What are the rental yields for apartments in Sihanoukville? (2026)

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Neighborhoods and apartment types in the 2026 Sihanoukville apartment market

This table compares apartment rental yields in Sihanoukville by neighborhood and apartment type.

For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments. The wider tracker also considers practical rental factors such as operating costs, vacancy risk, time to rent, tenant demand, main risk, and investment profile when interpreting the yield.

Finally, please note you'll find much more detailed data in our real estate pack about Sihanoukville.

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 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 Port Area / Sangkat Muoy, Phsar Leu / Central Market, Buon / Sangkat Buon, and Victory Beach.

Port Area / Sangkat Muoy is the strongest area in the dataset. Net yield is estimated at 6.2% for studios, 6.5% for 1-bedroom apartments, and 6.6% for 2-bedroom apartments.

Phsar Leu / Central Market is less glamorous, but the numbers are strong because purchase prices are controlled. A 1-bedroom apartment is estimated at 304.4m KHR and 1.96m KHR monthly rent, which gives a 5.4% net yield.

Buon / Sangkat Buon also looks attractive. A 2-bedroom apartment is estimated at 480.6m KHR and 3.28m KHR monthly rent, giving 8.2% gross yield and 5.9% net yield.

Victory Beach is a useful middle ground. It has more lifestyle appeal than the central market area, but its 1-bedroom and 2-bedroom net yields still reach 5.2% and 5.4%.

The practical takeaway is that the best Sihanoukville apartment rental yields are not in the most expensive beach addresses. They are in areas where tenants have a strong reason to rent and where purchase prices have not become too emotional.

Where can I find apartments with above-average yields and below-average entry prices in Sihanoukville?

The clearest places to find apartments with above-average yields and below-average entry prices in Sihanoukville are Port Area / Sangkat Muoy, Phsar Leu / Central Market, Otres Village, and Bei / Sangkat Bei.

Port Area / Sangkat Muoy has the best rent-to-price balance. A 1-bedroom apartment is estimated at 288.4m KHR, with 2.12m KHR monthly rent and 6.5% net yield.

Phsar Leu / Central Market is also attractive for a beginner buyer because its 2-bedroom apartment price is estimated at 448.6m KHR. That is far below Sokha Beach’s 1,041.3m KHR estimate for a 2-bedroom apartment, while the net yield is higher at 5.8% versus 4.5%.

Otres Village has a low entry point, with studios estimated at 184.2m KHR and 1-bedroom apartments at 280.4m KHR. The estimated net yields are 5.1% for studios and 5.0% for 1-bedroom apartments.

Bei / Sangkat Bei is affordable, but it needs more caution. Its 2-bedroom net yield is estimated at 5.5%, yet the area is more sensitive to building quality, micro-location, and tenant depth.

The honest interpretation is that cheap apartments in Sihanoukville are not automatically good investments. The safer value areas are the ones where low entry prices are matched by real rental demand.

Where does the rent level justify the purchase price most clearly in Sihanoukville?

The rent level most clearly justifies the purchase price in Sihanoukville in Port Area / Sangkat Muoy, Phsar Leu / Central Market, Buon / Sangkat Buon, and Victory Beach.

Port Area / Sangkat Muoy gives the clearest signal. Its 2-bedroom apartments are estimated at 432.5m KHR and 3.20m KHR monthly rent, which produces 8.9% gross yield and 6.6% net yield.

Phsar Leu / Central Market works because rent does not need to be luxury-level to produce a strong return. A studio is estimated at 200.2m KHR and 1.28m KHR monthly rent, giving 7.7% gross yield and 5.4% net yield.

Buon / Sangkat Buon also has a clean rent-to-price relationship. The 1-bedroom estimate is 320.4m KHR purchase price and 2.08m KHR monthly rent, which supports a 5.5% net yield.

Sokha Beach shows the opposite pattern. A 2-bedroom apartment may rent for 6.01m KHR per month, but the estimated purchase price is 1,041.3m KHR, leaving only 4.5% net yield.

The real signal is that tenants pay for access, services, work proximity, and livability, while buyers often overpay for beach prestige. We have actually built the our real estate pack about Sihanoukville to make sure you won’t buy in the wrong area. Check it out.

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 rather than maximum yield in Sihanoukville are Phsar Leu / Central Market, Buon / Sangkat Buon, Port Area / Sangkat Muoy, and Victory Beach.

Phsar Leu / Central Market is the most practical stability pick. It is driven by local services, shopping, transport access, and everyday demand rather than only tourism.

Port Area / Sangkat Muoy has the strongest yield numbers, but its appeal is also about durability. The area is tied to port, logistics, industrial, and service employment, so it is less dependent on short beach seasons.

Buon / Sangkat Buon gives a balanced profile. Net yields range from 5.3% for studios to 5.9% for 2-bedroom apartments, while the area is more livable than weaker inland pockets.

Victory Beach is useful for buyers who want some lifestyle demand without paying Sokha Beach prices. Its 1-bedroom apartment is estimated at 368.5m KHR and 2.36m KHR monthly rent, producing 5.2% net yield.

For a beginner buyer, stable rental income usually matters more than the highest possible spreadsheet yield. A slightly lower yield can be better if the apartment rents faster and has fewer empty months.

Which apartment type gives the best return for the lowest total investment in Sihanoukville?

The apartment type that gives the best return for the lowest total investment in Sihanoukville is usually the 1-bedroom apartment, especially in practical central and port-linked areas.

Studios are cheaper, but 1-bedroom apartments usually have deeper tenant demand. They work for single professionals, couples, workers, some expats, and renters who want more comfort without entering the 2-bedroom budget range.

The strongest example is Port Area / Sangkat Muoy. A 1-bedroom apartment is estimated at 288.4m KHR and 2.12m KHR monthly rent, producing 8.8% gross yield and 6.5% net yield.

Phsar Leu / Central Market also supports the 1-bedroom case. A 1-bedroom apartment is estimated at 304.4m KHR with 1.96m KHR monthly rent and 5.4% net yield.

Two-bedroom apartments can produce higher yields in some areas, such as 6.6% net in Port Area / Sangkat Muoy and 5.9% net in Buon / Sangkat Buon. But the total investment is higher, and the renter pool is narrower.

The practical rule is to avoid choosing only by unit size. A well-managed 1-bedroom apartment in a practical Sihanoukville location is usually safer than the cheapest studio or the most expensive beach-view 2-bedroom. 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 neighborhoods that offer strong rental income with the lowest vacancy risk in Sihanoukville are Port Area / Sangkat Muoy, Phsar Leu / Central Market, Buon / Sangkat Buon, and Victory Beach.

These areas are stronger because their rental demand is not only based on beach tourism. They are connected to local work, services, logistics, daily shopping, and more practical long-term tenant needs.

Port Area / Sangkat Muoy gives the highest estimated income profile, with net yields from 6.2% to 6.6% across the three apartment types. That strength matters more because the demand driver is practical and employment-linked.

Phsar Leu / Central Market has a lower lifestyle image, but it has strong tenant utility. Its 2-bedroom apartment is estimated at 448.6m KHR and 3.04m KHR monthly rent, giving 5.8% net yield.

Buon / Sangkat Buon and Victory Beach add broader livability. They have better lifestyle appeal than purely inland areas, but they do not require the same capital as Sokha Beach or Independence Beach.

The honest interpretation is that low vacancy risk comes from a deep tenant pool. In Sihanoukville, a high-rent beach apartment can still sit empty if it targets too narrow a renter group.

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 areas look overpriced relative to their rental income in Sihanoukville?

The areas that look most overpriced relative to their rental income in Sihanoukville are Sokha Beach, Independence Beach, and Ream Peninsula.

Sokha Beach has the highest estimated purchase prices in the table. A 1-bedroom apartment is estimated at 640.8m KHR and 3.60m KHR monthly rent, producing only 4.3% net yield.

The 2-bedroom Sokha Beach estimate is even more capital-heavy. The purchase price is 1,041.3m KHR, while monthly rent is 6.01m KHR, leaving a 4.5% net yield.

Independence Beach has a similar pattern. Its net yields range from 4.3% to 4.7%, which is lower than practical areas such as Port Area / Sangkat Muoy, Phsar Leu / Central Market, and Buon / Sangkat Buon.

Ream Peninsula is different because the weakness comes from future-development pricing rather than current lifestyle prestige. Net yields are only 2.9% for studios, 3.0% for 1-bedroom apartments, and 2.9% for 2-bedroom apartments.

These are not necessarily bad places to live. They are weaker choices for a buyer whose main goal is rental income in Sihanoukville rather than lifestyle, long-term appreciation, or speculative upside.

Which neighborhoods should I avoid even if the rental yield looks attractive in Sihanoukville?

Beginner investors should be careful with Wat Leu, Bei / Sangkat Bei, and some inland Otres Village apartments, even when the rental yield looks attractive.

Wat Leu has low entry prices, with studios estimated at 160.2m KHR and 1-bedroom apartments at 248.3m KHR. But lower prices can reflect weaker tenant depth, weaker resale liquidity, or weaker building quality.

Bei / Sangkat Bei can work at the right price, but the area is less forgiving. Its 2-bedroom net yield is estimated at 5.5%, yet the investor must check whether the specific building can attract tenants consistently.

Otres Village has reasonable estimated yields, including 5.1% net for studios and 5.3% net for 2-bedroom apartments. The risk is that demand can be more seasonal and more dependent on furnishing, lifestyle appeal, and proximity to amenities.

The avoid rule is not a full neighborhood ban. It is a warning not to buy a Sihanoukville apartment only because the gross yield looks high.

For a foreign individual buyer, the safer approach is to confirm the building is finished, well-managed, easy to rent, and clearly better than cheaper competing units nearby.

Which neighborhoods look risky even though the rental yield is high in Sihanoukville?

The neighborhoods that look risky even though the rental yield is high in Sihanoukville are Wat Leu, Bei / Sangkat Bei, and Otres Village.

The headline yield in these areas can look strong because purchase prices are low, not because tenant demand is especially deep. That distinction matters for a beginner buyer.

Wat Leu’s 2-bedroom apartments show 7.9% gross yield and 5.1% net yield, but the net figure already reflects a larger deduction for vacancy and operating risk.

Bei / Sangkat Bei has a 2-bedroom gross yield of 8.1% and a net yield of 5.5%. Those numbers are attractive, but poor access, older stock, or weak building management can reduce real income quickly.

Otres Village is also unit-sensitive. Its 2-bedroom estimate is 420.5m KHR purchase price, 2.80m KHR monthly rent, and 5.3% net yield, but generic inland units can struggle if they do not offer a clear lifestyle advantage.

The safer alternative is to compare these areas with Port Area / Sangkat Muoy and Phsar Leu / Central Market. Those areas combine strong yields with more practical tenant demand.

What neighborhoods should I avoid when buying a rental apartment in Sihanoukville?

When buying a rental apartment in Sihanoukville, a beginner should avoid or be very careful with Ream Peninsula, Wat Leu, weak Bei / Sangkat Bei buildings, and poorly located inland Otres Village units.

Ream Peninsula is the clearest avoid for an income-first buyer. Net yields are estimated at only 2.9% to 3.0%, which is the weakest return profile in the table.

Wat Leu should be approached carefully unless the apartment is very cheap, finished, and clearly easy to rent. The area’s affordability is helpful, but affordability alone does not create a reliable tenant pool.

Bei / Sangkat Bei should be judged building by building. Some units may work, but the investor needs to check maintenance quality, access, security, tenant demand, and nearby competition.

Otres Village is not a full avoid, but it is more selective. A well-furnished lifestyle apartment near real amenities can work, while a generic apartment far inland can have a weaker rental case.

The simple beginner rule is this: avoid Sihanoukville apartments where the only attractive number is the purchase price. Good rental income needs a tenant reason, not just a cheap entry point.

Which neighborhoods are seeing rental demand weaken, and why, in Sihanoukville?

The neighborhoods where rental demand looks weaker or more uncertain in Sihanoukville are Ream Peninsula, weaker inland Otres Village pockets, and low-quality inland apartment stock around Bei / Sangkat Bei and Wat Leu.

Ream Peninsula is the clearest example because its current rents do not support its purchase prices. A 1-bedroom apartment is estimated at 400.5m KHR and 2.00m KHR monthly rent, giving only 3.0% net yield.

Otres Village can soften when lifestyle, tourist, or digital-nomad demand slows. The estimated yields are acceptable, but the tenant base is less predictable than in port-linked or central worker areas.

Bei / Sangkat Bei and Wat Leu can suffer when tenants have many low-cost alternatives. If a unit is poorly managed or hard to access, rent may need to be cut faster than the purchase price suggests.

The weakness is partly structural in lower-quality buildings. Sihanoukville has oversupply and unfinished or poorly maintained stock, so tenants can choose better buildings when rents are similar.

The practical recommendation is to buy only at a clear discount in these areas. A high gross yield is not enough if vacancy, repairs, management friction, and resale risk are high.

Which neighborhoods are seeing new developments that could create stronger rental demand in Sihanoukville?

The neighborhoods most likely to benefit from new developments that could create stronger rental demand in Sihanoukville are Port Area / Sangkat Muoy, Buon / Sangkat Buon, Phsar Leu / Central Market, and selected Ream-linked locations.

Port Area / Sangkat Muoy has the strongest near-term logic because demand is tied to port, logistics, industrial, and service employment. Its yield profile already reflects strong practical rental demand.

Buon / Sangkat Buon can benefit from broader city growth. Its estimated net yields range from 5.3% to 5.9%, which suggests rents are already strong enough to support prices.

Phsar Leu / Central Market benefits indirectly when local employment and services expand. The area works because renters need access to shops, transport, and everyday city infrastructure.

Ream-linked locations may benefit later from airport, tourism, and infrastructure stories. But the current table shows weak income, with net yields of only 2.9% to 3.0%, so investors should not overpay before demand becomes visible.

The key distinction is between demand-creating development and supply-heavy development. A new factory, port facility, hotel, school, or office can create tenants, while a new apartment tower can also create competition.

We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Cambodia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.

Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Sihanoukville?

The neighborhoods becoming more attractive to renters because of infrastructure and transport logic in Sihanoukville are Port Area / Sangkat Muoy, Phsar Leu / Central Market, Buon / Sangkat Buon, and selected airport or Ream corridor locations.

Port Area / Sangkat Muoy benefits most directly because transport and logistics are already part of its tenant base. Renters working near the port or related services value shorter commutes and practical access.

Phsar Leu / Central Market benefits from being a practical city location. Its 1-bedroom apartment estimate of 304.4m KHR and 1.96m KHR monthly rent gives 5.4% net yield, supported by everyday utility rather than beach appeal.

Buon / Sangkat Buon also looks well-positioned because it combines city access with livability. The area’s 2-bedroom net yield is estimated at 5.9%, which is one of the stronger results in the dataset.

Ream may become more attractive if transport and tourism-linked infrastructure convert into real tenant demand. For now, the rental yield remains weak, so a buyer should treat Ream as a future story rather than a current income market.

The practical takeaway is to follow infrastructure that creates daily rental demand. Transport that helps workers and long-term residents is more useful for rental income than infrastructure that only supports a speculative development story.

Which neighborhoods have become less attractive for apartment investors over the last 12 months in Sihanoukville?

The neighborhoods that have become less attractive for apartment investors over the last 12 months in Sihanoukville are Sokha Beach, Independence Beach, Ream Peninsula, and weak inland oversupply pockets.

Sokha Beach remains a desirable address, but the yield is not strong enough for an income-first buyer. Its estimated net yield is only 4.2% for studios, 4.3% for 1-bedroom apartments, and 4.5% for 2-bedroom apartments.

Independence Beach also looks less compelling for yield because the purchase-price premium absorbs much of the rent. Net yields are estimated at 4.3% to 4.7%.

Ream Peninsula is the weakest income market in the table. A 2-bedroom apartment is estimated at 640.8m KHR and 3.12m KHR monthly rent, which gives only 2.9% net yield.

Weak inland oversupply pockets are less attractive for a different reason. They may show attractive prices, but competition from unfinished, aging, or generic stock can increase vacancy and reduce pricing power.

This does not mean these neighborhoods are bad places to live. It means the price-to-rent relationship has become less forgiving for a buyer focused on apartment rental yields in Sihanoukville.

Which apartment types are becoming harder to rent in Sihanoukville, and in which neighborhoods?

The apartment types becoming harder to rent in Sihanoukville are expensive 2-bedroom apartments in premium beach areas, generic studios in oversupplied inland buildings, and future-priced apartments in Ream Peninsula.

Premium 2-bedroom apartments in Sokha Beach and Independence Beach need higher-income tenants. Sokha Beach 2-bedroom apartments are estimated at 1,041.3m KHR, which narrows the buyer base and pushes the required rent high.

Generic studios in Bei / Sangkat Bei, Wat Leu, or weak inland locations face a different problem. Tenants can compare many small units, so rent depends heavily on furnishing, internet, safety, management, and access.

Ream apartments are harder because the rental market has not caught up with the development story. Net yields of 2.9% to 3.0% suggest the current tenant base is not deep enough for income-first investors.

The most liquid format remains the 1-bedroom apartment in practical areas. Port Area / Sangkat Muoy, Phsar Leu / Central Market, Buon / Sangkat Buon, and Victory Beach all show useful 1-bedroom net yields between 5.2% and 6.5%.

The practical rule is to buy tenant depth, not just a view or a low price. In Sihanoukville, a compact apartment in the right building can be easier to rent than a larger apartment in a prestige area with a narrow tenant pool.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Sihanoukville. If you’d like to learn more about us, you can check our presentation page.