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Foreigners can legally buy strata-titled condominium units above the ground floor in Sihanoukville, but direct land ownership is strictly prohibited for non-citizens. The city offers growing investment opportunities with rental yields of 5-8% and median condo prices ranging from $1,400-$2,500 per sqm as of September 2025.
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.
Foreigners can purchase condominiums above ground floor in registered buildings, with no nationality restrictions but requiring careful legal due diligence.
Property investment in Sihanoukville shows strong potential with growing tourism, Special Economic Zone development, and recovering market conditions after previous volatility.
| Aspect | Details | Key Requirements |
|---|---|---|
| Legal Ownership | Condos above ground floor only | Strata-titled, registered building |
| Purchase Process | Can be done remotely | Power of Attorney, local lawyer recommended |
| Costs | 4% transfer tax + fees | $1,400-$2,500 per sqm median prices |
| Financing | Limited mortgage options | 7-11% interest, 60% LTV maximum |
| Rental Yields | 5-8% historical returns | Best areas: Downtown, Ochheuteal Beach |
| Ongoing Costs | 0.1% annual property tax | $1-1.50 per sqm monthly management |
| Resale | 4% transfer tax for buyers | Potential capital gains tax from 2024 |
What kind of property can foreigners legally buy in Sihanoukville, and what is strictly off-limits compared to locals?
Foreigners can legally purchase strata-titled condominium units above the ground floor in registered co-owned buildings throughout Sihanoukville.
The Cambodian Foreign Ownership Law allows foreigners to own up to 70% of the units in any registered condominium building, provided these units are not located on the ground floor. All condominium buildings must be properly registered with local authorities and cannot be situated within 30 kilometers of any land border.
Direct land ownership remains completely prohibited for non-citizens, which means foreigners cannot legally own houses, villas, townhouses, or any landed property. Ground-floor condominium units are also off-limits since they are considered part of the land. Agricultural parcels, coastal land, and any form of direct land access are strictly forbidden under Cambodian law.
Alternative ownership structures like long-term leases (up to 99 years), minority stakes in local companies, or trust arrangements may provide some access to landed property, but these come with significant legal risks and complexities. Many of these structures exist in legal gray areas and can be challenged by authorities or local partners.
It's something we develop in our Cambodia property pack.
Are there any nationality-based differences in property rights or restrictions for foreigners?
Cambodia's foreign property ownership laws apply equally to all non-Cambodian citizens, regardless of nationality or country of origin.
There are no preferential treatments or additional restrictions based on specific nationalities. Whether you're American, European, Australian, or from any other country, the same rules apply: you can own condominiums above ground floor in registered buildings, but cannot own land or landed property directly.
This uniform approach differs from some other Southeast Asian countries that have varying restrictions based on bilateral agreements or specific nationality considerations. Cambodia maintains a consistent legal framework for all foreigners, simplifying the regulatory landscape for international investors.
However, individual banks, developers, or real estate agencies may have their own internal policies regarding documentation requirements, financing options, or service levels that could vary based on the buyer's home country or banking relationships.
What residency or visa status do I need to have in place before I can buy property?
No specific residency status or visa class is legally required for foreigners to purchase qualifying condominium units in Sihanoukville.
Cambodia's property laws do not mandate any minimum residency period, permanent resident status, or particular visa category for condominium ownership. You can purchase property as a tourist on a short-term visa or while holding any other visa classification.
However, individual banks may require long-stay visas or business visas if you're seeking mortgage financing. Some developers might also request documentation proving your legal status in Cambodia, though this is not a government requirement but rather their own due diligence process.
Having a longer-term visa can facilitate the buying process by demonstrating stability and commitment to potential lenders, property managers, and service providers. It can also simplify banking relationships and ongoing property management arrangements.
Do I need to be physically present in Cambodia to complete the property purchase, or can it be done remotely?
Property purchases in Sihanoukville can be completed entirely remotely, though physical presence is highly recommended for due diligence purposes.
The legal process allows for remote transactions through properly executed Power of Attorney documents, enabling a trustworthy local representative to act on your behalf throughout the entire purchase process. This representative can handle property viewings, contract negotiations, document signing, and title registration at the Land Office.
Remote purchases require careful preparation including notarized and apostilled Power of Attorney documents, secure fund transfer arrangements, and comprehensive property inspections conducted by qualified local professionals. All major documents must be properly witnessed and notarized according to Cambodian legal requirements.
While legally possible, visiting Sihanoukville in person allows for direct property inspection, face-to-face meetings with developers and agents, personal verification of documentation, and better understanding of neighborhood dynamics and market conditions. Many successful investors recommend at least one in-person visit before finalizing any significant property investment.
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What are the exact steps in the buying process, and which documents do I need to prepare?
The property purchase process in Sihanoukville follows a structured seven-step procedure with specific documentation requirements at each stage.
| Step | Process | Required Documents |
|---|---|---|
| 1. Property Search | Identify qualifying units and verify legal status | Valid passport, initial property details |
| 2. Sale Agreement | Negotiate terms and sign preliminary contract | Signed agreement, deposit payment proof |
| 3. Due Diligence | Verify strata title, ownership quotas, liens | Title search results, building registration |
| 4. Fund Transfer | Complete payment through escrow or direct transfer | Bank transfer receipts, fund source proof |
| 5. Final Contract | Execute witnessed and notarized final agreement | Notarized contract, witness signatures |
| 6. Title Registration | Register new ownership at Land Office | All previous docs, registration forms |
| 7. Tax Payment | Pay transfer taxes and administrative fees | Tax payment receipts, new title certificate |
Essential documents include a valid passport, signed sale and purchase agreement, proof of payment and fund origin (especially for international transfers), and Power of Attorney documentation if acting remotely. Foreign fund transfers may require additional documentation proving the legal source of money according to Cambodian anti-money laundering regulations.
Is hiring a lawyer mandatory, or just highly recommended, when buying property as a foreigner?
Hiring a local real estate lawyer is not legally mandatory but is very strongly recommended for all foreign property purchases in Sihanoukville.
While Cambodian law doesn't require legal representation for property transactions, the complexity of foreign ownership regulations, potential title issues, and the risks involved in cross-border transactions make legal guidance extremely valuable. A qualified lawyer can verify strata titles, confirm building registration status, check ownership quotas, and ensure compliance with foreign ownership limits.
Legal professionals provide crucial services including contract review and drafting, title searches and verification, due diligence on developers and buildings, guidance through the registration process, and protection against common fraudulent schemes targeting foreign buyers. They can also help structure transactions to minimize tax obligations and ensure proper documentation for future resales.
The cost of legal services typically ranges from 1-2% of the property value, which is minimal compared to the financial risks of proceeding without proper legal oversight. Many major property disputes and financial losses experienced by foreign buyers could have been prevented with adequate legal representation from the beginning of the purchase process.
What are the taxes, fees, and ongoing costs involved in purchasing, owning, and later reselling a property?
Property transactions in Sihanoukville involve several upfront costs, ongoing ownership expenses, and potential resale obligations that buyers must factor into their investment calculations.
The primary purchase cost is a 4% transfer tax calculated on the property's assessed value, plus title registration fees and legal/agent fees typically totaling 1-2% of the purchase price. These upfront costs can add 5-6% to the total acquisition cost beyond the property's sale price.
Annual ownership costs include property tax at 0.1% of assessed value for properties valued above $25,000, and condominium management fees ranging from $1.00 to $1.50 per square meter per month. Insurance, utilities, and maintenance costs vary depending on property size, location, and usage patterns.
Resale transactions require buyers to pay the same 4% transfer tax, while sellers may face capital gains tax obligations introduced in 2024. Property owners should maintain detailed records of purchase prices, improvement costs, and ownership duration to calculate potential tax liabilities accurately.
It's something we develop in our Cambodia property pack.
Can foreigners access mortgages in Cambodia, and if so, what are the usual rates, terms, and conditions—and are there any proven tips to improve approval chances?
Mortgage financing for foreigners in Cambodia is available but limited, with only select local and international banks offering loans to non-citizen property buyers.
Current mortgage terms typically feature interest rates between 7-11% annually, loan-to-value ratios up to 60% maximum, and repayment periods of 15-20 years. These terms are generally less favorable than domestic borrower rates due to higher perceived risks associated with foreign ownership and cross-border enforcement challenges.
Banks commonly require proof of stable income, long-stay visa documentation, credit history from home country, and substantial deposit accounts maintained in Cambodia. Some institutions mandate minimum deposit balances or existing banking relationships before considering mortgage applications.
Successful approval strategies include obtaining pre-approval letters before property shopping, working with experienced local mortgage brokers, maintaining clear and comprehensive financial documentation, demonstrating ties to Cambodia through business or extended residence, and considering properties in prime locations with strong resale potential. International banks with local branches often provide more favorable terms for their existing customers.
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.
Which neighborhoods or areas in Sihanoukville are the most attractive for foreigners to live in, rent out, or expect strong capital appreciation?
Downtown Sihanoukville offers the highest concentration of amenities, business opportunities, and rental demand, making it the most attractive area for foreign investors and residents.
The downtown core provides proximity to casinos, international restaurants, shopping centers, and business hubs, creating consistent demand from both tourists and expatriate workers. This area typically commands the highest rental rates and shows strong potential for capital appreciation due to ongoing commercial development and infrastructure improvements.
Ochheuteal Beach and Serendipity Beach areas attract significant tourist and short-term rental demand, making them excellent for investors focused on vacation rental income. These beachfront locations offer higher seasonal rental yields but may experience more volatility in occupancy rates depending on tourism patterns.
Victory Hill has emerged as a popular choice for long-term expatriate residents and offers steady rental demand from SEZ workers, international students, and business professionals. The Sihanoukville Special Economic Zone (SSEZ) vicinity shows growing housing demand driven by expanding industrial employment and infrastructure development, positioning it well for future appreciation as the economic zone continues expanding.
What do the latest data say about liveability, gross rental yields, rental income potential, tourism numbers, and future growth forecasts in Sihanoukville?
As of September 2025, Sihanoukville's property market shows recovering fundamentals with rental yields historically ranging from 5-8%, though returns have become less predictable due to previous market oversupply and volatility.
Current median condominium prices range from $1,400 to $2,500 per square meter for new developments, with completed units averaging around $160,000 for typical foreign-targeted properties. These prices represent significant recovery from previous lows while remaining competitive compared to regional alternatives.
Tourism numbers are showing steady recovery following earlier market disruptions, with increasing numbers of international visitors and growing expatriate communities attracted by Special Economic Zone opportunities and improved infrastructure. The city benefits from substantial Foreign Direct Investment inflows, particularly in manufacturing, logistics, and service sectors.
Future growth forecasts remain positive due to ongoing SEZ expansion, new infrastructure projects including port developments, improved transportation links, and government initiatives to attract sustainable tourism and business investment. The job market continues expanding with new manufacturing facilities and service businesses, creating stable demand for both residential and commercial properties.
How do property prices currently break down across different parts of the city and nearby regions?
Property prices in Sihanoukville vary significantly based on location, proximity to amenities, and development quality, with premium beachfront areas commanding the highest values.
| Area | Price Range (per sqm) | Typical Property Types |
|---|---|---|
| Downtown Core | $2,000-$2,500 | High-rise condos, commercial units |
| Ochheuteal Beach | $1,800-$2,300 | Beachfront condos, resort units |
| Serendipity Beach | $1,600-$2,100 | Tourist-oriented condos, hotel units |
| Victory Hill | $1,400-$1,900 | Residential condos, mixed-use |
| SEZ Vicinity | $1,200-$1,700 | Worker housing, budget condos |
| Suburban Areas | $1,000-$1,500 | Basic condos, older developments |
| Outskirts/Rural | $800-$1,200 | Limited foreign-eligible options |
Premium developments with international management, established developers, and prime locations command prices at the upper end of these ranges, while older buildings or those with uncertain legal status trade at significant discounts.
What are the most common mistakes or pitfalls foreigners fall into when buying property in Sihanoukville, and how can they be avoided?
The most frequent and costly mistake involves purchasing properties that foreigners cannot legally own, particularly ground-floor units, landed property, or non-strata-titled buildings.
Many buyers fall into the trap of trusting nominee arrangements or company structures without proper legal oversight, which can result in complete loss of investment if challenged legally or if local partners become uncooperative. These arrangements often seem legitimate initially but carry enormous risks that may not become apparent until problems arise.
Critical avoidance strategies include:
- Always verify strata title status and foreign ownership quotas before making any financial commitments
- Hire qualified local lawyers for independent legal review rather than relying solely on developer or agent recommendations
- Conduct comprehensive due diligence on developer reputation, building licenses, and completion track records
- Budget accurately for all taxes, fees, and ongoing costs rather than focusing only on purchase price
- Arrange independent property inspections and avoid properties with structural or legal issues
Additional common pitfalls include underestimating ongoing management costs, failing to research resale restrictions or market liquidity, ignoring building quality standards, and making decisions based on unrealistic rental yield projections without proper market analysis.
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.
Buying property in Sihanoukville as a foreigner requires careful navigation of legal restrictions and market conditions, but offers significant opportunities for those who approach it with proper preparation and professional guidance.
Success depends on understanding the regulatory framework, choosing appropriate locations, and working with qualified local professionals to ensure compliance and maximize investment potential in this growing Cambodian coastal city.
Sources
- Emerhub - Buying Property in Cambodia as a Foreigner
- BambooRoutes - Buy Land Cambodia
- Cambodia Investment Review - Real Estate Investment Guide
- LinkedIn - Foreigners Guide to Buying Property Cambodia
- Dabest Properties - Foreign Property Ownership Guide
- RealEstate.com.kh - Leasehold Property Cambodia
- BambooRoutes - Sihanoukville Property Investment
- IPS Cambodia - Sihanoukville Condo Market Trends