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
Whether you're an investor eyeing Cambodia's coastal city or an expat looking for your next home, understanding Sihanoukville rental prices in 2026 is essential for making smart decisions.
This guide breaks down current rents by property type, highlights the best neighborhoods, and explains what's driving the market right now.
We constantly update this blog post to reflect the latest rental data and market trends 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.
Insights
- Sihanoukville rents in 2026 average around US$10 to US$12 per square meter monthly, but sea-view units near Sokha Beach can reach US$15 to US$22 per square meter.
- Studio apartments in Sihanoukville typically rent for US$350 to US$450 per month, which is notably lower than similar units in Phnom Penh due to higher vacancy rates.
- Sihanoukville's rental market operates as two distinct segments: lifestyle beach rentals commanding premiums and oversupplied inland towers competing on price.
- The city's vacancy rate sits between 12% and 18% in 2026, reflecting lingering oversupply from the 2018-2019 casino construction boom that later collapsed.
- Rent growth in Sihanoukville is projected at 3% to 6% for 2026, outpacing Cambodia's national inflation forecast of 2.3% according to AMRO.
- Peak rental demand in Sihanoukville runs from November to March during dry season, when tourism surges and sea-view units can command seasonal premiums.
- Well-priced furnished studios in Sihanoukville typically find tenants within 25 to 45 days, while overpriced units can sit vacant for over 90 days.
- Expats in Sihanoukville cluster around Otres Beach, Sokha Beach, and Victory Hill, where furnished units with reliable Wi-Fi and building management are standard.
- Landlords in Sihanoukville should budget 1% to 1.5% of property value annually for maintenance because coastal humidity and salt air accelerate wear on fixtures.
- Withholding tax of 10% often applies to Sihanoukville rental payments when the tenant is a registered business, meaning headline rent differs from net income received.
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 January 2026, the typical monthly rent for a studio apartment in Sihanoukville falls between US$350 and US$450, which translates to roughly 1,450,000 to 1,850,000 Cambodian Riel or around €320 to €415.
The realistic range for studio rents in Sihanoukville spans from about US$250 (1,025,000 KHR or €230) for basic inland units up to US$500 (2,050,000 KHR or €460) for newer buildings in central locations.
What makes studio rents vary so much in Sihanoukville comes down to three main factors: proximity to the beach, building age and management quality, and whether the unit has sea views or resort-style amenities.
What's the average monthly rent for a 1-bedroom in Sihanoukville as of 2026?
As of January 2026, the average monthly rent for a 1-bedroom apartment in Sihanoukville sits around US$550 to US$750, equivalent to approximately 2,250,000 to 3,075,000 Cambodian Riel or €505 to €690.
The full range for 1-bedroom rentals in Sihanoukville stretches from US$350 (1,435,000 KHR or €320) for budget options up to US$900 (3,690,000 KHR or €825) for premium serviced units with sea views.
For the cheapest 1-bedroom rents in Sihanoukville, look toward inland areas like Sangkat 4, while the priciest 1-bedrooms cluster around Sokha Beach, Ochheuteal Beach, and the central Golden Lions district where beach access and amenities drive premiums.
What's the average monthly rent for a 2-bedroom in Sihanoukville as of 2026?
As of January 2026, the typical monthly rent for a 2-bedroom apartment in Sihanoukville ranges from US$1,100 to US$1,500, which equals roughly 4,510,000 to 6,150,000 Cambodian Riel or €1,010 to €1,380.
The broader range for 2-bedroom rentals in Sihanoukville spans from US$800 (3,280,000 KHR or €735) for older inland properties up to US$1,700 (6,970,000 KHR or €1,560) for modern condos with premium finishes.
Budget-friendly 2-bedroom apartments in Sihanoukville are easiest to find in residential pockets away from the beaches, while the most expensive 2-bedrooms command top prices along Independence Beach and Sokha Beach where sea views and resort amenities justify higher rents.
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 January 2026, the average rent per square meter in Sihanoukville sits around US$10 to US$12 monthly, equivalent to approximately 41,000 to 49,000 Cambodian Riel or €9 to €11 per square meter.
The range across Sihanoukville neighborhoods is quite wide, from US$6 to US$9 per square meter (24,600 to 36,900 KHR or €5.50 to €8.25) in inland older buildings, up to US$15 to US$22 per square meter (61,500 to 90,200 KHR or €14 to €20) for prime beach-view properties.
Compared to Phnom Penh where central districts often see US$12 to US$18 per square meter, Sihanoukville's average is slightly lower overall, though top-tier beach units can match or exceed the capital's premium pricing.
Properties that push Sihanoukville rent per square meter above average typically feature direct sea views, balconies, pool and gym access, reliable building management, and location within walking distance of popular beaches like Ochheuteal or Otres.
How much have rents changed year-over-year in Sihanoukville in 2026?
As of January 2026, rents in Sihanoukville have increased by an estimated 3% to 6% compared to the same period last year, with well-managed mid-priced units seeing the strongest gains.
The main factors driving rent changes in Sihanoukville this year include improving leasing demand as tourism recovers, infrastructure developments connecting the city to Phnom Penh, and steady employment from the port and Special Economic Zones.
This year's rent growth in Sihanoukville represents a modest improvement from 2025, when many segments remained flat or saw only 1% to 2% increases as the market continued absorbing oversupply from the earlier construction boom.
What's the outlook for rent growth in Sihanoukville in 2026?
As of January 2026, projected rent growth in Sihanoukville is expected to range from 3% to 6% for quality rental properties, with some weaker buildings remaining flat due to continued competition.
Key factors likely to influence Sihanoukville rent growth include tourism recovery patterns, ongoing infrastructure improvements like the expressway to Phnom Penh, and employment stability from the Sihanoukville Autonomous Port and nearby Special Economic Zones.
Neighborhoods in Sihanoukville expected to see the strongest rent growth include Otres Beach, Sokha Beach, and central areas near the Golden Lions where demand for lifestyle rentals and quality-managed buildings is most concentrated.
Risks that could cause Sihanoukville rent growth to differ from projections include slower-than-expected tourism recovery, continued oversupply absorption challenges in certain tower developments, and any regional economic disruptions affecting Cambodia's trade-dependent economy.
We have made this infographic to give you a quick and clear snapshot of the property market in Cambodia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Sihanoukville as of 2026?
Which neighborhoods have the highest rents in Sihanoukville as of 2026?
As of January 2026, the three neighborhoods with the highest average rents in Sihanoukville are Sokha Beach, Independence Beach, and Otres (particularly Otres 1 and Otres 2), where quality 1-bedroom units typically start around US$700 to US$900 (2,870,000 to 3,690,000 KHR or €645 to €825).
What makes these Sihanoukville neighborhoods command premium rents is their combination of beach access, resort-style building amenities, quality property management, and the lifestyle appeal that draws both expats and higher-budget local renters.
Tenants renting in these high-rent Sihanoukville areas typically include regional expats and long-stay foreigners, remote workers seeking beachside living, business executives connected to the port or SEZ operations, and lifestyle renters who prioritize location over price.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sihanoukville.
Where do young professionals prefer to rent in Sihanoukville right now?
The top three neighborhoods where young professionals prefer to rent in Sihanoukville are the downtown Golden Lions area, port-side zones near logistics operations, and modern mid-rise clusters in central sangkats where commutes are short.
Young professionals in these Sihanoukville neighborhoods typically pay between US$400 and US$700 per month (1,640,000 to 2,870,000 KHR or €370 to €645) for a furnished studio or 1-bedroom apartment.
What attracts young professionals to these Sihanoukville locations includes easy access to offices and services, modern building finishes, reliable high-speed internet, proximity to cafes and gyms, and reasonable motorbike commuting distances to major employers.
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?
The top three neighborhoods where families prefer to rent in Sihanoukville are quieter residential pockets in Sangkat 4, inland areas away from nightlife zones, and gated villa compounds where space and security are prioritized.
Families renting 2 to 3 bedroom apartments in these Sihanoukville neighborhoods typically pay between US$900 and US$1,500 per month (3,690,000 to 6,150,000 KHR or €825 to €1,380) depending on size and amenities.
What makes these Sihanoukville areas attractive to families includes more space for the money, quieter environments away from tourist nightlife, predictable utilities, secure parking, and better noise control compared to beachfront party zones.
Educational options near these family-friendly Sihanoukville neighborhoods include international schools that have established presence in the city, though options remain more limited compared to Phnom Penh, which is why some families choose locations with good expressway access to the capital.
Which areas near transit or universities rent faster in Sihanoukville in 2026?
As of January 2026, the top three areas that rent fastest in Sihanoukville are zones near the Phnom Penh-Sihanoukville Expressway access points, areas close to the Sihanoukville Autonomous Port, and locations along SEZ-connected roads where steady employment drives consistent demand.
Properties in these high-demand Sihanoukville areas typically find tenants within 15 to 30 days, compared to 45 days or more for less strategically located units, because renters tied to port logistics and industrial jobs prioritize commute convenience.
The rent premium for properties near these Sihanoukville transit and employment hubs runs about US$50 to US$100 per month (205,000 to 410,000 KHR or €45 to €90) above comparable units in less connected locations, reflecting the value workers place on accessibility.
Which neighborhoods are most popular with expats in Sihanoukville right now?
The three neighborhoods most popular with expats in Sihanoukville are Otres Beach (both Otres 1 and Otres 2), the Sokha Beach and Independence Beach corridor, and Victory Hill which has been an established expat pocket for many years.
Expats renting in these Sihanoukville neighborhoods typically pay between US$500 and US$900 per month (2,050,000 to 3,690,000 KHR or €460 to €825) for furnished 1-bedroom units with reliable amenities.
What attracts expats to these Sihanoukville areas includes furnished move-in-ready units, professional building management, reliable Wi-Fi, beach lifestyle access, and proximity to restaurants, bars, and services catering to international residents.
The expat communities most represented in these Sihanoukville neighborhoods include Chinese, Russian, European, and Southeast Asian nationals, though the mix has shifted somewhat since the casino boom period, with more lifestyle-focused expats now predominating.
And if you are also an expat, you may want to read our exhaustive guide for expats in Sihanoukville.
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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 dominating Sihanoukville's rental market are local Cambodian professionals working in port logistics and hospitality, SEZ and port-adjacent staff including regional business travelers, and expats or long-stay foreigners seeking furnished coastal living.
In terms of market share, local Cambodian professionals represent roughly 40% to 50% of Sihanoukville renters, SEZ and port workers account for about 25% to 30%, and expats and lifestyle renters make up the remaining 20% to 30% of the market.
Local professionals in Sihanoukville typically seek budget to mid-range 1-bedroom apartments, SEZ workers often want convenient furnished studios or 1-beds near employment centers, while expats generally look for quality-managed 1 to 2 bedroom furnished units near beaches.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Sihanoukville.
Do tenants prefer furnished or unfurnished in Sihanoukville?
In Sihanoukville's rental market, roughly 70% to 80% of tenants prefer furnished apartments, while only 20% to 30% actively seek unfurnished units, which reflects the city's strong condo-style rental stock and transient tenant base.
The rent premium for furnished apartments in Sihanoukville typically runs US$100 to US$200 per month (410,000 to 820,000 KHR or €90 to €185) above unfurnished equivalents, though the premium varies based on furniture quality and appliance packages.
Tenants who prefer furnished rentals in Sihanoukville are predominantly expats, short to medium-term workers, and lifestyle renters who value move-in convenience over customization, while unfurnished seekers tend to be longer-term local residents.
Which amenities increase rent the most in Sihanoukville?
The top five amenities that increase rent the most in Sihanoukville are sea view with balcony, swimming pool access, gym and fitness facilities, reliable high-speed Wi-Fi included in rent, and backup power with elevator reliability in high-rise buildings.
These amenities in Sihanoukville command varying premiums: sea views add US$100 to US$250 per month (410,000 to 1,025,000 KHR or €90 to €230), pool and gym access adds US$50 to US$100 (205,000 to 410,000 KHR or €45 to €90), included Wi-Fi adds US$30 to US$50 (123,000 to 205,000 KHR or €28 to €45), and reliable backup power adds US$30 to US$60 (123,000 to 246,000 KHR or €28 to €55).
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 top five renovations with the best ROI for Sihanoukville rental properties are upgraded air conditioning with proper sealing, durable corrosion-resistant finishes, kitchen refresh with added storage, bathroom modernization, and improved lighting and electrical outlets.
These renovations in Sihanoukville typically cost and return as follows: AC upgrades cost US$500 to US$1,500 (2,050,000 to 6,150,000 KHR or €460 to €1,380) and can add US$30 to US$50 monthly rent, bathroom refresh costs US$800 to US$2,000 (3,280,000 to 8,200,000 KHR or €735 to €1,840) and adds US$40 to US$70 monthly, and kitchen improvements cost US$600 to US$1,500 (2,460,000 to 6,150,000 KHR or €550 to €1,380) adding US$30 to US$50 monthly.
Renovations that tend to have poor ROI and should be avoided by Sihanoukville landlords include high-end luxury finishes that exceed what the local market will pay for, overly customized designs that limit tenant appeal, and cheap materials that corrode quickly in the coastal humidity.
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.
How strong is rental demand in Sihanoukville as of 2026?
What's the vacancy rate for rentals in Sihanoukville as of 2026?
As of January 2026, the estimated vacancy rate for rental properties in Sihanoukville sits between 12% and 18% for modern condo-style long-term rentals, with prime buildings running lower and weaker buildings experiencing higher vacancy.
The range across different Sihanoukville neighborhoods varies significantly, from around 8% to 12% vacancy in well-managed buildings near popular beaches, up to 20% to 25% in oversupplied towers with poor management or unfavorable locations.
Compared to Sihanoukville's historical average, today's vacancy rate represents an improvement from the peak oversupply years of 2020-2022 when vacancy in some developments exceeded 30%, though it remains higher than the tight 5% to 8% rates seen during the 2017-2018 boom period.
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 January 2026, the average rental property in Sihanoukville stays listed for approximately 25 to 45 days before finding a tenant, assuming the unit is well-priced and properly presented.
The range across different property types and Sihanoukville neighborhoods spans from 10 to 25 days for prime furnished units in popular beach areas, up to 60 to 90+ days for overpriced or poorly managed properties in less desirable locations.
Compared to one year ago, days-on-market in Sihanoukville has improved modestly, reflecting the gradual demand recovery described by market analysts, though the market remains tenant-friendly with good units still taking several weeks to lease.
Which months have peak tenant demand in Sihanoukville?
Peak tenant demand in Sihanoukville occurs from November to March during the dry season, with a secondary bump in July and August during the summer travel period and domestic holiday season.
The specific factors driving Sihanoukville's seasonal demand patterns include tourism high season when visitor numbers surge, favorable beach weather attracting lifestyle renters, and business activity cycles tied to the port and regional trade patterns.
The lowest tenant demand in Sihanoukville typically falls during April to June and September to October, when monsoon rains reduce tourism appeal and some seasonal renters relocate, making these months more challenging for landlords seeking new tenants.
Buying real estate in Sihanoukville can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will my monthly costs be in Sihanoukville as of 2026?
What property taxes should landlords expect in Sihanoukville as of 2026?
As of January 2026, landlords in Sihanoukville should expect to pay annual property tax (TOIP) of 0.1% on the assessed property value above the threshold of 100 million Cambodian Riel (approximately US$25,000 or €23,000).
The realistic range of annual property taxes in Sihanoukville varies from nearly zero for lower-value properties under the threshold, up to a few hundred dollars per year (several hundred thousand KHR or a few hundred euros) for mid-range condos, based on assessed values.
Property taxes in Sihanoukville are calculated using the Tax on Immovable Property system, where the rate applies only to value exceeding 100 million KHR, making the effective annual bill quite manageable for most residential rental properties compared to rental income.
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?
The utilities Sihanoukville landlords most commonly pay on behalf of tenants are Wi-Fi, building management fees, and sometimes water, particularly in serviced or expat-oriented rental arrangements.
When included, these landlord-paid utilities in Sihanoukville typically cost US$30 to US$80 per month (123,000 to 328,000 KHR or €28 to €75) for Wi-Fi and management fees combined, while water if included adds another US$10 to US$20 (41,000 to 82,000 KHR or €9 to €18) monthly.
The common practice in Sihanoukville is for tenants to pay electricity and water directly in standard long-term leases, while landlords include Wi-Fi and condo fees in "all-in" serviced rentals that command slightly higher monthly rates.
How is rental income taxed in Sihanoukville as of 2026?
As of January 2026, rental income in Sihanoukville may be subject to a 10% withholding tax when the tenant is a registered Cambodian business, which is deducted from payments before the landlord receives funds.
Main deductions landlords can claim against rental income in Sihanoukville include property maintenance costs, management fees, depreciation on furnishings, and certain operating expenses, though the specific allowances depend on the landlord's tax registration status.
A common tax mistake Sihanoukville landlords should avoid is failing to account for withholding tax in lease negotiations, which can leave them receiving less than expected because the tenant deducts 10% from the stated rent amount.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Sihanoukville.
We made this infographic to show you how property prices in Cambodia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Sihanoukville, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| AMRO (ASEAN+3 Macroeconomic Research Office) | AMRO is an official international organization created by ASEAN+3 finance ministries that publishes macro forecasts used by policymakers. | We used AMRO's 2026 inflation outlook to anchor "normal" rent growth expectations. We used it as a cross-check so our rent growth numbers stay consistent with Cambodia's macroeconomic reality. |
| National Bank of Cambodia (NBC) | NBC is Cambodia's central bank, and its datasets are the country's most official macro and price references. | We used NBC's statistics hub as the authoritative reference point for official price data availability. We used it to understand the direction of inflation and housing-related price pressure behind rents. |
| National Institute of Statistics (NIS) | NIS is Cambodia's official statistics agency, and CPI is a core national price indicator. | We used the CPI structure to keep rent-change assumptions consistent with official cost-of-living dynamics. We used it as a sanity check against private listing data. |
| IMF Technical Assistance Report | The IMF is a top-tier international institution and this report documents official statistical methodology improvements for Cambodia. | We used it to validate that Cambodia's central bank is building property price measurement capacity. We used it to justify relying on multiple sources because data quality varies by segment. |
| APS Fearless Forecast 2026 | This is a mainstream business outlet summarizing a named APS forecast and clearly attributing the underlying research. | We used this to anchor the 2026 outlook language including modest rent increases and improving leasing demand. We used it to align our conclusions with the largest local research shop's signals. |
| Knight Frank Cambodia | Knight Frank is a global real estate consultancy and its Cambodia office publishes practical, investor-grade guidance. | We used it to state the headline annual property tax rule in plain English. We used it to cross-check tax numbers against legal and tax advisory sources. |
| General Department of Taxation (GDT) | This is Cambodia's tax authority, so it's the primary source for tax rules and administration. | We used it as the official anchor for anything tax-related including definitions and compliance responsibility. We used it to avoid relying only on secondary summaries. |
| PwC Worldwide Tax Summaries | PwC is a top-tier global tax firm, and its tax summaries are widely used as reference material. | We used it to cross-check withholding tax rates that often show up in lease structures. We used it to explain the common withholding on rent situation in a way non-professionals can follow. |
| DFDL Legal and Tax | DFDL is a leading legal and tax firm in Southeast Asia and regularly publishes Cambodia-specific legal updates. | We used it to support the practical point that withholding tax can apply to rental payments. We used it to explain why headline rent and net-to-owner can differ. |
| FazWaz Cambodia | FazWaz is a large regional property portal that publishes transparent listing-based medians and per-square-meter metrics. | We used it to estimate typical rents by looking at active listings and FazWaz's published medians. We used it as one of our two main pricing sources for Sihanoukville in January 2026. |
| Khmer24 | Khmer24 is one of Cambodia's biggest classifieds platforms, giving a second independent view of asking rents. | We used Khmer24 to cross-check FazWaz and reduce portal bias. We used it to confirm that lower-budget and mid-market asking rents cluster in similar bands. |
| IPS Cambodia Real Estate | IPS is an established Cambodia brokerage and research brand that provides on-the-ground market commentary. | We used IPS for what's unique about Sihanoukville including the casino boom legacy, oversupply pockets, and port story. We used it to tailor neighborhood explanations specifically to Sihanoukville. |
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