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 want to know what you can actually buy as a foreigner in Sihanoukville in 2026, this guide breaks it down by budget, from $100,000 to $500,000 and beyond.
We cover real prices, real neighborhoods, and real closing costs so you can plan without guessing.
We constantly update this blog post with fresh data from the Sihanoukville property 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 can I realistically buy with $100k in Sihanoukville right now?
Are there any decent properties for $100k in Sihanoukville, or is it all scams?
For around $100,000 (about 410 million Cambodian riel) in Sihanoukville in 2026, you can realistically purchase a completed strata-title condominium, typically a 1-bedroom or large studio unit ranging from 35 to 70 square meters depending on the building and view.
When it comes to value and legitimacy in Sihanoukville at this budget, your best options are in Sangkat 4 (Buon) where you get more space for your money, or the practical downtown areas around Ekareach Street and the Golden Lions area where resale condos are often negotiable.
Buying in the more popular beachfront zones of Sihanoukville is possible at $100,000, but you will likely end up with a small studio of 25 to 45 square meters or a unit with a weaker view or older fit-out, so you need to decide if location or size matters more to you.
What property types can I afford for $100k in Sihanoukville (studio, land, old house)?
For $100,000 in Sihanoukville, foreigners can realistically afford strata-title condominiums (studio or 1-bedroom units) since this is the cleanest legal path to direct ownership, while land and landed houses are not directly ownable by foreigners under Cambodian law and would require leasehold or company structures.
At the $100,000 price point in Sihanoukville, buyers should expect either a fully completed unit in good condition or a slightly older condo that might need light refreshing like new paint, AC servicing, or furniture replacement, and it is very important to verify the building is properly managed since Sihanoukville has seen projects stall and some buildings have maintenance issues.
The best long-term value at this budget in Sihanoukville typically comes from completed strata-title condos in well-managed buildings near the core urban area, because these offer legal security, easier resale to the widest buyer pool, and you avoid the legal complexity of trying to control land indirectly.
What's a realistic budget to get a comfortable property in Sihanoukville as of 2026?
As of early 2026, the realistic minimum budget to get a comfortable property in Sihanoukville is around $140,000 (approximately 575 million riel or 130,000 euros), which typically gets you a proper 1-bedroom condo in a completed building with decent management and amenities.
Most buyers looking for a comfortable standard in Sihanoukville need to budget between $140,000 and $220,000 (575 million to 900 million riel, or 130,000 to 205,000 euros), which opens up good 1-bedroom to smaller 2-bedroom options in buildings with pools, gyms, and reliable operations.
In Sihanoukville specifically, "comfortable" generally means a condo that is not tiny (at least 50 to 80 square meters), is fully completed and livable year-round, and is located in a building with functioning amenities, proper security, and active management rather than an abandoned or stalled project.
The required budget can vary significantly depending on the neighborhood in Sihanoukville, with Sangkat 3 (Bei) commanding premium prices due to sea views and beachfront proximity, while Sangkat 4 (Buon) often delivers more space for the same money but with less direct beach access.
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What can I get with a $200k budget in Sihanoukville as of 2026?
What "normal" homes become available at $200k in Sihanoukville as of 2026?
As of early 2026, a $200,000 budget (about 820 million riel or 185,000 euros) in Sihanoukville gets you into proper, normal homes in condo form, typically a good-sized 1-bedroom or a comfortable 2-bedroom unit in a completed project with real amenities.
At this budget in Sihanoukville, you can expect a condo between 70 and 120 square meters depending on the building's age, view quality, and amenity level, with the higher end of that range more achievable in resale situations where sellers may be motivated.
By the way, we have much more granular data about housing prices in our property pack about Sihanoukville.
What places are the smartest $200k buys in Sihanoukville as of 2026?
As of early 2026, the smartest neighborhoods to buy at $200,000 in Sihanoukville are Sangkat 3 (Bei) for its concentration of high-rise supply and sea views, and Sangkat 4 (Buon) for better size and value trade-offs while still being in the main urban area.
These areas are smarter buys compared to other $200,000 options in Sihanoukville because they concentrate most of the high-rise condo supply, which means more buyer competition when you resell, easier rental prospects, and better access to daily amenities like shops and transport.
The main growth factor driving value in these smart-buy areas of Sihanoukville is the combination of returning tourism, ongoing infrastructure improvements like the new highway to Phnom Penh, and the city's role as Cambodia's primary port, which is expected to push appreciation of 5 to 10 percent annually starting in 2026 according to market analysts.
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 can I buy with $300k in Sihanoukville in 2026?
What quality upgrade do I get at $300k in Sihanoukville in 2026?
As of early 2026, moving from $200,000 to $300,000 (about 1.23 billion riel or 280,000 euros) in Sihanoukville gets you a meaningful quality upgrade, including better building amenities like quality pools and gyms, higher floors with sea views, and more space in your unit.
At $300,000, buying a property in a newer building in Sihanoukville is very achievable, but the key is to verify that the building is actually finished, properly titled as strata, and has operating amenities rather than just being "new" on paper.
Specific features that typically become available at this budget in Sihanoukville include true 2-bedroom layouts with comfortable living areas, high-floor positions with unobstructed sea views, modern finishes throughout, and better-maintained common areas with professional building management.
Can $300k buy a 2-bedroom in Sihanoukville in 2026 in good areas?
As of early 2026, finding a 2-bedroom property for $300,000 in good areas of Sihanoukville is very realistic and actually represents the sweet spot for this budget, with plenty of options available in the core condo districts.
The specific good areas in Sihanoukville that offer 2-bedroom options at this budget include Sangkat 3 (Bei) where you can access sea-view inventory, and parts of Sangkat 4 (Buon) near the main beaches where you get more space for the money.
A $300,000 2-bedroom in Sihanoukville typically offers around 90 to 140 square meters depending on the project and view premium, which is large enough for comfortable full-time living or as a vacation home that can be rented out.
Which places become "accessible" at $300k in Sihanoukville as of 2026?
At the $300,000 price point in Sihanoukville, buyers gain access to more of Sangkat 3's prime sea-view inventory and the better-positioned units in the core beachfront corridor that would require compromises at lower budgets.
These newly accessible areas are desirable compared to lower-budget options in Sihanoukville because they offer unobstructed sea views, proximity to the main beaches like Ochheuteal and Serendipity, and buildings that tend to have stronger management and better-maintained facilities.
In these newly accessible areas of Sihanoukville for $300,000, buyers can typically expect a well-finished 2-bedroom condo with a balcony offering sea views, access to quality amenities like pools and gyms, and a position in a building with active operations rather than a stalled project.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sihanoukville.
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What does a $500k budget unlock in Sihanoukville in 2026?
What's the typical size and location for $500k in Sihanoukville in 2026?
As of early 2026, a $500,000 budget (about 2.05 billion riel or 465,000 euros) in Sihanoukville typically gets you a premium condo of 150 to 250 square meters or more, positioned in the best sea-view locations in Sangkat 3 or the top-tier beachfront towers.
At $500,000, buying a family home with outdoor space in Sihanoukville is possible in condo form through penthouse-style units with large terraces, but if you want a landed house with a garden, foreigners would need to use leasehold or company structures since direct land ownership is not allowed.
For $500,000 in Sihanoukville, the typical configuration is a spacious 2 to 3-bedroom condo with 2 or more bathrooms, a generous living area, and often a large balcony or terrace, especially in units designed for the premium market.
Finally, please note that we cover all the housing price data in Sihanoukville here.
Which "premium" neighborhoods open up at $500k in Sihanoukville in 2026?
At the $500,000 price point in Sihanoukville, the premium neighborhoods that open up include the prime parts of Sangkat 3 (Bei) with direct beach access and the best-maintained sea-view towers, as well as select developments near the upscale resort corridor.
What makes these neighborhoods considered premium in Sihanoukville is the combination of unobstructed sea views, proximity to the cleanest beaches, hotel-like amenities such as quality pools and beach clubs, professional building management, and reliable building operations that have been tested over time.
In these premium neighborhoods of Sihanoukville for $500,000, buyers can realistically expect a large 2-bedroom or comfortable 3-bedroom condo with high-quality finishes, a high floor with panoramic sea views, and access to resort-style amenities in a building with an established track record.
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 counts as "luxury" in Sihanoukville in 2026?
At what amount does "luxury" start in Sihanoukville right now?
In Sihanoukville in 2026, luxury properties generally start at around $350,000 (about 1.44 billion riel or 325,000 euros), which corresponds to a price-per-sqm of roughly $2,500 or more when you factor in premium views and amenities.
The specific features that define the entry point to luxury real estate in Sihanoukville include beachfront or strong sea views, reliable building operations with professional management, hotel-like amenities such as quality pools, gyms, and beach clubs, and finishes that feel resort-grade rather than basic residential.
The luxury threshold in Sihanoukville is significantly lower than comparable beach destinations in Thailand or Vietnam, which makes it accessible to buyers who would be priced out of Phuket or Da Nang at similar quality levels.
For mid-tier and top-tier luxury properties in Sihanoukville, the typical price range is $350,000 to $500,000 (1.44 to 2.05 billion riel, or 325,000 to 465,000 euros) for mid-tier, while top-tier beachfront villas can reach $500,000 to $800,000 or more depending on size and location.
Which areas are truly high-end in Sihanoukville right now?
The truly high-end neighborhoods in Sihanoukville right now are concentrated in the prime beachfront parts of Sangkat 3 (Bei) where the best-maintained sea-view towers are located, and select developments along the coastal corridor near established resort areas.
What makes these areas considered truly high-end in Sihanoukville is the combination of direct beach access or unobstructed sea views, buildings with proven track records of strong management and maintenance, and the "resort feel" where amenities actually work and common areas are properly maintained.
The typical buyer profile for these high-end areas in Sihanoukville includes foreign investors seeking a combination of lifestyle and rental income, Cambodian business families looking for vacation homes, and regional buyers from China and other Asian countries attracted by Sihanoukville's casino and tourism sector.
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How much does it really cost to buy, beyond the price, in Sihanoukville in 2026?
What are the total closing costs in Sihanoukville in 2026 as a percentage?
As of early 2026, the total closing costs for buying property in Sihanoukville typically range from 5% to 8% of the purchase price, though this can vary depending on whether you qualify for stamp duty relief and how complex your transaction is.
The realistic low-to-high percentage range that covers most standard transactions in Sihanoukville is 4% to 8%, with the lower end possible when stamp duty relief applies and the higher end when you need extensive legal work or structuring.
The specific fee categories that most commonly make up that total percentage in Sihanoukville include the registration or transfer tax (baseline 4%), legal due diligence and conveyancing fees, administrative processing charges, and sometimes agent fees depending on the transaction terms.
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Sihanoukville.
How much are notary, registration, and legal fees in Sihanoukville in 2026?
As of early 2026, the combined cost for notary, registration, and legal fees in Sihanoukville typically ranges from $1,500 to $4,000 (about 6 to 16 million riel or 1,400 to 3,700 euros) for a straightforward strata-title condo purchase, plus the transfer tax which is calculated separately.
These fees typically represent around 1% to 2% of the property price in Sihanoukville on top of the baseline 4% transfer tax, though the exact split depends on your lawyer's rates and the complexity of title verification required.
Of the three fee types, the registration or transfer tax (often called stamp duty) is usually the most expensive in Sihanoukville at 4% of assessed value, while legal due diligence and notarial work combined typically run $800 to $2,000 or more depending on complications.
What annual property taxes should I expect in Sihanoukville in 2026?
As of early 2026, the annual property tax on a typical condo in Sihanoukville ranges from roughly $50 to $500 per year (about 200,000 to 2 million riel or 45 to 465 euros), depending on the property's assessed value.
The annual property tax in Cambodia, known as the Tax on Immovable Property, is calculated at 0.1% of the property value above the threshold of 100 million riel (about $25,000), so for a $100,000 property you would pay about 0.1% on $75,000, which works out to around $55 per year.
Property taxes in Sihanoukville vary based on the assessed value, with higher-value sea-view condos naturally incurring higher taxes, but even a $500,000 condo would face annual property tax in the range of a few hundred dollars, which is modest compared to many Western countries.
There are exemptions available for certain properties, including those used for agricultural, religious, or charitable purposes, and properties below the 100 million riel threshold are exempt, though these exemptions typically apply to Cambodian citizens rather than foreign condo buyers.
You can find the list of all property taxes, costs and fees when buying in Sihanoukville here.
Is mortgage a viable option for foreigners in Sihanoukville right now?
Getting a mortgage as a foreigner in Sihanoukville in 2026 is possible but should not be counted on as your primary plan, since availability depends heavily on your residency status, income documentation, and the specific bank's willingness to lend to non-residents.
The typical loan-to-value ratios available to foreign buyers in Cambodia range from 50% to 70% at best, with interest rates around 8% on average according to recent market data, which is significantly higher than mortgage rates in many home countries.
To qualify for a mortgage in Sihanoukville as a foreigner, you typically need a valid residence permit or long-term visa, proof of stable income that can be verified, a relationship with a local bank, and sometimes a Cambodian guarantor or additional collateral.
You can also read our latest update about mortgage and interest rates in Cambodia.
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 should I predict for resale and growth in Sihanoukville in 2026?
What property types resell fastest in Sihanoukville in 2026?
As of early 2026, the property types that resell fastest in Sihanoukville are completed strata-title condos priced at or below $200,000, because this price band attracts the widest pool of both local and foreign buyers and has the clearest legal path to ownership.
The typical time on market to sell a property in Sihanoukville ranges from 3 to 9 months for a well-priced, fully transferable condo, though overpriced units, unclear titles, or buildings with poor operations can sit much longer.
What makes certain property types sell faster than others in Sihanoukville is the concentration of buyer search activity in Sangkat 3 and Sangkat 4 where high-rise supply is located, combined with the legal clarity of strata title which allows foreigners to buy directly without complex structures.
The slowest-selling property types in Sihanoukville tend to be units in buildings with management problems or stalled common area construction, condos priced significantly above comparable listings, and any property with unclear or disputed title documentation.
If you're interested, we cover all the best exit strategies in our real estate pack about Sihanoukville.
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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 |
|---|---|---|
| Knight Frank Cambodia H2 2024 | Major global real estate consultancy with structured market research. | We used it to understand financing conditions and buyer price bands. We also drew on it for neighborhood supply distribution data. |
| IPS Cambodia | Long-running established brokerage publishing transparent market commentary. | We used it as a benchmark for price-per-sqm in mid-range Sihanoukville condos. We cross-checked those ranges against live listings. |
| realestate.com.kh | Cambodia's biggest mainstream property portal with market-wide listing data. | We used it to check what's commonly available around different budget bands. We treated it as asking-price reality with a negotiation buffer. |
| FazWaz Cambodia | Large regional property platform that publishes unit size and price-per-sqm clearly. | We extracted concrete price-per-sqm examples from their listings. We used those bands to convert budgets into realistic sizes. |
| 2010 Law on Foreign Ownership | Core legal text that foreign buyers rely on for condo ownership rules. | We used it to define what foreigners can legally buy directly. We used it to explain why landed houses need alternative structures. |
| BNG Legal | Top-tier Cambodia law firm publishing practical legal guidance for investors. | We used it to frame the real-world options foreigners use for land control. We used it to build the due diligence checklist. |
| ADB Property Tax Guidance | From the Asian Development Bank platform summarizing formal property tax mechanics. | We used it to anchor how Cambodia's property tax base is computed. We estimated annual holding costs for typical condo prices. |
| National Bank of Cambodia | Cambodia's central bank, the most authoritative source on financial system context. | We used it as the official anchor for finance system context. We used it to avoid relying on random blogs for banking claims. |
| Khmer Times | Major Cambodian news outlet reporting on government policy updates. | We used it for current tax relief extension information. We used it as a pointer to underlying MEF communications. |
| CBRE Cambodia | One of the most established global real estate firms with well-specified guidance. | We used it for property tax calculation explanations. We used it for triangulation on closing cost categories. |
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?