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SUMMARY
We analyzed residential property rental yields in Sihanoukville, as of 2026, for foreign residential property buyers, using the raw dataset provided and building the article around current sale prices, monthly rents, gross rental yields, and net rental yields.
This tracker is designed as a practical Sihanoukville residential property yield snapshot for May 2026. It is updated regularly, so the figures should be read as current market estimates rather than fixed long-term promises.
The Sihanoukville market is unusual because the city is both a beach destination and Cambodia's main coastal logistics hub. That means rental demand comes from lifestyle renters, tourism-linked tenants, port activity, industrial employment, and business tenants.
The strongest modeled net yield in the dataset is Sangkat Bei 2-bedroom property, at 6.2% net yield. That is the clearest income signal because the purchase price is still moderate while the monthly rent reaches US$700.
Sangkat Bei, Sangkat Pir, Otres Beach, and Ochheuteal / Serendipity offer the best balance of livability and rental yield. Their strongest segments generally sit around 5.5% to 6.2% net yield, which is attractive for Sihanoukville residential property investment returns.
Otres Beach and Ream show why gross yield is not enough. Beach and resort-style units can earn high rent, but seasonality, furnishing wear, service charges, maintenance, and active management reduce the final net yield.
The weakest pure-yield areas are Ream, Independence Beach, and some premium beachfront locations. They can still work for lifestyle or long-term appreciation, but prices absorb much of the rental income.
The best beginner property type in Sihanoukville is usually a strata-title 1-bedroom condo or compact 2-bedroom condo. Studios are cheaper, but tenant turnover can be higher, while larger resort-style units need more capital and more hands-on management.
For foreign buyers, the ownership route matters. Condominiums are usually the cleanest direct-ownership option, while houses, flathouses, villas, and landed structures require more legal care because foreign buyers generally cannot own land directly in Cambodia.
The practical takeaway is simple: do not buy only because the gross yield looks high. A safer Sihanoukville strategy compares net yield, building quality, tenant depth, vacancy risk, resale liquidity, ownership structure, and property management burden together.
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Residential property rental yields in Sihanoukville in 2026
This table compares residential property rental yields in Sihanoukville by neighborhood and compact residential property type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom properties, and 2-bedroom properties. These estimates focus mainly on condo and apartment-style units because those are the most relevant rental-investment properties for a foreign beginner buyer in Sihanoukville.
Finally, please note you'll find much more detailed data in our real estate pack about Sihanoukville.
| Neighborhood | Studio property average purchase price | Studio property average monthly rent | Studio property gross rental yield | Studio property net rental yield | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| City Centre / Sangkat Buon | US$48,000 | US$310 | 7.8% | 5.4% | US$65,000 | US$420 | 7.8% | 5.4% | US$105,000 | US$650 | 7.4% | 5.2% |
| Independence Beach | US$62,000 | US$400 | 7.7% | 5.2% | US$85,000 | US$550 | 7.8% | 5.2% | US$140,000 | US$850 | 7.3% | 4.9% |
| Ochheuteal / Serendipity | US$58,000 | US$390 | 8.1% | 5.6% | US$78,000 | US$520 | 8.0% | 5.6% | US$125,000 | US$800 | 7.7% | 5.4% |
| Otres Beach | US$60,000 | US$420 | 8.4% | 5.5% | US$85,000 | US$620 | 8.8% | 5.8% | US$135,000 | US$950 | 8.4% | 5.6% |
| Port / Victory Hill | US$42,000 | US$280 | 8.0% | 5.4% | US$58,000 | US$390 | 8.1% | 5.5% | US$92,000 | US$600 | 7.8% | 5.3% |
| Prey Nob / SEZ corridor | US$36,000 | US$220 | 7.3% | 5.0% | US$50,000 | US$320 | 7.7% | 5.2% | US$82,000 | US$520 | 7.6% | 5.2% |
| Ream | US$70,000 | US$430 | 7.4% | 4.9% | US$105,000 | US$700 | 8.0% | 5.3% | US$165,000 | US$1,050 | 7.6% | 5.0% |
| Sangkat Bei | US$46,000 | US$300 | 7.8% | 5.5% | US$62,000 | US$430 | 8.3% | 5.8% | US$95,000 | US$700 | 8.8% | 6.2% |
| Sangkat Muoy / Sokha Beach | US$65,000 | US$430 | 7.9% | 5.3% | US$95,000 | US$650 | 8.2% | 5.5% | US$155,000 | US$1,000 | 7.7% | 5.2% |
| Sangkat Pir | US$44,000 | US$290 | 7.9% | 5.5% | US$60,000 | US$400 | 8.0% | 5.6% | US$90,000 | US$620 | 8.3% | 5.8% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Sihanoukville?
The best net-yield neighborhoods among areas people actually want to live in Sihanoukville are Sangkat Bei, Sangkat Pir, Otres Beach, and Ochheuteal / Serendipity.
These areas combine modeled net yields of about 5.5% to 6.2% with real tenant demand rather than only low purchase prices. That matters because a high Sihanoukville rental yield is only useful if the property can actually rent.
Sangkat Bei is the strongest all-rounder in the table. A 2-bedroom property there is modeled at US$95,000 purchase price and US$700 monthly rent, producing 8.8% gross yield and 6.2% net yield.
Sangkat Pir is also attractive because entry prices remain modest. A 1-bedroom property is modeled at US$60,000 with rent around US$400 per month, which gives about 8.0% gross yield and 5.6% net yield.
Otres Beach has the highest modeled 1-bedroom gross yield, at 8.8%, but the net yield is 5.8% because beach units carry more seasonality, furnishing wear, and management cost.
The practical takeaway is that Sangkat Bei and Sangkat Pir are better for steady yield, while Otres Beach and Ochheuteal / Serendipity are better for lifestyle-driven rents with more operational risk.
Where can I find residential properties with above-average yields and below-average entry prices in Sihanoukville?
The clearest areas for residential properties with above-average yields and below-average entry prices in Sihanoukville are Sangkat Bei, Sangkat Pir, Port / Victory Hill, and Prey Nob / SEZ corridor.
These areas offer lower entry prices than the main beach-prime locations while still producing modeled net yields around 5.0% to 6.2%. For a beginner buyer, this is where the rent-to-price relationship starts to look more practical.
Sangkat Bei is the best value case. The modeled 1-bedroom price is US$62,000, below the city’s estimated condo midpoint, while the net yield is about 5.8%.
Sangkat Pir is similar. A 2-bedroom property is modeled at US$90,000 and US$620 monthly rent, which gives about 8.3% gross yield and 5.8% net yield.
Port / Victory Hill looks cheap, with studios around US$42,000 and 1-bedroom properties around US$58,000. The discount is useful, but it partly reflects weaker lifestyle appeal and weaker resale liquidity.
Prey Nob / SEZ corridor is the cheapest area in the table, with studios at US$36,000 and 1-bedroom properties at US$50,000. The risk is that tenant demand is more industrial and logistics-linked than expat-lifestyle linked.
Where does the rent level justify the purchase price most clearly in Sihanoukville?
The rent level most clearly justifies the purchase price in Sangkat Bei, Sangkat Pir, Ochheuteal / Serendipity, and Otres Beach.
These areas show gross yields mostly around 8.0% to 8.8%, which means the monthly rent is strong relative to the capital required. The net yield then shows how much of that rent remains after realistic ownership friction.
Sangkat Bei is the cleanest example. A modeled 2-bedroom unit costs US$95,000 and rents for US$700 per month, giving the strongest rent-to-price ratio in the table.
Ochheuteal / Serendipity is also rational because renters pay for beach access, nightlife, restaurants, and central convenience. The 1-bedroom model shows US$78,000 purchase price and US$520 monthly rent, equal to about 8.0% gross yield.
Otres Beach has strong rent support because renters pay for a more relaxed beach environment. Its 1-bedroom model shows US$85,000 purchase price and US$620 monthly rent, but net yield falls to 5.8% after higher beach-area deductions.
The real signal is that Sangkat Bei gives the cleanest long-term rental logic, while Otres Beach gives higher lifestyle rent but more active management risk.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Sihanoukville?
The best places to buy for stable rental income in Sihanoukville are City Centre / Sangkat Buon, Sangkat Bei, and Sangkat Muoy / Sokha Beach.
These areas are not always the highest-yielding locations in the table, but they have broader tenant pools. That makes them more useful for a foreign buyer who wants steady rental income rather than only the highest possible headline yield.
City Centre / Sangkat Buon is practical because it serves workers, small business tenants, local professionals, and residents who want access rather than only beach lifestyle. Its modeled net yields are steady at about 5.2% to 5.4%.
Sangkat Bei has a stronger yield profile. Its 1-bedroom and 2-bedroom properties show estimated net yields of 5.8% and 6.2%, while still being central enough to avoid relying only on seasonal renters.
Sangkat Muoy / Sokha Beach is more expensive, but it attracts tenants who value beach proximity, better buildings, and prestige. Its modeled net yields are lower, around 5.2% to 5.5%, but good-quality units can have lower vacancy risk.
The practical takeaway is that stable rental income in Sihanoukville usually means accepting a net yield around 5.3% to 5.8%, not chasing the highest gross yield in the table.
What type of residential property should a beginner investor buy to maximize rental profitability in Sihanoukville?
A beginner investor in Sihanoukville should usually buy a strata-title 1-bedroom or compact 2-bedroom condo, not a villa, flathouse, or speculative hotel-condo product.
The reason is simple. Condos are easier to search, easier to compare, easier to rent, and usually the cleanest direct-ownership route for a foreign buyer in Cambodia.
The table shows why 1-bedroom properties are practical. In Otres Beach, Sangkat Bei, and Sangkat Muoy / Sokha Beach, 1-bedroom gross yields are modeled at 8.8%, 8.3%, and 8.2%, while purchase prices remain mostly below US$100,000.
Compact 2-bedroom properties can be even stronger in practical areas. Sangkat Bei’s 2-bedroom model produces 6.2% net yield, while Sangkat Pir’s 2-bedroom model produces 5.8% net yield.
Studios have lower entry prices, but tenant turnover can be higher. Larger beach or resort-style units earn higher absolute rent, but they also need more furnishing, repairs, and management.
For a foreign beginner, the legal point matters too. A strata-title condo is usually the cleanest direct ownership route, while landed property brings land-ownership restrictions and more legal complexity.
We give you more details in the our real estate pack about Sihanoukville.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Sihanoukville?
The Sihanoukville neighborhoods that offer strong rental income with the lowest vacancy risk are Sangkat Bei, City Centre / Sangkat Buon, Sangkat Muoy / Sokha Beach, and Ochheuteal / Serendipity.
These areas work because the rental case is not based on one narrow type of tenant. They benefit from a mix of local professionals, business tenants, lifestyle renters, tourism demand, and practical urban access.
Sangkat Bei has the strongest balance. Its 2-bedroom rent is around US$700 per month, but the purchase price remains moderate at US$95,000, giving both income and yield.
City Centre / Sangkat Buon is less exciting but more practical. Rents are lower, from about US$310 to US$650 per month, but the renter base is broader and less dependent on tourists.
Sangkat Muoy / Sokha Beach works for better-quality units because renters pay for beach access and prestige. The trade-off is higher purchase price, with a modeled 2-bedroom at US$155,000 and net yield around 5.2%.
Ochheuteal / Serendipity is strong but more exposed to nightlife and seasonal demand. It works best for well-managed apartments and condos, not poorly maintained older units.
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Which areas look overpriced relative to their rental income in Sihanoukville?
The areas that look most overpriced relative to rental income in Sihanoukville are Ream, Independence Beach, and Sangkat Muoy / Sokha Beach.
These are not bad areas. They can be attractive for lifestyle, sea views, scarcity, resort appeal, and resale to owner-occupiers, but the pure rental-yield case is weaker.
Ream’s 2-bedroom model shows a purchase price of US$165,000 and rent of US$1,050 per month. That gives 7.6% gross yield, but only 5.0% net yield after heavier resort-style ownership costs.
Independence Beach is similar. A 2-bedroom unit is modeled at US$140,000 and US$850 monthly rent, giving only about 4.9% net yield.
Sokha Beach has strong rent, but prices are high. The modeled 1-bedroom price is US$95,000, and the net yield is about 5.5%, which is decent but not exceptional compared with Sangkat Bei or Sangkat Pir.
The trade-off is income return versus lifestyle and long-term positioning. These areas can make sense for a buyer who values the property personally, but they are less efficient for pure rental income.
Which neighborhoods should I avoid even if the rental yield looks attractive in Sihanoukville?
A beginner should be careful with Port / Victory Hill, Prey Nob / SEZ corridor, and weaker parts of Ream, even when the headline rental yield looks attractive.
The issue is not always the rent level. The real issues are vacancy risk, resale risk, tenant-depth risk, and the ability to manage the property remotely.
Port / Victory Hill shows modeled gross yields around 7.8% to 8.1%, which looks appealing. But the discount reflects weaker lifestyle appeal, older stock, and less predictable resale demand.
Prey Nob / SEZ corridor looks cheap, with studios around US$36,000 and 1-bedroom properties around US$50,000. But the tenant base is narrower and more tied to industrial employment.
Ream can look exciting because of the resort and airport-area narrative. The problem is that modeled net yields are only around 4.9% to 5.3%, and larger units require more maintenance.
A safer alternative is Sangkat Bei. The yield is still strong, but the tenant pool is broader and less dependent on one demand source.
Which neighborhoods look risky even though the rental yield is high in Sihanoukville?
The riskiest high-yield areas in Sihanoukville are Port / Victory Hill, Otres Beach, and some lower-priced Sangkat Pir stock.
These areas can work, but the high yield needs to be risk-adjusted. A foreign buyer should ask why the price is low or why the rent is high before treating the yield as reliable.
Port / Victory Hill has attractive modeled yields, but the investor depends on finding tenants who accept a less polished location. That can work, but resale is weaker than in more central or beach-prime areas.
Otres Beach has strong rent numbers, with 1-bedroom gross yield around 8.8%. Net yield falls to about 5.8% because beach rentals need more active management, more furnishing replacement, and better vacancy planning.
Sangkat Pir is attractive when the building is good. But cheap older units can have higher repairs, weaker common-area maintenance, and lower tenant quality.
The honest interpretation is that high-yield Sihanoukville property is not automatically safe. The investor needs building quality, professional management, and a clear tenant base to make the yield real.
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What neighborhoods should I avoid when buying a rental property in Sihanoukville?
For a beginner rental investor in Sihanoukville, the avoid list is unfinished-building clusters, weak Port / Victory Hill stock, remote Prey Nob units, and speculative Ream resort units without proven rental demand.
This is not a reputation-based avoid list. It is about measurable investment weaknesses such as weaker liquidity, narrower tenant pools, higher vacancy risk, and uncertain building completion.
Unfinished or poorly revived buildings are especially risky because Sihanoukville still carries the legacy of the correction from 2020 to 2024. A low purchase price is not useful if the building is hard to rent or hard to resell.
Port / Victory Hill should be avoided by beginners unless the unit is well-located, completed, furnished, and priced at a clear discount. Its modeled yields are decent, but the location and resale story are less forgiving.
Prey Nob should be approached only if the tenant demand is obvious, such as proximity to factories, SEZ management, or logistics employers. A remote unit without a clear renter base can sit vacant even if the spreadsheet looks attractive.
Ream should not be avoided completely, but beginners should avoid large units unless they can handle seasonality, furnishing, and longer vacancy periods.
Which neighborhoods are seeing rental demand weaken, and why, in Sihanoukville?
The Sihanoukville neighborhoods where rental demand looks more fragile are older central stock, weaker Port / Victory Hill buildings, and speculative Ream or unfinished-project locations.
The reason is not simply low rent. It is competition from newer, better-furnished, more professionally managed condos.
Sihanoukville has major supply risk. Existing condominium supply reached 11,742 units across 21 projects in H1 2025, and potential future supply could reach 31,824 units by 2029 if suspended projects resume.
That potential supply growth matters because average buildings may struggle when tenants can choose newer stock at similar rents. In that situation, older units need a clear price discount, a better location, or better management.
Demand is not collapsing everywhere. Better beach and central units still rent, but weaker buildings face more competition and more vacancy risk.
The recommendation is to avoid average units in average buildings. In Sihanoukville, property selection matters more than the neighborhood name alone.
Which neighborhoods are seeing new developments that could create stronger rental demand in Sihanoukville?
The Sihanoukville neighborhoods seeing new developments that could create stronger rental demand are Otres Beach, Ream, Prey Nob / SEZ corridor, and the City Centre.
The key point is that new development can create both demand and supply. A new employment base or transport improvement helps landlords, but too many similar condo units can pressure rents.
Otres Beach benefits from new beachfront condominium interest. The dataset highlights Time Square 10 Ocean View at Otres Beach as a 1,000-unit project across three towers with expected completion in 2029.
Ream benefits from the broader tourism and airport-area narrative, but the investment case is more long-term and more speculative. The modeled net yields of 4.9% to 5.3% show that the rental market is not yet as deep as the story suggests.
Prey Nob benefits from industrial and logistics investment, including SEZ-linked demand and access to the Phnom Penh to Sihanoukville Expressway corridor. That can support worker, manager, and business-tenant demand.
The final recommendation is to favor demand-creating development over supply-heavy stories. Otres Beach, Ream, and Prey Nob can improve, but the property must still have proven tenant demand.
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Which neighborhoods have become less attractive for property investors over the last 12 months in Sihanoukville?
The neighborhoods that have become less attractive for yield-focused investors in Sihanoukville are premium beachfront areas, speculative Ream projects, and weaker unfinished-building locations.
The point is not that these areas are bad places to own. The problem is that the balance between purchase price, rent, net yield, tenant depth, operating costs, and resale liquidity has become less forgiving.
Premium beachfront areas remain desirable, but prices have held up better than rents. That compresses the yield and makes the investment case more dependent on lifestyle value or future resale.
Ream has a strong long-term story, but the current modeled net yield is only 4.9% to 5.3%. That is weaker than Sangkat Bei or Sangkat Pir, which offer stronger current income with less speculative timing risk.
Unfinished-building locations remain risky because Sihanoukville’s recovery is still uneven. A project can look cheap after the market correction, but completion risk, building quality, and tenant trust still matter.
These areas may still be good lifestyle buys. But for a beginner whose main goal is reliable rental income, they are weaker than practical central locations and proven rental zones.
Which property types are becoming harder to rent in Sihanoukville, and in which neighborhoods?
The property types becoming harder to rent in Sihanoukville are large resort-style units, poorly managed older condos, and landed properties aimed at foreign buyers.
Large resort-style units are harder in Ream and some beach areas because the tenant pool is narrow. A US$1,000-plus monthly rent can work, but only for a smaller group of tenants.
Older condos are harder in City Centre, Port / Victory Hill, and Sangkat Pir when the building has weak maintenance. Tenants compare them with newer, furnished units that may offer better common areas and similar rent.
Landed houses and flathouses are less suitable for most foreign rental investors because ownership is more complex and local demand is thinner. The dataset points to only 1,757 landed housing units in Sihanoukville’s existing stock, mainly flathouses, with limited local demand.
The most rent-friendly format remains a finished, well-managed, strata-title condo in a proven rental location. It is easier to compare, easier to finance mentally, easier to manage, and easier for a foreign buyer to understand.
The beginner rule is simple: avoid large units unless the rent is already proven. A compact 1-bedroom or 2-bedroom condo in Sangkat Bei, Sangkat Pir, City Centre, or a strong beach location is usually a safer starting point.
Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Sihanoukville?
The bedroom count that offers the best balance in Sihanoukville is usually a 1-bedroom condo, with compact 2-bedroom condos as the second-best choice.
Studios have the lowest entry price, from about US$36,000 to US$70,000 in the model. They can work for budget tenants, but turnover can be higher and tenant profiles can be narrower.
One-bedroom units have the cleanest balance. They typically cost US$50,000 to US$105,000 in the table and produce modeled net yields of about 5.2% to 5.8% in most usable areas.
Two-bedroom units can produce the best yield in some neighborhoods. Sangkat Bei is the strongest example, with a 2-bedroom property at US$95,000, US$700 monthly rent, 8.8% gross yield, and 6.2% net yield.
The trade-off is capital requirement. A 2-bedroom unit needs more money upfront and depends on couples, sharers, small families, or business tenants, while a 1-bedroom unit is usually easier to lease.
For a beginner buyer, the safest Sihanoukville answer is to buy a good 1-bedroom condo first. A compact 2-bedroom makes sense only when the building, location, and tenant demand are clearly proven.
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INSIGHTS
These insights are drawn from the Sihanoukville residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Sihanoukville.
- Sangkat Bei has the strongest income signal in the dataset. Its 2-bedroom model reaches 6.2% net yield, which is the highest net yield across all covered neighborhoods and property types.
- Gross yield in Sihanoukville can look very attractive, but net yield is the investor number that matters. Many segments show gross yields above 8%, but realistic costs often pull the final return closer to 5.0% to 5.8%.
- Otres Beach rents well because renters pay for lifestyle, beach access, and a more relaxed environment. The drawback is that seasonality, furnishing wear, vacancy, and management reduce the net yield advantage.
- Sangkat Pir is a useful value area because prices remain modest while rents are still credible. The risk is property quality, because older or poorly managed buildings can erase the apparent yield advantage.
- City Centre / Sangkat Buon is not the highest-yield area, but it is one of the more practical rental locations. The tenant base is broader because demand comes from work, business, services, and everyday access.
- Sokha Beach and Independence Beach are more convincing for lifestyle than maximum yield. Rents are high, but purchase prices are also high, so the net yield does not beat cheaper central areas.
- Ream is a long-term story, not the easiest current-yield story. The rental market can improve with tourism and infrastructure, but current net yields around 4.9% to 5.3% are not enough to ignore vacancy and maintenance risk.
- Prey Nob / SEZ corridor is cheap, but cheap does not automatically mean safe. The demand base is more linked to industrial and logistics employment, so a buyer needs a very clear tenant story.
- Port / Victory Hill can show attractive headline yields because entry prices are low. The investor should discount those yields for weaker resale liquidity, older stock, and less polished location appeal.
- One-bedroom condos are the best beginner format in Sihanoukville. They balance entry price, tenant depth, rental income, management burden, and legal simplicity better than studios, villas, or large resort units.
- Compact 2-bedroom condos can outperform when the location is practical. Sangkat Bei shows this clearly, where a 2-bedroom unit has both strong rent and a moderate purchase price.
- Studios are useful for low entry price, but they are not automatically the safest investment. A cheap studio with high tenant turnover can be harder to manage than a slightly larger unit with a more stable tenant.
- Beachfront and resort-style properties need a higher rent just to offset higher operating costs. Service charges, furnishing replacement, humidity, maintenance, and vacancy can all reduce net yield.
- Foreign buyers should treat strata-title condominiums as the default starting point. Landed homes, villas, and flathouses may be possible through more complex structures, but they add legal and resale risk.
- Sihanoukville supply risk is real. Existing condo supply was already large, and resumed suspended projects could add major future competition, which makes building quality and location more important than ever.
- The best Sihanoukville rental property is not simply the cheapest property. It is the property where net yield, tenant depth, building condition, ownership structure, management, and resale liquidity all make sense together.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Sihanoukville neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and property type.
For each neighborhood and property type, we collected comparable sale listings from recognized Cambodia property platforms such as Realestate.com.kh, FazWaz Cambodia, and IPS Cambodia. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, unfinished units, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized in US dollars, because Sihanoukville residential property is commonly quoted and transacted in USD. We used the median price as the main reference where possible, or the average only when the sample was clean and not distorted by luxury or distressed listings.
We then built the rental side of the dataset separately. For the same neighborhood and property type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and property type to estimate gross rental yield. The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a flat discount across all segments. The deduction was adjusted by neighborhood and property type, reflecting differences in rental tax exposure, vacancy risk, management costs, service charges, repairs, insurance, leasing costs, furnishing wear, beach-area maintenance, and other operating costs when relevant.
This matters because a small central condo, a beach apartment, a resort-style unit, and a larger property do not have the same cost profile. A property with the same gross yield can produce a different net yield once real ownership costs are included.
For residential property markets, we also paid attention to property-level factors when available. These include building condition, age, access, layout, common-area quality, ownership route, maintenance burden, tenant depth, vacancy risk, time to rent, and resale liquidity.
Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Below 20 comparable listings means directional only, unless we widened the comparable area.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Sihanoukville.
