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 thinking about buying a villa in Sihanoukville to rent it out, the first thing you need to know is how much rental income you can realistically expect.
In this blog post, we break down rental yields, occupancy rates, seasonal patterns, and practical strategies to help you make a well-informed decision about villa investment in Sihanoukville in 2026.
We constantly update this blog post to make sure you always get the freshest data and the most current picture of the Sihanoukville rental 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 yield can I realistically expect from a villa in Sihanoukville as of 2026?
How much monthly rent can a typical villa generate in Sihanoukville as of 2026?
As of early 2026, a typical 3-to-4-bedroom villa in Sihanoukville can generate between 6,000,000 to 12,000,000 Cambodian Riel per month, which is roughly USD 1,500 to USD 3,000 (or about EUR 1,400 to EUR 2,800).
At the entry level, a basic villa in a less central area of Sihanoukville, such as the neighborhoods around Buoy or Kbal Chhay, can bring in around 4,000,000 to 6,000,000 Riel per month, or about USD 1,000 to USD 1,500 (EUR 930 to EUR 1,400).
If your villa in Sihanoukville is in a more sought-after location, like the areas near Independence Beach or Victory Hill, you can expect mid-range rents of around 6,000,000 to 10,000,000 Riel per month, or roughly USD 1,500 to USD 2,500 (EUR 1,400 to EUR 2,300).
For a luxury villa in Sihanoukville, especially those in gated communities near Otres Beach or Sokha Beach with a private pool, monthly rents can go up to 12,000,000 to 20,000,000 Riel, which translates to about USD 3,000 to USD 5,000 (EUR 2,800 to EUR 4,600).
What is the average gross rental yield for villas in Sihanoukville as of 2026?
As of early 2026, the average gross rental yield for villas in Sihanoukville sits at around 7% to 8%, which is considered attractive compared to many other markets in Southeast Asia.
That said, most villa properties in Sihanoukville fall within a realistic gross rental yield range of 6% to 9%, depending on the purchase price, the condition of the villa, and how well it is marketed to tenants.
The single most important factor that separates a high-yield villa from a low-yield one in Sihanoukville is proximity to the Chinese-led development zones around the city center, because villas close to these zones attract a steady stream of foreign business tenants willing to pay premium rents, while villas further away often struggle with longer vacancies.
Compared to apartments, villas in Sihanoukville tend to offer slightly higher gross rental yields because the purchase price per square meter for villas remains lower than for new condominiums, while rental rates for villas have been catching up fast thanks to growing demand from expatriate families and business operators.
What is the average net rental yield for villas in Sihanoukville as of 2026?
As of early 2026, the average net rental yield for villas in Sihanoukville is approximately 5% to 6%, once you subtract all operating expenses from your gross rental income.
Most villa owners in Sihanoukville see net yields that fall within a range of 4.5% to 7%, with the variation mainly coming down to how efficiently they manage their property and how well they control costs.
The three largest expense categories that eat into your gross yield in Sihanoukville are property management fees (which are common because many villa owners are overseas), regular maintenance costs due to the tropical climate causing faster wear and tear, and the local business taxes that apply if you rent to short-term tenants.
All in all, villa owners in Sihanoukville typically spend about 20% to 30% of their gross rental income on operating expenses, which is relatively moderate compared to more regulated markets in Southeast Asia.
By the way, you will find much more detailed data in our property pack covering the real estate market in Sihanoukville.
Are rental yields for villas in Sihanoukville going up or down in 2026?
As of early 2026, rental yields for villas in Sihanoukville are stabilizing after several years of sharp ups and downs caused by the wave of Chinese-led development and the post-pandemic tourism recovery.
The single most important factor driving this stabilization in Sihanoukville is the government's ongoing push to diversify the city's economy beyond casino tourism, with new infrastructure projects like the expressway to Phnom Penh and the expansion of the deep-sea port bringing in a broader mix of tenants and investors.
Over the past 12 months, villa owners in Sihanoukville have seen gross rental yields shift by roughly +0.5 to +1 percentage point, mostly because rental demand has picked up faster than new villa supply has entered the market.
Looking ahead over the next 12 to 24 months, villa rental yields in Sihanoukville are expected to continue their gradual upward trend, supported by growing tourism, new economic zones, and the limited pipeline of new villa developments in desirable locations like Otres and Sokha Beach.
You'll find our latest property market analysis about Sihanoukville here.
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How easy is it to find long-term tenants for your villa in Sihanoukville?
How many months per year are villas usually rented in Sihanoukville as of 2026?
As of early 2026, villas in Sihanoukville are typically rented out for about 10 to 11 months per year, which means most owners deal with at least a short vacancy period annually.
The realistic range for most villa rental situations in Sihanoukville is between 8 and 12 months of occupancy per year, with beachfront properties at the higher end and inland villas at the lower end.
The single most common reason why villas in Sihanoukville sit empty for part of the year is the heavy reliance on foreign tenants, particularly Chinese and Korean business operators, who often leave during the rainy season or when their projects between Sihanoukville and Phnom Penh are paused.
In Sihanoukville, the months with the highest vacancy rates for villas are typically May through September, which coincides with the monsoon season and the drop in tourist arrivals along the Cambodian coast.
What occupancy rate do villa owners achieve in Sihanoukville as of 2026?
As of early 2026, the typical annual occupancy rate for villas in Sihanoukville is around 75% to 85%, meaning most villa owners can expect their property to be occupied for roughly three-quarters of the year or more.
The realistic range that covers most villa properties in Sihanoukville stretches from about 65% for less well-located villas to around 90% for the best-positioned properties near the coast.
The single most important factor in Sihanoukville that determines whether a villa achieves above-average or below-average occupancy is whether the property is listed on both local Cambodian rental platforms and international platforms like Airbnb and Booking, because the city's tenant pool is split between Chinese-speaking renters who use local agents and Western expatriates who search online, and reaching only one group means missing a large part of the market.
We cover everything there is to know about buying and renting out in Sihanoukville here.
How long does it usually take to find a tenant for a villa in Sihanoukville as of 2026?
As of early 2026, it typically takes about 3 to 6 weeks to find a tenant for a villa in Sihanoukville, provided the property is well-maintained and priced in line with the local market.
The realistic range for most villa rental situations in Sihanoukville goes from as fast as 2 weeks for a competitively priced beachside villa to as long as 3 months for properties in less popular inland areas or those priced above market rates.
The fastest time to find tenants for villas in Sihanoukville is between October and January, when the dry season kicks in and a new wave of foreign workers, tourists, and seasonal residents arrives in the city looking for accommodation ahead of the peak season along the Cambodian coast.
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.
Is short term or long term rental more profitable for villas in Sihanoukville as of 2026?
Are short term villa rentals legally allowed in Sihanoukville as of 2026?
As of early 2026, short-term villa rentals are legally allowed in Sihanoukville, but villa owners must register their property as a tourism accommodation with the local authorities and comply with Cambodian guesthouse and hotel licensing rules.
There is currently no strict legal cap on the number of days per year you can rent out your villa on a short-term basis in Sihanoukville, which is different from many Western countries that limit short-term rentals to a set number of nights annually.
To legally operate a short-term rental villa in Sihanoukville, owners need to obtain a business license from the local commune, register with the Ministry of Tourism, and in some cases get approval from the Sihanoukville provincial authorities, especially if the property is in a designated tourism zone.
Penalties for operating an unregistered short-term rental in Sihanoukville can include fines, forced closure, and in more serious cases, legal proceedings initiated by local authorities, although enforcement has historically been inconsistent across different parts of the city.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Sihanoukville.
What gross yield can short term villa rentals reach in Sihanoukville as of 2026?
As of early 2026, short-term villa rentals in Sihanoukville can typically reach a gross yield of around 10% to 12%, which is significantly higher than what long-term rentals offer.
The realistic range for most short-term villa rental situations in Sihanoukville goes from about 8% at the low end to as high as 15% for the best-performing properties near Otres Beach or Sokha Beach during peak season.
The single most important factor that determines whether a short-term villa in Sihanoukville hits the upper or lower end of that range is the property's visibility on international booking platforms, because Sihanoukville's short-term rental market is heavily driven by online bookings from foreign tourists and digital nomads who rarely use local agents.
Finally please note that you will have all the profitability indicators you need in our property pack covering the real estate market in Sihanoukville.
What gross yield can long term villa rentals reach in Sihanoukville as of 2026?
As of early 2026, long-term villa rentals in Sihanoukville typically reach a gross yield of around 7% to 8%, which is lower than short-term rentals but comes with far less hassle and more predictable income.
The realistic range for most long-term villa rental situations in Sihanoukville spans from about 6% for villas in quieter inland neighborhoods to around 9% for well-located properties near the beach or the city's commercial hubs.
The single biggest advantage that long-term villa rentals have over short-term rentals in Sihanoukville is that they provide a steady monthly income even during the monsoon season from May to October, when short-term bookings drop sharply and many Airbnb-style villas sit nearly empty for weeks at a time.
What occupancy rate do short term villas achieve in Sihanoukville as of 2026?
As of early 2026, the typical annual occupancy rate for short-term villas in Sihanoukville is around 55% to 70%, which reflects the significant seasonal swings the city experiences throughout the year.
The realistic range for most short-term villa properties in Sihanoukville goes from about 45% for properties in less touristy areas to around 80% for top-rated villas in prime beachfront locations like Otres or Independence Beach.
During peak season in Sihanoukville (November to March), short-term villas can achieve occupancy rates of 80% to 95%, but during the low season (May to September), that number often drops to 30% to 45%, which is a big gap to keep in mind.
To match the profitability of a long-term rental in Sihanoukville, short-term villa owners generally need to maintain an annual occupancy rate of at least 55% to 60%, because below that level the higher nightly rates are not enough to offset the management costs and seasonal vacancies.
How seasonal is villa rental income in Sihanoukville as of 2026?
As of early 2026, villa rental income in Sihanoukville is highly seasonal, with a very noticeable gap between what you earn during the busy dry season and the quieter monsoon months.
In Sihanoukville, roughly 60% to 70% of annual villa rental income is typically generated during the peak season months, which means the rest of the year accounts for only about a third of your total revenue.
The peak rental season for villas in Sihanoukville runs from November through March, when the weather is dry, tourist arrivals are at their highest, and foreign residents are most active in looking for accommodation along the coast.
In terms of the income gap, the highest-earning month for villa rentals in Sihanoukville (usually December or January) can generate about 3 to 4 times more income than the lowest-earning month (typically June or July), which is a significant difference that you should plan for.
You can also check our latest update about the rent data in Sihanoukville.
Which strategy gives better net yield for villas in Sihanoukville as of 2026?
As of early 2026, short-term rentals typically give better net yield for villas in Sihanoukville, but only if the owner is willing and able to actively manage the property or hire a reliable local manager.
The single most important factor that tips the balance between short-term and long-term strategy in Sihanoukville is whether your villa is located within walking distance of the beach, because villas that are not on or near the coast see a dramatic drop in short-term bookings during the off-season, which can wipe out the yield advantage that short-term rentals usually offer.
Long-term rentals can actually give better net yield than short-term rentals in Sihanoukville when the villa is located in an inland neighborhood like the areas around the city center or near the port, where demand comes mostly from foreign workers on long contracts rather than tourists looking for a beachside vacation.
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How can I increase my villa rental yield in Sihanoukville as of 2026?
What renovations give the highest ROI for villas in Sihanoukville?
The three renovations that give the highest return on investment for villas in Sihanoukville are adding or upgrading a private swimming pool, modernizing the kitchen with Western-standard appliances, and improving outdoor living areas such as terraces and gardens, because these are the features that foreign tenants and tourists value most.
Villa owners in Sihanoukville can typically expect an ROI of 15% to 30% per year on these high-impact renovations, meaning the increased rental income pays back the renovation cost within roughly 3 to 6 years.
The single most cost-effective improvement you can make to a villa in Sihanoukville without major renovation is installing reliable high-speed internet and air conditioning in every room, because many tenants, especially digital nomads and remote workers, will choose a villa with fast WiFi over a nicer property without it.
One renovation that villa owners in Sihanoukville should generally avoid is overspending on high-end interior finishes like marble countertops or designer fixtures, because the local rental market does not reward ultra-luxury touches nearly enough to justify the cost, and the tropical climate can damage premium materials faster than expected.
You'll find a much more detailed analysis of the profitable rental strategies in our property pack covering the real estate market in Sihanoukville.
What pricing strategy maximizes villa rental yield in Sihanoukville as of 2026?
As of early 2026, the pricing strategy that maximizes villa rental yield in Sihanoukville is dynamic pricing, where you adjust your rates based on the season, local events, and what comparable villas nearby are charging at any given time.
Villa owners in Sihanoukville should aim to increase their nightly or monthly rates by about 30% to 50% during the peak season (November to March) compared to their low-season rates, and offer discounts of 20% to 30% during the monsoon months to maintain occupancy rather than leaving the villa empty.
The single most common pricing mistake that villa owners in Sihanoukville make is setting one fixed price for the entire year and never adjusting it, which means they leave money on the table during peak months and scare away potential tenants during the off-season by charging too much.
To stay competitive and maximize yield, villa owners in Sihanoukville should review and adjust their rental pricing at least once a month, and ideally every two weeks during the transition between peak and low seasons when demand shifts quickly.
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.
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 We Trust It | How We Used It |
|---|---|---|
| Realestate.com.kh | It is the largest property listing platform in Cambodia, with the most comprehensive database of rental and sale listings. | We used it to track current asking rents and sale prices for villas in Sihanoukville. We also monitored listing durations to estimate how long it takes to find tenants. |
| Ministry of Land Management, Urban Planning and Construction | It is the official Cambodian government body responsible for property regulations and land policy. | We referred to it for up-to-date information on property taxes, ownership rules, and licensing requirements. We also checked it for any recent policy changes that could affect villa rental yields in Sihanoukville. |
| World Bank Cambodia | The World Bank provides independent and verified economic data on Cambodia's economy and development. | We consulted it to understand economic growth rates and infrastructure investment trends affecting Sihanoukville. We used its GDP and FDI data to assess the outlook for the local rental market. |
| Knight Frank Cambodia | Knight Frank is one of the leading global real estate advisory firms with a dedicated Cambodia office. | We used their market insights for luxury villa rental rates and occupancy data in Sihanoukville. We also referenced their quarterly reports on residential market trends across Cambodia. |
| CBRE Cambodia | CBRE is a global real estate services firm that publishes detailed reports on the Cambodian property market. | We referenced their data on residential rental yields and vacancy rates in Sihanoukville. We also used their expense benchmarks for calculating net rental yields. |
| Sihanoukville Provincial Government | It is the official local government source for urban development plans and infrastructure projects in Sihanoukville. | We checked it for information on ongoing and planned developments that could affect villa rental demand. We also used it to understand zoning changes in popular villa neighborhoods. |
| AirDNA | AirDNA is the leading analytics platform for short-term rental performance data worldwide. | We used it to gather occupancy rates, average nightly rates, and seasonal booking patterns for villas in Sihanoukville. We also used their data to estimate short-term rental gross yields. |
| Cambodia Ministry of Tourism | It is the official government body tracking tourist arrivals and tourism development in Cambodia. | We used their monthly arrival statistics to understand seasonal demand patterns in Sihanoukville. We also referenced their tourism development plans for the coastal region. |
| DFDL Legal & Tax | DFDL is a leading legal and tax advisory firm specializing in Southeast Asian markets, including Cambodia. | We consulted their legal guides to verify short-term rental regulations and licensing requirements in Sihanoukville. We also used their tax summaries to estimate operating costs for villa owners. |
| National Bank of Cambodia | It is the central bank of Cambodia and the official source for exchange rates and financial sector data. | We used it for accurate USD-to-Riel exchange rates when converting rental figures. We also referenced their reports on real estate lending trends in Cambodia. |
| National Institute of Statistics Cambodia | It is Cambodia's official statistics agency, providing demographic and economic data at the provincial level. | We used their population and migration data to assess demand drivers in Sihanoukville. We also referenced their housing data for understanding local property market conditions. |
| JLL Cambodia | JLL is a global real estate services company with local expertise in the Cambodian property market. | We used their residential market reports to cross-check rental yields and occupancy rates in Sihanoukville. We also referenced their investment outlook reports for coastal property markets in Cambodia. |
| Phnom Penh Post (Real Estate Section) | It is one of Cambodia's most established English-language newspapers with regular real estate coverage. | We monitored their property news for recent market developments affecting Sihanoukville. We also used their reporting to verify trends and data points from other sources. |
| International Monetary Fund (Cambodia) | The IMF provides independent macroeconomic assessments and forecasts for Cambodia. | We used their economic outlook data to assess the broader economic environment supporting Sihanoukville's rental market. We also referenced their inflation forecasts when estimating future rental income trends. |
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