Cambodia Property Prices 2026: Complete Price Guide for Foreign Buyers
How much does property actually cost in Cambodia? This guide covers condo prices by location and tier, regional city comparisons, rental yields, transaction costs, and how Cambodia stacks up against Thailand, Vietnam, and Malaysia. Updated March 2026 with current market data our lawyers see on the ground.
Phnom Penh Condo Prices by Tier
Phnom Penh is the only city in Cambodia with a meaningful strata title condo market accessible to foreign buyers. Prices vary dramatically by location, building quality, and proximity to the expat core.
| Tier | Areas | Price/sqm |
|---|---|---|
| Luxury | BKK1, Koh Pich / Diamond Island | USD 2,500–4,500/sqm |
| Mid-Range | Toul Kork, Tonle Bassac | USD 1,500–2,500/sqm |
| Affordable | Meanchey, Chbar Ampov, Sen Sok outer | USD 800–1,500/sqm |
Price Trends 2023–2026
Stabilised after 2020–2022 oversupply period. Prime areas (BKK1, Tonle Bassac) showing modest recovery in 2025–2026 as foreign buyer confidence returns. Off-plan pipeline has contracted, reducing future oversupply risk.
Recovering alongside the resurgence of international tourism. Hotel and villa markets are stronger than the condo market, which remains thin. Limited strata title supply.
Significant decline from 2020 speculative peak. Still recovering in 2026 as Chinese investment cautiously returns. High risk — for experienced investors only with specific local knowledge.
Lifestyle market driven by Western expats and retirees. Stable, niche, and largely leasehold for foreigners. Not a high-growth market but consistent demand from lifestyle buyers.
Regional City Price Comparison
| City | Price Range |
|---|---|
| Phnom Penh (Prime) | $1,500–$4,500/sqm |
| Siem Reap | $600–$1,200/sqm |
| Sihanoukville | $500–$1,000/sqm |
| Kampot / Kep | $400–$800/sqm |
Cambodia vs Southeast Asia: Price Benchmark
How does Cambodia property compare to its regional peers? Cambodia offers competitive pricing, the highest yields in the region, and zero capital gains tax — a combination unmatched by Thailand, Vietnam, or the Philippines.
| Country / City | Price/sqm |
|---|---|
| Cambodia (Phnom Penh Prime) | $1,500–$4,500 |
| Thailand (Bangkok Prime) | $3,000–$8,000 |
| Vietnam (Ho Chi Minh City) | $2,000–$5,000 |
| Malaysia (KL Prime) | $1,500–$4,000 |
| Philippines (BGC / Makati) | $2,000–$5,500 |
* Data indicative as of March 2026. Tax rules vary by individual circumstance.
Off-Plan vs Completed: Price Difference
Completed properties typically command a 10–15% premium over equivalent off-plan units in the same development, once construction is finished. This premium reflects:
Transaction Costs on Top of Purchase Price
Budget an additional 5–6% of the purchase price for transaction costs. For a USD 150,000 condo, this is approximately USD 8,000–9,000.
| Cost Item | Rate | Paid By |
|---|---|---|
| Immovable Property Transfer Tax | 4% of property value | Buyer |
| Stamp Duty | 0.1% of value | Buyer |
| Legal Fees (lawyer) | USD 1,500–3,000 (typical) | Buyer |
| Agent Commission | 2–3% (if agent used) | Seller (usually) |
| Title Registration | USD 50–200 admin fee | Buyer |
Our lawyers calculate your precise tax liability before settlement and handle submission on your behalf to avoid over-assessment.
Frequently Asked Questions
Are Cambodia property prices rising in 2026?
Phnom Penh prime areas (BKK1, Tonle Bassac, Koh Pich) have stabilised after the 2020–2022 oversupply correction and are showing gradual recovery, supported by returning foreign investors and improving economic conditions. Siem Reap is recovering in line with tourism growth. Sihanoukville remains volatile. Overall, 2026 represents a buyer's market in most segments — prices are reasonable relative to fundamentals.
Is now a good time to buy property in Cambodia?
For long-term investors (5+ year horizon), current conditions in Phnom Penh prime areas offer attractive entry points. Prices are below 2019 peaks, yields remain strong at 5–8% in prime areas, and there is no capital gains tax. Short-term speculators face more risk due to subdued secondary market activity. Our lawyers advise clients based on their specific timeline, budget, and goals.
How do Cambodia property prices compare to Thailand?
Phnom Penh prime condos (USD 2,500–4,500/sqm) are significantly cheaper than Bangkok prime (USD 3,000–8,000/sqm) and offer comparable or higher rental yields. Cambodia also has no capital gains tax on residential property, making the after-tax return more attractive. Thailand does allow freehold condo ownership for foreigners (49% quota) which is a structural advantage.
What is the total cost of buying a condo in Cambodia?
Add approximately 5–6% to the purchase price for total transaction costs: 4% transfer tax + 0.1% stamp duty + USD 1,500–3,000 legal fees + title registration. For a USD 150,000 condo, total transaction costs are approximately USD 8,000–9,000. There is no capital gains tax when you sell.
Do off-plan properties sell for less than completed properties?
Yes — off-plan properties in Cambodia typically price 10–20% below the estimated completed market value, which is the primary attraction. However, this discount comes with construction risk, timeline risk, and no immediate rental income. Completed properties are priced higher but are immediately income-producing and carry no developer default risk.
Discuss Your Budget & Goals
Our lawyers will give you a realistic picture of what your budget can achieve in today's Cambodia market.
Email us directly: mustoinvestincambodia@gmail.com
Book a Free Consultation
Speak with an experienced agent about your specific situation. No obligation, no legal jargon. Our recommended agent is fluent in English, Khmer, Italian and Russian.
Legal Disclaimer: Property prices, yields, and tax rates in this guide are indicative as of March 2026 and are subject to market changes, regulatory updates, and individual circumstances. This page is for general information only and does not constitute financial or legal advice. Always consult a licensed Cambodian lawyer and independent financial adviser before investing.
Our legal content is developed in partnership with licensed Cambodian attorneys and business consultants who specialise in foreign investment, immigration, and property law.
Get Cambodia Travel Updates
Visa changes, travel tips, and destination guides delivered to your inbox.
No spam, unsubscribe anytime. We respect your privacy.