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

Authored by the expert who managed and guided the team behind the Cambodia Property Pack

Get all the data you need about 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?

Sihanoukville property prices in 2026 are in a selective recovery, which means good homes near beaches, services and infrastructure are rising, while weak inland condos and unfinished buildings are still difficult to sell.

This is the most important thing to understand about the Sihanoukville housing market in 2026: two properties in the same district can perform very differently if one is finished, managed and rentable, while the other is unfinished or poorly maintained.

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

As of 2026, the estimated average house price in Sihanoukville is about 740 million KHR, $185,000 or €157,000, while the more useful median price is closer to 620 million to 660 million KHR, $155,000 to $165,000 or €132,000 to €140,000.

For the same market, the estimated average price per square meter for residential property in Sihanoukville in 2026 is about 6.6 million KHR, $1,650 or €1,400 per sqm.

In practical terms, roughly 80% of normal residential purchases in Sihanoukville in 2026 fall between about 290 million and 2.5 billion KHR, $73,000 and $627,000 or €62,000 and €533,000, depending mainly on location, building quality and sea view.

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

Residential property prices in Sihanoukville increased by about 3% over the past 12 months to June 2026, which is a modest rise rather than a new boom.

Behind that average, prime sea-view condos and beach-area villas rose by about 7% to 10%, ordinary inland condos were mostly flat, and distressed or unfinished units still needed discounts to attract buyers.

The biggest reason for this uneven movement is that Sihanoukville buyers in 2026 are rewarding completed, usable and rentable homes, while avoiding buildings that still carry completion, management or resale risk.

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

As of 2026, the three fastest rising neighborhoods for residential property prices in Sihanoukville are Otres Beach, Sokha Beach and Independence Beach.

Otres Beach is rising by about 8% to 11% per year, Sokha Beach by about 7% to 10%, and Independence Beach by about 6% to 9%.

The main demand driver is simple: buyers and tenants in Sihanoukville in 2026 want beach access, sea views, cleaner surroundings and buildings that feel separate from the old casino-heavy core.

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

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

As of 2026, the estimated ranking for value appreciation in Sihanoukville is sea-view condos first, serviced apartments second, villas third, townhouses fourth, ordinary apartments fifth and weak unfinished condo stock last.

The top-performing residential property type in Sihanoukville in 2026 is the completed sea-view condo, with annual appreciation of about 7% to 10% when the building is well managed.

This property type is outperforming because foreign buyers, long-stay tenants and holiday renters can quickly understand the value of a finished Sihanoukville condo with a view, legal clarity and working building services.

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

• 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 2026, the top three factors driving property prices in Sihanoukville are tourism recovery, port and logistics investment, and the large gap between quality completed homes and weak unfinished supply.

The strongest upward pressure comes from infrastructure, especially the Sihanoukville port expansion and related logistics employment, because this supports both jobs and long-term confidence in the city.

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?

The property price forecast for Sihanoukville in 2026 is positive but cautious, because good coastal assets are improving while the broader Cambodian real estate market is still working through weak demand and old oversupply.

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

As of 2026, residential property prices in Sihanoukville are expected to increase by about 4% for the full year.

A realistic forecast range for Sihanoukville in 2026 is 3% to 5% for the overall market, 7% to 10% for prime beach and sea-view stock, and 0% to 3% for ordinary inland condos.

The main assumption behind most Sihanoukville price forecasts is that tourism, port activity and infrastructure upgrades continue to improve, while banks and buyers remain careful.

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 2026, Otres Beach, Sokha Beach, Independence Beach, Ochheuteal and Serendipity are expected to see the highest residential property price growth in Sihanoukville.

Expected 2026 price growth is about 8% to 12% in Otres Beach, 7% to 10% in Sokha Beach, 6% to 9% in Independence Beach, and 5% to 8% in Ochheuteal and Serendipity.

The main catalyst is the return of usable tourism demand, because buyers are paying more for areas that can attract tenants, short-stay visitors and long-stay residents.

One emerging area that could surprise in Sihanoukville is Ream, but Ream has higher execution risk because future growth depends on airport, resort and infrastructure delivery.

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 2026, completed sea-view condos are expected to appreciate the most in Sihanoukville, followed by serviced apartments, small beach-area villas, townhouses and ordinary apartments.

The projected appreciation for completed sea-view condos in Sihanoukville in 2026 is about 7% to 10%.

The main demand trend is that tenants and buyers prefer simple, finished and easy-to-rent homes near beaches, rather than speculative units in buildings with unclear management.

Unfinished condos and poorly managed ordinary inland condos are expected to underperform in Sihanoukville in 2026 because buyers are still worried about completion, maintenance and resale liquidity.

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

As of 2026, interest rates are expected to limit Sihanoukville property price growth by roughly 2 to 4 percentage points compared with a cheaper-credit market.

Cambodia does not use one simple mortgage benchmark like some larger markets, but USD term-loan rates were around 9.6% in April 2026, so most mortgage buyers in Sihanoukville should still expect expensive financing.

A 1% rise in interest rates usually reduces affordability in Sihanoukville because monthly payments rise, so buyers either lower their budget or negotiate harder on ordinary properties.

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 2026, the three biggest risks for Sihanoukville property prices are unfinished supply, weak resale liquidity and a slower tourism or foreign-investment recovery.

The highest-probability risk is weak resale liquidity, because many buyers like Sihanoukville in theory but only a smaller group will buy quickly at the right price.

That is why the safest Sihanoukville property strategy in 2026 is not to chase the cheapest unit, but to choose a completed home with legal clarity, working services and obvious tenant appeal.

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 2026, it can be a good time to buy a rental property in Sihanoukville, but only for selective buyers who focus on completed homes near real tenant demand.

The strongest argument for buying now is that good Sihanoukville condos and serviced apartments can still offer gross rental yields around 5.5% to 8.5% when bought at a realistic negotiated price.

The strongest argument for waiting is that weak buildings, unfinished projects and overpriced beach units may still become cheaper if sellers need liquidity later in 2026.

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?

Over the next 5 years, Sihanoukville property prices should rise if the city continues moving away from pure speculation and toward tourism, logistics, port activity and normal residential demand.

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

As of 2026, residential property prices in Sihanoukville are expected to be about 25% to 35% higher by 2031 in nominal terms.

A conservative 5-year forecast for Sihanoukville is about 15% to 25% growth, while an optimistic but still realistic forecast is about 35% to 45% for the overall market.

This means the average annual appreciation rate for Sihanoukville residential property over the next 5 years is likely to be about 4.5% to 6%.

The key assumption is that Sihanoukville keeps improving as a coastal, port and logistics city, while unfinished property supply is slowly absorbed or discounted.

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

The top three Sihanoukville areas expected to have the best 5-year residential property price growth are Otres Beach, Ream and Sokha Beach.

Projected 5-year growth is about 45% to 60% in Otres Beach, 35% to 55% in Ream and 35% to 50% in Sokha Beach.

This differs from the 2026 forecast because Ream becomes more important over 5 years, while the shorter forecast favors already proven beach areas with current liquidity.

The currently undervalued area with the best 5-year outperformance potential is Ream, especially if airport, resort and road improvements bring more real visitor and resident demand.

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

As of 2026, completed sea-view condos bought at a reasonable discount are expected to give the best total return in Sihanoukville over 5 years.

The projected 5-year total return for completed sea-view condos in Sihanoukville is about 65% to 90%, including both price appreciation and gross rental income.

The main structural trend favoring this property type is the shortage of credible, completed, well-managed and easy-to-rent homes with real sea views.

The best balance of return and lower risk is likely a completed 1-bedroom or 2-bedroom condo in a managed building near Otres, Sokha, Independence or a strong part of Ochheuteal.

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

The three major infrastructure factors expected to affect Sihanoukville property prices over the next 5 years are the port expansion, road and urban-service upgrades, and Ream-area airport and tourism-linked improvements.

In Sihanoukville, a completed infrastructure improvement can add about 10% to 15% to nearby quality property values over 5 years, but only when the property is usable and legally clear.

The neighborhoods most likely to benefit are Otres Beach, Ream, port-adjacent central districts, improved parts of Sangkat 4, Sokha Beach and Independence Beach.

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

Sihanoukville population growth should support residential property values over the next 5 years, but the price impact is likely to be moderate unless job quality and household incomes also improve.

The most important demographic shift for Sihanoukville property demand will be the growth of workers, managers and service employees connected to logistics, industrial activity and tourism.

Domestic migration should support practical apartments, townhouses and lower-mid-market rentals, while international migration should support better condos, serviced apartments and selected villas.

The biggest winners from these demographic trends should be managed apartments, affordable condos, townhouses near employment zones and good coastal homes in Otres, central Sihanoukville and upgraded parts of Sangkat 4.

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?

The 10 year property price outlook in Sihanoukville is positive, but it will remain uneven because the city still has strong infrastructure potential and weak old-boom property supply at the same time.

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

As of 2026, residential property prices in Sihanoukville are expected to be about 55% to 80% higher by 2036 in nominal terms.

A conservative 10-year forecast for Sihanoukville is about 35% to 55% growth, while an optimistic forecast for the overall market is about 80% to 100% if tourism, logistics and governance improve strongly.

The projected average annual appreciation rate for Sihanoukville residential property over the next 10 years is about 4.5% to 6%, with prime scarce coastal assets potentially doing better.

The biggest uncertainty is whether Sihanoukville can fully rebuild buyer confidence after the casino-construction boom, unfinished projects and reputational damage of the previous cycle.

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

The three long-term economic factors that will shape Sihanoukville property prices are port and logistics growth, tourism recovery and the city’s success in cleaning up unfinished or low-quality property supply.

The most positive long-term factor is the port and logistics base, because Sihanoukville is Cambodia’s main deep-sea port city and this gives the city a real economic function beyond tourism.

The greatest structural risk is oversupply from the old construction cycle, because too many weak buildings can keep resale liquidity low and make buyers more selective for many years.

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 we trust it	How we used it
National Bank of Cambodia, Economic and Monetary Statistics	Cambodia’s central bank is the strongest source for monetary and credit conditions.	We used it to understand the financing backdrop for residential property. We treated tighter credit as a reason why speculative demand is weaker than before.
National Bank of Cambodia, Residential Property Price Index	It gives the best official national signal for residential price direction.	We used it as the national price benchmark. We then adjusted Sihanoukville above the national average for tourism, port and infrastructure catalysts.
IMF Cambodia 2025 Article IV	The IMF gives an independent view on Cambodia’s macro and financial risks.	We used it to frame real estate weakness and financial-sector caution. We used this to avoid assuming a broad Sihanoukville boom in 2026.
World Bank Cambodia Economic Update, June 2026	The World Bank gives a fresh view on Cambodia’s growth and household pressures.	We used it to assess 2026 demand risks from external shocks and weaker purchasing power. We balanced this against Sihanoukville’s infrastructure upside.
Knight Frank Cambodia Real Estate Highlights H2 2025	Knight Frank is a recognized real estate consultancy with transparent market reporting.	We used it to benchmark Cambodia’s condo and industrial market cycle. We gave stronger forecasts to logistics-linked demand than to ordinary condos.
Realestate.com.kh Sihanoukville residential listings	It is one of Cambodia’s largest property portals with useful live asking-price evidence.	We used it to benchmark current asking prices and medians. We adjusted asking prices for negotiation, quality differences and resale liquidity.
Realestate.com.kh Sihanoukville condo listings	It gives a live view of the most foreigner-accessible property segment.	We used it to estimate condo ticket sizes and price per sqm. We separated sea-view completed condos from ordinary and weak condo stock.
Ministry of Tourism statistics portal	It is the official tourism-statistics channel for Cambodia.	We used it to judge tourism recovery that supports beach-area rents. We gave more weight to Otres, Sokha, Independence and Ochheuteal.
National Institute of Statistics, Cambodia Inter-censal Survey 2024	It is Cambodia’s official population-statistics agency.	We used it to assess demographic support for housing demand. We treated population growth as helpful but not enough to absorb weak supply alone.
AKP, Sihanoukville port expansion	AKP is Cambodia’s state news agency and reports official infrastructure announcements.	We used it to identify port expansion as a real infrastructure catalyst. We connected it mostly to central, port-adjacent and logistics-linked demand.
Open Development Cambodia, Preah Sihanouk Vision 2038	It republishes official planning documents for public access.	We used it to understand the long-term planning direction for Sihanoukville. We favored areas aligned with tourism, port, logistics and urban upgrading.
Council for the Development of Cambodia, SEZ information	CDC is Cambodia’s official investment authority for special economic zones.	We used it to assess industrial and employment demand around Sihanoukville. We treated SEZ growth as rental support, not a direct luxury-housing catalyst.