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
Property prices in Sihanoukville are experiencing a slow recovery in 2025, with modest increases of 3-7% expected in prime coastal areas, though oversupply continues to limit broader market gains.
As we reach mid-2025, Sihanoukville's real estate market sits at a critical juncture - no longer in freefall but not yet experiencing robust growth. Current median property prices hover around $152,600, representing a significant discount from the 2019 peak when some areas commanded $4,000 per square meter.If you want to go deeper, you can check our pack of documents related to the real estate market in Cambodia, based on reliable facts and data, not opinions or rumors.
Property prices in Sihanoukville are stabilizing after years of decline, with selective growth of 3-7% expected in 2025 for properties near casinos and beaches. However, the overall market remains constrained by significant oversupply, with approximately 400 abandoned buildings dampening price recovery prospects.
The Sihanoukville residential market in 2025 presents a mixed picture: coastal properties command premium prices of $2,500-$4,500 per square meter while inland areas struggle with excess inventory. Long-term prospects remain positive due to major infrastructure projects, but investors should expect flat to modest gains in the short term.
| Market Indicator | Current Status (June 2025) | 2025-2026 Forecast |
|---|---|---|
| Median Property Price | $152,600 | +3-7% growth |
| Price per sqm (Coastal) | $2,500-$4,500 | Stable to slight increase |
| Price per sqm (Budget) | $1,700 | Flat |
| Rental Yields | 8-12% | Remain high |
| Transaction Volume | +15-20% YoY | Continued growth |
| Market Sentiment | Cautiously optimistic | Gradual improvement |
| Oversupply Status | 400+ abandoned buildings | Slow absorption |
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
What are the current median property prices in Sihanoukville as of June 2025?
The median residential property price in Sihanoukville stands at approximately $152,600 as of mid-2025, with available listings ranging from $71,934 to $444,000.
For condominiums specifically, 1-bedroom units average around $155,000 while 3-bedroom units command approximately $253,650. Beachfront condos with 60 square meters of space typically sell for about $150,000.
Price variations depend heavily on location and property type. Budget segment properties average $1,700 per square meter, mid-range properties reach $2,200 per square meter, and premium properties command $3,500 per square meter. The most expensive coastal and prime areas in Sangkats 3 and 4 see prices between $2,500 to $4,500 per square meter.
Downtown land prices show even wider variation, ranging from $200 to $3,000 per square meter depending on proximity to beaches, casinos, and main roads. These current prices represent a significant correction from the 2019 peak when some areas reached $4,000 per square meter.
The Sihanoukville property market in 2025 offers opportunities at various price points, though buyers should note that current prices remain 30-40% below pre-COVID peaks, creating potential value for long-term investors.
How much have property prices increased in Sihanoukville lately?
Property prices in Sihanoukville showed modest gains in specific segments during 2024, with properties near casinos experiencing 5-7% price increases.
Coastal properties maintained their premium status throughout 2024, trading at prices 15-20% higher than comparable inland properties. In the first quarter of 2025, real estate transactions and rental activity increased by 15-20% compared to the same period in 2024, indicating renewed market activity though not necessarily dramatic price increases.
The overall market sentiment suggests flat to slightly positive price movement for 2025. Most analysts expect that if prices rise, the increase would likely be between 3-7% at most, constrained by persistent oversupply issues in the market.
Current market conditions indicate that Sihanoukville's property market has reached its lowest pricing point in a decade. This creates an interesting dynamic where transaction volumes are increasing due to attractive pricing, but actual price appreciation remains limited.
It's something we explore in detail in our Cambodia property pack.
What are the property price forecasts for Sihanoukville in 2026?
Property price forecasts for Sihanoukville in 2026 remain cautiously optimistic, with experts predicting continued stabilization rather than dramatic growth.
Industry experts suggest that the broader Cambodian real estate market will begin its recovery between 2026-2027, driven by robust economic growth. Cambodia's economy is projected to expand by 28.4% over the next five years, resulting in an average GDP growth rate of 5.7%, which should positively impact property values.
For Sihanoukville specifically, the completion of major infrastructure projects by 2026 could catalyze price appreciation. The first phase of the deep-water container terminal project, with its $243 million investment, is scheduled for completion by 2026, potentially boosting demand for both residential and commercial properties.
Short-term forecasts suggest prices will remain relatively flat through 2025 before potentially accelerating in 2026. The absorption of current oversupply, combined with infrastructure improvements and returning investor confidence, could push prices up by 5-10% annually starting in 2026.
Long-term projections through 2030 and beyond are more bullish, with Sihanoukville positioned to benefit from its role as Cambodia's primary port city and its strategic location on the Belt and Road Initiative.
Which neighborhoods in Sihanoukville are experiencing the fastest property price growth?
Sangkats 3 and 4 lead Sihanoukville's property price growth, commanding the highest prices at $3,500-$4,500 per square meter due to their coastal location and proximity to casinos.
The Ochheuteal Beach and Otres areas consistently outperform inland neighborhoods, with property values maintaining a 15-20% premium over comparable inland properties. These coastal zones attract both investors and lifestyle buyers seeking beachfront access and tourist rental potential.
Serendipity Beach has emerged as a hotspot for buyers seeking modern conveniences combined with coastal charm. The area's vibrant social scene and infrastructure improvements have driven increased demand and price appreciation.
Ream District presents an interesting opportunity as an underdeveloped area with strong future potential. Local experts highlight Ream as offering affordable land prices with significant upside as development spreads from the city center.
Properties located near the Sihanoukville Special Economic Zone (SEZ) are also experiencing steady demand growth due to employment opportunities and the zone's expansion plans to host up to 300 enterprises.
| Neighborhood | Price Range ($/sqm) | Growth Driver | Investment Appeal |
|---|---|---|---|
| Sangkats 3 & 4 | $3,500-$4,500 | Casino proximity, coastal location | Premium segment, high demand |
| Ochheuteal Beach | $2,500-$3,500 | Tourism, beach access | Strong rental yields |
| Otres Beach | $2,500-$3,500 | Expat community, development | Lifestyle + investment |
| Serendipity Beach | $2,200-$3,000 | Urban amenities, nightlife | Rising popularity |
| Ream District | $150-$500 | Future development potential | Long-term appreciation |
| SEZ Area | $1,500-$2,500 | Employment growth | Rental demand from workers |
| Downtown/Inland | $200-$1,500 | Urban development | Value opportunities |
Get fresh and reliable information about the market in Sihanoukville
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
Which property types are seeing the biggest surge in prices in Sihanoukville?
Condominiums near casinos and coastal areas lead the price surge in Sihanoukville, recording 5-7% growth in 2024 and maintaining strong demand into 2025.
Beachfront condos equipped with modern amenities attract both local and international buyers seeking luxury and convenience. These properties command premium prices and generate rental yields of 8-12%, making them attractive for investment purposes.
Eco-friendly resorts and sustainable developments are emerging as a new growth segment. As eco-tourism gains traction, properties emphasizing environmental responsibility appeal to conscious investors and command price premiums.
Properties offering ocean views have become highly sought after in the post-pandemic era. The desire for scenic views and open spaces has increased demand for these units, with buyers willing to pay 15-20% more for quality ocean vistas.
Luxury villas in prime beachfront locations remain the top tier of the market, with prices reaching up to $500,000 for premium properties. Despite the high entry price, these properties maintain their value better than other segments.
How do current Sihanoukville property prices compare to five years ago?
Current property prices in Sihanoukville sit approximately 30-40% below their pre-COVID peaks reached in 2019, representing a significant correction from the market's historic highs.
During the 2018-2019 boom period, land prices in some areas increased tenfold within two years, with prime plots reaching up to $4,000 per square meter. This massive appreciation was driven by Chinese investment and speculation around casino development.
The market correction began in 2020 when land prices dropped by 7.2% following the online gambling ban and COVID-19 pandemic impacts. The withdrawal of Chinese capital and global economic uncertainty accelerated the decline through 2023.
Today's prices offer substantial discounts compared to the peak. Land that sold for $4,000 per square meter at the height of the boom now trades at $2,500-$3,000 per square meter in prime areas, while downtown properties range from $200-$3,000 per square meter.
Despite being well below historic highs, current prices have stabilized and show signs of recovery, with transaction volumes increasing as investors recognize value opportunities at these levels.
What do real estate experts predict for Sihanoukville property prices through 2030?
Real estate experts maintain a positive long-term outlook for Sihanoukville, viewing it as a future "Shenzhen of Cambodia" with significant appreciation potential once current oversupply is absorbed.
The government's master plan aims to transform Sihanoukville into an industrial, logistics, and tourism hub by 2038, targeting a provincial GDP of $13.6 billion, up from $1.6 billion in 2023. This ambitious growth trajectory supports bullish long-term price predictions.
For the immediate future through 2025, experts expect flat or slightly negative price movement due to persistent oversupply, with approximately 400 abandoned buildings still needing absorption. However, medium-term projections for 2030-2045 anticipate steady appreciation as infrastructure projects complete.
Population growth projections support the optimistic outlook, with Sihanoukville's population expected to rise from 300,000 to 1 million residents. This dramatic increase in population will create substantial housing demand and support price appreciation.
Infrastructure completion, including the deep-water port expansion to 2.5 million container capacity and SEZ growth to 300 enterprises, provides fundamental support for long-term price appreciation beyond short-term market fluctuations.
How have government policies and Chinese investment affected Sihanoukville property prices in 2025?
Chinese investment remains a key driver of Sihanoukville's property market in 2025, particularly in casinos, hotels, and luxury developments, though at reduced levels compared to the 2018-2019 peak.
The government has implemented aggressive incentive programs to revive the market, including tax breaks and infrastructure spending. A comprehensive support package introduced in March 2023 runs through 2026, targeting stalled investment projects.
The 2019 online gambling ban's impact continues to reverberate through the market, with roughly 400 out of 1,000 Chinese-built buildings remaining abandoned or unfinished. This oversupply continues to constrain price growth despite new investment interest.
Recent government initiatives have shown positive results, with real estate transactions increasing 300% on major platforms since the reopening after COVID-19. High occupancy rates in completed buildings indicate underlying demand exists despite oversupply issues.
The combination of government support and selective Chinese investment creates a stabilizing effect on prices, preventing further declines while setting the stage for eventual recovery as excess inventory is absorbed.
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.
How does Sihanoukville's property market compare to Phnom Penh and Siem Reap?
Sihanoukville offers higher rental yields of 8-12% compared to Phnom Penh's 6-10%, though with greater price volatility and risk.
Phnom Penh remains Cambodia's strongest market for capital appreciation, with mid-high range condos averaging $2,200-$2,924 per square meter and experiencing 5-10% price increases in 2024-2025. The capital's market benefits from stable demand from expats and professionals.
Sihanoukville's property prices vary more widely ($1,700-$3,500 per square meter) reflecting the market's dependence on tourism, SEZ development, and casino operations. While offering higher yields, investments carry more risk due to market volatility.
Siem Reap maintains the most stable market of the three cities, with land prices at $1,200-$2,000 per square meter. The tourism-focused market shows slow but steady recovery without the dramatic swings seen in Sihanoukville.
We provide detailed comparisons in our Cambodia property pack.
| City | Price Range ($/sqm) | Rental Yield | Main Drivers | 2025 Trend |
|---|---|---|---|---|
| Phnom Penh | $2,200-$2,924 | 6-10% | Expats, business, government | +5-10% growth |
| Sihanoukville | $1,700-$3,500 | 8-12% | Tourism, SEZ, casinos, port | +3-7% or flat |
| Siem Reap | $1,200-$2,000 | 8-10% | Tourism, heritage sites | Stable recovery |
Which infrastructure projects are driving property price expectations in Sihanoukville?
The Phnom Penh-Sihanoukville Expressway, completed in 2022, has dramatically reduced travel time from six hours to just two hours, significantly boosting tourism and property demand.
The Sihanoukville Autonomous Port expansion represents the most significant infrastructure investment, with the first phase of the deep-water container terminal ($243 million) scheduled for completion by 2026. Japanese government backing exceeds $500 million for future phases.
Port expansion will increase capacity to 2.5 million containers annually and reduce shipping costs by approximately $200 per container. This efficiency improvement attracts more businesses and creates substantial housing demand for workers and management.
The Sihanoukville Special Economic Zone continues its rapid expansion, currently hosting 175 companies and employing nearly 30,000 workers. Plans call for growth to 300 enterprises employing 80,000-100,000 workers, creating massive housing demand.
Urban redevelopment initiatives targeting the completion of abandoned projects and development of new urban areas like Otres Beach New Urban Area provide additional support for property values, though progress remains gradual.
What risks could prevent Sihanoukville property prices from rising in 2025-2026?
Oversupply remains the primary risk factor, with approximately 400 abandoned or unfinished buildings creating significant downward pressure on prices, particularly in the condominium and commercial segments.
Global economic uncertainty and potential shifts in Chinese investment patterns pose substantial risks. Any significant reduction in foreign investment could extend the market's recovery timeline considerably.
Political and regulatory changes represent ongoing risks. Future policy shifts regarding foreign ownership, casino operations, or development regulations could dramatically impact investor sentiment and property values.
The market's heavy dependence on tourism and casino operations creates vulnerability to external shocks. Any events disrupting these sectors would immediately impact property demand and prices.
If current demand fails to keep pace with existing supply, or if economic conditions deteriorate, property prices could stagnate or decline rather than appreciate in 2025-2026.
- High vacancy rates in existing properties
- Hundreds of unfinished construction projects
- Dependence on volatile foreign investment
- Regulatory uncertainty around gaming and development
- Global economic headwinds affecting tourism
- Competition from other Southeast Asian markets
- Infrastructure development delays
- Environmental concerns about coastal development
Should I buy property in Sihanoukville now or wait for better prices?
Current market conditions in Sihanoukville favor buyers, with prices at their lowest point in a decade and high rental yields of 8-12% providing attractive investment returns.
For investors with a 5-10 year horizon, buying now allows entry at discounted prices before infrastructure projects complete and drive appreciation. The market has likely bottomed, making further significant declines unlikely.
However, investors seeking quick capital gains should temper expectations. The persistent oversupply means price appreciation will likely remain modest (3-7% maximum) through 2025-2026.
Prime coastal properties and those near completed infrastructure offer the best prospects for appreciation. Budget conscious investors might consider emerging areas like Ream District for long-term growth potential.
The decision ultimately depends on investment goals: current conditions favor cash flow investors seeking rental income, while those seeking rapid appreciation might need to wait until 2026-2027 when market recovery accelerates.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
No, they are stable
Property prices in Sihanoukville are experiencing stabilization after years of decline, with selective growth in prime coastal areas but overall market constraints from oversupply. While transaction volumes have increased 15-20% year-over-year and rental yields remain attractive at 8-12%, the presence of 400+ abandoned buildings prevents broad-based price appreciation. Investors can expect flat to modest gains of 3-7% in the best locations through 2025-2026, making this more of a cash flow market than a capital appreciation play in the near term.
Sources
- Real Estate for Sale in Sihanoukville - realestate.com.kh
- Yes, property prices will fall in Sihanoukville in 2025 - Bamboo Routes
- 7 stats for the Sihanoukville property market in 2025
- Sihanoukville province land price settles, demand steady - Khmer Times
- 10 strong reasons to buy property in Sihanoukville in 2025 - Bamboo Routes
- Cambodia's Real-Estate Community Welcomes Sihanoukville Investment Incentive Program
- Cambodia's Residential Real Estate Market Analysis 2025
- Real Estate Sector to Rebound by 2026, Experts Say - Cambodianess