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
If you're a foreign buyer considering a condo in Sihanoukville, you probably have one question: what rental yield can I actually expect?
The answer isn't as simple as a single number because yields in Sihanoukville vary a lot depending on location, building quality, and how you manage the property.
We constantly update this blog post to give you the freshest data and most realistic expectations for the Sihanoukville condo market.
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 a condo in Sihanoukville?
What's the average gross rental yield for condos in Sihanoukville as of 2026?
As of early 2026, the estimated average gross rental yield for condos in Sihanoukville is around 5.8% to 6.3%, which is competitive compared to many Southeast Asian cities.
The realistic range of gross rental yields that covers most condo investments in Sihanoukville spans from about 5% on the low end to 8% on the high end, with most properties landing somewhere in the middle.
The main factor that causes gross rental yields to vary significantly in Sihanoukville is the city's ongoing oversupply of condo units, which means some buildings sit partially empty while others near beaches or casinos fill up quickly, creating a wide gap in actual rental performance.
Compared to other Cambodian cities, Sihanoukville's gross yields are slightly lower than Phnom Penh (where yields can reach 7% to 8.5%) mainly because rental demand in Sihanoukville is more seasonal and dependent on tourism recovery.
What's the average net rental yield for condos in Sihanoukville as of 2026?
As of early 2026, the estimated average net rental yield for condos in Sihanoukville is around 3.5% to 4%, which is what actually ends up in your bank account after all expenses.
The realistic range of net rental yields that most condo investors can expect in Sihanoukville is between 3% and 4.5%, depending on how well you manage vacancy and operating costs.
The single biggest expense category that reduces gross yield to net yield for condos in Sihanoukville is building management fees (HOA), which typically run $1 to $2 per square meter per month, and since rents average around $10 per sqm, that HOA alone can eat 10% to 20% of your gross rent before you even count vacancy or repairs.
By the way, we have much more granular data about rental yields in our property pack about Sihanoukville.
What's the typical rent-to-price ratio for condos in Sihanoukville in 2026?
As of early 2026, the typical rent-to-price ratio for condos in Sihanoukville is about 0.45% to 0.55% per month, meaning your monthly rent is roughly half a percent of the purchase price.
The realistic range of rent-to-price ratios in Sihanoukville covers 0.4% on the low end (for overpriced sea-view units) up to 0.6% for well-priced inland condos that still attract tenants.
The condo categories that tend to have the highest rent-to-price ratios in Sihanoukville are studios and 1-bedroom units in areas like Sangkat 4 (near Ochheuteal Beach) and Victory Hill, where expat and short-stay demand is strongest and purchase prices haven't inflated as much as in the flashiest towers.
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How much rent can I charge for a condo in Sihanoukville?
What's the typical tenant budget range for condos in Sihanoukville right now?
The typical monthly tenant budget for renting a condo in Sihanoukville in early 2026 is roughly $450 to $800 (about €380 to €680), which covers most of the mainstream rental demand.
For entry-level condos in Sihanoukville, tenants typically budget $250 to $450 per month (about €210 to €380), which gets you a basic studio or older 1-bedroom in an inland area away from the beaches.
For mid-range condos in Sihanoukville, tenants expect to pay $450 to $800 per month (about €380 to €680), which covers furnished 1-bedrooms with decent amenities or smaller 2-bedrooms in reasonable locations.
For high-end or luxury condos in Sihanoukville, tenants are looking at $800 to $1,500+ per month (about €680 to €1,275+), which includes sea-view units, newer towers with pools and gyms, or larger 2 to 3-bedroom apartments.
You can also check our latest update about rents in Sihanoukville here.
What's the average monthly rent for a 1-bed condo in Sihanoukville as of 2026?
As of early 2026, the estimated average monthly rent for a 1-bed condo in Sihanoukville is around $500 to $600 (about €425 to €510), based on typical unit sizes of 45 to 65 sqm.
At the entry-level, a decent 1-bed condo in Sihanoukville rents for about $300 to $450 per month (about €255 to €380), and you'd be looking at an older building, possibly inland near Sangkat Bei or Buon, with basic furnishings and maybe no pool.
In the mid-range, a typical 1-bed condo in Sihanoukville rents for about $450 to $700 per month (about €380 to €595), which usually means a unit in a managed building with a pool, closer to the beach strip or in Victory Hill with decent furniture and air conditioning.
At the high-end, a luxury 1-bed condo in Sihanoukville can rent for $700 to $900+ per month (about €595 to €765+), and that gets you a sea-view unit in one of the newer towers like D'Seaview, with full amenities and quality finishes.
What's the average monthly rent for a 2-bed condo in Sihanoukville as of 2026?
As of early 2026, the estimated average monthly rent for a 2-bed condo in Sihanoukville is around $750 to $900 (about €640 to €765), based on typical unit sizes of 70 to 100 sqm.
At the entry-level, a decent 2-bed condo in Sihanoukville rents for about $550 to $700 per month (about €470 to €595), which typically means an older building, possibly some distance from the beach, with functional but not fancy furnishings.
In the mid-range, a typical 2-bed condo in Sihanoukville rents for about $700 to $1,000 per month (about €595 to €850), and you'd expect a well-maintained building with amenities like a pool and gym, in a location convenient to restaurants and beaches.
At the high-end, a luxury 2-bed condo in Sihanoukville can rent for $1,000 to $1,400+ per month (about €850 to €1,190+), which gets you premium sea views, quality furniture, and buildings like those in the Independence Beach or Sokha Beach zones.
What's the average monthly rent for a 3-bed condo in Sihanoukville as of 2026?
As of early 2026, the estimated average monthly rent for a 3-bed condo in Sihanoukville is around $1,100 to $1,300 (about €935 to €1,105), based on typical unit sizes of 100 to 130 sqm.
At the entry-level, a decent 3-bed condo in Sihanoukville rents for about $900 to $1,100 per month (about €765 to €935), which usually means an older or less central building where families or groups on a budget would consider staying.
In the mid-range, a typical 3-bed condo in Sihanoukville rents for about $1,100 to $1,500 per month (about €935 to €1,275), and you'd get a spacious unit in a managed building with good amenities, suitable for families or groups of expat professionals sharing.
At the high-end, a luxury 3-bed condo in Sihanoukville can rent for $1,500 to $2,500+ per month (about €1,275 to €2,125+), which gets you premium finishes, large balconies with sea views, and buildings in the most desirable locations near Sokha Beach or Independence Beach.
How fast do well-priced condos get rented in Sihanoukville?
A well-priced condo in Sihanoukville typically gets rented within 3 to 8 weeks, while overpriced units (especially large sea-view apartments) can sit empty for 2 to 6 months.
The typical vacancy rate for condos in Sihanoukville is around 10% to 20% annually, which translates to about 1 to 2 months of vacancy per year that you should budget for.
The main factors that cause some condos to rent faster than others in Sihanoukville are proximity to beaches and the casino/entertainment district, because the tenant pool is concentrated around these areas, plus building quality matters since many older towers have unreliable elevators and A/C that tenants learn to avoid.
And if you want to know what should be the right price, check our latest update on how much a condo 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 condo type gives the best yield in Sihanoukville?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed condos in Sihanoukville as of 2026?
As of early 2026, studios and 1-bedroom condos typically offer the best rental yields in Sihanoukville, with 1-beds being the sweet spot for most investors because they balance good yield with lower vacancy risk.
The typical gross rental yield range for each condo type in Sihanoukville is roughly: studios at 6% to 8%, 1-beds at 5.5% to 7%, 2-beds at 5% to 6.5%, and 3-beds at 4% to 6%, with yields compressing as unit size increases.
The main reason 1-beds tend to outperform larger units in Sihanoukville is that the tenant base consists mostly of single expats, casino workers, and short-stay tourists who only need a small space, while families seeking 3-bedrooms are rare and those units sit empty longer.
Which amenities are best if you want a good yield for your condo in Sihanoukville?
The amenities that most positively impact rental yield in Sihanoukville are reliable backup power, consistent A/C maintenance, and professional building management, because coastal heat and occasional power outages mean tenants quickly leave buildings where the basics don't work.
In Sihanoukville, mid-to-high floors tend to be easiest to rent because they offer better views and breezes, but you don't want to be so high that you depend entirely on elevators that may not always be reliable in older buildings.
Condos with balconies do rent faster and can command slightly higher rents in Sihanoukville because balcony plus view is one of the few features tenants can immediately feel in a coastal city, and it differentiates your unit from the competition.
Pools and gyms can help attract tenants in Sihanoukville, but you need to be careful because HOA fees in amenity-heavy buildings often run $1.5 to $2 per sqm per month, and if your rent doesn't rise proportionally, those fancy amenities will actually hurt your net yield.
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Which neighborhoods give the best rental demand for condos in Sihanoukville?
Which condo neighborhoods have the highest rental demand in Sihanoukville as of 2026?
As of early 2026, the top neighborhoods with the highest rental demand for condos in Sihanoukville are Sangkat 4 (the Ochheuteal/Serendipity Beach area), Victory Hill, and the Independence Beach/Sokha Beach zone.
The main demand driver that makes these neighborhoods attractive to condo tenants in Sihanoukville is their walkability to beaches, restaurants, and nightlife, because most renters in this city are either tourists, expats, or casino workers who want to live where the action is.
In these high-demand neighborhoods of Sihanoukville, well-priced units typically rent within 2 to 6 weeks, and annual vacancy tends to be on the lower end of the market range at around 8% to 15%.
One emerging neighborhood that is gaining rental demand momentum in Sihanoukville is the Otres Beach area, which is developing more condo projects and attracting a younger, more lifestyle-oriented crowd looking for a quieter alternative to the main tourist strip.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sihanoukville.
Which condo neighborhoods have the highest yields in Sihanoukville as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for condos in Sihanoukville are typically the edges of the tourist core and some inland pockets, where purchase prices have dropped more than rents.
The typical gross rental yield range in these top-yielding neighborhoods of Sihanoukville is around 6% to 8%, compared to 5% to 6% in the premium sea-view zones.
The main reason these neighborhoods offer higher yields than others in Sihanoukville is that they're close enough to beaches and amenities to still attract tenants, but the property prices are significantly lower because they don't have the "luxury tower" marketing premium.
We have a whole part covering all the neighborhoods in our pack about buying a property in Sihanoukville.
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 condos in Sihanoukville as of 2026?
As of early 2026, short-term rentals for condos in Sihanoukville exist in a gray zone where there's no explicit "Airbnb is legal/illegal" rule, but Cambodia treats short stays through the lens of tourism and accommodation services that are regulated by the Ministry of Tourism.
The main legal requirements for operating a short-term rental condo in Sihanoukville are: first, check your building's bylaws because many condos explicitly prohibit daily rentals; second, if you operate like an accommodation business, you may need tourism licensing and should expect tax obligations to apply.
There's no official data on what percentage of condo buildings in Sihanoukville allow Airbnb-style rentals, but buildings that operate like condotels (such as D'Seaview or projects with hotel-linked operations) are more likely to permit it, while traditional residential condos increasingly restrict short stays in their strata rules.
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 condos in Sihanoukville is roughly 2 to 5 percentage points, with short-term potentially reaching 7% to 12% gross versus 5.5% to 7.5% for long-term.
The typical gross yield range for short-term rentals in Sihanoukville is 7% to 12% if you achieve decent occupancy, while long-term rentals typically yield 5.5% to 7.5% gross, making the headline numbers look better for STR.
The main additional costs that reduce the net yield advantage of short-term rentals in Sihanoukville are: higher management fees (often 15% to 30% of income), more frequent furniture and appliance replacement (guests are harder on units), platform fees, cleaning costs, and higher vacancy volatility during low season.
To outperform a long-term rental in Sihanoukville, a short-term rental typically needs to achieve at least 50% to 60% occupancy, and once you factor in all the additional operating costs, many STR operators find their net yield ends up similar to or even below a well-managed long-term rental.
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What costs will destroy my net yield for a condo in Sihanoukville?
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Sihanoukville.
What are condo HOA fees as a % of rent in Sihanoukville as of 2026?
As of early 2026, the typical HOA fee for condos in Sihanoukville is about 10% to 20% of monthly rent, which translates to roughly $1 to $2 per square meter per month ($55 to $110 per month or about €45 to €95 for a typical 1-bed).
The realistic range of HOA fees in Sihanoukville covers 8% of rent on the low end (basic buildings with minimal services) up to 25% of rent in luxury towers with extensive amenities.
The amenities that typically justify higher-than-average HOA fees in Sihanoukville are professional 24/7 security, reliable backup generators (critical in a city with occasional power issues), well-maintained pools, and quality elevator maintenance, since buildings that skimp on these basics quickly develop bad reputations with tenants.
What annual maintenance budget should I assume for a condo in Sihanoukville right now?
The typical annual maintenance budget condo owners should assume in Sihanoukville is about 0.5% to 1% of property value per year, which works out to roughly $400 to $1,000 (about €340 to €850) for a standard 1-bed condo.
The realistic range of annual maintenance costs in Sihanoukville is $300 to $600 (€255 to €510) for newer, well-built condos, and $700 to $1,500+ (€595 to €1,275+) for older buildings or units with heavy tenant turnover.
The most common maintenance expenses condo owners face annually in Sihanoukville are A/C repairs and replacements (coastal humidity and salt air kill compressors faster than normal), water heater issues, and repainting or mold treatment, which are all amplified by Sihanoukville's hot, humid, salty coastal climate.
What property taxes should I expect for a condo in Sihanoukville as of 2026?
As of early 2026, the typical annual property tax (called TOIP, Tax on Immovable Property) for condos in Sihanoukville is about 0.1% of the property value above $25,000, which means a $100,000 condo would have an annual tax of roughly $55 (about €45).
The realistic range of property taxes in Sihanoukville depends on condo value: a $60,000 unit might pay around $28/year (€24), while a $150,000 sea-view condo might pay around $100/year (€85).
Property taxes for condos in Cambodia are calculated by taking 80% of the assessed value, subtracting $25,000 (approximately KHR 100 million), and applying a 0.1% rate to the result, which makes this tax relatively modest compared to many other countries.
There are some property tax exemptions in Cambodia, including an amnesty program for previously unregistered properties, and recent extensions have provided tax relief for properties valued at or below $70,000 until the end of 2025.
How much does condo insurance cost in Sihanoukville in 2026?
As of early 2026, the typical annual condo insurance cost in Sihanoukville is roughly 0.1% to 0.3% of the insured value, which means about $100 to $300 per year (about €85 to €255) for a standard condo.
The realistic range of annual condo insurance costs in Sihanoukville spans from $80/year (€70) for basic contents-only coverage on a modest unit to $500+/year (€425+) for comprehensive structure and contents coverage on a high-value sea-view property, with coastal flood and wind exposure affecting premiums.
What's the typical property management fee for condos in Sihanoukville as of 2026?
As of early 2026, the typical property management fee for condos in Sihanoukville is about 5% to 10% of monthly rent for long-term rentals, which works out to roughly $25 to $60 per month (about €20 to €50) on a standard 1-bed.
The realistic range of property management fees in Sihanoukville spans from 5% for basic tenant-finding and rent-collection services up to 15% to 30% for full-service short-term rental management that includes cleaning, guest communication, and turnover.
The services typically included in standard property management fees in Sihanoukville are: finding and vetting tenants, collecting rent, coordinating basic maintenance, and being the local point of contact when problems arise, though more comprehensive services like furnishing, STR management, or renovation oversight usually cost extra.
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 |
|---|---|---|
| FazWaz Cambodia (Sales) | Major regional property portal with transparent listing statistics. | We used it to estimate purchase prices (median $/sqm and typical prices by bedroom). We then cross-checked these against broker research to avoid portal bias. |
| FazWaz Cambodia (Rentals) | Same portal providing verifiable median rent data from active listings. | We used it to estimate market rent levels and calculate rent-to-price ratios. We converted these into gross yield estimates using consistent methodology. |
| IPS Cambodia | Long-running Cambodia brokerage with on-the-ground market expertise. | We used it to triangulate yield ranges and understand the oversupply risk specific to Sihanoukville. We also verified segment price bands against their analysis. |
| Knight Frank Research | Global real estate consultancy with formal research products. | We used it to understand Cambodia-wide condo market conditions. We relied on their supply/demand direction data to contextualize Sihanoukville trends. |
| Realestate.com.kh | Major national property platform with explicit Cambodia-specific cost data. | We used it to quantify HOA fees and property management costs. We built our net yield model using their documented ranges. |
| Knight Frank Cambodia (Tax Guide) | Established advisory firm summarizing official tax rules clearly. | We used it to document Cambodia's annual property tax (TOIP) rate and threshold. We incorporated this into our net yield calculations. |
| Cambodia Ministry of Tourism | Official government source for tourism policy and statistics. | We used it to understand tourism recovery trends driving rental demand. We also confirmed the regulatory framework for short-term rentals. |
| General Department of Taxation (GDT) | Cambodia's tax authority and primary source for tax compliance. | We used it as the anchor reference for property tax and rental income tax rules. We avoided relying on unofficial sources for tax information. |
| Global Property Guide | International research organization tracking rental yields across countries. | We used it to compare Sihanoukville yields with other Cambodian cities. We validated our local calculations against their national averages. |
| BNG Legal | Well-known Cambodia law firm with expertise in licensing requirements. | We used it to understand why short-term rentals can be treated as accommodation services. We translated this into a practical compliance checklist. |
Buying real estate in Sihanoukville can be risky
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