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Sihanoukville's property market is experiencing a gradual recovery after years of decline, with distinct opportunities across different neighborhoods and property types.
Prime coastal areas command $3,500-$4,500 per sqm while inland districts offer more affordable entry points at $200-$1,500 per sqm, creating diverse investment opportunities for different budgets and strategies.
If you want to go deeper, you can check our pack of documents related to the real estate market in Cambodia, based on reliable facts and data, not opinions or rumors.
Sihanoukville's property market offers rental yields of 8-12% in prime locations, with condos ranging from $40,000 for studios to $543,000 for luxury units.
Transaction costs include 4% transfer duty and 20% capital gains tax, while the market shows 3-7% growth potential in coastal areas for 2025-2026.
| Property Type | Price Range | Expected Yield | Best Areas |
|---|---|---|---|
| Studio Condo | $40,000-$80,000 | 8-10% | City Center, Otres |
| 1-2 Bedroom Condo | $100,000-$191,000 | 8-12% | Coastal zones, SEZ areas |
| 3+ Bedroom Condo | $253,000-$543,000 | 6-9% | Beachfront, Sangkats 3&4 |
| Entry House/Villa | $129,000-$350,000 | 7-10% | Downtown, Ochheuteal |
| Luxury Villa | $350,000-$1M+ | 5-8% | Prime beachfront |
| Land (Locals Only) | $10-$3,000/sqm | Variable | Development zones |
What are the current average property prices in Sihanoukville across different areas?
As of September 2025, Sihanoukville's property market shows significant price variations based on location and proximity to key amenities.
The citywide median property price sits at $152,600, with individual listings ranging from $71,934 to $444,000. Prime coastal neighborhoods in Sangkats 3 & 4 command premium prices of $3,500-$4,500 per sqm due to their proximity to casinos and tourist attractions.
Popular beach areas show more moderate pricing, with Otres & Ochheuteal Beach properties averaging $2,500-$3,500 per sqm, while Serendipity Beach ranges from $2,200-$3,000 per sqm. These areas benefit from established tourism infrastructure and consistent visitor traffic.
More affordable options exist in emerging areas like Ream District, where prices start as low as $150-$500 per sqm, making it attractive for investors looking for future appreciation potential. Downtown and inland areas offer middle-ground pricing at $200-$1,500 per sqm, providing good value for those prioritizing accessibility over beachfront proximity.
How do property prices compare between condos, houses, and land plots?
Condominium prices in Sihanoukville vary dramatically based on size and location, offering options for diverse investment budgets.
Studio apartments start at $40,000 and can reach $194,000 for premium locations. One-bedroom units typically range from $100,000-$155,000, while two-bedroom condos span $120,000-$191,000. Luxury three-bedroom units command $253,000-$543,000, particularly in beachfront developments.
City center condos average $1,000-$1,500 per sqm, providing affordable entry points with good rental potential. Beachfront luxury units can reach up to $3,500 per sqm, targeting high-end buyers seeking premium amenities and sea views.
Houses and villas start at $129,000 for entry-level properties, while premium and luxury options range from $350,000 to over $1 million. Land purchases are restricted to locals only, with downtown plots ranging $200-$3,000 per sqm and outskirt areas starting as low as $10-$200 per sqm.
What are the short-term price trends and rental yields for the next 1-2 years?
Sihanoukville's property market is stabilizing after years of decline, with prime coastal areas expected to see 3-7% growth during 2025-2026.
Rental yields remain attractive, ranging from 8-12% gross yields in top-performing locations, particularly in beachfront and casino-adjacent areas. These returns are driven by consistent tourism demand and the presence of Special Economic Zone workers.
Airbnb data reveals average monthly revenues of $1,721, with median occupancy rates of 19-26% across the city. Top-tier properties in prime locations achieve significantly higher occupancy rates of 43-64%, demonstrating the importance of location selection for rental income.
The strongest rental yield areas include Otres Beach, Ochheuteal Beach, and neighborhoods adjacent to Special Economic Zones, where demand from both tourists and long-term workers supports consistent occupancy rates.
How do medium-term projections look for property values and demand over 3-5 years?
Medium-term forecasts for Sihanoukville show flat to modest gains overall, with upside potential concentrated in coastal and developing districts as infrastructure improvements come online.
Property demand is anticipated to increase alongside improved transport connections, SEZ expansion, and major new developments like the $16 billion Bay of Lights project. These infrastructure improvements should create new employment opportunities and attract more residents and businesses to the area.
Market liquidity is expected to improve for established condominiums and prime-located assets, though investors in oversupplied zones should prepare for longer holding periods. The market recovery will likely favor properties with strong fundamentals in established neighborhoods over speculative developments.
The completion of major infrastructure projects, including the Phnom Penh-Sihanoukville Expressway and airport expansion, should provide significant support for property values in well-positioned locations. Properties near these developments are most likely to benefit from appreciation over the 3-5 year horizon.
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What do long-term forecasts suggest about market stability over 10+ years?
Long-term forecasts show cautious optimism for Sihanoukville's real estate market, supported by tourism growth, SEZ development, and major infrastructure investments.
Government master plans extending through 2038 focus on sustainable growth with improved environmental and urban planning standards. These plans aim to address current oversupply issues while creating a more stable foundation for future development.
Major infrastructure projects including expressway connections, port upgrades, and airport expansion are designed to position Sihanoukville as a key regional hub. The Bay of Lights development, scheduled for completion by 2045, represents a significant long-term catalyst for the area.
Oversupply remains a challenge that must be worked through, but the combination of infrastructure development, master planning, and growing economic activity suggests stronger stability for well-selected properties over the 10+ year timeframe. Premium and master-planned projects show the strongest potential for long-term appreciation.
How strong is current rental demand and what are occupancy rates?
Rental demand in Sihanoukville is primarily driven by tourism, SEZ workers, and the expatriate community, creating diverse opportunities across different property types.
Current Airbnb occupancy rates show significant variation by location and property quality, with median occupancy at 19-26% citywide. However, top-performing properties in prime locations achieve much higher rates of 43-64%, highlighting the importance of location and property management.
One-bedroom units represent 50% of Airbnb listings and show strong performance, particularly for properties accommodating 2-4 guests. This segment benefits from both tourism demand and medium-term stays by business travelers and SEZ workers.
The rental market shows seasonal fluctuations tied to tourism patterns, with peak demand during dry season months. Properties near beaches, casinos, and SEZ areas maintain more consistent year-round demand due to their appeal to different market segments.
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Which areas offer the strongest rental returns compared to purchase prices?
Otres and Ochheuteal Beach areas deliver the strongest rental returns, with yields of 8-10%+ due to their popularity with tourists and relatively affordable purchase prices.
Sangkats 3 & 4, known for their casino and tourist zones, also provide excellent returns despite higher purchase prices, benefiting from consistent visitor traffic and entertainment demand. These areas attract both short-term tourists and longer-term casino workers.
SEZ-adjacent neighborhoods offer solid yields due to steady demand from industrial workers and business travelers. These areas often provide better occupancy consistency compared to purely tourism-dependent locations.
City center condos priced around $1,000 per sqm offer attractive yield-to-price entry points, though with potentially more volatile occupancy rates. These properties can serve both tourism and local rental markets, providing some diversification in demand sources.
What are the transaction costs, taxes, and legal fees for buying property?
Property transactions in Sihanoukville involve several costs that buyers must factor into their investment calculations.
| Cost Type | Amount | Paid By | Notes |
|---|---|---|---|
| Transfer/Stamp Duty | 4% of property value | Buyer | Exempt for first $210k in some promos until 2025 |
| Registration Fee | $100-$200 | Buyer | Fixed administrative cost |
| Annual Property Tax | 0.1% above $25,000 | Owner | Ongoing annual obligation |
| Agent Commission | 3-5% of sale price | Seller | 1 month rent for rental agreements |
| Legal Fees | 0.5-1% of value | Buyer | $1,000-$2,000 typical range |
| Appraisal | $200-$500 | Buyer | If required by lender/buyer |
| Capital Gains Tax | 20% | Seller | Introduced in 2025, applies to sales |
How liquid is the property market for resale at different timeframes?
Market liquidity in Sihanoukville varies significantly based on property type, location, and investment timeline, with shorter-term exits proving challenging.
For 1-3 year resale periods, the market remains difficult except for standout assets in core locations. Oversupply continues to slow exit strategies, making it essential to buy properties with strong fundamentals and immediate appeal to future buyers.
The 5-year timeline shows expected improvement, particularly for well-managed condominiums in central locations and properties near major development projects. As infrastructure improvements are completed, these properties should see enhanced marketability and shorter selling periods.
Long-term resale prospects over 10+ years look significantly better, especially for properties in master-planned developments and coastal areas. Major infrastructure projects and the completion of developments like Bay of Lights should substantially improve resale prospects for well-positioned assets.
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Where are the major development projects and infrastructure investments happening?
Sihanoukville is experiencing significant infrastructure development that will reshape the city's property landscape over the coming decades.
The Bay of Lights project represents the largest development, with $16 billion invested in a master-planned coastal city in Ream District. The first phase completes in 2025, with ongoing development through 2045, creating a new premium residential and commercial district.
Time Square 10 is a major condominium development in the Otres Beach corridor, with staged delivery through 2029. This project represents significant private investment in the established tourist zone, adding modern residential options.
Transportation infrastructure includes the Phnom Penh-Sihanoukville Expressway, airport expansion, and seaport upgrades. The master plan also encompasses road improvements, rail connections, utilities upgrades, and digital connectivity enhancements to support economic growth.
SEZ expansion continues with special incentives for new developments, creating employment opportunities and supporting residential demand. These zones attract both domestic and international businesses, providing a stable base for property demand.
What are the minimum and realistic budgets needed to enter the market?
Entry-level investment opportunities in Sihanoukville start at surprisingly affordable levels, though realistic budgets depend heavily on location and property type preferences.
For the most basic entry, studio apartments in city center or Otres areas start around $40,000-$80,000 for 30-40 sqm units with basic amenities. These properties can generate rental income but may require additional investment in furnishing and management.
A more realistic budget for quality investment properties ranges $100,000-$160,000 for well-located 1-2 bedroom condos of 50-70 sqm with pool access and proximity to core areas or beaches. These properties typically offer better rental potential and appreciation prospects.
Premium investments require $200,000-$300,000 for larger condos or small villas in prime locations with sea views. Luxury villa investments start at $350,000-$700,000+ for 3-4 bedroom properties with pools in prime beachfront locations.
Ultra-premium beachfront villas require $1 million+ budgets for 5+ bedroom properties with exclusive finishes and direct beach access. Land purchases are restricted to local citizens only, with prices ranging from $10-$3,000 per sqm depending on location and development potential.
How should you position yourself based on your investment goals?
Investment positioning in Sihanoukville requires clear alignment between your objectives and market realities, with distinct strategies for different goals.
For primary residence or lifestyle investment, focus on modern condominiums or villas in central or coastal neighborhoods with established amenities. Prioritize properties near completed infrastructure improvements and areas with reliable utilities and services. Consider proximity to healthcare, shopping, and entertainment facilities for long-term liveability.
For rental income generation, target beach and casino zones, SEZ areas, or establish partnerships with reputable rental management companies. Properties accommodating 2-4 guests in 1-2 bedroom configurations show strongest rental performance. Focus on locations with year-round demand rather than purely seasonal tourism areas.
For capital appreciation and resale, concentrate on completed, well-managed projects in central areas, or consider early-stage purchases in major new developments scheduled for completion during anticipated economic growth periods. Properties near the Bay of Lights development and other master-planned projects offer strong long-term appreciation potential.
All strategies require thorough due diligence, careful project selection, and professional legal guidance, especially given the unique restrictions and risks facing foreign buyers in Cambodia's property market.
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Sihanoukville's property market offers compelling opportunities for investors willing to navigate current challenges and position for long-term growth.
Success requires careful location selection, realistic timeline expectations, and professional guidance to navigate legal complexities and market dynamics effectively.
Sources
- BambooRoutes - Sihanoukville Price Forecasts
- RealEstate.com.kh - Sihanoukville Properties
- BambooRoutes - Sihanoukville Property Analysis
- Fazwaz - Sihanoukville Condos
- Dabest Properties - Time Square 10 Update
- AirROI - Sihanoukville Rental Analysis
- RealEstate.com.kh - Infrastructure Investment
- BambooRoutes - Cambodia Market Trends
- B2B Cambodia - Development Master Plan
- BambooRoutes - Cambodia Land Purchase Guide