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 just a beach town; it is Cambodia's main port city with a unique mix of tourism, industrial activity, and a post-2019 construction overhang that continues to shape its property market.
This creates very different investment outcomes depending on which micro-area you choose, whether you want beachfront short-term rentals, inland long-term tenants, or something in between.
We constantly update this blog post as the Sihanoukville real estate market evolves, so you always get the freshest data and insights.
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's the Current Real Estate Market Situation by Area in Sihanoukville?
Which areas in Sihanoukville have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas for residential property in Sihanoukville are Sokha Beach (near the Sokha Hotel peninsula), Independence Beach along the Independence Hotel stretch, and the Serendipity Beach core near the Golden Lions roundabout.
In these premium Sihanoukville locations, newer condos typically range from around $1,800 to $3,200 or more per square meter, depending on the building quality, sea views, and developer reputation.
Each of these high-priced Sihanoukville neighborhoods commands a premium for different reasons:
- Sokha Beach: genuinely limited beachfront supply and proximity to an established five-star resort
- Independence Beach: iconic coastal positioning with relatively fewer high-rise developments
- Serendipity Beach: walkable tourist infrastructure and strong short-term rental demand year-round
Which areas in Sihanoukville have the most affordable property prices in 2026?
As of early 2026, the most affordable residential areas in Sihanoukville include inland Mittakpheap (around Phsar Leu market), port-side logistics corridors, and older condo buildings away from the beachfront strip.
In these lower-priced Sihanoukville neighborhoods, you can typically find condos ranging from around $650 to $1,300 per square meter, with landed homes varying more depending on land size.
However, each affordable area in Sihanoukville comes with specific trade-offs: inland Mittakpheap lacks the tourist premium that drives short-term rental income, port-adjacent zones can have industrial noise and truck traffic, and older condos away from the beach often suffer from weak building management that affects both livability and resale value.
You can also read our latest analysis regarding housing prices in Sihanoukville.
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.
Which Areas in Sihanoukville Offer the Best Rental Yields?
Which neighborhoods in Sihanoukville have the highest gross rental yields in 2026?
As of early 2026, the Sihanoukville neighborhoods with the highest gross rental yields are inland central areas around Mittakpheap and Ekareach (roughly 6% to 10%), Victory Hill (roughly 6% to 9%), and beach-adjacent but not front-row locations like the back streets behind Ochheuteal (roughly 5% to 9%).
Across Sihanoukville as a whole, typical gross rental yields for investment properties range from about 4% to 10%, with the higher end achievable mainly when you buy at a discount from motivated sellers or in areas with steady tenant demand but lower acquisition costs.
Each of these top-yielding Sihanoukville neighborhoods delivers higher returns for specific reasons:
- Inland Mittakpheap/Ekareach: lower purchase prices combined with steady demand from local professionals and service workers
- Victory Hill: popular with medium-stay expats and offers a mix of rental formats without peak beachfront pricing
- Back streets near Ochheuteal: close enough for tourist foot traffic but discounted enough to improve yield math
Finally, please note that we cover the rental yields in Sihanoukville here.
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Which Areas in Sihanoukville Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Sihanoukville perform best on Airbnb in 2026?
As of early 2026, the Sihanoukville neighborhoods that perform best for Airbnb-style short-term rentals are Serendipity Beach near the Golden Lions roundabout, Sokha Beach and Independence Beach for premium positioning, and select pockets of Otres Beach 1 for lifestyle-oriented travelers.
Top-performing Airbnb properties in these Sihanoukville tourist zones typically generate between $800 and $2,000 per month in gross revenue, depending heavily on unit size, building quality, and management efficiency during peak season.
Each of these Sihanoukville short-term rental hotspots outperforms for distinct reasons:
- Serendipity Beach: walkable nightlife, restaurants, and the pier create consistent tourist foot traffic
- Sokha Beach and Independence Beach: premium leisure positioning attracts guests willing to pay for sea views
- Otres Beach 1: appeals to couples and quieter travelers seeking a more relaxed beach atmosphere
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Sihanoukville.
Which tourist areas in Sihanoukville are becoming oversaturated with short-term rentals?
The Sihanoukville areas showing the clearest signs of short-term rental oversaturation are the condo clusters around Serendipity Beach and the Ochheuteal core, plus any tower-heavy pocket that was heavily marketed with "guaranteed rental return" schemes to foreign investors.
In these oversaturated Sihanoukville zones, you can find dozens of nearly identical investor-owned units in single buildings, all competing on the same platforms for the same weekend tourist demand.
The main indicator that these Sihanoukville areas have reached oversaturation is aggressive price undercutting among hosts and declining average nightly rates, as too many similar units chase too few guests outside of peak holiday periods.
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 Areas in Sihanoukville Are Best for Long-Term Rentals?
Which neighborhoods in Sihanoukville have the strongest demand for long-term tenants?
The Sihanoukville neighborhoods with the strongest and most consistent demand for long-term tenants are inland central residential streets near Phsar Leu market in Mittakpheap, port and SEZ-accessible corridors for commuters, and Victory Hill for its residential feel and nearby amenities.
In these high-demand Sihanoukville rental areas, well-priced and well-maintained properties typically rent within two to four weeks, while poorly positioned or overpriced units can sit vacant for months.
The tenant profiles driving demand vary by Sihanoukville neighborhood:
- Inland Mittakpheap near Phsar Leu: local professionals, small families, and service-economy workers
- Port and SEZ corridors: logistics staff, factory management, and contractors on medium-term assignments
- Victory Hill: expats, higher-income locals, and medium-stay visitors who want amenities without tourist chaos
The key characteristic that makes these Sihanoukville neighborhoods attractive to long-term tenants is practical daily livability: easy access to markets, reliable utilities, quiet streets, and reasonable commute times to major employment centers like the port and special economic zone.
Finally, please note that we provide a very granular rental analysis in our property pack about Sihanoukville.
What are the average long-term monthly rents by neighborhood in Sihanoukville in 2026?
As of early 2026, average long-term monthly rents in Sihanoukville vary significantly by neighborhood, ranging from around $300 per month for a basic studio in inland areas to over $1,700 per month for a two-bedroom condo near premium beaches.
In the most affordable Sihanoukville neighborhoods like inland Mittakpheap near Phsar Leu, entry-level furnished studios and one-bedroom apartments typically rent for $300 to $550 per month.
In average-priced Sihanoukville areas like Victory Hill and the edges of Otres Beach 1, mid-range one-bedroom condos rent for roughly $400 to $750 per month, while two-bedroom units range from $750 to $1,400 per month.
In the most expensive Sihanoukville neighborhoods like Sokha Beach and Independence Beach, high-end one-bedroom condos rent for $550 to $950 per month, and two-bedroom units command $1,000 to $1,700 per month or more depending on sea views and building quality.
You may want to check our latest analysis about the rents in Sihanoukville here.
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Which Are the Up-and-Coming Areas to Invest in Sihanoukville?
Which neighborhoods in Sihanoukville are gentrifying and attracting new investors in 2026?
As of early 2026, the Sihanoukville neighborhoods showing the clearest signs of gentrification and renewed investor interest are Otres Beach 1 (with more structured development replacing the old backpacker vibe), Victory Hill (benefiting as the city diversifies beyond casinos), and selected inland nodes near improving infrastructure.
These gentrifying Sihanoukville areas have seen modest price appreciation of roughly 3% to 8% annually in recent years for quality properties, though gains remain uneven and heavily dependent on individual building quality and management.
Which areas in Sihanoukville have major infrastructure projects planned that will boost prices?
The Sihanoukville areas most likely to benefit from infrastructure-driven price increases are zones near the expanding Sihanoukville Autonomous Port, corridors connected to the Sihanoukville Special Economic Zone, and inland residential pockets improving through the government's stalled-project restart program.
Specific infrastructure projects affecting Sihanoukville property values include the ongoing port expansion (boosting logistics jobs and expat postings), SEZ industrial investment (creating steady employment demand), and the Special Investment Promotion Program that has restarted previously stalled construction projects in select areas.
Historically in Sihanoukville, areas that benefited from major infrastructure completions have seen price increases of roughly 10% to 25% over three to five years, though the post-2019 construction overhang means current gains may be more modest until excess supply is absorbed.
You'll find our latest property market analysis about Sihanoukville here.
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.
Which Areas in Sihanoukville Should I Avoid as a Property Investor?
Which neighborhoods in Sihanoukville with lots of problems I should avoid and why?
The Sihanoukville micro-areas that present the most problems for property investors are clusters surrounded by stalled or unfinished neighboring towers, pockets with too many identical investor-owned short-term rental units, and port or industrial-adjacent streets if you are buying for lifestyle or vacation rental purposes.
Each problematic Sihanoukville area type has specific issues:
- Stalled tower clusters: years of construction noise, depressed street-level retail, and damaged resale narrative
- Oversupplied STR pockets: price wars erode occupancy, nightly rates drop, and building wear increases
- Port-adjacent streets: industrial noise and truck traffic make lifestyle rentals and vacation stays unappealing
For these Sihanoukville problem areas to become viable investment options, stalled projects would need to complete and stabilize, STR supply would need to thin out through conversions to long-term rental or owner-occupancy, and port-adjacent zones would need significant streetscape improvements and buffer zoning.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Sihanoukville.
Which areas in Sihanoukville have stagnant or declining property prices as of 2026?
As of early 2026, the Sihanoukville areas with the most stagnant or declining property prices are overbuilt condo clusters around the most touristy Serendipity and Ochheuteal core, plus inland locations without a clear tenant base or connection to employment centers.
These stagnating Sihanoukville areas have seen prices essentially flat or down by roughly 5% to 15% from their 2018 to 2019 peaks, with some distressed resales trading at even larger discounts.
The underlying causes of price stagnation differ by Sihanoukville area:
- Overbuilt Serendipity/Ochheuteal condo clusters: heavy resale inventory from investors who bought during the boom and now want out
- Inland locations without tenant demand: not near jobs, not near amenities, and not near transport links
- Buildings with weak management: deteriorating common areas and unreliable utilities scare away both tenants and buyers
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Which Areas in Sihanoukville Have the Best Long-Term Appreciation Potential?
Which areas in Sihanoukville have historically appreciated the most recently?
The Sihanoukville areas that have shown the most defensible appreciation over recent years are prime beachfront and near-beach properties that are genuinely scarce and livable, high-quality projects with strong building management, and select Victory Hill properties with good amenity access.
Historical appreciation varies significantly across Sihanoukville:
- Sokha Beach premium beachfront: roughly 15% to 30% total gains since 2020 for the best units
- Well-managed buildings near Independence Beach: roughly 10% to 20% appreciation where scarcity applies
- Victory Hill quality residential: roughly 5% to 15% gains driven by steady tenant demand
The main driver of above-average appreciation in these Sihanoukville areas is genuine scarcity combined with building quality: resale buyers heavily discount "building risk" from poor management, so well-run properties in limited-supply zones capture the premium.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Sihanoukville.
Which neighborhoods in Sihanoukville are expected to see price growth in coming years?
The Sihanoukville neighborhoods with the best probability-weighted growth potential over the coming years are Sokha Beach and Independence Beach for premium scarcity, Victory Hill for amenity resilience, Otres Beach 1 if development stays quality-focused, and clean inland residential near stable employment nodes.
Projected annual price growth varies by Sihanoukville neighborhood:
- Sokha Beach and Independence Beach: roughly 3% to 6% annually if tourism recovery continues
- Victory Hill: roughly 2% to 5% annually supported by diversified tenant demand
- Otres Beach 1 (quality projects): roughly 3% to 7% annually if oversupply is avoided
- Inland employment-connected areas: roughly 2% to 4% annually, less glamorous but more liquid
The single most important catalyst for future Sihanoukville price growth is absorption of the existing supply overhang combined with continued port and SEZ employment expansion, which would tighten the rental market and improve resale liquidity across the city.
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 Do Locals and Expats Really Think About Different Areas in Sihanoukville?
Which areas in Sihanoukville do local residents consider the most desirable to live?
The Sihanoukville areas that local Cambodian residents generally consider most desirable to live are Victory Hill for its residential feel and dining options, quieter streets near Independence Beach and Sokha Beach (not the tourist towers themselves), and inland neighborhoods with easy access to markets, schools, and services.
Each locally-preferred Sihanoukville area has distinct appeal:
- Victory Hill: established restaurants, hillside views, and a neighborhood feel rather than tourist chaos
- Quieter streets near premium beaches: coastal proximity without being in the loud tourist strip
- Inland near Phsar Leu and schools: practical daily amenities and family-friendly infrastructure
These locally-preferred Sihanoukville areas tend to attract middle-class Cambodian families, local business owners, and professionals who work in the city's growing service and logistics sectors.
Local Sihanoukville preferences often differ from what foreign investors target: locals prioritize daily livability and practical amenities, while foreigners often focus heavily on beachfront positioning and short-term rental potential, sometimes overpaying for tourist appeal that locals do not value as highly.
Which neighborhoods in Sihanoukville have the best reputation among expat communities?
The Sihanoukville neighborhoods with the best reputation among expat communities are Victory Hill, Otres Beach 1 for lifestyle-focused expats seeking a quieter coastal feel, and selective well-managed condo buildings near Serendipity Beach for those who want walkability and services.
Expats prefer these Sihanoukville neighborhoods for different reasons:
- Victory Hill: established Western-friendly restaurants, reliable services, and a residential atmosphere
- Otres Beach 1: more relaxed beach lifestyle without the intensity of the main tourist strip
- Well-managed Serendipity-area condos: walkable convenience for expats who want urban amenities near the beach
The expat profile in these popular Sihanoukville neighborhoods tends to include remote workers, retirees, small business owners, and medium-term visitors who stay for months rather than days, all seeking a balance of affordability, lifestyle, and reasonable infrastructure.
Which areas in Sihanoukville do locals say are overhyped by foreign buyers?
The Sihanoukville areas that locals most commonly consider overhyped by foreign buyers are the most tourist-saturated parts of the Serendipity Beach and Ochheuteal core strip, plus any new tower development marketed primarily with "guaranteed rental return" promises.
Locals believe these Sihanoukville areas are overvalued for specific reasons:
- Serendipity/Ochheuteal tourist core: too much supply of identical units competing on price, eroding returns
- "Guaranteed return" towers: marketing hype that rarely matches actual rental performance after handover
- Generic beachfront without differentiation: foreigners assume "beach equals profit" without understanding competition
Foreign buyers typically see beach proximity and tourist foot traffic as inherently valuable, while locals understand that oversupply and weak building management can overwhelm any location premium, especially when you own just one unit among hundreds of similar ones.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Sihanoukville.
Which areas in Sihanoukville are considered boring or undesirable by residents?
The Sihanoukville areas that residents generally consider boring or undesirable are port and industrial-adjacent streets (fine for worker housing but lacking lifestyle appeal), inland pockets that are neither close to services nor connected to job hubs, and streets dominated by stalled construction sites even if technically near the beach.
Residents find these Sihanoukville areas unappealing for distinct reasons:
- Port and industrial-adjacent streets: truck traffic, noise, and no leisure amenities for daily life
- Disconnected inland pockets: nothing to walk to, poor transport links, and no community feel
- Stalled construction zones: depressing streetscape, dust, and uncertainty about when or if projects will complete
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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 H1 2025 | Major global brokerage with consistent Sihanoukville-specific reporting. | We used it for supply data and asking-price index direction. We also cross-checked portal pricing signals against their market-level trends. |
| FazWaz Cambodia | Regional portal showing explicit price-per-square-meter by sub-area. | We built neighborhood-level price and rent estimates from many listings. We avoided relying on one-off developer marketing prices. |
| Realestate.com.kh | Cambodia's largest mainstream property portal with visible inventory. | We used it to reality-check typical ticket sizes and median prices. We also validated condo liquidity versus other residential types. |
| IMF Cambodia 2025 Article IV | Top-tier macro institution with standardized country analysis. | We anchored the 2025 to 2026 growth narrative affecting property demand. We avoided over-extrapolating single tourism quarters into forever trends. |
| Sihanoukville Autonomous Port Annual Report | Official reporting from the province's biggest logistics and jobs engine. | We identified which residential areas benefit from port employment. We justified why some inland zones have steadier occupancy than beachfront. |
| Ministry of Tourism Statistics | Official visitor arrival data in a consistent PDF series. | We grounded short-term rental demand in actual tourism trends. We explained seasonality and why some beach zones outperform on occupancy. |
| Cambodia Condo Law (CDC) | Core legal text governing what foreigners can actually own. | We stated foreign buyer constraints clearly (ownership only from 1st floor up). We turned legal rules into a practical checklist for buyers. |
| UNCTAD Investment Policy Monitor | UN body tracking policy measures in a standardized way. | We validated that Sihanoukville incentives are documented policy, not marketing. We contextualized why investor interest rotated back to the province. |
| World Bank Cambodia Outlook | Transparent macro and investment discussion from a global institution. | We triangulated growth and credit constraints affecting real estate. We explained why construction can remain weak even as tourism recovers. |
| ATA Cambodia Tax Update | Compliance-focused summary tied to tax authority notification timelines. | We stated the January 2026 capital gains tax status clearly. We kept investment math realistic with current transaction assumptions. |
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