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Buying a property in Sihanoukville: a complete guide

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property investment Sihanoukville

Yes, the analysis of Sihanoukville's property market is included in our pack

Considering buying a nice property in Sihanoukville? You're not alone!

Many people are intrigued by Sihanoukville's Cambodian charm and dream of owning a beachfront villa or a modern apartment there.

Would it be a profitable investment, though? Are property prices increasing in Sihanoukville? Is it expensive? Is it more profitable to buy in Serendipity or Otres Beach? And the taxes? Can I get a very good rental yield? Where?

We've got it all sorted. No worries.

The BambooRoutes team knows this market inside and out. Actually, we've gathered all our findings in a pack. Get it now.

In this article, get ready to receive valuable insights from us.

How's the real estate market in Sihanoukville?

Is the property market thriving or struggling? We'll find the answers through data analysis.

Property types

In Sihanoukville, you can find various types of properties for sale.

Among the available properties you will find beachfront villas offering stunning ocean views, cozy apartments nestled in the heart of the city, serene residential plots for building your dream home, and commercial spaces ideal for starting a business.

Whether you're seeking a peaceful retreat, a vibrant urban experience, or a lucrative investment opportunity, Sihanoukville offers a diverse range of properties to suit your preferences and needs.

Buying or renting?

(If you want to live there yourself and not rent it to others)

Whether you've already made Sihanoukville your home or are contemplating it for the future, you might be wondering about the advantages of buying a property versus renting in this Cambodian city.

Usually, buying is better than renting in Sihanoukville due to the increasing property values and the potential for rental income.

Nonetheless, if you favor flexibility, renting is the ideal route.

Property prices in Sihanoukville

On average, according to the last data from Ministry of Economy and Finance (MEF), buying a property in Sihanoukville will cost you around $2,500 per square meter.

Of course, prices vary. The value of a square meter for a beachfront property in Sihanoukville might differ from a condo in Otres. You'll get a more detailed in our pack for buying property in Sihanoukville and in Cambodia.

To put things in perspective, it is 8 times less than the prices in the center of New York.

Also, housing prices in Sihanoukville are 20% cheaper than in Phuket.

The most expensive neighbourhoods in Sihanoukville are probably Otres Beach and Sokha Beach, while the cheapest neighbourhoods are likely in the city centre.

Sihanoukville Property Price per Square Meter


First and foremost, we have to acknowledge that Cambodia is, as we speak, a very fragile country. The last Fragile State Index that has been reported for this place is 80.5.

Don't overlook this while weighing the pros and cons of buying a property in Sihanoukville.

That's not all - this impressive growth will keep going on since Cambodia's economy is expected to soar by 28.4% in the coming 5 years, resulting in an average GDP growth rate of 5.7%.

If you want to invest in real estate in Sihanoukville it's a good thing because when the economy grows, people tend to become wealthier, which usually results in higher housing prices.

Also, in Cambodia, the average GDP per capita has changed by 7.4% over the last 5 years. It's a satisfactory number.

These are positive signals showing that property prices in Sihanoukville might increase in 2024 and during the coming years.

Looking for more updated data? We've done a big-picture study to find out if it's a good idea to purchase property in Cambodia right now.

Buying property in Sihanoukville

It can be difficult to buy property in Sihanoukville due to the lack of reliable and updated information available about the buying process. That's why we have created the pack to buy property in Sihanoukville and in Cambodia.

Buying process

In our pack, we've laid out all the steps involved in the buying process, including the required documents, taxes to be paid, and guidance on finding properties.

Now, we're giving you a more straightforward version to help you grasp the information more easily.

This is the step-by-step process to purchase a property in Sihanoukville:

  1. Research property laws and regulations in Cambodia, specifically Sihanoukville.
  2. Find a property and negotiate the price with the seller or developer.
  3. Sign a "Letter of Intent" outlining the terms and include specifics about the property.
  4. Hire a reputable real estate agent or lawyer familiar with Sihanoukville's property market.
  5. Conduct due diligence on the property, verifying ownership and any legal issues.
  6. Prepare the Purchase Agreement with your lawyer, including property details and purchase conditions.
  7. Pay a deposit (usually 10% of the property value) to secure the property.
  8. Obtain a "Certificate of No Impediment" (CNI) from the Ministry of Land Management, Urban Planning, and Construction.
  9. Transfer the property's ownership at the Land Office in Sihanoukville by submitting relevant documents.
  10. Pay all taxes and registration fees, including a 4% transfer tax and a 0.1% stamp duty.
  11. Obtain the "Hard Title" (ownership certificate) issued by the Land Office in Sihanoukville.
  12. Update property ownership at the local commune office where the property is located, finalizing the purchase process.

Also, if you're not from the country, you might want to check our article on how to buy property as a foreigner in Cambodia.

Make a profitable investment in Sihanoukville

Better information leads to better decisions. Save time and money. Download our guide.

buying property in Sihanoukville

Where to find a property

If you're looking for properties in Sihanoukville, these websites can assist you:

  • IPS - IPS Cambodia Real Estate is a premier company offering a diverse selection of properties and investment opportunities in Cambodia's growing cities.
  • SEAPS - SEAPS Cambodia Real Estate is a trusted company in Cambodia, providing a wide range of properties for sale and rent.
  • Cambodia Property - A real estate portal specializing in properties in Cambodia.
  • Expat - A housing portal for properties in Cambodia, allowing users to search for sale or rent options, including houses, apartments, and land.
  • Cambodia Property Helper - A professional real estate services provider based in Phnom Penh, Cambodia.

Also, know that we have included contacts of real estate agencies, property lawyers, moving companies, expats communities and more in our pack for buying property in Cambodia.

What you can get

As mentioned before, the average price per sqm in Sihanoukville is $2,500. A 1-bedroom property with an area of 60 square meters would cost approximately $150,000, and a 2-bedroom property with an area of 85 square meters would cost around $213,000.

Obviously, property prices will change based on both the property itself and its location.

Prices tend to be higher in the top areas of Sihanoukville. A house in Otres Beach could be around $470,000, whereas a condominium in Serendipity Beach might be priced at $270,000.

However, some places cost less. You may find a property in Mittakpheap for $120,000, or you could discover a property in Stueng Hav priced at only $100,000.

We give a more detailed breakdown in our full pack for buying property in Cambodia.

Common mistakes

Here are the main pitfalls when buying property in Sihanoukville, Cambodia:

  • Unclear land titles and disputed ownership due to historical land issues.
  • Risk of buying land on 'soft title' rather than 'hard title,' which may have weaker legal protection.
  • Rapidly changing property prices driven by tourism and Chinese investment, leading to speculative market risks.
  • Lack of proper infrastructure and amenities in some areas, affecting property value and livability.
  • Limited property regulations and potential legal complexities, including foreign ownership restrictions.
  • Overlooking hidden costs, such as local development fees and capital gains taxes.
  • Environmental concerns, including potential coastal erosion due to unsustainable development.
  • Reliance on untrustworthy agents and developers, necessitating thorough due diligence before purchase.

We don't want this to happen to you, so we have included a full checklist for your property investment in our pack of documents. Avoid these mistakes and save a lot of money.

real estate Cambodia

Everything you need to know is included in our Cambodia Property Pack

Living in Sihanoukville

Sihanoukville offers a laid-back beach lifestyle with plenty of opportunities to invest in real estate, making it an attractive option for those looking to buy property.

Cost of living

The cost of living in Sihanoukville is relatively low compared to other cities in Cambodia. Prices for basic goods and services are quite affordable, making it an attractive destination for budget travellers.

Here are some examples to better understand the cost of living in Sihanoukville, Cambodia:

  • Sra'aa, local Cambodian rice wine: $2 for a small bottle (250ml) at a traditional market.
  • Rent for a one-bedroom apartment in the Serendipity Beach area: $500/month.
  • Lok Lak, a popular Cambodian dish, for two at a restaurant in Otres Beach: $30.
  • 1.5-liter bottle of Cambodia beer (Angkor Beer): $1.50 at a supermarket.
  • Electricity bill for an 85m² apartment using EDC (Electricity du Cambodge): $80/month.
  • Monthly membership at Fitness Resort Sihanoukville: $40.
  • Ticket to a movie at Legend Cinema Sihanoukville: $6.
  • A fresh coconut water (Tnam Tnoat) at Ochheuteal Beach: $1.


We want to show information in an easy-to-understand way. So, we made a table that describes the different areas in Sihanoukville. For yields, prices and rents, check our property pack.

Neighborhood Description Strengths Weaknesses

Ochheuteal Beach

Ochheuteal Beach is a vibrant area with a popular beach, bustling nightlife, and a wide range of beachfront accommodations, attracting both tourists and expats.

Beautiful beach, lively nightlife, beachfront resorts.

Can be crowded, higher prices.

Serendipity Beach

Serendipity Beach is known for its backpacker-friendly atmosphere, cheap accommodations, and numerous beach bars and restaurants, making it a hub for budget travelers.

Budget accommodations, beach bars, backpacker scene.

Noisy, basic amenities.

Otres Beach

Otres Beach offers a more laid-back and serene ambiance with less crowded beaches, eco-friendly resorts, and a relaxed atmosphere, appealing to those seeking tranquility.

Peaceful, eco-friendly resorts, uncrowded beaches.

Limited nightlife, fewer dining options.

Sihanoukville City Center

Sihanoukville City Center is the commercial hub with markets, banks, and government offices, providing convenience and accessibility to essential services.

Convenience, essential services, commercial activities.

Congested traffic, not as picturesque.

Victory Hill

Victory Hill is an area known for its nightlife and entertainment venues, attracting party-goers and those seeking a lively atmosphere.

Nightlife, entertainment options, scenic views.

Noisy, limited family-friendly activities.

Independence Beach

Independence Beach is a quieter beach area with fewer tourists, offering a more relaxing environment and beautiful sunsets.

Relaxing, less crowded, scenic sunsets.

Less developed amenities, limited dining choices.

Life in Sihanoukville

Sihanoukville is a coastal city in Cambodia that has seen rapid economic growth due to an influx of investment in tourism, construction, and real estate over the past decade. The city has also seen a rise in the number of casinos and other gaming establishments, making it a popular destination for Chinese tourists.

What expats usually like the most in Sihanoukville is the laidback atmosphere and the beautiful beaches. They also appreciate the affordable cost of living and the variety of international restaurants.

Access to healthcare in Sihanoukville is limited, with few medical facilities and limited medical supplies.

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Renting out in Sihanoukville

If your intention is to buy a property not for personal use, but to rent it out and create income, then this section is for you.


Tenant Profiles in Sihanoukville

If you decide to buy and rent out to long-term tenants, you should target expats, retirees, and digital nomads. For short-term rentals, you should target backpackers, tourists, and business travelers.

Here is a little summary table we've made for you.

Property type and area Profiles of potential tenants What they are looking for Expected monthly rent in $

Apartment in Victory Hill

Expats, tourists

Scenic views, proximity to beaches

$400 - $800

Condo in Serendipity Beach

Tourists, short-term renters

Beachfront access, entertainment

$500 - $1000

Villa in Otres

Families, long-term renters

Spacious living, quiet surroundings

$800 - $1500

Studio in Downtown

Expats, young professionals

Central location, urban lifestyle

$300 - $600

Apartment in Mittakpheap

Local residents, budget-conscious

Affordable housing options

$200 - $400

Condo in Kampong Som

Expats, retirees

Retirement living, amenities

$300 - $700

Apartment in Stung Hav

Local families, budget-conscious

Quiet area, cost-effective housing

$150 - $300

Rental yields

Nowadays, Sihanoukville offers some opportunities in terms of rental yields. Actually, you can easily achieve 7 or 8% due to the low cost of living and high demand for rental properties in the city.

Rental yields in Sihanoukville are highest for properties located near the beach or near the city center, as these are the areas most sought after by tourists. Additionally, properties with multiple bedrooms and bathrooms tend to have higher rental yields due to their higher occupancy rates.

For further explanation and a more detailed breakdown, you can check the reports and analyses we have made.


You could also decide to rent short-term to travelers, backpackers, and digital nomads looking to explore the beaches and nightlife of Sihanoukville. Additionally, you could rent to business professionals who are in the city for a few days for meetings or conferences.

If you decide to go with that option, look for properties in Otres Beach and Ochheuteal Beach, as they are known for their lively nightlife and many tourists visit these areas.

There are approximately 210 active Airbnb listings in Sihanoukville, reflecting a dynamic short-term rental market. The average daily rate is at $40.

You have the opportunity to generate some additional income stream then. According to online testimonials and analytics platform like AirDNA, Guesty and Inside Airbnb, people who offer short-term rentals in Sihanoukville can make around $200 per month. Also, the average occupancy rate is estimated at 25%.

Is it worth buying real estate in Sihanoukville then?

Buying a property in Sihanoukville can be a smart move if you're looking to invest in rental income or enjoy a laid-back beach lifestyle. The city's rental market is active, and with the low cost of living, you can potentially earn a solid rental yield.

Additionally, Cambodia's growing economy suggests that property prices might continue to rise, offering long-term appreciation potential. Sihanoukville's diverse property types cater to different preferences, whether you want a beachfront villa, a cozy city apartment, or a commercial space.

However, you should be cautious of political and economic uncertainties, as Cambodia's fragile state index indicates some instability. Rapid property price changes and market speculation are also a concern, so you need to be prepared for market volatility.

Limited infrastructure, foreign ownership restrictions, environmental issues, and unreliable agents further add to the potential pitfalls. Therefore, thorough research, due diligence, and local expertise are crucial before making an investment decision in Sihanoukville.

In summary, buying a property in Sihanoukville can be a profitable venture for those seeking rental income or a relaxed beach lifestyle. However, it comes with risks like political instability, market volatility, and environmental concerns. Investors should weigh these factors carefully and seek expert guidance to ensure their investment aligns with their goals and risk tolerance.

Make sure you understand the real estate market in Sihanoukville

Don't rush into buying the wrong property in Cambodia. Sit, relax and read our guide to avoid costly mistakes and make the best investment possible.

real estate market Sihanoukville

The content provided here is for informational purposes only and does not imply endorsement or advice. While we strive for accuracy, we do not guarantee the completeness or reliability of the information, including text, images, links, or other elements in this material. Following the content and analyses presented here does not assure specific outcomes. For guidance tailored to your individual circumstances, it is recommended to consult with a professional, such as a lawyer, accountant, or business advisor.