact zones.

The specific Sihanoukville neighborhoods likely to benefit most from these infrastructure developments are areas near the port expansion zone (for industrial job creation), the expressway access points (for improved logistics and commuting), and Otres Beach corridor (which gains from better accessibility to the airport).

How will population growth and other factors impact property values in Sihanoukville in 5 years?

The projected impact of population growth on property values in Sihanoukville over the next 5 years is moderate but positive, as economic development and job creation in tourism, logistics, and manufacturing are expected to attract workers and gradually expand the resident base.

The demographic shift with the strongest influence on Sihanoukville property demand is the growth of the working-age population with steady employment income, particularly those employed in the expanding port, SEZ factories, and tourism services sectors.

Migration patterns in Sihanoukville are expected to be dominated by internal migration from other Cambodian provinces seeking jobs, supplemented by a gradual return of foreign investors and expats as confidence rebuilds and the city's reputation improves.

The property types and areas most likely to benefit from these demographic trends in Sihanoukville are affordable borey townhouses (for local workers and families), near-beach condos (for expats and tourism-linked rentals), and properties near SEZ zones (for industrial workers).

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 is the 10 year property price outlook in Sihanoukville?

What is the 10-year property price prediction for Sihanoukville as of 2026?

As of early 2026, the estimated cumulative property price growth expected over the next 10 years in Sihanoukville is approximately 60% total in our base-case scenario.

The range of 10-year forecasts for Sihanoukville spans from a conservative +25% total (if recovery stalls and shocks persist) to an optimistic +100% total (if Sihanoukville successfully transforms into a thriving regional logistics and tourism hub).

This translates to a projected average annual appreciation rate of roughly 4.8% per year over the next 10 years in Sihanoukville, which is slightly higher than the 5-year rate as oversupply gradually clears.

The biggest uncertainty factor in making 10-year property price predictions for Sihanoukville is whether the city can successfully transition from its boom-bust past into a more stable, diversified economy with real resident demand rather than relying primarily on speculative investment.

What long-term economic factors will shape property prices in Sihanoukville?

The top three long-term economic factors that will shape property prices in Sihanoukville over the next decade are tourism quality and spending depth, industrial and logistics job creation through the port and SEZs, and the success of urban governance in cleaning up the city's image and completing stalled projects.

The single long-term economic factor with the most positive potential impact on Sihanoukville property values is the transformation of the city into a genuine regional logistics hub, as the port expansion allows Cambodia to capture more trade and creates stable, well-paying jobs that support local housing demand.

The single long-term economic factor posing the greatest structural risk to Sihanoukville property values is the possibility that tourism growth remains volume-focused rather than spending-focused, which would keep rental yields weak and fail to justify higher property prices.

You'll also find a much more detailed analysis in our pack about real estate in 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 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
Knight Frank Cambodia H1 2025 Report	Global real estate firm with formal research function and consistent reporting.	We used its Sihanoukville asking price index, supply counts, and market commentary as our backbone. We then cross-checked patterns against other datasets.
Realestate.com.kh	Major Cambodia property portal with local market expertise.	We used it to cross-check how Knight Frank's findings are interpreted locally. We only took facts mapping back to verified reports.
IMF Technical Assistance Report	Top-tier international institution documenting Cambodia's RPPI methodology.	We used it to explain how Cambodia's property price index works. We also used it as a credibility anchor for official price direction.
Global Property Guide	Widely used international housing market reference citing NBC data.	We used it for nationwide price direction as a macro floor under local trends. We treated it as secondary, only when it cites official sources.
Asian Development Bank	Leading regional development institution with transparent macro forecasting.	We used it to anchor the 2026 macro backdrop for housing demand. We translated growth expectations into base, best, and worst scenarios.
World Bank	Top global source for macroeconomic assessment and risk framing.	We used it to frame bigger risks and tailwinds affecting investment appetite. We connected these to price sensitivity in tourism-heavy Sihanoukville.
AMRO (ASEAN+3 Macroeconomic Research Office)	Regional macro surveillance office strong on regional risk context.	We used it to cross-check growth and inflation direction for 2025-2026. We especially used it for regional risk framing.
Cambodia Ministry of Tourism	Official Cambodian government statistics publication for tourism.	We used it to ground the tourism recovery narrative with official data. We linked visitor flows to rental demand and investor interest.
UNCTAD Investment Policy Monitor	UN body tracking policy measures with dates and scope.	We used it to confirm the Sihanoukville investment incentive program details. We interpreted how incentives can unblock stalled projects.
Kiripost	Serious local business news outlet with concrete figures.	We used it to put real numbers behind the incentive program's scale. We treated it as a bridge source and cross-checked with UNCTAD.
Reuters	High-reliability global newswire with strong sourcing standards.	We used it only for risk context affecting investor sentiment. We did not use it for pricing, only for scenario planning.
Southeast Asia Infrastructure	Cites construction ministry approved-project totals for supply signals.	We used it to gauge whether construction momentum is accelerating. We combined it with Knight Frank's stalled versus completed discussion.
IPS Cambodia	Established Cambodia real estate agency with local market presence.	We used it to validate condo market trends and oversupply context. We cross-referenced their observations with Knight Frank data.
Construction and Property News	Cambodia-focused construction and real estate news platform.	We used it to track infrastructure project updates and economic forecasts. We verified key claims against primary sources.
Cambodianess	Independent Cambodian news outlet with verified reporting.	We used it for infrastructure project details and timelines. We cross-checked port expansion specifics against official sources.