Investment property in Cambodia: what to buy and what it costs
One-bedroom apartment in Sen Sok for long-term letting
$83,000
A 45 m² apartment with a bedroom, a living room, a kitchenette, air conditioning and a balcony on the twelfth floor of a 30-storey condominium in Sen Sok - a growing residential district in the north-west of Phnom Penh. A large shopping centre and international schools are nearby. Such apartments are let long-term to young professionals.
One-bedroom apartment with a river view in Chroy Changvar
$102,000
A 55 m² apartment with a bedroom, a bright living room, air conditioning and a balcony on the eighteenth floor of a condominium in Chroy Changvar - on the peninsula between the rivers opposite central Phnom Penh. The windows look onto the wide river, boats and the city towers on the far bank. The centre is 10-15 minutes away over the bridge.
Two-bedroom apartment in Toul Kork
$120,000
A 65 m² apartment with two bedrooms, a living-dining room, an open kitchen and a balcony with plants on the fifteenth floor of a condominium in Toul Kork - a green residential district on the northern side of central Phnom Penh. Schools, cafés and company offices are nearby. Apartments here are let all year round to specialists' families.
Two-bedroom apartment in a new tower in Chbar Ampov
$139,000
A 75 m² apartment with two bedrooms, a living room, air conditioning and floor-to-ceiling windows on the twentieth floor of a new residential tower in Chbar Ampov on the east bank of the river. The windows look onto the river, the bridge and rice fields beyond the city. The district is being built up fast, and the centre is 15 minutes away.
Two-bedroom apartment by the market in Tuol Tompoung
$157,000
An 85 m² apartment with two bedrooms, a living-dining room, air conditioning, a ceiling fan and a balcony on the fourteenth floor of a condominium in Tuol Tompoung. Below the windows are shophouses with balconies, a covered market, cafés and bakeries. The district is popular with foreigners who live in Phnom Penh for years.
Three-bedroom apartment by the river in Russey Keo
$176,000
A 95 m² apartment with three bedrooms, a spacious living room, two air conditioners and a balcony on the sixteenth floor of a riverside condominium in Russey Keo in the north of Phnom Penh. The windows look onto the calm river, palm trees and stilt houses on the far bank. The waterfront and the road to the centre are nearby.
Three-bedroom apartment with a pool in the grounds in Sen Sok
$203,000
A 110 m² apartment with three bedrooms, a living-dining room and a balcony overlooking a pool with sun loungers and palm trees on the tenth floor of a family condominium in Sen Sok. International schools and a shopping centre are nearby. Such apartments are let to the families of foreign specialists.
Three-bedroom apartment with a large living room in Toul Kork
$231,000
A 125 m² apartment with three bedrooms, a large living-dining room, two air conditioners and a wide balcony on the twenty-second floor of a condominium in Toul Kork. The windows look onto green streets with villas, palm trees and the towers of the centre in the distance. Apartments of this size are let to large families.
What properties are bought for investment in Cambodia
Above are the most interesting offers selected by our experts. The price in each card is the Phnom Penh square metre price for an apartment by our experts' estimate multiplied by the floor area, and every apartment is above the ground floor in a building where a foreigner can hold it with full title. A manager will find a property to match your requirements.
Apartments for sale in the residential districts of Phnom Penh, the square metre price, rental yields, the rules of purchase for a foreigner, taxes on buying, owning and letting.
A foreigner buys an apartment in Cambodia with full title: from the first floor above the ground floor upwards, and foreigners together own no more than 70% of the apartment floor area in a building. Prices are quoted and deals are made in US dollars. By our experts' estimate, a square metre of an apartment in the residential districts of Phnom Penh costs about $1,800, and letting yields about 6.3% a year.
This page covers apartments in the capital's residential districts, prices, rental yields, taxes on buying, owning and letting and the rules for a foreigner.
The market in brief
Prices and rules as of 2026.
How much an apartment in Cambodia costs in 2026
Apartment prices in Cambodia are quoted in US dollars, and deals are made in dollars too. By our experts' estimate, a square metre in the residential districts of Phnom Penh - from Toul Kork to Sen Sok and the new districts across the river - costs about $1,800, while in the premium quarters of the centre and on the waterfront a square metre costs one and a half times more.
| Apartment in Phnom Penh | Floor area | Price at the average square metre |
|---|---|---|
| One-bedroom | 50 m² | ~$93,000 |
| Two-bedroom | 80 m² | ~$150,000 |
| Three-bedroom | 110 m² | ~$200,000 |
Square metre prices are our experts' estimate in 2026, rounded; the apartment price is the average square metre multiplied by the floor area.
What yield letting gives
The long-term rental yield in Phnom Penh is about 6.3% a year before tax and costs, by our experts' estimate: a three-bedroom apartment is let for about $1,000 a month. Small apartments earn more per dollar invested, large ones less.
| Tax | Rate |
|---|---|
| Rental income, non-resident | 14% of the rent |
| Rental income, resident | 10% of the rent |
| Annual property tax | 0.1% of the value above 100 million riel |
| Gain on sale, individual | 20% from 1 January 2027, not charged until then |
| Inheritance tax | none |
Data for 2026: the yield is our experts' estimate for Phnom Penh; a comparison of countries is in the rental yield table.
How to bring in the money for the purchase is covered on the page how to send money to Cambodia, and life in the capital is described on the page Phnom Penh.
What costs to add to the property price
| Payment | Amount |
|---|---|
| Transfer tax on the title | 4% of the assessed value |
| Issue of the apartment's title certificate | at the land office's tariff |
| Lawyer: checks and the agreement | by agreement, a fixed fee |
| Building maintenance fee | monthly, at the management company's tariff |
Data for 2026. For an apartment in Toul Kork at $120,000 the transfer tax comes to about $4,800 if the assessed value equals the price. An apartment on the ground floor, underground or beyond the 70% of a building's apartment area already owned by foreigners will not be registered to a foreigner. A manager calculates the total for a specific property.
In Cambodia the apartment's title certificate and the foreign share in the building are checked before the deposit
Mistakes cost more than the support: an apartment in a building without separate title certificates for its units, or beyond the foreign quota, will not be registered to you; arrears of building fees pass to the buyer; a forgotten 4% transfer tax changes the yield calculation. We check the building's documents, the quota and the developer before the deposit and run the deal together with the lawyer.
The cost of support depends on the purchase budget and the goal - investment, letting or a home for yourself; a manager will calculate it in the chat.
Does the purchase give a residence permit
The purchase on its own does not give a residence permit. Foreigners live in Cambodia on an E-class visa, which is extended for a year at a time inside the country: for work, business or retirees.
You can buy an apartment without a status too: a foreigner registers the apartment in their own name on a passport and receives a separate title certificate for it. Land is not registered to a foreigner, so apartments are suitable for the purchase, not houses with a plot.
How we find a property
- Budget and goal: investment, letting or a home for yourself. The manager clarifies the district of Phnom Penh and how you will pay.
- A selection of real apartments above the ground floor: the seller's price, floor area, the building fee, a yield calculation.
- Checks before the deposit: the apartment's title certificate, the foreign share in the building up to 70%, arrears of fees and taxes, the developer.
- A remote deal through a lawyer in Cambodia: the agreement, payment by bank transfer in dollars, the transfer tax, a new title certificate in your name.
The manager sends the selection to the chat, with sellers' prices on the date of the selection.
Options in other countries
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More on buying in this country:
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does an apartment in Cambodia cost in 2026?
Can foreigners buy property in Cambodia?
Does buying property give a residence permit in Cambodia?
What yield does letting an apartment in Cambodia give?
What taxes apply when buying property in Cambodia?
In what currency do you buy an apartment in Cambodia?
Where to buy an apartment for investment in Cambodia?
Can you buy property in Cambodia remotely?
Don’t want to figure this out alone?
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