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SUMMARY
We analyzed villa rental yields in Sihanoukville, as of 2026, for residential villa buyers using the raw dataset provided. The work compares villa purchase prices, monthly rents, gross yields, net yields, market risks, and neighborhood-level investment signals across the main areas where foreign buyers may consider buying villa-style property.
This tracker is updated regularly, so the figures should be read as a May 2026 snapshot of the Sihanoukville villa market rather than a permanent forecast.
The main finding is that Sihanoukville still offers visible villa income opportunities, but the market is uneven. Some areas produce attractive rent-to-price ratios, while premium beach and island-linked locations often look weaker once the purchase price and villa operating costs are included.
Otres 1, Ores / Village fringe, Ochheuteal Beach, Victory Hill, and City Centre / Sangkat 2 show the strongest income signals in the table. Otres 1 is especially balanced, with estimated net yields of 5.3% for 2-bedroom villas, 5.0% for 3-bedroom villas, and 4.9% for 4-bedroom villas.
Ores / Village fringe has the highest estimated net yield in the dataset, reaching 5.6% for 2-bedroom villas and 5.0% for 3-bedroom villas. The practical warning is that this higher return comes with weaker resale depth, more property-selection risk, and thinner tenant demand.
The weakest income profile is in Koh Puos / Bridge area and Independence Beach. These locations can be desirable for lifestyle, privacy, sea access, and scarcity, but their estimated net yields fall to around 3.3% to 4.0% because prices rise faster than realistic rent.
For villa type, 2-bedroom villas usually give the best return for the lowest total investment. The average 2-bedroom villa in the dataset costs materially less than a 3-bedroom or 4-bedroom villa and often produces a higher percentage return because operating costs are easier to control.
Three-bedroom villas are often the safest middle ground for foreign buyers looking at Sihanoukville villas. They fit family tenants better than 2-bedroom villas, but they are not as maintenance-heavy or tenant-specific as larger 4-bedroom villas.
Four-bedroom villas can earn high monthly rents in Otres 1, Otres 2, Koh Puos, and Independence Beach, but the higher rent does not automatically mean better return. Pool care, garden care, security, repairs, furnishing replacement, vacancy, and property management can reduce the gap between gross yield and real owner income.
The biggest beginner risk is not only choosing the wrong neighborhood. It is buying a villa where title structure, access, maintenance, seasonality, resale liquidity, and realistic tenant depth do not support the headline yield.
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Villa rental yields in Sihanoukville in 2026
This table compares estimated villa rental yields in Sihanoukville by neighborhood and villa size.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for 2-bedroom villas, 3-bedroom villas, and 4-bedroom villas. The raw dataset also informs the interpretation of ownership costs, operating costs, vacancy, time to rent, demand, risk, and investment profile where those signals are available in the market notes.
Finally, please note you'll find much more detailed data in our real estate pack about Sihanoukville.
| Neighborhood | 2-bedroom villa average purchase price | 2-bedroom villa average monthly rent | 2-bedroom villa gross rental yield | 2-bedroom villa net rental yield | 3-bedroom villa average purchase price | 3-bedroom villa average monthly rent | 3-bedroom villa gross rental yield | 3-bedroom villa net rental yield | 4-bedroom villa average purchase price | 4-bedroom villa average monthly rent | 4-bedroom villa gross rental yield | 4-bedroom villa net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| City Centre / Sangkat 2 | US$145,000 | US$900 | 7.4% | 5.1% | US$255,000 | US$1,450 | 6.8% | 4.6% | US$390,000 | US$2,100 | 6.5% | 4.4% |
| Hawaii Beach | US$190,000 | US$1,150 | 7.3% | 4.8% | US$320,000 | US$1,750 | 6.6% | 4.3% | US$520,000 | US$2,650 | 6.1% | 4.0% |
| Independence Beach | US$240,000 | US$1,300 | 6.5% | 4.0% | US$430,000 | US$2,100 | 5.9% | 3.6% | US$720,000 | US$3,300 | 5.5% | 3.4% |
| Koh Puos / Bridge area | US$260,000 | US$1,400 | 6.5% | 3.9% | US$470,000 | US$2,300 | 5.9% | 3.5% | US$790,000 | US$3,600 | 5.5% | 3.3% |
| Ochheuteal Beach | US$175,000 | US$1,100 | 7.5% | 4.9% | US$300,000 | US$1,750 | 7.0% | 4.6% | US$460,000 | US$2,600 | 6.8% | 4.4% |
| Ores / Village fringe | US$120,000 | US$800 | 8.0% | 5.6% | US$210,000 | US$1,250 | 7.1% | 5.0% | US$330,000 | US$1,900 | 6.9% | 4.8% |
| Otres 1 | US$210,000 | US$1,450 | 8.3% | 5.3% | US$360,000 | US$2,350 | 7.8% | 5.0% | US$590,000 | US$3,800 | 7.7% | 4.9% |
| Otres 2 | US$230,000 | US$1,550 | 8.1% | 5.0% | US$410,000 | US$2,550 | 7.5% | 4.6% | US$680,000 | US$4,200 | 7.4% | 4.6% |
| Prey Nob / Airport corridor | US$115,000 | US$650 | 6.8% | 4.5% | US$205,000 | US$1,050 | 6.1% | 4.1% | US$335,000 | US$1,650 | 5.9% | 4.0% |
| Ream | US$155,000 | US$900 | 7.0% | 4.6% | US$275,000 | US$1,450 | 6.3% | 4.2% | US$450,000 | US$2,350 | 6.3% | 4.1% |
| Serendipity / Golden Lions | US$170,000 | US$1,050 | 7.4% | 4.8% | US$290,000 | US$1,650 | 6.8% | 4.4% | US$440,000 | US$2,400 | 6.5% | 4.3% |
| Victory Hill | US$135,000 | US$850 | 7.6% | 5.1% | US$240,000 | US$1,350 | 6.8% | 4.6% | US$370,000 | US$2,000 | 6.5% | 4.4% |
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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 areas people actually want to live in Sihanoukville are Otres 1, Ochheuteal Beach, Victory Hill, and City Centre / Sangkat 2.
These areas combine above-average net yields with enough tenant demand, beach access, services, and resale depth to make the income estimate more credible.
The estimated city average net yield in this dataset is about 4.8% for 2-bedroom villas, 4.4% for 3-bedroom villas, and 4.2% for 4-bedroom villas. Otres 1 sits above that across all three villa sizes, with estimated net yields of 5.3%, 5.0%, and 4.9%.
Ochheuteal Beach is also strong, especially for 2-bedroom and 3-bedroom villas at 4.9% and 4.6% net. This matters because Ochheuteal gives a beach-linked rental story without the same pricing pressure as Independence Beach or Koh Puos.
Victory Hill and City Centre / Sangkat 2 are less emotional choices, but they are practical. They work because tenants can value access to services, port-linked jobs, local businesses, and daily convenience more than a prime beachfront address.
The practical takeaway for a beginner buyer is simple. Otres 1 gives the clearest lifestyle-yield mix, while Victory Hill and City Centre give more practical rental demand and usually less dependence on seasonal tourism.
Where can I find villas with above-average yields and below-average entry prices in Sihanoukville?
The clearest above-average-yield and below-average-entry-price areas in Sihanoukville are Ores / Village fringe, Victory Hill, City Centre / Sangkat 2, and parts of Ochheuteal Beach.
These areas offer lower purchase prices than beach-prime districts, while still producing rents strong enough to support credible villa rental yields in Sihanoukville.
In the table, the average 2-bedroom villa purchase price is about US$178,750. Ores is far below that at US$120,000, Victory Hill is US$135,000, City Centre / Sangkat 2 is US$145,000, and Ochheuteal Beach is slightly below average at US$175,000.
Their estimated 2-bedroom net yields range from 4.9% to 5.6%, which is at or above the city average. Ores looks strongest on the spreadsheet, with US$800 monthly rent on a US$120,000 purchase price and a 5.6% net yield.
The reason these areas are cheaper is not the same. Ores is cheaper because it is less polished and less liquid, Victory Hill has a more mixed image, City Centre is less lifestyle-led, and Ochheuteal is a middle-market beach option rather than a luxury scarcity location.
The warning is that cheap is not automatically good. In Sihanoukville, low villa pricing can reflect weak access, older construction, title complexity, unfinished nearby buildings, or thin resale demand.
Where does the rent level justify the purchase price most clearly in Sihanoukville?
The rent level most clearly justifies the purchase price in Otres 1, Ochheuteal Beach, Ores / Village fringe, and Victory Hill.
These neighborhoods have the strongest rent-to-price relationship without relying only on very low purchase prices.
Otres 1 is the standout for 3-bedroom villas. A 3-bedroom villa is estimated at US$360,000, with US$2,350 monthly rent, 7.8% gross yield, and 5.0% net yield.
Ochheuteal Beach also looks rational. A 3-bedroom villa is estimated at US$300,000, with US$1,750 monthly rent and 4.6% net yield, which is attractive because the purchase price is materially below Otres 1.
Koh Puos and Independence Beach are weaker for pure rental income. A 4-bedroom Koh Puos villa may rent for US$3,600 per month, but the estimated purchase price of US$790,000 leaves only 3.3% net yield.
The honest interpretation is that the most prestigious areas are not always the best income areas. 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.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Sihanoukville?
For stable rental income rather than maximum yield in Sihanoukville, the best areas are City Centre / Sangkat 2, Ochheuteal Beach, Victory Hill, and selected parts of Hawaii Beach.
These areas are not always the highest-yielding places in the table, but they have broader renter pools and clearer everyday reasons for tenants to stay.
City Centre / Sangkat 2 has estimated net yields of 5.1% for 2-bedroom villas, 4.6% for 3-bedroom villas, and 4.4% for 4-bedroom villas. Those returns are supported by practical local demand rather than only tourism appeal.
Ochheuteal Beach is more lifestyle-oriented, but it still has a liquid rental story because it offers beach access without the highest Independence Beach or Koh Puos price premium.
Victory Hill is useful for entry pricing and practical tenant demand, especially when the property condition is good. Hawaii Beach can work for renters who want privacy and coastal access, but liquidity is narrower than downtown.
For a foreign individual buyer, stability usually means avoiding a narrow tenant pool. A slightly lower yield in a more rentable location can be safer than a higher spreadsheet yield in a fringe area with slow leasing risk.
Which villa type gives the best return for the lowest total investment in Sihanoukville?
The best villa type for return versus total investment in Sihanoukville is usually the 2-bedroom villa.
Two-bedroom villas have the lowest entry cost and the highest average net yield in this dataset, which makes them easier for beginner buyers to underwrite.
The average 2-bedroom villa costs about US$178,750 and produces about 4.8% net yield. The average 3-bedroom villa costs about US$313,750 and produces about 4.4% net yield.
The average 4-bedroom villa costs about US$506,250 and produces about 4.2% net yield. That means a larger villa can earn more rent in absolute dollars, but the capital requirement and operating burden rise faster.
This happens because 2-bedroom villas can serve couples, small families, retirees, remote workers, and long-stay visitors. They also tend to need less garden care, less pool care, fewer furnishings, and lower repair budgets.
The 3-bedroom villa is the best balance when the buyer wants family-rental appeal. In Otres 1, the 3-bedroom estimate reaches 5.0% net yield, which is strong for Sihanoukville. 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 combine strong rental income with lower vacancy risk in Sihanoukville are Otres 1, Ochheuteal Beach, City Centre / Sangkat 2, and Hawaii Beach.
These areas have clearer tenant reasons to rent, including beach access, services, privacy, practical city access, or proximity to employment and daily life.
Otres 1 has the strongest income line in the table. Estimated rents are US$1,450 per month for 2-bedroom villas, US$2,350 for 3-bedroom villas, and US$3,800 for 4-bedroom villas.
Ochheuteal Beach has slightly lower rents but less extreme pricing. A 3-bedroom Ochheuteal villa is estimated at US$1,750 per month and 4.6% net yield, supported by beach access and central coastal appeal.
City Centre / Sangkat 2 has lower absolute rent than the top lifestyle areas, but lower vacancy risk for practical renters. It is less dependent on seasonal tourists and more tied to workers, families, businesses, and city services.
Some high-rent areas carry more vacancy risk. Koh Puos and Independence Beach can command higher rents, but a vacant month on a US$3,600 villa hurts more than a vacant month on a US$1,350 or US$1,750 villa.
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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 Koh Puos / Bridge area and Independence Beach.
These are not bad lifestyle locations, but they are weaker pure rental-yield locations because the purchase price is high compared with realistic annual rent.
Koh Puos has the lowest estimated net yields in the dataset, at 3.9% for 2-bedroom villas, 3.5% for 3-bedroom villas, and 3.3% for 4-bedroom villas.
Independence Beach is similar, with estimated net yields of 4.0%, 3.6%, and 3.4% across the three standard villa sizes.
The issue is not that rents are low. A 4-bedroom Koh Puos villa is estimated at US$3,600 per month, but the US$790,000 purchase price leaves a weak rent-to-price ratio after costs.
The trade-off is income return versus lifestyle value. These areas can suit owner-occupiers, prestige buyers, or capital-preservation buyers, but they are less convincing for a beginner who needs rental income to carry the asset.
Which neighborhoods should I avoid even if the rental yield looks attractive in Sihanoukville?
Beginner villa buyers should be cautious with Ores / Village fringe, Prey Nob / Airport corridor, and some lower-quality Victory Hill stock, even when the rental yield looks attractive.
These areas can show good yields because prices are low, not because risk is low.
Ores has the highest estimated net yield in the dataset, reaching 5.6% for 2-bedroom villas. The risk is thinner resale demand, uneven road quality, and higher property-selection risk.
Prey Nob is cheap, with a 2-bedroom villa estimate of US$115,000, but the rent is also low at US$650 per month. Its yield is acceptable, not exceptional, and depends on infrastructure-led demand from the airport and industrial corridor.
Victory Hill can be attractive at the right price, but older villas may need repairs, security upgrades, better parking, and renovation before they can attract reliable tenants.
The practical rule is to avoid buying only because the yield cell looks strong. In Sihanoukville, a villa with poor access, weak title comfort, or high maintenance needs can lose its yield advantage quickly.
Which neighborhoods look risky even though the rental yield is high in Sihanoukville?
The high-yield but riskier Sihanoukville neighborhoods are Ores / Village fringe, Otres 2, and parts of Victory Hill.
Their yields can be attractive, but the risk-adjusted return is not always better than safer central or mid-market areas.
Ores has a 5.6% estimated net yield for 2-bedroom villas and 5.0% for 3-bedroom villas. The risk is weaker liquidity and more variation in property quality.
Otres 2 has strong rents, including US$4,200 per month for a 4-bedroom villa and 4.6% net yield. The risk is seasonality and dependence on lifestyle renters, tourists, and higher-budget tenants.
Victory Hill has good entry pricing and estimated net yields near 5.1% for 2-bedroom villas and 4.6% for 3-bedroom villas. The risk is that the area is less universally attractive to lifestyle tenants than Otres or Ochheuteal.
A safer alternative is often Ochheuteal Beach. Its yields are slightly lower than Ores or Otres 1, but it combines beach access, centrality, and broader renter appeal.
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What neighborhoods should I avoid when buying a rental villa in Sihanoukville?
For a beginner rental-villa investor in Sihanoukville, the avoid-or-approach-carefully list is Prey Nob / Airport corridor, Ores / Village fringe, Koh Puos / Bridge area, and poor-quality Victory Hill stock.
These are not automatically bad places, but they are harder for beginners because the risks are more property-specific.
Prey Nob should be approached only with a strong discount. It is infrastructure-sensitive and not yet a deep residential villa rental market.
Ores / Village fringe should be avoided by buyers who cannot inspect property quality closely. Road access, drainage, building condition, and tenant depth can vary heavily.
Koh Puos should be avoided by yield-focused buyers. It has the lowest net yields in the table and is more convincing for lifestyle ownership than for income.
Victory Hill should not be rejected completely, but beginners should avoid older or poorly maintained villas. Buy only if renovation costs, security, parking, and long-term tenant fit are clear.
The common Sihanoukville problem is not just rent. It is resale liquidity, legal structure, unfinished nearby projects, and maintenance uncertainty.
Which neighborhoods are seeing rental demand weaken, and why, in Sihanoukville?
Rental demand appears weaker or more fragile in Koh Puos, Independence Beach, Prey Nob, and parts of Otres 2.
The issue is not that these places cannot rent. The issue is that the renter pool is narrower and more exposed to high budgets, seasonality, or future infrastructure delivery.
Koh Puos and Independence Beach depend more on high-budget renters. Their rents are high, but purchase prices and ownership costs are also high, so owners have less margin if tenants negotiate or vacancy rises.
Prey Nob demand is still developing. The area depends on airport, logistics, special economic zone, and industrial growth, which means rental demand may arrive unevenly and later than sellers suggest.
Otres 2 is more seasonal. It can perform well when tourism and long-stay lifestyle demand are strong, but it is less stable than City Centre / Sangkat 2 or Ochheuteal Beach.
This is not a structural collapse call. It is a caution that these areas need more conservative vacancy assumptions and stronger price discipline.
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 Prey Nob / Airport corridor, Ream, City Centre / Sangkat 2 to 4, Otres, and port-linked areas near Victory Hill and Hawaii Beach.
Development could improve demand, but it could also add competing supply, so the investor must separate demand-creating infrastructure from supply-heavy real estate stories.
Prey Nob and Ream benefit most from the airport, logistics, resort, and infrastructure narrative. These areas are not yet the safest rental markets, but improved access can make them more viable for workers, managers, resort staff, aviation-linked tenants, and industrial tenants.
City Centre / Sangkat 2 to 4 benefits from office, retail, services, and port-linked activity. This is a more practical rental story than a purely tourism-led villa strategy.
Otres benefits from beachfront visibility and lifestyle demand. The risk is that more development can also create more accommodation competition, which may pressure weaker villas.
The investment question is whether the price already reflects the story. In Prey Nob and Ream, the upside may not be fully priced into every villa, but the tenant base is still immature.
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Which neighborhoods have become less attractive for villa investors over the last 12 months in Sihanoukville?
Over the last 12 months, the villa investment case has weakened most in luxury-heavy Koh Puos, Independence Beach, and seasonal parts of Otres 2.
These areas remain desirable, but the income case has become harder to justify when purchase price, vacancy, maintenance, and tenant depth are considered together.
Koh Puos is the clearest example because the estimated net yield falls to 3.3% for 4-bedroom villas. That leaves little margin for vacancy, repairs, pool maintenance, garden care, or property management.
Independence Beach has a similar problem. A 4-bedroom villa is estimated at US$720,000 and US$3,300 monthly rent, but the net yield is only 3.4%.
Otres 2 is less about low yield and more about demand certainty. The rents are strong, but the area is more exposed to lifestyle renters, seasonal tourism, and high-budget tenants.
These neighborhoods can still be good places to live or own lifestyle property. They are simply less attractive for a beginner who needs rental income to justify the purchase price.
Which villa types are becoming harder to rent in Sihanoukville, and in which neighborhoods?
The villa type becoming harder to rent in Sihanoukville is the 4-bedroom villa, especially in Koh Puos, Independence Beach, Prey Nob, and weaker parts of Otres 2.
The problem is not that large villas cannot rent. The problem is that they need a smaller pool of high-income families, corporate tenants, luxury long-stay guests, or seasonal renters.
A 4-bedroom Koh Puos villa may ask around US$3,600 per month, and a 4-bedroom Otres 2 villa around US$4,200 per month. Those numbers are high, but they also increase vacancy risk if the right tenant is not available.
The 4-bedroom product also has higher costs. More rooms usually mean more air-conditioning, repairs, garden work, pool upkeep, cleaning, security, and furnishing replacement.
That is why the average 4-bedroom net yield in the dataset is about 4.2%, below the 2-bedroom average of 4.8%. The large-villa owner earns more rent in dollars, but often keeps less of it as yield.
Two-bedroom villas are easier to rent when priced correctly because they fit couples, small families, retirees, and remote workers. The best beginner strategy is usually a well-located 2-bedroom or 3-bedroom villa, not the biggest villa available.
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INSIGHTS
These insights are drawn from the Sihanoukville villa rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential villa to rent out.
You’ll find even more insights in our our real estate pack about Sihanoukville.
- Otres 1 has Sihanoukville’s clearest rent-to-price balance for villa buyers. It is not the cheapest area, but the combination of beach appeal, strong rents, and net yields near 5% makes the income case more credible.
- Ores / Village fringe has the highest net yield in the dataset, but it is not automatically the safest choice. The high return is partly compensation for weaker resale depth, less polished surroundings, and more property-selection risk.
- Two-bedroom villas give the best percentage return for the lowest capital requirement. In Sihanoukville, this matters because smaller villas are easier to rent, cheaper to maintain, and less exposed to a narrow luxury tenant pool.
- Three-bedroom villas are the safest middle format for many buyers. They are large enough for families and long-stay tenants, but they usually avoid the cost burden and tenant scarcity of 4-bedroom villas.
- Four-bedroom villas can earn impressive rent, especially in Otres 1 and Otres 2, but they are not the most efficient yield product. Higher rent is often absorbed by higher purchase prices, more maintenance, and bigger vacancy exposure.
- Koh Puos villas look expensive because land scarcity and lifestyle appeal beat rental income. This can make sense for owner-use buyers, but it is weak for pure yield buyers.
- Independence Beach is lifestyle-led. The area can be attractive, but the rent does not fully offset the purchase price premium for a beginner income investor.
- Ochheuteal Beach offers a useful middle-market yield profile. It gives beach-linked demand without the weakest rent-to-price ratio of the most premium coastal pockets.
- Victory Hill is a price-sensitive opportunity. It can work when the villa is well maintained, secure, and practical, but older stock can quickly turn a good yield into a repair budget.
- Prey Nob is an infrastructure-sensitive bet, not a proven deep villa rental market. The price is low, but the rental story depends on airport, logistics, industrial, and staff-housing demand becoming more visible.
- Ream should be judged through execution risk. Infrastructure and resort activity can support future demand, but the buyer should not pay today as if that demand is already guaranteed.
- Hawaii Beach rents benefit from privacy and coastal access. The trade-off is narrower liquidity than downtown areas and a smaller pool of tenants who specifically want that setting.
- City Centre / Sangkat 2 is practical rather than emotional. It can be useful for stable rental income because tenants value services, access, work, and everyday convenience.
- Sihanoukville beach villas can rent well, but seasonal demand matters. Net yield should be judged after vacancy, not under perfect occupancy assumptions.
- Foreign buyers should treat Sihanoukville villas differently from condos. Villas include land exposure, so legal structure, title comfort, lease or trust arrangements, and professional advice matter much more.
- The most important Sihanoukville villa risk is not only neighborhood choice. Property condition, access, security, management quality, legal structure, maintenance burden, and resale liquidity can matter as much as the area name.
- The safest product is usually a well-priced 3-bedroom villa in a location with real tenant depth. It may not have the highest yield cell, but it often has the best balance of rentability, livability, and resale appeal.
- Gross yield is useful, but net yield is the more honest number for villas. Garden care, pool care, repairs, taxes, management fees, agent fees, insurance, and vacancy can materially reduce the income a foreign owner actually keeps.
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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 villa type. For each area, we looked separately at 2-bedroom villas, 3-bedroom villas, and 4-bedroom villas, using comparable property types and local villa-style housing categories where possible.
We manually researched current residential sale and rental listings across major Cambodia and Sihanoukville property platforms, including Realestate.com.kh, FazWaz Cambodia, and IPS Cambodia. We did not reuse a third-party yield dataset.
For each neighborhood and villa type, we collected comparable sale listings ourselves, then cleaned the sample. Duplicate listings, non-comparable houses, luxury outliers, distressed assets, serviced-style offers, incomplete listings, unrealistic asking prices, and properties that would distort the estimate were removed.
We then estimated a realistic purchase price for each segment. The median price was the main reference where possible, while the average was used only when the sample was clean and not distorted by unusual high-end villas or distressed listings.
We built the rental side of the dataset separately. For the same neighborhood and villa 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 researched separately, then matched by neighborhood and property 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 avoided applying one flat discount across all Sihanoukville villa segments. The deduction was adjusted by neighborhood and villa type because a small central landed home, a beach villa, a garden villa, and a larger pool-style family villa do not have the same operating cost profile.
For Sihanoukville villas, the net-yield adjustment pays attention to villa operating costs where available, including rental tax, vacancy risk, maintenance, repairs, insurance, property management, agent fees, furnishing replacement, utilities, garden care, pool care, security, caretaker costs, borey or estate fees, and other ownership costs.
We also considered villa-specific market signals when the raw dataset supported them. These include access, privacy, road quality, beach proximity, seasonality, tenant depth, long-stay demand, short-term rental exposure, resale liquidity, unfinished nearby projects, and legal complexity for foreign buyers.
Each estimate is assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 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.
The tracker is updated regularly and should be read as a structured market estimate, not as a guarantee 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.
