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's property market has undergone dramatic changes in recent years, transitioning from a boom to a correction and now stabilizing in 2025. As of September 2025, property prices have stabilized after reaching their lowest point in 2024, with modest increases of 3-7% in prime locations. The market offers entry-level condos starting around $40,000 and rental yields of 8-10% annually for well-located properties.
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.
Sihanoukville offers diverse property options from $40,000 condos to luxury villas over $1 million, with strong rental yields of 8-10% for investors. The market has stabilized in 2025 after a correction period, making it an opportune time for long-term buyers and rental investors.
| Key Metric | Current Status (2025) | Investment Outlook |
|---|---|---|
| Entry-level condos | $40,000 - $70,000 | Good for first-time buyers |
| Median property price | $152,600 | Stable, modest growth expected |
| Rental yields | 8-10% annually | Strong income potential |
| Price forecast 2025-2026 | Flat to modest gains | Better appreciation from 2026 |
| Cost of living (single) | $800-$1,200/month | Very affordable lifestyle |
| Market sentiment | Cautiously optimistic | Stabilizing after correction |
| Best for | 3+ year stays, rental income | Long-term investment horizon |
What types of properties are available in Sihanoukville right now?
Sihanoukville's property market offers a comprehensive range of options for different budgets and preferences as of September 2025.
Condos and apartments dominate the market, with strata title condos available to foreigners starting at approximately $40,000 for basic units. Luxury beachfront condos can exceed $250,000, with most falling in the $70,000 to $150,000 range for modern 1-2 bedroom units in central locations.
Houses and villas range from fixer-uppers at $125,000 to luxury properties exceeding $1 million. The variety includes traditional Khmer-style homes, modern western-style houses, and luxury beachfront villas with private pools and gardens.
Land ownership is restricted for foreigners, but long-term leases up to 99 years and nominee company structures provide alternatives for those wanting to control land. Commercial properties include shop-houses, retail units, and hotel developments, though these require more complex legal arrangements.
New eco-friendly and off-plan projects are emerging throughout the city, catering to environmentally conscious buyers and offering modern amenities at competitive prices.
Is it better to buy or rent if I plan to stay there?
The decision between buying and renting in Sihanoukville depends primarily on your timeline and investment goals.
Buying makes financial sense if you plan to stay more than 3 years or want to generate rental income. With entry-level condos starting around $40,000, the monthly mortgage payments often equal or cost less than rental payments for comparable properties. Rental yields of 8-10% annually make property ownership attractive for investors.
Two-bedroom rentals in central and beachfront areas typically cost $700-$1,000 per month, while smaller units or those further inland can be found for $300-$600 monthly. This means buying a $60,000 condo could cost less monthly than renting a similar unit.
Renting offers maximum flexibility and avoids the complexities of Cambodian property law. It's the better choice if you're unsure about your long-term plans, want to test different neighborhoods before committing, or prefer not to deal with property maintenance and legal requirements.
It's something we develop in our Cambodia property pack.
How have property prices changed over the past few years, what are they like today, and what's the forecast for the next few years?
Sihanoukville's property market has experienced dramatic price swings over the past several years.
From 2017-2019, the market saw explosive growth driven by Chinese investment and casino development, with property prices increasing by 200-300% in some areas. This boom period ended abruptly in 2020 due to regulatory changes, oversupply, and economic disruption.
The market correction continued through 2024, with prices falling 30-40% from their 2019 peaks. Properties that sold for $200,000 at the height of the boom could be found for $120,000-$140,000 by late 2024.
As of September 2025, prices have stabilized with modest increases of 3-7% in prime locations. The median property price is $152,600, with the range typically spanning $71,000 to $444,000. Current pricing shows budget properties at $1,700 per square meter, premium units at $3,500 per square meter, and prime coastal properties at $2,500-$4,500 per square meter.
The forecast through the end of 2025 predicts flat to modest price gains as the market continues absorbing excess inventory. Stronger appreciation is expected from 2026-2030 as infrastructure projects complete and tourist arrivals fully recover.
What are the current real estate market trends in Sihanoukville?
The Sihanoukville real estate market is characterized by stabilization and cautious optimism in 2025.
Market sentiment has shifted from declining to "cautiously optimistic" as transaction volumes increased 15-20% year-over-year. However, prices remain 30-40% below 2019 peaks due to the previous oversupply situation.
Developer activity remains robust with over 100 active developers and 200+ projects receiving approval since 2024. Billions of dollars in new investment are flowing into infrastructure and tourism-related developments, signaling confidence in the market's long-term prospects.
Completed quality projects, particularly those near beaches and in prime districts, show high occupancy rates and strong rental yields. This indicates genuine demand for well-located, properly developed properties.
The market is becoming more selective, with buyers favoring properties from established developers with proven track records. Off-plan purchases require more due diligence as some projects from the boom period remain incomplete.
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How exactly does the property buying process work step by step for a foreigner?
The property buying process for foreigners in Sihanoukville follows specific legal requirements and procedures.
Step 1: Identify eligible properties. Foreigners can only own condos above the ground floor (not ground-floor units or land directly). Focus on strata title condos in established developments.
Step 2: Conduct due diligence. Verify the strata title, developer license, and property condition. Hire a reputable local agent and lawyer to check all documentation and ensure the property is legally available for foreign ownership.
Step 3: Place a reservation deposit of $1,000-$5,000 to secure the unit while completing paperwork and final negotiations.
Step 4: Sign the Sales & Purchase Agreement with a deposit of 10-30% of the purchase price. Provide required documents including passport, visa, and proof of funds.
Step 5: Complete the transfer and registration process. Pay the 4% transfer tax and register the property with the Ministry of Land Management. This step typically takes 2-4 weeks.
Step 6: Receive the official title deed in your name, confirming legal ownership of the property.
Step 7: Set up ongoing obligations including annual property tax payments and rental tax if you plan to lease the property to tenants.
Where can I actually find properties—are real estate agencies the best option, or are there other reliable ways?
Several reliable channels exist for finding properties in Sihanoukville, each with distinct advantages.
Specialized real estate agencies with local Sihanoukville expertise offer the safest transactions for foreign buyers. These agents understand legal requirements, can guide you through the buying process, and often have exclusive listings from reputable developers.
Online property portals provide comprehensive listings with pricing comparisons. Sites like Realestate.com.kh, IPS Cambodia, and individual agency websites showcase available units with photos, specifications, and contact information for direct inquiries.
Buying directly from developers works well for new or off-plan projects. This approach often provides better pricing and payment terms, plus you deal directly with the property creator. However, verify the developer's reputation and project completion timeline carefully.
Personal networks can uncover opportunities, but exercise extreme caution with informal "word-of-mouth" deals. Always use official channels and legal verification, even for properties recommended by friends or acquaintances.
Avoid unofficial online marketplaces or social media groups unless you have extensive local legal support and market knowledge.
Which types of properties can I realistically get for different budget ranges?
| Budget Range | Property Types Available | Location & Quality |
|---|---|---|
| $40,000 - $70,000 | Studio/1-bedroom condos, older buildings | Inland locations, basic amenities, older construction |
| $70,000 - $150,000 | Central 1-2 bedroom modern condos, small houses | City center or near beach, modern amenities, good condition |
| $150,000 - $300,000 | Beachfront condos, semi-detached houses | Prime beachfront, luxury amenities, new construction |
| $300,000 - $600,000 | Large beachfront condos, luxury houses with pools | Premium beachfront, high-end finishes, resort-style amenities |
| $600,000+ | Luxury beachfront villas, penthouse condos | Ultra-prime locations, custom design, private amenities |
What are the common mistakes buyers make in Sihanoukville and how can I avoid them?
Foreign property buyers in Sihanoukville frequently make several costly mistakes that are entirely preventable with proper preparation.
The most critical error is skipping due diligence on titles, developer reputation, and project status. Always verify strata title documentation, check the developer's license and track record, and confirm the condo building's legal status before signing any agreements.
Many buyers incorrectly assume all foreigners can own any type of property. Remember that direct land ownership is prohibited - you can only own strata condos above the ground floor, not ground-floor units or standalone houses on land.
Failing to use reputable agents and lawyers leads to legal problems and financial losses. Invest in professional guidance from experts familiar with Cambodian property law and Sihanoukville's specific market conditions.
Ignoring strata corporation rules causes problems later, especially regarding short-term rental restrictions. Some buildings prohibit Airbnb-style rentals, which could eliminate your planned income stream.
Buying unfinished or questionable projects results in losses from "ghost buildings" that never complete construction. Verify project completion timelines and developer financial stability before purchasing off-plan properties.
What is the cost of living like in Sihanoukville for someone moving there?
Sihanoukville offers one of the most affordable costs of living in Southeast Asia for expatriates.
A single person can live comfortably on $800-$1,200 monthly, while couples typically need $1,200-$1,400 for a good lifestyle. These budgets include housing, food, transportation, and entertainment but exclude international health insurance.
Housing costs vary significantly by location and quality. Local-style rentals start at $300-$600 for one-bedroom apartments, while western-standard accommodations cost $500-$1,000 monthly. Utilities typically add $90-$120 monthly including electricity, water, and internet.
Food expenses are remarkably low with local meals costing $2-$4 at street stalls and local restaurants. Western food at international restaurants costs more but remains affordable compared to western countries. Monthly grocery budgets of $250-$300 cover most needs.
Transportation is inexpensive with tuk-tuk rides costing $1-$3 for most trips within the city. Many expatriates rent motorbikes for $50-$80 monthly for daily transportation convenience.
Healthcare requires consideration as local facilities are limited. Many expatriates travel to Phnom Penh for serious medical care, making international health insurance advisable for comprehensive coverage.
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Which are the best areas to buy in—affordable spots, up-and-coming neighborhoods, and more upscale zones—and what are the pros and cons of each?
| Area | Price Range & Type | Advantages | Disadvantages |
|---|---|---|---|
| Otres Beach | Budget to midrange, $60k-$200k | Beachfront location, popular with expats and tourists, growing amenities | Still developing, some unfinished projects, limited infrastructure |
| City Centre | Affordable, $40k-$120k | Cheap condos, active nightlife, established infrastructure | Noisy environment, less resort atmosphere, crowded |
| Sokha Beach | Luxury, $200k-$500k+ | Best beach quality, high-end condos and resorts, established area | Expensive properties, less local character, limited growth potential |
| Ream District | Up-and-coming, $50k-$150k | Major infrastructure projects, new developments, future growth potential | Infrastructure still under construction, longer commutes to city center |
| Serendipity/Ferry | Mid to high range, $80k-$250k | Excellent for short-term rentals, busy tourist area, established | Very crowded and touristy, noise issues, limited parking |
What is life like as an expat in Sihanoukville?
Expatriate life in Sihanoukville offers a relaxed coastal lifestyle with both significant advantages and notable challenges.
The positive aspects include an affordable cost of living that allows a comfortable lifestyle on modest budgets. English is widely spoken in tourist and business areas, making daily interactions relatively easy for western expatriates. The laid-back beach atmosphere provides year-round tropical weather and easy access to beautiful coastlines.
A growing international community includes retirees, digital nomads, business investors, and long-term tourists. This creates social opportunities and support networks for newcomers adjusting to life in Cambodia.
Visa requirements are relatively relaxed with tourist visas easily extendable and business visas available for longer-term residents. The proximity to other Southeast Asian destinations makes regional travel convenient and affordable.
However, significant challenges exist including rapid development that brings construction noise, traffic congestion, and rising prices in popular areas. Infrastructure lags behind other regional cities, with occasional power outages and limited high-quality healthcare facilities.
Crime is generally limited to petty theft and scams targeting tourists, but expatriates should remain cautious and aware of their surroundings, especially at night or in isolated areas.
If I want to rent out my property, how does it look for long-term rentals and for short-term rentals?
Rental income opportunities in Sihanoukville vary significantly between long-term and short-term rental strategies.
Long-term rental yields typically range from 8-10% gross annually, with some well-located properties achieving up to 12%. Two-bedroom condos in central and beachfront locations command $700-$1,000 monthly rents. Typical tenants include expatriates, long-stay business visitors, and extended-stay tourists seeking stability.
The long-term rental market benefits from steady demand with lower management costs and fewer vacancy periods. Property management typically costs 10-15% of rental income, and tenant turnover is less frequent than short-term rentals.
Short-term rental regulations are tightening, and some condominium buildings now prohibit Airbnb-style rentals in their strata rules. Best performing areas for short-term rentals include Otres Beach and Serendipity, where tourist demand remains strongest.
Median Airbnb income is approximately $211 monthly, while top-performing properties earn $819+ monthly during peak seasons. However, management costs are higher at 20-25% of income, and seasonal demand fluctuations create income variability.
Net yields for short-term rentals can reach 5-12% depending on location, property quality, and management efficiency. Peak earning periods occur December through March when tourist arrivals are highest.
It's something we develop in our Cambodia property pack.
Finally, is it truly worth buying property in Sihanoukville in 2025—whether for living, renting out, or buying and reselling later?
Property investment in Sihanoukville can be worthwhile in 2025, but success depends on your specific goals, timeline, and risk tolerance.
Buying makes sense if you plan to stay 3+ years or want exposure to potential future appreciation. The current market timing is favorable with prices stabilized after correction and entry costs relatively low compared to regional alternatives.
Rental income investors benefit from strong yields of 8-10% annually, which compare favorably to other Southeast Asian markets. The growing expatriate community and recovering tourism industry support rental demand for quality properties in good locations.
Long-term investment prospects appear positive as infrastructure development continues and tourism gradually recovers to pre-2020 levels. However, this requires patience as short-term price appreciation will likely remain modest through 2025.
The investment works best for buyers willing to navigate Cambodian property law complexities and pay for proper due diligence. Professional legal and agent support is essential for successful transactions and ongoing property management.
Avoid Sihanoukville property investment if you want flexibility, are new to Cambodia, or are risk-averse regarding emerging market property exposure. Renting remains the better choice while learning the market and lifestyle before committing to ownership.
It's something we develop in our Cambodia property pack.
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.
Sihanoukville's property market presents a compelling opportunity for informed buyers in 2025, with stabilized prices, strong rental yields, and improving infrastructure creating favorable conditions for long-term investment.
Success requires careful due diligence, professional guidance, and realistic expectations about timeline and returns, making it suitable for patient investors rather than short-term speculators.
Sources
- Realestate.com.kh - Sihanoukville Properties
- Dabest Properties - Sihanoukville Market Update
- BambooRoutes - Sihanoukville Price Forecasts
- Cambodia Property Asia - Sihanoukville
- BambooRoutes - Sihanoukville Property Market
- Emerhub - Buying Property in Cambodia
- Knight Frank - Cambodia Property Buying Guide
- Expat Exchange - Cost of Living Sihanoukville
- International Living - Sihanoukville Guide
- Global Property Guide - Cambodia Price History