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
This article breaks down the current rental yields you can expect in Sihanoukville, covering everything from gross and net returns to which neighborhoods actually deliver the best numbers.
We update this blog post regularly to reflect the latest market data and local conditions.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Sihanoukville.
Insights
- Sihanoukville's gross rental yield sits around 6.5% in early 2026, but inland areas near the port and SEZ corridors often push above 8% because purchase prices stay lower while worker housing demand remains steady.
- The spread between the highest and lowest yielding neighborhoods in Sihanoukville reaches about 3.5 percentage points, which means location choice can swing your annual return by thousands of dollars.
- Studios and compact one-bedroom units in Sihanoukville typically deliver 6% to 9% gross yields, outperforming larger family units that often sit vacant longer and cost more to maintain.
- Vacancy rates in Sihanoukville average around 12%, but poorly managed towers in oversupplied pockets can see 20% or higher, making management quality a critical factor.
- The 10% immovable property rental tax on monthly income is the single largest recurring expense that drags gross yields down to net in Sihanoukville.
- Phsar Leu and the central inland zones consistently rank among the highest-yield areas because they serve practical local demand rather than seasonal tourists.
- Beachfront areas like Otres and Serendipity often compress yields to around 5% gross because lifestyle premiums push purchase prices faster than rents can follow.
- Port expansion and the Special Investment Promotion Program are adding jobs in logistics corridors, which is quietly boosting rental demand away from the beach zones.
What are the rental yields in Sihanoukville as of 2026?
What's the average gross rental yield in Sihanoukville as of 2026?
As of early 2026, the average gross rental yield for residential properties in Sihanoukville sits at approximately 6.5% per year.
That said, the realistic range spans from about 4% on the low end to 8.5% on the high end, depending on where you buy and what condition the property is in.
This puts Sihanoukville roughly in line with Cambodia's national average, which hovers in the mid-to-high single digits according to international property research, though specific micro-locations can outperform or underperform significantly.
The biggest factor shaping yields right now is oversupply in certain condo towers versus steady demand in practical living zones, which means being selective about location and building quality matters more than chasing headline numbers.
What's the average net rental yield in Sihanoukville as of 2026?
As of early 2026, the average net rental yield in Sihanoukville lands at approximately 4.8% per year after accounting for all typical landlord expenses.
This means you can expect to lose roughly 1.5 to 2 percentage points between gross and net, which is a fairly standard gap for this market.
The expense that cuts into your gross yield the most in Sihanoukville is the 10% immovable property rental tax on monthly income, which applies to non-self-assessment landlords and cannot be avoided if you're operating compliantly.
The realistic net yield range for most standard investment properties runs from about 3% to 6.5%, with the lower end reflecting high-maintenance villas or poorly located units and the upper end reflecting well-managed condos in steady-demand zones.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Sihanoukville.
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.
What yield is considered "good" in Sihanoukville in 2026?
In Sihanoukville's rental market, a gross yield of 7% or higher is generally considered "good" by local investors in early 2026, with net yields of 5% or more meeting the same bar.
The threshold that separates average-performing properties from high-performing ones sits around 8% gross, and anything hitting that mark with reliable occupancy is typically considered a great deal rather than just a good one.
How much do yields vary by neighborhood in Sihanoukville as of 2026?
As of early 2026, the spread in gross rental yields between Sihanoukville's highest and lowest-yield neighborhoods reaches approximately 3.5 percentage points.
The neighborhoods delivering the highest yields tend to be inland, practical-living zones like Phsar Leu, the port and logistics corridors near Sihanoukville Autonomous Port, and the main arteries heading toward the Special Economic Zone.
On the flip side, the lowest yields typically show up in prestige beachfront pockets like Otres Beach, Serendipity Beach, and the Sokha and Independence Beach vicinity, where lifestyle premiums push purchase prices faster than rents can follow.
The main reason yields vary so much across Sihanoukville's neighborhoods comes down to the gap between what buyers pay for "lifestyle value" versus what tenants are willing to pay in rent, which is much tighter in practical inland zones than in premium coastal spots.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sihanoukville.
How much do yields vary by property type in Sihanoukville as of 2026?
As of early 2026, gross rental yields in Sihanoukville range from about 3.5% for standalone houses and villas up to 9% for well-priced studios and one-bedroom condos.
Studios and compact one-bedroom units currently deliver the highest average gross yields in Sihanoukville, typically landing in the 6% to 9% range when purchased at sensible prices.
Standalone houses and villas sit at the bottom of the yield spectrum, often returning just 3.5% to 6% gross because their higher capital values and maintenance costs are not offset by proportionally higher rents.
The key reason yields differ between property types in Sihanoukville is that smaller units are easier to keep occupied with single workers, couples, and short-stay tenants, while larger properties sit vacant longer and cost more to maintain between tenants.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in Sihanoukville?
- What rental yields can you expect for a villa in Sihanoukville?
- What rental yields can you expect for a condo in Sihanoukville?
What's the typical vacancy rate in Sihanoukville as of 2026?
As of early 2026, the average residential vacancy rate in Sihanoukville runs at approximately 12% across the rental market.
The realistic range spans from about 8% in well-managed buildings in good micro-locations up to 18% or higher in oversupplied towers with weak management or mismatched pricing.
The main factor driving vacancy rates up or down in Sihanoukville right now is management quality combined with micro-location, because tenants have plenty of options and will skip buildings that feel neglected or are priced above what the area justifies.
Compared to Cambodia's national average, Sihanoukville tends to run slightly higher on vacancy due to the oversupply of condo stock built during the mid-2010s boom, though pockets of steady demand exist in practical-living zones tied to employment.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Sihanoukville.
What's the rent-to-price ratio in Sihanoukville as of 2026?
As of early 2026, the average annual rent-to-price ratio in Sihanoukville sits at approximately 6.5%, which translates to a price-to-rent ratio of about 15 years.
For buy-to-let investors in Sihanoukville, a rent-to-price ratio above 6% is generally considered favorable because it signals that rents are keeping pace with purchase prices, and this ratio is essentially another way of expressing the gross rental yield.
Compared to other Cambodian cities, Sihanoukville's rent-to-price ratio is competitive with Phnom Penh's mid-range areas and tends to outperform Siem Reap's tourism-heavy zones, though it lags behind some inland provincial towns where property prices remain very low.
We have made this infographic to give you a quick and clear snapshot of the property market in Cambodia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods and micro-areas in Sihanoukville give the best yields as of 2026?
Where are the highest-yield areas in Sihanoukville as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Sihanoukville are Phsar Leu and the central inland zone, the port and logistics corridors near Sihanoukville Autonomous Port, and the main road corridors heading toward the Special Economic Zone.
These high-yield areas typically deliver gross rental yields in the 7% to 8.5% range, with some well-purchased properties pushing even higher when occupancy stays strong.
The main characteristic these areas share is that they serve practical, non-negotiable housing demand from workers, managers, and families tied to employment rather than seasonal tourism.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Sihanoukville.
Where are the lowest-yield areas in Sihanoukville as of 2026?
As of early 2026, the three lowest-yield neighborhoods in Sihanoukville are Otres Beach, Serendipity Beach and the Golden Lions core-tourism zone, and the Sokha and Independence Beach vicinity.
These beachfront areas typically deliver gross rental yields in the 4% to 5.5% range, which sits well below Sihanoukville's citywide average.
The main reason yields are compressed in these areas is that purchase prices bake in lifestyle and brand value faster than long-term rental rates can justify, leaving investors with strong asset appreciation potential but weaker cash flow.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Sihanoukville.
Which areas have the lowest vacancy in Sihanoukville as of 2026?
As of early 2026, the three neighborhoods with the lowest residential vacancy rates in Sihanoukville are central Phsar Leu and the downtown practical radius, the main road corridors to the port and major employment nodes, and well-managed mid-range condos close to daily amenities.
These low-vacancy areas typically run vacancy rates in the 5% to 8% range, which is well below Sihanoukville's citywide average of around 12%.
The main demand driver keeping vacancy low in these areas is employment proximity, because tenants who work at the port, in logistics, or in local services need housing they can afford within a reasonable commute.
The trade-off investors typically face when targeting these low-vacancy areas is that rents per square meter tend to be lower than beachfront zones, so total income may be modest even though occupancy stays high.
Which areas have the most renter demand in Sihanoukville right now?
The three neighborhoods currently experiencing the strongest renter demand in Sihanoukville are the port and logistics corridors near Sihanoukville Autonomous Port, Phsar Leu and the central inland zone, and Serendipity and Golden Lions for convenience-focused renters willing to pay more.
The renter profile driving most of the demand in these areas includes port and logistics workers, service-sector employees, mid-level managers in infrastructure projects, and expats seeking practical locations with amenities nearby.
In high-demand neighborhoods like Phsar Leu and the port corridors, rental listings typically get filled within two to four weeks, while beachfront areas can take longer unless priced competitively.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Sihanoukville.
Which upcoming projects could boost rents and rental yields in Sihanoukville as of 2026?
As of early 2026, the top three upcoming projects expected to boost rents in Sihanoukville are the Sihanoukville Autonomous Port expansion and new container terminal capacity, the Special Investment Promotion Program aimed at restarting stalled developments and attracting new business, and the airport upgrades expected to complete in the mid-2020s.
The neighborhoods most likely to benefit from these projects include Serendipity and Golden Lions for tourism and services jobs, the port and logistics corridors for worker housing demand, and inland arteries connecting to employment centers for steady-occupancy rentals.
Once these projects are completed, investors might realistically expect rent increases in the range of 5% to 15% in directly affected corridors, though the exact impact will depend on how quickly new supply absorbs versus how fast job creation materializes.
You'll find our latest property market analysis about Sihanoukville here.
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What property type should I buy for renting in Sihanoukville as of 2026?
Between studios and larger units in Sihanoukville, which performs best in 2026?
As of early 2026, studios and one-bedroom units perform best in terms of rental yield and occupancy in Sihanoukville, consistently outperforming larger two or three-bedroom units on a return-per-dollar basis.
Studios in Sihanoukville typically deliver gross yields of 7% to 9% (around 175,000 to 225,000 Cambodian riel, or $43 to $55, or €40 to €51 per month per $10,000 invested), while larger units often land in the 5% to 7% range.
The main factor explaining this difference is that smaller units attract a larger tenant pool of single workers, couples, and short-stay renters, making them easier to fill quickly and reducing costly vacancy periods.
That said, larger units can be the better investment choice in Sihanoukville if you're targeting expat families or mid-level managers on longer-term contracts who value space and are willing to sign multi-year leases with stable income.
What property types are in most demand in Sihanoukville as of 2026?
As of early 2026, the most in-demand property type in Sihanoukville is affordable-to-midrange condos and apartments with good management, clean finishes, and convenient locations.
The top three property types ranked by current tenant demand are well-managed mid-range condos, simple family townhouses in convenient inland areas, and serviced apartments catering to business travelers and medium-stay renters.
The primary trend driving this demand pattern is Sihanoukville's shift toward logistics and infrastructure employment, which brings workers and managers who need practical, secure housing rather than luxury beachfront living.
One property type currently underperforming in demand and likely to remain so is oversupplied high-rise condos in isolated towers with weak management, which struggle to attract tenants even at discounted rents.
What unit size has the best yield per m² in Sihanoukville as of 2026?
As of early 2026, units in the 25 to 45 square meter range (studio to compact one-bedroom) deliver the best gross rental yield per square meter in Sihanoukville.
These optimal-sized units typically generate gross yields of around 7% to 9% per square meter, which translates to roughly 700,000 to 900,000 Cambodian riel ($170 to $220, or €158 to €205) in annual rent per $2,500 invested per square meter.
Smaller units below 25 square meters can feel too cramped for most tenants, while larger units above 50 square meters spread fixed costs across more area and attract a smaller pool of renters, both of which drag down yield per square meter.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Sihanoukville.
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.
What costs cut my net yield in Sihanoukville as of 2026?
What are typical property taxes and recurring local fees in Sihanoukville as of 2026?
As of early 2026, the annual property tax (Tax on Immovable Property or TOIP) for a typical rental apartment in Sihanoukville runs at 0.1% of assessed value above the threshold, which for a $75,000 property works out to roughly 300,000 Cambodian riel ($75, or €70) per year.
Beyond the TOIP, landlords must also budget for the 10% immovable property rental tax on monthly income, plus condo or HOA fees where applicable, which together can add 2,500,000 to 6,000,000 riel ($600 to $1,500, or €560 to €1,400) annually depending on building and rental income.
Combined, these taxes and fees typically represent around 12% to 18% of gross rental income in Sihanoukville, making them the most significant recurring cost category after vacancy.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Sihanoukville.
What insurance, maintenance, and annual repair costs should landlords budget in Sihanoukville right now?
The estimated annual landlord insurance cost for a typical rental property in Sihanoukville runs around 400,000 to 1,200,000 Cambodian riel ($100 to $300, or €93 to €280), depending on property value and coverage level.
The recommended annual maintenance and repair budget in Sihanoukville is roughly 0.8% to 1.5% of property value for condos and apartments, or 1.5% to 3% for houses and villas, which translates to 3,000,000 to 9,000,000 riel ($750 to $2,250, or €700 to €2,100) for a $75,000 to $150,000 property.
The repair expense that most commonly catches landlords off guard in Sihanoukville is air conditioning replacement or major servicing, because the coastal humidity and salt air accelerate wear on AC units much faster than in inland cities.
The total combined annual cost landlords should realistically budget for insurance, maintenance, and repairs in Sihanoukville is approximately 4,000,000 to 12,000,000 riel ($1,000 to $3,000, or €930 to €2,800) depending on property type and condition.
Which utilities do landlords typically pay, and what do they cost in Sihanoukville right now?
In Sihanoukville, landlords typically cover internet and sometimes water for long-term local leases, while expat-style or short-let arrangements often require landlords to include electricity (sometimes with a cap) plus internet and water.
The estimated monthly cost for landlord-paid utilities in a typical Sihanoukville rental unit ranges from 80,000 to 200,000 Cambodian riel ($20 to $50, or €19 to €47) for internet-only arrangements, up to 160,000 to 480,000 riel ($40 to $120, or €37 to €112) when electricity is included for a small condo with moderate AC use.
What does full-service property management cost, including leasing, in Sihanoukville as of 2026?
As of early 2026, the monthly property management fee for full-service management in Sihanoukville typically runs around 8% to 12% of monthly rent for ongoing management, plus a building or condo fee of $1 to $2 per square meter per month (roughly 4,000 to 8,000 Cambodian riel, or €0.93 to €1.86 per square meter) for vertical properties.
On top of ongoing management, the typical leasing or tenant-placement fee in Sihanoukville is approximately one month's rent for short-term residential leases, which for a $500 per month unit works out to around 2,000,000 riel ($500, or €465) each time you need to find a new tenant.
What's a realistic vacancy buffer in Sihanoukville as of 2026?
As of early 2026, landlords in Sihanoukville should set aside approximately 12% to 15% of annual rental income as a vacancy buffer, which accounts for both physical vacancy and re-leasing friction.
This translates to roughly six to eight weeks of vacancy per year for a typical rental property, though well-managed units in high-demand inland zones may experience closer to four weeks while poorly positioned properties can see three months or more.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Sihanoukville, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Global Property Guide - Cambodia | It's a long-running international property research publisher that explains its yield methodology and updates dates. | We used it as a national reality check for what Cambodia-wide gross yields look like in early 2026. We then adjusted to Sihanoukville using local-market supply and demand evidence from Cambodia-focused firms. |
| IPS Cambodia - Sihanoukville Condo Market | IPS is an established Cambodia real-estate firm with on-the-ground market coverage and concrete price and ROI ranges. | We used its Sihanoukville-specific ROI ranges as the anchor for residential yields in the city. We then blended those ranges across common home types to produce a single all-property-types-mixed estimate. |
| Knight Frank Cambodia - H1 2025 Report | Knight Frank is a global real-estate consultancy and publishes structured market reports with data tables. | We used the Sihanoukville sections to understand pricing direction and market drivers like tourism and infrastructure. We used those signals to explain why yields differ by micro-area. |
| APS Cambodia (CBRE) - Commission Norms | It's the Cambodia arm of a major international real-estate platform and explains typical commission practice clearly. | We used it to cost the leasing component of property management, which is the single biggest one-off cost in year one. We then translated that into a practical net-yield haircut for early-2026 landlords. |
| VDB Loi - Cambodia Tax Update | VDB Loi is a well-known regional law firm, and this note summarizes specific Cambodian legal instruments and tax mechanics. | We used it for the 10% immovable property rental tax and how the GDT can reference market price. We then built a conservative net-yield model that assumes compliant tax payment. |
| Asian Development Bank - Property Tax Reform | ADB is an international development institution and publishes policy briefs grounded in Cambodian law and institutions. | We used it to validate the 0.1% recurrent property tax design and threshold conceptually. We then translated it into a simple landlord budget line for early 2026. |
| Development.Asia - Property Tax Collection | It's hosted on an ADB-affiliated platform and summarizes Cambodia's property tax base in a straightforward way. | We used it to confirm the common 80% of value minus threshold framing used in practice. We then reflected that in the net-yield cost model. |
| DFDL - Real Estate Tax Incentives | DFDL is a leading regional law firm and cites specific MEF and GDT instruments. | We used it to stay aligned with how Cambodia has been fine-tuning property-related tax administration and incentives. We used that context to avoid assuming hidden taxes and to keep the net-yield logic realistic. |
| UNCTAD - Sihanouk Investment Program | UNCTAD is a UN body and tracks investment policy measures with dates and scope. | We used it to ground pipeline and rehab of stalled projects as an official policy priority that can affect supply and rents. We then tied that to which neighborhoods are likely to tighten or stay oversupplied. |
| Cambodia FMIS - Sihanoukville Projects | It's an official Cambodian government site reporting approved projects and incentives. | We used it to support the projects plus incentives are real and active point for Preah Sihanouk province. We then used that to identify demand pockets around logistics and industry rather than only beachfront tourism. |
| JETRO - Sihanouk Investment Program | JETRO is a Japanese government-linked trade organization that summarizes official programs for investors. | We used it as a second, independent confirmation that the Sihanouk investment program is a core policy theme. We then used that to justify why some inland micro-areas can outperform on yield. |
| GlobalPetrolPrices - Cambodia Electricity | It's a widely used cross-country dataset with a stated update month and comparable methodology. | We used it to put a credible per-kWh number behind utilities budgeting. We then converted it into typical monthly landlord-paid utility ranges where leases include utilities. |
| IPS Cambodia - Property Management Fees | It's a detailed explainer from an active Cambodia property manager with a clear fee formula. | We used it to estimate recurring building and management charges in condos and serviced apartments. We then converted dollars per square meter into a net-yield impact for typical unit sizes in Sihanoukville. |
| Cambodianess - Container Terminal | It's a Cambodia-focused news outlet reporting a specific infrastructure completion with numbers and dates. | We used it only as a factual infrastructure completion datapoint for port and logistics growth. We then linked that to rental demand in worker and manager housing corridors rather than luxury beachfront-only rentals. |
| Phnom Penh Post - Airport Timeline | It's a major Cambodian English-language newspaper reporting on infrastructure project timelines. | We used it to anchor airport upgrade completion expectations for the mid-2020s. We then tied that to potential rent boosts in well-positioned coastal and central zones. |
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