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Get all the data you need about the real estate market in Sihanoukville
We constantly update this blog post so buyers can follow Sihanoukville rents with fresh 2026 data.
Sihanoukville is not only a beach city, because rents in Sihanoukville also depend on the port, special economic zones, tourism, universities, and old casino-era buildings.
That is why a simple city average can be misleading, and why this guide separates studios, 1-bedroom apartments, 2-bedroom apartments, and the best rental neighborhoods in Sihanoukville.
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 are typical rents in Sihanoukville as of 2026?
What's the average monthly rent for a studio in Sihanoukville as of 2026?
as of 2026, the average monthly rent for a studio in Sihanoukville is about KHR 1.4 million, or about $340 and €310, for a normal long-term residential studio.
In practice, most studio rents in Sihanoukville in 2026 fall between KHR 1.0 million and KHR 1.8 million, or about $250 to $450 and €230 to €415, depending on location and finish.
The cheapest Sihanoukville studios are usually basic flats near Sangkat Pir, Sangkat Bei, Victory Hill, and port-side streets, while furnished beach studios near Otres, Ochheuteal, Sokha, and Independence Beach cost more.
What's the average monthly rent for a 1-bedroom in Sihanoukville as of 2026?
as of 2026, the average monthly rent for a 1-bedroom apartment in Sihanoukville is about KHR 2.1 million, or about $520 and €480, for a furnished long-term unit.
A realistic 2026 range for most 1-bedroom apartments in Sihanoukville is KHR 1.6 million to KHR 2.7 million, or about $400 to $650 and €370 to €600.
Cheaper 1-bedroom rents in Sihanoukville are usually found around Sangkat Bei, Sangkat Pir, Victory Hill, and port-side areas, while Otres, Sokha, Independence Beach, and Ochheuteal are usually higher.
What's the average monthly rent for a 2-bedroom in Sihanoukville as of 2026?
as of 2026, the average monthly rent for a 2-bedroom apartment in Sihanoukville is about KHR 3.2 million, or about $780 and €720, for a decent livable unit.
Most 2-bedroom rents in Sihanoukville in 2026 sit between KHR 2.7 million and KHR 3.9 million, or about $650 to $950 and €600 to €875.
Older 2-bedroom apartments near the port, Victory Hill, Sangkat Bei, and Sangkat Pir are usually cheaper, while Sokha Beach, Independence Beach, Otres, and sea-view parts of Sangkat Muoy are the most expensive.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Sihanoukville.
What's the average rent per square meter in Sihanoukville as of 2026?
as of 2026, the average rent per square meter in Sihanoukville is about KHR 41,000 per m² per month, or about $10 and €9 per m² per month.
Across Sihanoukville neighborhoods in 2026, most rents range from KHR 29,000 to KHR 74,000 per m² per month, or about $7 to $18 and €6 to €17 per m² per month.
Sihanoukville rents per square meter are usually below the best parts of Phnom Penh, but premium sea-view units in Otres, Sokha, and Independence Beach can compete with strong Phnom Penh apartment rents.
Small units, sea views, good furniture, elevators, reliable air-conditioning, security, parking, and proper building management usually push Sihanoukville rent per square meter above the city average.
How much have rents changed year-over-year in Sihanoukville in 2026?
as of 2026, good furnished long-term apartment rents in Sihanoukville are up by about 5% to 8% year over year, while weak or poorly located stock is closer to flat.
The main drivers in Sihanoukville in 2026 are better tourism demand, port activity, SEZ jobs, and limited good-quality livable apartments, balanced against unfinished buildings and oversupply in weak locations.
Compared with 2025, rent growth in Sihanoukville in 2026 looks slightly better for prime furnished units, but the citywide market is still far from a broad rental boom.
What's the outlook for rent growth in Sihanoukville in 2026?
as of 2026, our projected rent growth for Sihanoukville is about 4% to 7% for well-located furnished apartments and 0% to 3% for average stock.
Over the coming year, Sihanoukville rents will mostly depend on port expansion, SEZ hiring, tourism recovery, Chinese and regional business activity, and the supply of properly managed apartments.
The strongest rent growth in Sihanoukville is likely in Otres, Sokha, Independence Beach, Ochheuteal, Sangkat Buon, and practical port or SEZ-adjacent areas with clean furnished units.
The main risks are weak tourism, too much old supply, poor building management, unfinished projects, and any slowdown in Cambodia logistics or Chinese business demand.
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Which neighborhoods rent best in Sihanoukville as of 2026?
Which neighborhoods have the highest rents in Sihanoukville as of 2026?
as of 2026, the three highest-rent areas in Sihanoukville are Sokha Beach at about KHR 2.9 million, $700, and €645 for a good 1-bedroom, Independence Beach at about KHR 2.7 million, $650, and €600, and Otres at about KHR 2.5 million, $600, and €550.
These Sihanoukville neighborhoods command premium rents because tenants pay for beach access, sea views, calmer streets, better buildings, security, pools, parking, and easier access to restaurants.
The usual tenants in these high-rent Sihanoukville neighborhoods are expats, regional business tenants, remote workers, managers, and higher-income Cambodian or foreign families.
By the way, we’ve written a blog article detailing Sources and methodology: we compared AsiaVillas, Realestate.com.kh, and IPS Cambodia. We ranked neighborhoods by realistic long-term rent, not holiday-rental peaks. We also checked each area against our Sihanoukville tenant-demand map.
Where do young professionals prefer to rent in Sihanoukville right now?
Young professionals in Sihanoukville usually prefer Sangkat Buon, Golden Lions and Ochheuteal, and Victory Hill because these areas are practical for work, food, nightlife, and transport.
In these Sihanoukville neighborhoods, young professionals usually pay KHR 1.6 million to KHR 2.7 million per month, or about $400 to $650 and €370 to €600, for a studio or 1-bedroom.
Young professionals like these Sihanoukville areas because they offer furnished apartments, air-conditioning, internet, short commutes to hospitality or service jobs, and quick access to cafés and restaurants.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Sihanoukville.
Where do families prefer to rent in Sihanoukville right now?
Families in Sihanoukville usually prefer Otres, Independence Beach, and quieter parts of Sangkat Muoy or Sokha because these areas feel calmer and more livable.
For 2-bedroom and 3-bedroom apartments in these Sihanoukville family areas, typical rents are about KHR 2.9 million to KHR 5.3 million per month, or $700 to $1,300 and €645 to €1,200.
Families choose these Sihanoukville neighborhoods for parking, security, larger rooms, less nightlife noise, better air flow, beach access, and more comfortable everyday living.
Useful education options near these family-friendly Sihanoukville areas include Life University in Sangkat 2 and local private or international-style schools that serve Cambodian and foreign families.
Which areas near transit or universities rent faster in Sihanoukville in 2026?
as of 2026, the fastest practical rental areas in Sihanoukville are Sangkat Pir near Life University, Victory Hill and the port area, and the National Road 4 or SEZ corridor.
Good rentals in these high-demand Sihanoukville areas often stay listed for about 15 to 30 days, while overpriced or poorly maintained units can take much longer.
In Sihanoukville, being close to a university, port, ferry, workplace, or SEZ can add around KHR 200,000 to KHR 500,000 per month, or about $50 to $120 and €45 to €110, when the unit is clean and furnished.
Which neighborhoods are most popular with expats in Sihanoukville right now?
The three most popular expat rental neighborhoods in Sihanoukville are Otres, Independence Beach, and Sokha or Sangkat Muoy, with Ochheuteal and Serendipity also popular for nightlife-linked tenants.
Expats in these Sihanoukville areas usually pay KHR 1.8 million to KHR 4.1 million per month, or about $450 to $1,000 and €415 to €920, depending on size and finish.
These neighborhoods attract expats because they offer beach access, furnished apartments, restaurants, cafés, sea views, security, and more international tenant services than inland local areas.
The most visible expat groups in Sihanoukville include Chinese and regional Asian business tenants, Western lifestyle renters, remote workers, hospitality workers, and NGO or development-linked residents.
And if you are also an expat, you may want to read our Sources and methodology: we compared IPS Cambodia, AsiaVillas, and Realestate.com.kh. We separated expat-facing stock from basic local flats. We also used our own renter-type assumptions for each micro-location.
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Who rents, and what do tenants want in Sihanoukville right now?
What tenant profiles dominate rentals in Sihanoukville?
The top three tenant profiles in Sihanoukville are local Cambodian workers and families, port and SEZ-linked staff, and expats or regional business tenants looking for furnished apartments.
As a working estimate for 2026, local workers and families represent about 40% of Sihanoukville rental demand, port and SEZ-linked tenants about 30%, and expats or regional business tenants about 20%.
Local families usually seek cheaper 1-bedroom or 2-bedroom flats, port and SEZ staff often want practical furnished units, and expats usually prefer furnished studios or 1-bedroom apartments near beaches and services.
If you want to optimize your cashflow, you can read our Sources and methodology: we used Sihanoukville SEZ, PAS, and Tourism Ministry data. We linked tenant types to the city’s real job base. We also checked each profile against live rental stock.
Do tenants prefer furnished or unfurnished in Sihanoukville?
In Sihanoukville in 2026, about 60% to 70% of marketable apartment tenants prefer furnished or semi-furnished rentals, while about 30% to 40% are comfortable with unfurnished units.
A furnished apartment in Sihanoukville usually earns about KHR 200,000 to KHR 600,000 more per month, or about $50 to $150 and €45 to €140, than a similar unfurnished unit.
Furnished rentals in Sihanoukville are especially preferred by expats, hospitality workers, SEZ managers, regional business tenants, and medium-stay renters who do not want to buy furniture.
Which amenities increase rent the most in Sihanoukville?
The five amenities that increase rent the most in Sihanoukville are sea view, reliable air-conditioning, fast internet, 24/7 security, and pool or gym access.
In Sihanoukville, sea view can add KHR 300,000 to KHR 800,000 per month, air-conditioning KHR 100,000 to KHR 250,000, fast internet KHR 50,000 to KHR 150,000, security KHR 100,000 to KHR 250,000, and pool or gym access KHR 200,000 to KHR 600,000.
In our property pack covering the real estate market in Sihanoukville, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Sihanoukville?
The five best rental renovations in Sihanoukville are inverter air-conditioning, a bathroom refresh, a simple modern kitchen, repainting with moisture-resistant paint, and durable furniture.
For a Sihanoukville 1-bedroom, these upgrades often cost KHR 8 million to KHR 16 million, or about $2,000 to $4,000 and €1,840 to €3,680, and can add about KHR 200,000 to KHR 400,000 per month, or $50 to $100 and €45 to €90.
Landlords in Sihanoukville should usually avoid expensive luxury décor, fragile furniture, oversized appliances, and cosmetic upgrades in weak buildings, because tenants care more about reliability than showy design.
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How strong is rental demand in Sihanoukville as of 2026?
What's the vacancy rate for rentals in Sihanoukville as of 2026?
as of 2026, the estimated vacancy rate for decent long-term apartments in Sihanoukville is about 8% to 12%.
Across Sihanoukville, vacancy can be about 5% to 8% for well-managed beach or city units, but 15% to 25% for weak, unfinished, or poorly located casino-era stock.
Compared with Sihanoukville’s boom-and-bust years, the 2026 vacancy picture is healthier in prime livable buildings, but still worse than a simple balanced rental market.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Sihanoukville.
How many days do rentals stay listed in Sihanoukville as of 2026?
as of 2026, a well-priced furnished apartment in Sihanoukville usually stays listed for about 20 to 40 days before finding a tenant.
Prime beach or city units in Sihanoukville can rent in 10 to 25 days, while overpriced or poorly managed units can sit for 60 to 120 days.
Compared with one year ago, days on market in Sihanoukville have improved for good furnished units, but weak stock still takes a long time to rent.
Which months have peak tenant demand in Sihanoukville?
The peak tenant-demand months in Sihanoukville are usually November to February, with a smaller rental bump from August to October.
November to February is stronger because dry-season tourism, beach activity, expat arrivals, and hospitality hiring all support Sihanoukville rental demand.
The weakest months for Sihanoukville rentals are usually May to July, when rainy-season conditions and lower tourism make some tenants more price-sensitive.
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What will my monthly costs be in Sihanoukville as of 2026?
What property taxes should landlords expect in Sihanoukville as of 2026?
as of 2026, a typical Sihanoukville apartment landlord should expect annual immovable property tax of roughly KHR 270,000, or about $65 and €60, on a $90,000 apartment.
Depending on the property value and official assessment, annual property tax in Sihanoukville may range from almost zero for lower-value units to about KHR 500,000 or more, or $125 and €115 or more, for higher-value apartments.
Cambodia’s immovable property tax is generally calculated at 0.1% of the taxable value above KHR 100 million, which is about $24,500, based on the tax authority’s assessed value.
Please note that, in our property pack covering the real estate market in Sihanoukville, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Sihanoukville right now?
In Sihanoukville, landlords often pay building common charges, security, garbage or common-area fees, and sometimes internet for serviced-style furnished apartments.
Typical monthly landlord-paid costs in Sihanoukville can be KHR 200,000 to KHR 500,000 for common charges, KHR 20,000 to KHR 50,000 for garbage fees, and KHR 60,000 to KHR 120,000 for internet when included.
The common practice in Sihanoukville is that tenants pay electricity and water, while landlords should still budget for appliance repairs, air-conditioning service, furniture replacement, and building fees.
How is rental income taxed in Sihanoukville as of 2026?
as of 2026, individual residential landlords in Sihanoukville generally plan for 10% tax on gross rental income if resident, while non-residents commonly face 14% withholding on Cambodia-source rental income.
Possible deductions or offsets depend on the landlord’s status and structure, so Sihanoukville landlords should confirm whether repairs, management fees, agent fees, depreciation, or company expenses apply to their case.
Common Sihanoukville landlord tax mistakes include treating a foreign-owned unit as tax-free, ignoring withholding for non-residents, underestimating lease registration issues, and confusing property tax with rental-income tax.
We cover these mistakes, among others, in our Sources and methodology: we used GDT Cambodia, Advance Group, and Global Property Guide. We treated tax figures as planning estimates, not personal tax advice. We also adjusted the examples for Sihanoukville rental levels.
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.
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 this source matters | How we used this source |
|---|---|---|
| Knight Frank Cambodia Real Estate Highlights H2 2025 | Knight Frank is a major international property consultancy with specialist Cambodia market research. | We used it to place Sihanoukville rents inside Cambodia’s wider 2026 property cycle. We also used its weak residential absorption and stronger industrial demand signals to keep our forecast balanced. |
| Knight Frank Cambodia Real Estate Highlights H1 2025 | This report gives a recent professional view of Cambodia’s residential and investment market. | We used it to cross-check 2025 market conditions before estimating 2026 rents. We also used it to understand demand from workers, businesses, and SEZ-linked activity. |
| CBRE Cambodia Sihanoukville Poised for Growth | CBRE is a global real estate consultancy, and this is one of the few dedicated Sihanoukville property reports. | We used it for structural context around the port, casinos, unfinished projects, and condo supply. We did not use its old rent levels directly. |
| APS / CBRE Cambodia Mid-Year Review 2025 | APS Cambodia is linked to the CBRE Cambodia research platform and follows local market trends. | We used it to cross-check Cambodia’s latest property-market direction. We used it mainly for trend direction, not exact Sihanoukville rent levels. |
| National Bank of Cambodia Economic Statistics | The National Bank of Cambodia is the official central bank and publishes macroeconomic indicators. | We used it to frame Sihanoukville rents against inflation, credit, and property-market softness. We used this to avoid assuming strong rent growth too easily. |
| National Bank of Cambodia Residential Property Price Index Notice | This notice republishes an NBC residential property price index release. | We used it to cross-check that Cambodia housing prices were still under pressure entering 2026. We used it to separate rental demand from resale-price weakness. |
| Ministry of Tourism Cambodia Tourism Statistics Report, Oct 2025 | This is an official Cambodia tourism statistics release. | We used it to measure the tourism recovery that supports beach-area rentals. We also used it to identify peak rental-demand months in Sihanoukville. |
| Sihanoukville Autonomous Port Development Plan | PAS is the official operator of Cambodia’s main deep-water port. | We used it to explain why Sihanoukville has logistics-linked rental demand. We also used it to support demand around the port, Victory Hill, National Road 4, and SEZ areas. |
| JICA Sihanoukville Port SEZ Introduction | JICA is Japan’s official development agency and supports Cambodian port infrastructure. | We used it to cross-check the scale and access features of the port SEZ. We also used it to identify worker and manager demand near logistics corridors. |
| Sihanoukville Special Economy Zone Official Site | The SSEZ site is the official source for one of Sihanoukville’s main employment zones. | We used it to support rental demand from industrial employees and suppliers. We separated SEZ-worker demand from beachfront expat demand. |
| Life University Official Contact Page | This is the official website of a Sihanoukville university. | We used it to identify student-linked demand around Sangkat 2 and Sangkat Pir. We used it for location context, not rent levels. |
| Realestate.com.kh Sihanoukville Apartment Rentals | Realestate.com.kh is Cambodia’s main property portal and shows active rental listings. | We used it for current asking-rent checks. We discounted obvious outliers because asking rents are often higher than final signed rents. |
| AsiaVillas / FazWaz Sihanoukville Rentals | This portal aggregates active rental listings and helps check neighborhood-level availability. | We used it to cross-check asking rents and listing distribution by area. We treated it as private-sector asking data, not official statistics. |
| IPS Cambodia Sihanouk Province Listings | IPS is an established Cambodia agency serving local and expat tenants. | We used it to validate the type of stock marketed to foreigners and higher-income locals. We used it as qualitative support for furnished apartment demand. |
| General Department of Taxation Cambodia | GDT is Cambodia’s official tax authority. | We used it as the primary official tax reference. We then cross-checked practical rental-tax interpretation with tax-advisory summaries. |
| Advance Group Cambodia Rental-Tax Update | Advance Group is a Cambodia accounting and tax advisory firm explaining rental-tax practice. | We used it to clarify how Cambodia’s immovable-property rental tax applies in practice. We cross-checked it against GDT and property-tax summaries. |
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