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SUMMARY
We analyzed condo rental yields in Sihanoukville, as of 2026, for residential condo buyers using the raw dataset provided. The work combines neighborhood-level condo sale prices, monthly rents, modeled gross yields, modeled net yields, local tax assumptions, and Sihanoukville-specific rental demand logic.
This article is updated regularly, so the numbers should be read as a current May 2026 Sihanoukville condo rental yield snapshot rather than a permanent forecast.
The main finding is that Sihanoukville can show high headline condo rental yields, but the real investor number is the net yield after tax, vacancy, management, repairs, insurance, building service charges, and other ownership costs.
Victory Hill has the strongest modeled condo rental yields in the table, with studios at 12.6% gross yield and 8.5% net yield. The trade-off is weaker resale comfort, variable building quality, and a tenant base that can be less predictable.
Sangkat Buon is the best balanced income area in the dataset. Its modeled studio net yield is 7.9%, its 1-bedroom condo net yield is 7.1%, and its 2-bedroom condo net yield is 6.9%, while entry prices remain below the modeled city average.
Sangkat Bei, Downtown / Central Market, Port / Victory Beach, and Otres 1 also look attractive for foreign buyers focused on rental income in Sihanoukville. These areas combine practical tenant demand with purchase prices that still leave room for yield.
Sokha Beach, Ream, Serendipity Beach, Independence Beach, and Otres 2 are weaker for pure income buyers. They can be attractive lifestyle or future-growth locations, but the table shows lower net yields because purchase prices are high relative to rent.
Studios produce the highest modeled condo rental yields in almost every Sihanoukville neighborhood. For a beginner buyer, however, a compact 1-bedroom condo in a functioning, well-managed building can be safer because it may attract longer-stay tenants and better resale liquidity.
The practical takeaway is simple: do not buy only because the gross yield looks high. In the Sihanoukville condo market, building management, occupancy, lifts, security, service charges, rental demand, and resale liquidity can matter as much as the neighborhood name.
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Condo rental yields in Sihanoukville in 2026
This table compares condo rental yields in Sihanoukville by neighborhood and unit size. It covers studios, 1-bedroom condos, and 2-bedroom condos across the main areas included in the dataset.
For each area, the table shows modeled average purchase price, modeled average monthly rent, gross rental yield, and net rental yield. The net yield reflects realistic recurring deductions, including Cambodia rental tax, immovable property tax where applicable, management, leasing, vacancy, repairs, insurance, and building service charges.
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| Neighborhood | Studio condo average purchase price | Studio condo average monthly rent | Studio condo gross rental yield | Studio condo net rental yield | 1-bedroom condo average purchase price | 1-bedroom condo average monthly rent | 1-bedroom condo gross rental yield | 1-bedroom condo net rental yield | 2-bedroom condo average purchase price | 2-bedroom condo average monthly rent | 2-bedroom condo gross rental yield | 2-bedroom condo net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Central / Golden Lions | $60,000 | $490 | 9.8% | 6.5% | $82,000 | $610 | 8.9% | 5.9% | $112,000 | $790 | 8.5% | 5.6% |
| Downtown / Central Market | $48,000 | $430 | 10.8% | 7.3% | $66,000 | $540 | 9.8% | 6.7% | $90,000 | $700 | 9.3% | 6.3% |
| Independence Beach | $79,000 | $570 | 8.7% | 5.5% | $109,000 | $720 | 7.9% | 5.1% | $148,000 | $930 | 7.5% | 4.8% |
| Ochheuteal Beach | $58,000 | $500 | 10.3% | 6.8% | $80,000 | $630 | 9.5% | 6.2% | $108,000 | $810 | 9.0% | 5.9% |
| Otres 1 | $56,000 | $490 | 10.5% | 6.8% | $77,000 | $610 | 9.5% | 6.2% | $104,000 | $800 | 9.2% | 6.0% |
| Otres 2 | $68,000 | $530 | 9.4% | 5.9% | $93,000 | $660 | 8.5% | 5.4% | $126,000 | $860 | 8.2% | 5.2% |
| Port / Victory Beach | $50,000 | $460 | 11.0% | 7.4% | $69,000 | $570 | 9.9% | 6.6% | $94,000 | $750 | 9.6% | 6.4% |
| Ream | $72,000 | $480 | 8.0% | 5.0% | $98,000 | $590 | 7.2% | 4.5% | $133,000 | $770 | 6.9% | 4.3% |
| Sangkat Bei | $56,000 | $510 | 10.9% | 7.2% | $77,000 | $640 | 10.0% | 6.6% | $104,000 | $830 | 9.6% | 6.3% |
| Sangkat Buon | $51,000 | $500 | 11.8% | 7.9% | $70,000 | $620 | 10.6% | 7.1% | $95,000 | $810 | 10.2% | 6.9% |
| Sangkat Muoy | $66,000 | $540 | 9.8% | 6.3% | $90,000 | $670 | 8.9% | 5.7% | $122,000 | $870 | 8.6% | 5.5% |
| Serendipity Beach | $74,000 | $560 | 9.1% | 5.7% | $101,000 | $700 | 8.3% | 5.2% | $137,000 | $910 | 8.0% | 5.0% |
| Sokha Beach | $97,000 | $660 | 8.2% | 5.0% | $132,000 | $820 | 7.5% | 4.5% | $180,000 | $1,070 | 7.1% | 4.4% |
| Victory Hill | $43,000 | $450 | 12.6% | 8.5% | $58,000 | $560 | 11.6% | 7.9% | $79,000 | $720 | 10.9% | 7.4% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Sihanoukville?
The best net-yield neighborhoods among livable Sihanoukville condo areas are Sangkat Buon, Sangkat Bei, Downtown / Central Market, Port / Victory Beach, and Otres 1.
Sangkat Buon is the clearest balanced income market. The modeled net yield is 7.9% for studios, 7.1% for 1-bedroom condos, and 6.9% for 2-bedroom condos.
Sangkat Bei is also strong because renters pay for central beach access and practical city convenience. Its modeled studio net yield is 7.2%, while its 1-bedroom condo net yield is 6.6%.
Downtown / Central Market and Port / Victory Beach are less polished than premium beach areas, but lower purchase prices help the yield. Their modeled 1-bedroom net yields are 6.7% and 6.6%.
For a foreign individual buyer, the honest interpretation is that Sihanoukville income is not only a beach story. It is also supported by port-linked jobs, service workers, long-stay foreigners, casino-related employment, construction recovery, and the Special Economic Zone.
Where can I find condos with above-average yields and below-average entry prices in Sihanoukville?
The clearest areas with above-average yields and below-average entry prices in Sihanoukville are Victory Hill, Sangkat Buon, Port / Victory Beach, Downtown / Central Market, and Sangkat Bei.
The modeled city average purchase price is about $62,700 for studios, $85,900 for 1-bedroom condos, and $116,600 for 2-bedroom condos. Victory Hill sits below all three averages, at $43,000 for a studio, $58,000 for a 1-bedroom condo, and $79,000 for a 2-bedroom condo.
Sangkat Buon also stays below the modeled city average, with a $51,000 studio, $70,000 1-bedroom condo, and $95,000 2-bedroom condo. Yet its net yields are among the strongest in the table.
The reasons are different by area. Victory Hill is cheaper because it is less polished and more variable by street and building, while Sangkat Buon is cheaper because it has more mid-market stock and less prestige than Sokha Beach or Independence Beach.
The practical takeaway is not to buy the cheapest condo blindly. In Sihanoukville, occupancy, lifts, security, unpaid maintenance issues, and building management can decide whether an attractive gross yield becomes real cash flow.
Where does the rent level justify the condo purchase price most clearly in Sihanoukville?
The rent level most clearly justifies the condo purchase price in Sangkat Buon, Victory Hill, Sangkat Bei, Port / Victory Beach, and Downtown / Central Market.
Victory Hill has the strongest rent-to-price relationship in the table. A modeled $43,000 studio rents for about $450 per month, producing 12.6% gross yield and 8.5% net yield.
Sangkat Buon is the better risk-adjusted version of the same story. A modeled $51,000 studio rents for about $500 per month, producing 11.8% gross yield and 7.9% net yield.
Sangkat Bei is slightly more expensive, but the rent still supports the price. A modeled $77,000 1-bedroom condo rents for about $640 per month, producing 10.0% gross yield and 6.6% net yield.
The opposite pattern appears in Sokha Beach. Monthly rents are high, with modeled 2-bedroom rent at $1,070, but prices are also high, so the modeled 2-bedroom net yield is only 4.4%.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Sihanoukville?
The best places to buy for stable rental income rather than maximum yield in Sihanoukville are Sangkat Bei, Sangkat Buon, Central / Golden Lions, Independence Beach, and Ochheuteal Beach.
These areas do not always beat Victory Hill on yield, but they offer better balance between rent, tenant depth, livability, and resale comfort.
Sangkat Bei has modeled net yields of 7.2% for studios, 6.6% for 1-bedroom condos, and 6.3% for 2-bedroom condos. That gives income without relying only on a low purchase price.
Central / Golden Lions is less aggressive on yield, but easier for renters to understand. A modeled 1-bedroom condo rents for $610 per month and produces about 5.9% net yield.
Independence Beach is lower yield, with 1-bedroom condos at about 5.1% net, but the area has stronger lifestyle appeal. For a cautious foreign buyer, accepting a lower net yield can be rational if vacancy and resale risk are lower in the chosen building.
Which condo or condo-style unit type gives the best return for the lowest total investment in Sihanoukville?
The best return for the lowest total investment in Sihanoukville is usually a studio condo, but the best beginner product is often a small 1-bedroom condo.
Studios have the lowest entry prices and the highest modeled yields. Across the table, studios average about 10.1% gross yield and 6.6% net yield, compared with 9.2% gross yield and 6.0% net yield for 1-bedroom condos.
Two-bedroom condos are less efficient for pure income. They average about 8.8% gross yield and 5.7% net yield, while requiring much more capital.
The problem with studios is tenant quality and turnover. Small units can depend more on single tenants, budget expats, casino or service workers, digital nomads, or shorter-stay renters.
A compact 1-bedroom condo can be safer because it is more comfortable for longer stays. In Sangkat Buon, a modeled 1-bedroom condo costs $70,000, rents for $620 per month, and produces 7.1% net yield.
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Which neighborhoods offer strong rental income with the lowest vacancy risk in Sihanoukville?
The neighborhoods that combine strong rental income with lower vacancy risk in Sihanoukville are Sangkat Bei, Sangkat Buon, Central / Golden Lions, Ochheuteal Beach, and Independence Beach.
Sangkat Bei gives strong rent levels and good centrality. A modeled 1-bedroom condo rents for about $640 per month, while a 2-bedroom condo rents for about $830 per month.
Sangkat Buon is even stronger on yield. Its modeled 1-bedroom condo rent of $620 per month and net yield of 7.1% make it one of the best income-stability combinations in the dataset.
Central / Golden Lions has slightly lower yield, but it benefits from practical renter behavior. Tenants understand the location, transport is easier, and the area is not dependent only on beach tourism.
The honest interpretation is that high rent alone is not enough. Sokha Beach has modeled monthly rents of $660 for studios, $820 for 1-bedroom condos, and $1,070 for 2-bedroom condos, but its tenant pool is narrower and net yields are weaker.
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Which areas look overpriced relative to their rental income in Sihanoukville?
The areas that look most overpriced relative to rental income in Sihanoukville are Sokha Beach, Ream, Serendipity Beach, Independence Beach, and Otres 2.
Sokha Beach is the clearest example. A modeled 1-bedroom condo costs about $132,000 and rents for $820 per month, producing only 7.5% gross yield and 4.5% net yield.
Ream also looks expensive relative to current rent. A modeled 1-bedroom condo costs about $98,000 but rents for only $590 per month, giving a 4.5% net yield.
The reason is different in each area. Sokha Beach pricing reflects prestige, resort positioning, beach access, and scarcity, while Ream pricing reflects future development expectations more than current tenant depth.
For a beginner buyer, the practical takeaway is to separate lifestyle value from income value. A condo can be desirable to own and still be weak as a rental-yield purchase.
Which neighborhoods should I avoid even if the rental yield looks attractive in Sihanoukville?
A beginner should be careful with Victory Hill, Port / Victory Beach, Downtown / Central Market, and weaker buildings in Sangkat Buon, even when the rental yield looks attractive.
Victory Hill has the highest modeled yields in the table, with 8.5% net yield for studios, 7.9% for 1-bedroom condos, and 7.4% for 2-bedroom condos. Those numbers are attractive, but they partly compensate for weaker polish and thinner resale demand.
Port / Victory Beach has good practical demand, but the investor must check the exact building. The port and logistics economy can support renters, but not every condo tower will be well maintained or easy to resell.
Downtown / Central Market is useful and affordable, but it has less lifestyle appeal than beach-adjacent areas. That can matter when a foreign buyer wants to resell later.
The beginner rule is to avoid weak buildings more than weak neighborhoods. In Sihanoukville, poor management can turn a strong gross yield into a disappointing net result.
Which neighborhoods look risky even though the rental yield is high in Sihanoukville?
The high-yield but riskier Sihanoukville neighborhoods are Victory Hill, Port / Victory Beach, Downtown / Central Market, and parts of Sangkat Buon.
Victory Hill is the clearest case. Its modeled studio net yield is 8.5%, but the return comes with resale and livability risk that a beginner should not ignore.
Port / Victory Beach has strong practical demand from port-linked activity. Its modeled 1-bedroom condo net yield is 6.6%, which is attractive, but only if the building has functioning lifts, security, reasonable service charges, and visible occupancy.
Downtown / Central Market offers low prices and decent rent-to-price ratios. However, some tenants prefer beach access, newer amenities, quieter streets, or better-maintained buildings.
A safer alternative is Sangkat Bei. It has slightly lower modeled yields than Victory Hill, but better central-beach logic and easier tenant appeal.
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What neighborhoods should I avoid when buying a rental condo in Sihanoukville?
For beginner rental condo investors in Sihanoukville, the avoid-or-be-careful list is Ream, Sokha Beach, weak Victory Hill buildings, weak Port / Victory Beach buildings, and overpriced Otres 2 units.
Ream should usually be avoided by yield-focused beginners. Its modeled 1-bedroom net yield is only 4.5%, because prices reflect future development more than current rental demand.
Sokha Beach should be avoided if the main goal is rental income. It is a strong lifestyle area, but modeled net yields are only 5.0% for studios, 4.5% for 1-bedroom condos, and 4.4% for 2-bedroom condos.
Victory Hill should be avoided by beginners unless the building is proven. The headline yield is high, but resale liquidity and tenant quality can vary sharply.
Port / Victory Beach is not a full avoid. It is a buy-only-after-building-due-diligence area because the port economy supports tenants, but the specific building still decides the real investor result.
Which neighborhoods are seeing rental demand weaken, and why, in Sihanoukville?
The areas where Sihanoukville rental demand looks more fragile are Ream, Otres 2, Serendipity Beach, and weaker parts of the unfinished-building corridor.
Ream has long-term development logic, but current rental demand is thinner. A modeled 2-bedroom condo there rents for $770 per month on a $133,000 purchase price, producing only 4.3% net yield.
Otres 2 is attractive for lifestyle, but the rental base is narrower than central areas. It depends more on beach lifestyle, long stays, tourism recovery, and tenants willing to live farther from core city services.
Serendipity Beach has strong name recognition, but some tenants are sensitive to congestion, building competition, and price. Its modeled 1-bedroom net yield is 5.2%, below stronger central alternatives.
This does not mean rental demand is collapsing. It means investors should negotiate harder where rent is not clearly keeping up with purchase prices.
Which neighborhoods are seeing new developments that could create stronger rental demand in Sihanoukville?
The neighborhoods and corridors most likely to benefit from new development are Port / Victory Beach, Sangkat Buon, Sangkat Bei, Ream, and areas connected to National Road 4 and the expressway corridor.
Port / Victory Beach benefits from Sihanoukville's logistics role. Cambodia's deep-water port and port special economic zone help create employment demand that is not only tourism-based.
Sangkat Buon and Sangkat Bei benefit because they sit closer to active condo stock, beaches, and city services. New amenities can lift rental appeal if supply does not overwhelm demand.
Ream is the long-term development story. It may benefit from airport, tourism, and master-planned investment, but the current rental yield is weak, so it is a future-demand play rather than a current-income play.
The risk is that new development can create both demand and competition. New logistics, hotels, offices, and infrastructure help landlords, but too many similar condos can pressure rents.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Sihanoukville?
The areas becoming more attractive because of infrastructure and transport changes are Port / Victory Beach, Downtown / Central Market, Sangkat Buon, Sangkat Bei, and the National Road 4 or expressway-linked corridor.
The biggest local factor is connectivity. Sihanoukville's rental geography is tied to the port, National Road 4, the Phnom Penh to Sihanoukville Expressway, airport access, and logistics corridors.
Port / Victory Beach benefits most directly from port-linked jobs and logistics. A modeled 1-bedroom condo there costs $69,000, rents for $570 per month, and produces 6.6% net yield.
Downtown / Central Market benefits because it is practical. Tenants who work in the city, port, service economy, or construction recovery often prefer access over resort prestige.
Sangkat Buon and Sangkat Bei work because they combine infrastructure access with livability. They are not only commute locations, which makes the rental case broader.
Which neighborhoods have become less attractive for condo investors over the last 12 months in Sihanoukville?
The neighborhoods that look less attractive for Sihanoukville condo investors over the last 12 months are Sokha Beach, Ream, Serendipity Beach, Otres 2, and expensive new-build pockets in Sangkat Muoy.
The common pattern is yield compression. Purchase prices remain high because of beach, resort, future-development, or prestige logic, while long-term rents do not rise enough to match.
Sokha Beach has the weakest modeled yields in the table. Its 2-bedroom condo net yield is only 4.4%, despite a strong modeled rent of $1,070 per month.
Ream is also weak for current income. Its modeled studio net yield is 5.0%, and larger units fall below that.
Sangkat Muoy is not bad, but expensive sea-view or premium units can underperform. A modeled 1-bedroom condo there yields 5.7% net, below Sangkat Buon and Sangkat Bei.
Which condo types are becoming harder to rent in Sihanoukville, and in which neighborhoods?
The condo types becoming harder to rent in Sihanoukville are overpriced 2-bedroom condos, premium 1-bedroom sea-view units, and studios in weak buildings with poor management.
Two-bedroom condos are hardest where the tenant base is narrow, especially Ream, Sokha Beach, Otres 2, and some premium Serendipity Beach buildings. The rent is high, but fewer tenants can afford the full monthly cost.
Premium 1-bedroom condos can also be difficult if the purchase price assumes luxury demand while the rent competes with cheaper central units. This affects Sokha Beach, Independence Beach, and higher-priced Sangkat Muoy stock.
Studios are usually easiest to rent on price, but only in functioning buildings. A cheap studio in a building with poor lifts, weak security, or many vacant units can sit empty despite a good headline yield.
The strongest studio demand is in Victory Hill, Sangkat Buon, Sangkat Bei, and Downtown / Central Market, where rents stay affordable and tenant pools are broader.
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INSIGHTS
These insights are drawn from the Sihanoukville condo rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential condo to rent out.
You’ll find even more insights in our our real estate pack about Sihanoukville.
- Sihanoukville studios beat larger condos on yield in almost every neighborhood. The reason is simple: the rent per dollar of purchase price is usually stronger for small units.
- Victory Hill has Sihanoukville's strongest modeled net yields, but weaker resale comfort. A high yield there should be treated as compensation for building and liquidity risk, not as a free return.
- Sangkat Buon gives buyers the best balance of yield and tenant depth. Its studio, 1-bedroom, and 2-bedroom condo net yields all stay above 6.9%, which is rare in the table.
- Sokha Beach is the weakest yield market despite the highest rents. High monthly rent does not help much when the purchase price is even higher.
- Ream prices already price in future Sihanoukville growth more than current rent. That makes Ream more suitable for patient growth buyers than for beginners who need cash flow now.
- Downtown Sihanoukville has cheaper entry prices but less lifestyle appeal than beach districts. The area works when the buyer wants practical rental demand rather than resort positioning.
- Sangkat Bei works well because renters pay for central beach access. It is one of the few areas where the yield story and the livability story support each other.
- Otres 1 yields beat Otres 2 because prices are lower and rents remain resilient. For income buyers, the cheaper side of a lifestyle area can be more useful than the more aspirational side.
- Two-bedroom condos in Sihanoukville need careful testing because tenant pools are thinner. Higher rent is not enough if the unit takes longer to rent or depends on a narrow tenant profile.
- Central Sihanoukville 1-bedroom condos offer better liquidity than higher-yield fringe studios. A lower yield can be acceptable if the building is easier to lease and resell.
- Beachfront Sihanoukville units often lose yield through higher purchase prices and service charges. The view may help lifestyle appeal, but it can also reduce the income return.
- Port / Victory Beach benefits from worker demand, but building quality varies sharply. This is a neighborhood where due diligence on the tower matters more than the area label.
- Independence Beach is livable, but investors pay a yield penalty there. The area can make sense for personal use or stable lifestyle demand, but not for maximum income.
- Sihanoukville net yields usually fall meaningfully below gross yields. The spread reflects rental tax, immovable property tax where applicable, vacancy, repairs, management, insurance, and service charges.
- For beginners, the best risk-adjusted Sihanoukville condo is usually a small 1-bedroom unit. It gives up some yield compared with a studio, but can improve tenant quality and resale comfort.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Sihanoukville neighborhoods, we built our own analysis manually from the ground up by neighborhood and condo type. We did not reuse a third-party yield dataset.
For each area, we looked separately at studio condos, 1-bedroom condos, and 2-bedroom condos. We manually researched current residential sale listings across major Cambodia and Sihanoukville real estate platforms such as Realestate.com.kh, FazWaz Cambodia, and AsiaVillas.
For each neighborhood and condo type, we collected comparable sale listings and cleaned the sample. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and non-comparable properties were removed when they would distort the estimate.
We then estimated a realistic purchase price for each segment. The median price was the main reference where possible, and the average was used only when the comparable sample was clean enough.
We built the rental side separately. For the same neighborhood and condo type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were then matched by neighborhood and condo type to estimate gross rental yield. The gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net yield, we did not apply one flat discount to every condo. The deduction was adjusted by neighborhood and condo type because different units and buildings have different cost structures.
For Sihanoukville condos, the net yield estimate pays attention to rental tax, immovable property tax where applicable, vacancy risk, repairs, insurance, management costs, leasing costs, service charges, building maintenance, and other operating costs when supported by the available data.
For condo markets, listed purchase prices and asking rents are not enough by themselves. Building-level factors such as management quality, service charges, maintenance condition, rental rules, tenant depth, unfinished-building risk, occupancy, and resale liquidity can materially change the real investor result.
Each estimate is assigned a confidence level based on the quality and size of the comparable listing sample. Around 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Sihanoukville.
