Authored by the expert who managed and guided the team behind the Cambodia Property Pack
Yes, the analysis of Sihanoukville's property market is included in our pack
Sihanoukville rental yields are among the highest in Southeast Asia, but actual returns depend heavily on which neighborhood you buy in, how you manage your property, and whether you understand the local cost structure.
We wrote this guide to give you real numbers based on current market data from early 2026, not outdated estimates or overly optimistic projections.
We constantly update this blog post as the Sihanoukville rental market evolves with new data and regulatory changes.
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.
What rental yields can I realistically get from an apartment in Sihanoukville?
What's the average gross rental yield for apartments in Sihanoukville as of 2026?
As of early 2026, the estimated average gross rental yield for a typical investor apartment in Sihanoukville is around 8.5%, which is notably higher than what you would find in Phnom Penh or most other Southeast Asian coastal cities.
The realistic range of gross rental yields for apartments in Sihanoukville spans from 7% to 9.5% for most rentable condos in decent locations with correct pricing, though some distressed or secondary-market properties can push above 10% if purchased at steep discounts.
The main factor that causes gross rental yields to vary significantly between different apartments in Sihanoukville is the gap between asking prices on newer beachfront developments versus actual achievable rents in an oversupplied market, since many Chinese-built towers from the 2018 boom era sit partially vacant and compete aggressively for the same limited tenant pool.
Compared to Phnom Penh, where gross yields typically hover around 6% to 7%, Sihanoukville apartments offer a yield premium of 1.5 to 2 percentage points, though this comes with higher vacancy risk and a smaller tenant base that relies heavily on tourism, port logistics, and SEZ employment.
What's the average net rental yield for apartments in Sihanoukville as of 2026?
As of early 2026, the estimated average net rental yield for a typical condo in Sihanoukville is approximately 6%, after accounting for all recurring costs like vacancy, management, taxes, and maintenance.
The realistic range of net rental yields for most apartment investors in Sihanoukville falls between 5% and 7%, with the lower end affecting those who overpay for their unit or face extended vacancies in oversupplied buildings, while the higher end rewards buyers who negotiate well and keep operating costs tight.
The single biggest expense category that reduces gross yield to net yield for apartments in Sihanoukville is the combination of rental income tax (10% for residents, 14% for non-residents) and building service charges, which together can consume 15% to 20% of your gross rental income before you even account for vacancy periods common in this market with its tourism-dependent tenant base.
By the way, you will find much more detailed data in our property pack covering the real estate market in Sihanoukville.
What's the typical rent-to-price ratio for apartments in Sihanoukville in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Sihanoukville falls between 0.60% and 0.80% per month, which translates directly to that 7% to 9.5% annual gross yield range when multiplied by 12.
The realistic range of rent-to-price ratios covering most apartment transactions in Sihanoukville clusters around 0.65% to 0.75% monthly for standard investor-grade condos, though units in oversupplied inland towers may dip below 0.60% while well-located beach-adjacent studios can exceed 0.80%.
Apartment categories that tend to have the highest rent-to-price ratios in Sihanoukville include compact studios and 1-bedroom units in walkable coastal neighborhoods like Ochheuteal Beach and Sokha Beach, as well as older secondary-market condos in central downtown areas where purchase prices have been discounted but rental demand from port and SEZ workers remains steady.
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How much rent can I charge for an apartment in Sihanoukville?
What's the typical tenant budget range for apartments in Sihanoukville right now?
The typical monthly tenant budget range for renting an apartment in Sihanoukville in early 2026 is between $300 and $900 (approximately 1,200,000 to 3,600,000 KHR or 280 to 840 EUR), depending on unit size and location.
Tenants targeting mid-range apartments in Sihanoukville generally budget between $450 and $700 per month (around 1,800,000 to 2,800,000 KHR or 420 to 650 EUR), which typically gets them a furnished 1 to 2 bedroom condo with air conditioning, basic amenities, and reasonable proximity to either the beach or central commercial areas.
For high-end or luxury apartments in Sihanoukville, tenants usually budget $900 to $1,500 per month (approximately 3,600,000 to 6,000,000 KHR or 840 to 1,400 EUR), which secures sea-view units in newer developments with resort-style amenities, pools, gyms, and professional building management.
We have a blog article where we update the latest data about rents in Sihanoukville here.
What's the average monthly rent for a 1-bed apartment in Sihanoukville as of 2026?
As of early 2026, the estimated average monthly rent for a 1-bedroom apartment in Sihanoukville is approximately $550 (around 2,200,000 KHR or 510 EUR).
The realistic entry-level monthly rent range for a decent 1-bed apartment in Sihanoukville is $350 to $450 (1,400,000 to 1,800,000 KHR or 325 to 420 EUR), which typically gets you an older building further from the beach, basic furnishings, and functional but not stylish interiors in areas like inland Sangkat 3 or the downtown backstreets.
The realistic mid-range monthly rent for a typical 1-bed apartment in Sihanoukville falls between $500 and $700 (2,000,000 to 2,800,000 KHR or 465 to 650 EUR), which secures a newer condo with modern finishes, reliable building management, air conditioning, and a 10 to 15 minute walk to beaches like Ochheuteal or Independence Beach.
The realistic high-end monthly rent for a luxury 1-bed apartment in Sihanoukville ranges from $750 to $900 (3,000,000 to 3,600,000 KHR or 700 to 840 EUR), which gets you direct sea views, full resort amenities like pools and fitness centers, and prime positioning near Sokha Beach or in newer premium developments with 24/7 security.
What's the average monthly rent for a 2-bed apartment in Sihanoukville as of 2026?
As of early 2026, the estimated average monthly rent for a 2-bedroom apartment in Sihanoukville is approximately $850 (around 3,400,000 KHR or 790 EUR).
The realistic entry-level monthly rent range for a decent 2-bed apartment in Sihanoukville is $550 to $700 (2,200,000 to 2,800,000 KHR or 510 to 650 EUR), which typically means an older tower or inland location with basic finishes, functional appliances, and reasonable space for couples or small families working in the port or SEZ areas.
The realistic mid-range monthly rent for a typical 2-bed apartment in Sihanoukville falls between $750 and $1,000 (3,000,000 to 4,000,000 KHR or 700 to 930 EUR), which secures a well-maintained unit in a managed building with proper amenities, good air conditioning, and convenient access to both beaches and the commercial district.
The realistic high-end monthly rent for a luxury 2-bed apartment in Sihanoukville ranges from $1,100 to $1,400 (4,400,000 to 5,600,000 KHR or 1,025 to 1,300 EUR), which gets you premium sea views, spacious layouts of 80 to 100 square meters, full resort facilities, and positioning in developments favored by expat managers and well-paid hospitality professionals.
What's the average monthly rent for a 3-bed apartment in Sihanoukville as of 2026?
As of early 2026, the estimated average monthly rent for a 3-bedroom apartment in Sihanoukville is approximately $1,300 (around 5,200,000 KHR or 1,210 EUR).
The realistic entry-level monthly rent range for a decent 3-bed apartment in Sihanoukville is $900 to $1,100 (3,600,000 to 4,400,000 KHR or 840 to 1,025 EUR), which typically offers older buildings or inland locations suited for families on a budget, local management staff, or groups of workers sharing accommodation near the port.
The realistic mid-range monthly rent for a typical 3-bed apartment in Sihanoukville falls between $1,200 and $1,600 (4,800,000 to 6,400,000 KHR or 1,115 to 1,490 EUR), which secures spacious family-friendly units with multiple bathrooms, proper ventilation, reliable utilities, and locations convenient for international schools or NGO offices.
The realistic high-end monthly rent for a luxury 3-bed apartment in Sihanoukville ranges from $1,800 to $2,200 (7,200,000 to 8,800,000 KHR or 1,675 to 2,050 EUR), which gets you premium beachfront or sea-view positioning, modern layouts exceeding 120 square meters, top-tier building amenities, and the kind of finishes expected by senior expatriate executives or hospitality management teams.
How fast do well-priced apartments get rented in Sihanoukville?
The estimated average time-to-rent for a well-priced apartment in Sihanoukville is 2 to 6 weeks for studios and 1-bedroom units, while 2-bedroom and larger apartments typically take 4 to 10 weeks due to a smaller pool of families and higher-budget tenants seeking that size.
The typical vacancy rate for apartments in Sihanoukville hovers around 15% to 25% market-wide, though buildings in prime beach locations run closer to 10% while oversupplied inland towers can see 30% or higher vacancy, reflecting the uneven demand distribution across the city.
The main factors that cause some apartments in Sihanoukville to rent faster than others include proximity to Ochheuteal Beach or Sokha Beach (the two most desirable tenant magnets), reliable building management that keeps elevators and utilities working, competitive pricing relative to the dozens of competing vacant units in the same area, and strong internet connectivity that matters to the growing remote worker and digital nomad segment.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost 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.
Which apartment type gives the best yield in Sihanoukville?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Sihanoukville as of 2026?
As of early 2026, studios and compact 1-bedroom apartments typically offer the best rental yield in Sihanoukville, followed by standard 1-beds, then 2-beds, with 3-bed units generally producing the lowest yield percentage despite commanding higher absolute rents.
The typical gross rental yield range for each apartment type in Sihanoukville breaks down as follows: studios at 9% to 11%, 1-beds at 8% to 9.5%, 2-beds at 7% to 8.5%, and 3-beds at 6% to 7.5%, assuming correctly priced purchases in reasonable locations.
The main reason studios and small 1-beds outperform larger units in Sihanoukville is that the city's tenant base skews toward single workers (port staff, SEZ employees, hospitality workers) and budget-conscious tourists rather than families, so larger apartments don't command proportionally higher rents and often sit vacant longer in the oversupplied market that Knight Frank has documented.
Which features are best if you want a good yield for your apartment in Sihanoukville?
The top features that most positively impact rental yield for apartments in Sihanoukville include walkability to a swimmable beach (especially Ochheuteal or Sokha), reliable backup power and water pressure (tenants leave quickly when utilities fail), a building with functioning management that keeps common areas clean and elevators running, and practical rather than flashy furnishings that withstand the coastal humidity and tenant turnover.
In Sihanoukville, mid-floor units (floors 5 to 15) tend to be easiest to rent because they offer good views without the higher prices of penthouses, avoid ground-floor noise and security concerns, and remain accessible when elevators occasionally malfunction in older buildings.
Apartments with balconies and outdoor space definitely rent faster and command rent premiums of 10% to 15% in Sihanoukville, since the coastal lifestyle appeal is central to why tenants choose this city over Phnom Penh, making that sea breeze and sunset view genuinely valuable rather than just a marketing gimmick.
Building features like pools, gyms, and 24/7 security can justify higher service charges in Sihanoukville when the management actually maintains them well, but many buildings have amenities that look impressive in brochures but sit broken or dirty, so the yield impact depends entirely on execution rather than mere existence of facilities.
Don't buy the wrong property, in the wrong area of Sihanoukville
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Which neighborhoods give the best rental demand for apartments in Sihanoukville?
Which neighborhoods have the highest rental demand for apartments in Sihanoukville as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Sihanoukville are Ochheuteal Beach and Serendipity area (Sangkat 4), the Sokha Beach and Independence Beach corridor, downtown around Golden Lions roundabout, and Otres (especially Otres 1 and Otres 2) for the lifestyle and longer-stay expat segment.
The main demand driver that makes these neighborhoods attractive to apartment tenants in Sihanoukville is the combination of beach access for lifestyle tenants and proximity to employment centers (the port, SEZs, casinos, and hotels) for work-driven tenants, creating two overlapping demand pools that support occupancy even when tourism dips seasonally.
The typical vacancy rate in these high-demand neighborhoods runs 10% to 15%, with time-to-rent of 2 to 4 weeks for correctly priced units, compared to 20% to 30% vacancy and 6 to 10 week lease-up times in oversupplied inland towers away from these core areas.
One emerging neighborhood gaining rental demand momentum in Sihanoukville is the area near the Sihanoukville Autonomous Port and adjacent SEZs, where infrastructure investment and employment growth are pulling tenants who prioritize commute convenience over beach lifestyle, creating a secondary demand pocket that savvy investors are beginning to target.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sihanoukville.
Which neighborhoods have the highest yields for apartments in Sihanoukville as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Sihanoukville are inland-but-central pockets near downtown (where prices are discounted but demand remains), older secondary-market towers in established areas where owners will negotiate, and select Otres-adjacent units purchased at reasonable prices before the area's infrastructure catches up with its potential.
The typical gross rental yield range in these top-yielding neighborhoods in Sihanoukville is 9% to 11%, compared to 7% to 8% in premium beachfront areas where purchase prices are often aspirational relative to achievable long-term rents.
The main reason these neighborhoods offer higher yields than others in Sihanoukville is that oversupply from the 2018 Chinese investment boom has depressed purchase prices in many buildings, but rental demand from port workers, SEZ employees, and budget-conscious expats has not collapsed proportionally, creating a favorable rent-to-price ratio for buyers willing to look beyond the glossy beachfront marketing.
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.
Should I do long-term rental or short-term rental in Sihanoukville?
Is short-term rental legal for apartments in Sihanoukville as of 2026?
As of early 2026, short-term rental for apartments in Sihanoukville is not explicitly banned, but it can become a licensed tourism accommodation activity depending on how you operate, and you must also comply with your building's internal rules which may restrict guest turnover.
The main legal restrictions for operating a short-term rental apartment in Sihanoukville involve Cambodia's tourism services framework, which means that if you operate like an accommodation business (frequent guest turnover, marketed listings, hotel-like services), you may need to register and obtain licensing through Cambodia's Online Tourism Licensing System.
Registration requirements for Airbnb-style rentals in Sihanoukville involve registering your property as a tourism accommodation service if you operate commercially, ensuring your tax position is clean with 10% to 14% withholding on rental income, and checking with your condo management whether short stays are permitted under the building bylaws.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Sihanoukville.
What's the gross yield difference short-term vs long-term in Sihanoukville in 2026?
As of early 2026, the gross yield difference between short-term and long-term rental strategies for apartments in Sihanoukville is approximately 3.5 to 7.5 percentage points in favor of short-term, with long-term yields around 8.5% and well-run short-term operations achieving 12% to 16% gross.
The typical gross yield range for short-term rentals in Sihanoukville is 12% to 16% for properties with good beach access and professional management, compared to 7% to 9.5% for long-term rentals, though these short-term figures assume solid occupancy during the November to March peak season.
The main additional costs that reduce the net yield advantage of short-term rentals in Sihanoukville include Airbnb platform fees (3% to 15%), frequent cleaning between guests, higher turnover on furnishings due to guest wear, electricity costs you absorb rather than pass to tenants, and the time or management fees required to handle bookings and guest communication.
A short-term rental in Sihanoukville needs to achieve around 50% to 60% annual occupancy to outperform a long-term rental on a net basis, which is achievable during good tourism years but risky given the market's seasonal swings and dependence on Chinese tourist flows that can shift quickly.
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What costs will eat into my net yield for an apartment in Sihanoukville?
What are building service charges as a % of rent in Sihanoukville as of 2026?
As of early 2026, the typical building service charge for apartments in Sihanoukville runs around 8% of monthly rent, which translates to approximately $45 to $75 per month (180,000 to 300,000 KHR or 42 to 70 EUR) for a standard investor unit.
The realistic range of building service charges in Sihanoukville spans from 5% to 12% of rent depending on building quality, with older or less-managed buildings at the low end and newer developments with full amenities at the higher end, though the common local pricing model is $1 to $2 per square meter per month regardless of rent level.
Services and building features that typically justify higher-than-average service charges in Sihanoukville include functioning swimming pools (expensive to maintain in the tropical climate), backup generators that actually work during the frequent power cuts, professional security with 24/7 staffing, and regular maintenance of elevators and common areas, since many buildings charge high fees but let amenities deteriorate.
What annual maintenance budget should I assume for an apartment in Sihanoukville right now?
The estimated typical annual maintenance budget that apartment owners should assume in Sihanoukville is approximately 5% of annual rent, which works out to around $330 (1,320,000 KHR or 305 EUR) for a unit renting at $550 per month.
The realistic range of annual maintenance costs in Sihanoukville spans from $200 to $500 (800,000 to 2,000,000 KHR or 185 to 465 EUR) depending on apartment age and building condition, with newer units in well-managed buildings at the lower end and older towers or those near the beach requiring more frequent repairs at the higher end.
The most common maintenance expenses apartment owners face annually in Sihanoukville include air conditioning repairs and recharging (humidity and salt air accelerate wear), replacement of water heaters that corrode quickly in the coastal environment, repainting or mold treatment in bathrooms, and periodic replacement of soft furnishings damaged by the tropical climate and tenant turnover.
What property taxes should I expect for an apartment in Sihanoukville as of 2026?
As of early 2026, the typical annual property tax for an apartment in Sihanoukville ranges from $30 to $80 (120,000 to 320,000 KHR or 28 to 75 EUR) for most investor-grade condos, based on the 0.1% rate applied to assessed value above the threshold.
The realistic range of property taxes in Sihanoukville spans from near-zero for properties valued under the $25,000 threshold up to $100 to $200 (400,000 to 800,000 KHR or 93 to 185 EUR) for higher-value units, with the actual amount depending on how the General Department of Taxation assesses your specific property.
Property taxes in Sihanoukville are calculated using the formula: take 80% of the tax base, subtract $25,000 (the exemption threshold), then apply the 0.1% rate, which means an $80,000 condo would have a taxable base of $39,000 ($80,000 x 80% minus $25,000) and owe approximately $39 in annual property tax.
Property tax exemptions in Sihanoukville include properties valued under approximately $25,000 (100 million KHR), agricultural land, and state-owned properties, while the government has also offered registration amnesty programs allowing unregistered properties to come into compliance without penalties.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Sihanoukville.
How much does landlord insurance cost for an apartment in Sihanoukville in 2026?
As of early 2026, the typical annual landlord insurance cost for an apartment in Sihanoukville is approximately 0.2% of property value, which works out to around $160 (640,000 KHR or 150 EUR) for an $80,000 condo.
The realistic range of annual landlord insurance costs in Sihanoukville spans from $80 to $320 (320,000 to 1,280,000 KHR or 75 to 300 EUR) depending on coverage level, building fire safety ratings, and whether you add tenant damage or liability coverage, with basic property-only policies at the low end and comprehensive coverage at the higher end.
What's the typical property management fee for apartments in Sihanoukville as of 2026?
As of early 2026, the typical property management fee in Sihanoukville is approximately 8% of monthly rent, which translates to around $44 (175,000 KHR or 41 EUR) per month for a unit renting at $550.
The realistic range of property management fees in Sihanoukville spans from 7% to 10% of rent for long-term rental management, or alternatively $1 to $2 per square meter per month under the local pricing model, with the lower end for basic tenant placement and rent collection and the higher end for full-service management including maintenance coordination.
Services typically included in standard property management fees in Sihanoukville cover tenant finding and screening, lease agreement preparation, monthly rent collection and remittance, basic maintenance coordination, and periodic property inspections, though major repairs and capital improvements usually incur additional charges.
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 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 |
|---|---|---|
| Knight Frank Cambodia Real Estate Highlights H1 2025 | Global real estate firm with formal research reports on Cambodia. | We used it to anchor Sihanoukville market context on supply, demand, and tourism signals. We cross-checked those signals with official macro sources to avoid agent-only narratives. |
| IPS Cambodia Sihanoukville Condo Market Trends 2025 | Established Cambodia real estate brokerage with on-the-ground coverage. | We used it to anchor realistic buy prices per sqm by segment in Sihanoukville. We triangulated those price levels with portal medians to avoid cherry-picking data. |
| FazWaz Sihanoukville Condos for Sale | Large regional property portal with transparent medians and listing counts. | We used it to get repeatable, checkable median prices per sqm for Sihanoukville condos. We compared with IPS segment ranges to pick defensible price bands for yield calculations. |
| FazWaz Sihanoukville Condos for Rent | Major portal with many live listings making rent levels easy to verify. | We used it to anchor real ask rents by bedroom size and neighborhood. We used those rents with sale price sources to compute rent-to-price ratios and yields. |
| AsiaVillas Sihanoukville Rentals | Established portal useful as an independent cross-check on rent levels. | We used it to cross-check whether FazWaz rents looked accurate for 2026. We used both portals to build tighter rent ranges for each bedroom category. |
| PwC Worldwide Tax Summaries Cambodia | Big-4 firm maintaining a professional tax reference. | We used it to anchor withholding tax rates for rental income calculations. We converted it into conservative tax haircut ranges for the net yield math. |
| ADB Cambodia Property Tax Reform Brief | Major multilateral institution with focused policy analysis on Cambodia. | We used it to corroborate Cambodia's recurrent property tax design and threshold. We translated that into practical dollar estimates for apartment owners. |
| General Department of Taxation Cambodia | Cambodia's official tax authority and highest-level reference for tax administration. | We used it as the authority of record for landlord tax obligations. We sanity-checked every tax assumption against this and additional professional sources. |
| Ministry of Tourism Cambodia Tourism Law | Official ministry website hosting Cambodia's tourism legal framework. | We used it to frame short-term rental compliance as a tourism service question. We triangulated with the licensing portal and ADB regional regulation briefs. |
| Global Property Guide Cambodia | International property research platform with Cambodia yield data. | We used it to benchmark Sihanoukville yields against Cambodia national averages. We verified our estimates fell within their documented yield ranges. |
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