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
Sihanoukville is not your typical beach town, and buying property here comes with unique risks that have caught many foreign buyers off guard.
This coastal city went through a dramatic boom-and-bust cycle, and has also become globally known for scam operations, which directly affects how you should approach any property purchase.
We constantly update this blog post to reflect the latest situation on the ground 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.
How risky is buying property in Sihanoukville as a foreigner in 2026?
Can foreigners legally own properties in Sihanoukville in 2026?
As of early 2026, foreigners can legally own condominium units in Sihanoukville, but they cannot own land or ground-floor units under Cambodian law.
The main restriction is that foreigners can only purchase strata-titled condominiums above the ground floor, and foreign ownership in any single building is capped at 70% of total units, meaning at least 30% must remain in Cambodian hands.
If you want to control land or a villa in Sihanoukville, you would need to use alternative structures like long-term leases (up to 50 years, renewable), a Cambodian company with at least 51% local ownership, or a trust arrangement with a licensed Cambodian trust company.
The safest and most straightforward path for foreign buyers in Sihanoukville remains purchasing a properly registered strata-titled condo from the first floor and above.
Do not confuse a reservation agreement or a developer promise with actual registered ownership, as many foreigners have lost money by paying for units that were never properly registered as private units under the co-ownership framework.
What buyer rights do foreigners actually have in Sihanoukville in 2026?
As of early 2026, foreigners who purchase a properly registered strata-titled condo in Sihanoukville own the private unit outright and have rights to common areas as defined by the building's co-ownership regulations.
If a seller breaches a contract in Sihanoukville, you can technically pursue legal action through Cambodian courts, but enforcement is slow and unpredictable, so your real protection comes from preventing disputes rather than winning lawsuits.
The most common right that foreigners mistakenly assume they have in Sihanoukville is the right to sue and recover money quickly if something goes wrong, but Cambodia's weak rule-of-law environment means that legal remedies are often impractical or take years to resolve.
How strong is contract enforcement in Sihanoukville right now?
Contract enforcement for real estate transactions in Sihanoukville is weak compared to countries like Australia, the UK, or the United States, where courts reliably protect buyer rights within reasonable timeframes.
Cambodia ranks 141 out of 142 countries in the World Justice Project's rule-of-law index, which means you should not rely on "I can sue later" as your safety net when buying property in Sihanoukville.
The main weakness foreigners should understand is that even with a valid contract, getting a Cambodian court to rule in your favor and then actually enforce that ruling can take years and significant expense, which is why prevention through proper due diligence is far more valuable than legal remedies.
By the way, we detail all the documents you need and what they mean in our property pack covering Sihanoukville.
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.
Which scams target foreign buyers in Sihanoukville right now?
Are scams against foreigners common in Sihanoukville right now?
Scams targeting foreign property buyers are common in Sihanoukville in early 2026, with the city explicitly named in multiple international reports as a hub for fraud operations and recently the subject of major crackdowns.
The type of transaction most frequently targeted by scammers in Sihanoukville is off-plan or pre-construction condo purchases, where buyers pay deposits for units that may never be properly registered or completed.
The profile of foreign buyer most commonly targeted in Sihanoukville is someone who is new to Cambodia, eager to close quickly, and relies heavily on the agent or developer for information rather than independent verification.
The single biggest warning sign that a deal may be a scam in Sihanoukville is pressure to pay a deposit before you have verified ownership through government records, because legitimate sellers have no reason to rush you past proper due diligence.
What are the top three scams foreigners face in Sihanoukville right now?
The top three scams in Sihanoukville are: first, buying a condo unit that is not yet registered as a private unit under the strata system; second, deposit diversion where your payment is redirected to a fraudulent account; and third, title or ownership misrepresentation where the seller is not the real owner or there are hidden claims on the property.
The most common scam, the "strata title later" trick, typically unfolds like this: you view a nice unit, sign a contract with the developer, pay a deposit, and later discover the building was never properly registered for foreign ownership or your specific unit cannot be issued a strata title, leaving you with no legal ownership.
To protect yourself from these three scams in Sihanoukville, you should: for strata issues, verify the building's co-ownership registration with the Ministry of Land Management before paying anything; for deposit diversion, only pay to one verified bank account listed in the contract and never accept last-minute changes; and for ownership fraud, demand government-side verification of the title through official cadastral services rather than trusting documents provided by the seller.
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 do I verify the seller and ownership in Sihanoukville without getting fooled?
How do I confirm the seller is the real owner in Sihanoukville?
The standard verification process in Sihanoukville involves checking two channels: the documents the seller shows you (title certificate, ID, proof of strata registration) and what the government records actually say through the Ministry of Land Management.
Foreigners should check ownership through the Ministry of Land Management, Urban Planning and Construction (MLMUPC), which maintains the cadastral records and increasingly offers electronic verification services for registered properties in Sihanoukville.
The most common trick fake sellers use in Sihanoukville is presenting convincing-looking documents (sometimes photocopies or digitally altered versions of real titles) while the actual registered owner is someone else entirely, and this happens often enough that you should never rely on documents alone.
Where do I check liens or mortgages on a property in Sihanoukville?
In Sihanoukville, liens and mortgages are recorded through the Ministry of Land Management (MLMUPC), and you should request an official cadastral extract or record check through their services or via a lawyer who can access these records.
When checking for liens in Sihanoukville, you should request the current registered owner name, any recorded mortgages or security interests, and the parcel or unit identifiers that match exactly what appears in your purchase contract.
The type of encumbrance most commonly missed by foreign buyers in Sihanoukville is informal or unregistered claims, including disputes between family members or prior verbal agreements that do not appear in official records but can still create problems after you purchase.
It's one of the aspects we cover in our our pack about the real estate market in Sihanoukville.
How do I spot forged documents in Sihanoukville right now?
The most common type of forged document in Sihanoukville property scams is fake or altered title certificates, and this happens often enough in the current environment that you should treat any document as unverified until confirmed through official channels.
Red flags that indicate a document may be forged in Sihanoukville include inconsistent fonts or spacing, mismatched serial numbers, lack of proper stamps and signatures, and any document that is only provided as a photo or scan rather than verified original.
The official verification method in Sihanoukville is to use the MLMUPC electronic cadastral services where available, cross-check document identifiers against government records, and verify the developer or seller entity through the Cambodia Online Business Registration system.
Get the full checklist for your due diligence in Sihanoukville
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What "grey-area" practices should I watch for in Sihanoukville?
What hidden costs surprise foreigners when buying a property in Sihanoukville?
The three most common hidden costs in Sihanoukville are: stamp duty/transfer tax at 4% of the property value (around $4,000 on a $100,000 condo, or roughly 3,700 euros); agent fees typically around 3% plus VAT; and building management fees or sinking fund contributions that are often not clearly disclosed until late in the process.
The hidden cost most often deliberately concealed by sellers or agents in Sihanoukville is outstanding building management fees or arrears from the previous owner, and this happens commonly enough that you should always request written confirmation of any fees owed before closing.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Sihanoukville.
Are "cash under the table" requests common in Sihanoukville right now?
Requests for undeclared cash payments are common in Sihanoukville, often framed as a way to "save on taxes" or "speed up the process," and you should expect to encounter at least one such request during a typical property search.
The typical reason sellers give for requesting cash under the table in Sihanoukville is to reduce the declared sale price and therefore lower the transfer tax owed to the government, which they may present as a benefit to both parties.
The legal risks for foreigners who agree to undeclared cash payments in Sihanoukville include having no legal proof of your full payment if a dispute arises, potential tax evasion charges, and the possibility that your declared purchase price will be used against you if you later try to prove your investment value.
Are side agreements used to bypass rules in Sihanoukville right now?
Side agreements to bypass official rules are common in Sihanoukville, particularly nominee structures where a Cambodian citizen holds title to land or a ground-floor unit on behalf of a foreigner, despite this arrangement being explicitly illegal under Cambodian law.
The most common type of side agreement in Sihanoukville is the nominee arrangement, where a foreigner pays for land or a villa but the title is held by a trusted Cambodian individual, with private contracts attempting to secure the foreigner's interests.
If a side agreement is discovered by authorities in Sihanoukville, the foreigner faces losing the entire property with no legal recourse, since Cambodian courts will not enforce an agreement that violates the Constitution's prohibition on foreign land ownership.
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.
Can I trust real estate agents in Sihanoukville in 2026?
Are real estate agents regulated in Sihanoukville in 2026?
As of early 2026, real estate agent regulation in Sihanoukville is improving but still relatively weak compared to Western standards, meaning you will encounter agents with varying levels of professionalism and accountability.
A legitimate real estate agent in Sihanoukville should be able to demonstrate registration with the relevant business authorities and ideally membership in a professional association like the Cambodian Valuers and Estate Agents Association (CVEA).
Foreigners can verify whether an agent is properly registered by checking the Cambodia Online Business Registration portal and asking the agent directly about their licensing status and professional affiliations, then confirming independently.
Please note that we have a list of contacts for you in our property pack about Sihanoukville.
What agent fee percentage is normal in Sihanoukville in 2026?
As of early 2026, the normal agent fee in Sihanoukville is around 3% of the sale price plus VAT, which is the standard benchmark across the Cambodian real estate market.
The typical range of agent fees in Sihanoukville covers most transactions at 2% to 4%, with some negotiation possible depending on the property value and the services included.
In Sihanoukville, the seller typically pays the agent fee, though in some cases buyers may engage their own buyer's agent and negotiate a separate arrangement for that representation.
Get the full checklist for your due diligence in Sihanoukville
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What due diligence actually prevents disasters in Sihanoukville?
What structural inspection is standard in Sihanoukville right now?
The standard structural inspection process in Sihanoukville is less formalized than in Western countries, meaning you will need to proactively arrange and pay for an independent inspection rather than expecting it as part of the normal buying process.
A qualified inspector in Sihanoukville should check water ingress and waterproofing (especially important in coastal buildings), electrical systems and grounding, plumbing and drainage, fire safety equipment, and elevator maintenance records if applicable.
The type of professional qualified to perform structural inspections in Sihanoukville is a licensed civil engineer or building inspector, ideally one with experience in coastal construction and the specific challenges of the Sihanoukville climate.
The most common structural issues that inspections reveal in Sihanoukville properties are waterproofing failures, salt-air corrosion of metal components, poor electrical work, and air conditioning drainage problems that lead to mold.
How do I confirm exact boundaries in Sihanoukville?
The standard process for confirming property boundaries in Sihanoukville is to obtain an official cadastral extract from the Ministry of Land Management and verify that the parcel or unit identifiers match exactly across your contract, title document, and physical property.
The official document showing legal boundaries in Sihanoukville is the cadastral record maintained by MLMUPC, which includes survey data and parcel identifiers for registered properties.
The most common boundary dispute affecting foreign buyers in Sihanoukville involves condo units where the actual floor area differs from what was promised, or common area allocations are unclear in the building's co-ownership documentation.
For physical boundary verification on any land-related arrangement in Sihanoukville, you should hire a licensed surveyor who can measure the property and compare it against official records.
What defects are commonly hidden in Sihanoukville right now?
The top three defects commonly concealed from buyers in Sihanoukville are waterproofing failures (especially on roofs and balconies), low-quality electrical work that creates safety hazards, and the biggest one, which is paper defects where the unit's strata title registration is incomplete or problematic.
The inspection technique that helps uncover hidden defects in Sihanoukville is visiting the property during or after heavy rain to check for water ingress, requesting electrical testing, and, most importantly, having your lawyer verify the strata registration status with the Ministry before you commit any money.
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.
What insider lessons do foreigners share after buying in Sihanoukville?
What do foreigners say they did wrong in Sihanoukville right now?
The most common mistake foreigners say they made when buying property in Sihanoukville is paying a deposit too quickly, before verifying ownership through government records, often because they felt pressured by the agent or feared losing the property.
The top three regrets foreigners mention after buying in Sihanoukville are: trusting documents provided by the seller without independent verification, buying off-plan without adequate developer risk controls, and underestimating how long and difficult it would be to resolve any problems through legal channels.
The single piece of advice experienced foreign buyers most often give to newcomers in Sihanoukville is to hire an independent lawyer (not one recommended by the seller or agent) before signing anything or paying any money.
The mistake that cost foreigners the most money or stress in Sihanoukville is typically buying a unit that was never properly registered for foreign ownership, leaving them with no legal title despite having paid the full purchase price.
What do locals do differently when buying in Sihanoukville right now?
The key difference in how locals approach buying property in Sihanoukville is that they treat hard title verification as absolutely non-negotiable and are willing to walk away from any deal where the paperwork is unclear, even if the price seems attractive.
The verification step locals routinely take that foreigners often skip in Sihanoukville is personally visiting the cadastral office or engaging a trusted contact there to confirm the title status, rather than relying on documents or agent assurances alone.
The local knowledge advantage that helps Cambodians get better deals in Sihanoukville is understanding which developers have a track record of completing projects and delivering proper titles, versus those who are known for delays or paperwork problems, information that foreigners typically cannot access without local connections.
Don't buy the wrong property, in the wrong area of Sihanoukville
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 |
|---|---|---|
| Cambodia Land Law 2001 | It's the core statute defining land ownership and registration in Cambodia. | We used it to ground what ownership and mortgages mean legally. We also used it to explain what cannot be safely bought without proper registration. |
| 2010 Foreign Ownership Law | It's the primary legal text allowing foreign ownership of certain condo units. | We used it to define what foreigners can legally own in Sihanoukville. We built the safe lane versus grey area guidance around this law. |
| Knight Frank Cambodia Buyer Guide | Knight Frank is a major international firm with Cambodia-specific expertise. | We used it for market-practice numbers like agent fees and transfer taxes. We also used it to translate legal rules into practical buyer actions. |
| World Justice Project Rule of Law Index | It's a respected cross-country benchmark built from surveys and expert inputs. | We used it to quantify contract enforcement risk rather than guessing. We used it to justify extra conservatism in Sihanoukville due diligence. |
| UNODC Inflection Point Report 2025 | UNODC is the UN agency on drugs and crime with regional mapping expertise. | We used it to understand the current scam environment in Sihanoukville. We used it to explain why identity verification matters more here. |
| MLMUPC Electronic Cadastral Services | It's the official government entry point for checking cadastral information. | We used it to show how to verify titles through official channels. We proposed a verification routine based on these official services. |
| Transparency International Cambodia CPI | CPI is the most widely cited global public-sector corruption benchmark. | We used it to explain why unofficial payment requests appear in transactions. We used it to justify practical anti-corruption boundaries for buyers. |
| Cambodia Online Business Registration | It's the Royal Government system for business registration verification. | We used it to give you a way to verify developer and agency legitimacy. We built the entity verification checklist around this portal. |
| DFDL Legal Updates | DFDL is a top regional law firm citing official procedures. | We used it to corroborate official cadastral portal usage. We used it to reduce reliance on informal intermediaries for verification. |
| US Treasury Sanctions on Sihanoukville Operations | Official US government sanctions with detailed Sihanoukville-specific information. | We used it to understand the scale of fraud operations in the area. We used it to calibrate our scam prevalence estimates for buyers. |
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.
Related blog posts
- Is now a good time to invest in property in Sihanoukville?