Research
Independent analysis of Cambodia's property and business landscape — the markets, investment frameworks, tax, law, and risks. Every piece is written to be acted on, and free of agency spin.
More from the desk
Published as the work is done — not on a content calendar.
Escrow in Cambodia Property Deals: How Retention Accounts Now Protect Your Money
For years the honest answer to “is my deposit safe?” in Cambodia was “not really.” That has quietly changed: escrow is now a regulated, licensed service. How a retention account works, when to insist on one, what it costs, and what it does — and does not — protect.
A Rungis for Phnom Penh? The WorldBridge–SEMMARIS Study and the Logistics Real Estate Gap
WorldBridge and the operator of Paris's Rungis market signed a feasibility study for an international agro-food wholesale market in Phnom Penh. Why it matters, what it would take, and where Cambodia's warehousing gap actually is.
Reading the CDC Pipeline: What 2026 Investment Approvals Say About Property Demand
Cambodia approved $3.26 billion of fixed-asset investment in the first five months of 2026, after a record $10 billion in 2025. How to read the CDC numbers, where the projects land, and what the pipeline means for property.
Prague to Sihanoukville Direct: A Small Charter With a Big Signal for the Coast
From December 2026, TUI Airways will fly weekly Prague–Sihanoukville 787 charters — the first direct European link to Cambodia's coast. What roughly 4,800 seats a season can and cannot do for a tourism market down nearly 50 percent.
Green Finance in Cambodia: Solar Rules, Green Bonds, and What Certification Is Worth
Cambodia now has a rooftop-solar quota, a green-bond rulebook, and its first certified green buildings. An independent read of the green finance framework — and where the property and business angles actually are.
Cambodia's Northeast Frontier: Ratanakkiri, Mondulkiri and the SPIN Investment Push
Cambodia is steering roughly $2 billion of approved capital into its four northeastern provinces under the SPIN programme — agro-industry, gold, wind and a crowd-funded border road. A guide to the frontier: what is real, how land works there, and where buyers get hurt.
Koh Kong Zhejiang SEZ: Cambodia Builds a Furniture Hub on the Thai Border
A Zhejiang-backed SEZ in Koh Kong has pulled in 76 projects and $567 million in two years, betting on furniture manufacturing migrating out of China. What it means for the province, the labor market, and property.
Cambodia's Riverbank Planning Shift: What Devolved Waterfront Rules Mean for Buyers
Cambodia is pushing riverbank planning and land demarcation down to provincial committees and inviting waterfront owners into erosion-prevention schemes. For riverside property, local autonomy is both an opportunity and a new layer of risk — a due-diligence read.
The Cambodia–US Open Skies Deal: What It Really Does for Property
On 30 June 2026 the US and Cambodia signed their first air transport agreement — full Open Skies, plus DFC money for Techo airport. An honest read of what it changes for tourism, industrial and investor demand — and why "direct flights" is the wrong headline.
Czech–Cambodia Ties and the Central European Investment Gap
2026 marks 70 years of Czech–Cambodia relations, and the framing is shifting from aid to trade and investment. An honest look at the Central and Eastern European channel into Cambodia — real but small — and what it does, and does not, mean for property.
Factory Phnom Penh: The Creative Hub Betting on the Southern Corridor
A former Levi's and Speedo garment plant became Cambodia's largest creative hub, and in August 2026 it expands into retail and entertainment. What Factory Phnom Penh is, who is behind it, and how to read a mixed-use bet on the Techo corridor as an investor, not a visitor.
The IMF Just Named Cambodian Real Estate a Risk. What That Means for Buyers
The IMF's July 2026 Article IV mission cut Cambodia's growth forecast to 3% and named real estate a key vulnerability tied to bank, household and developer balance sheets. An independent read of what the report says — and what a buyer should do with it.
Koh Rong Development Watch: The $39M Push, the 4C Airport, and What Actually Changed
In mid-2026 Preah Sihanouk province reviewed 15 projects worth $39M and set a formal eco-tourism vision for Koh Rong — backed by a planned 4C airport and undersea power. What the new momentum changes for a buyer, and what it deliberately does not.
Lotus Group, Russian Tourists, and Siem Reap: A New Demand Channel Worth Watching
In June 2026 Lotus Group brought the first Russian tour-operator delegation to Siem Reap, a direct-flight study underway. An independent look at a novel high-spend, long-stay tourism channel — the property read, the watchlist angle, and the risks to weigh.
Cambodia's Two Economies: Manufacturing Booms While Property Cools
Factory exports hit roughly $8 billion in the first half of 2026 while home prices kept falling. Cambodia is running two economies at once — and a property buyer who reads the export headline as a property signal is reading the wrong number.
Cambodia's EV Push and ZO Motors: What Electric-Vehicle Manufacturing Means for Property
Cambodia's first electric-truck assembly plant broke ground in Pursat, and a national charging network is being built out. An independent read of what the EV push means for industrial property, provincial SEZs, and the medium-tech manufacturing shift.
The DFC–OCIC Techo Airport Deal: Why US Capital Vetting a Cambodian Developer Matters
The US DFC signed a letter of intent to lend $100M for Techo airport — to OCIC, the Canadia Group developer behind Koh Pich. The financing itself is modest; the two years of US due diligence on a Cambodian developer is the real signal for property.
Orkidē Development: A Profile of Cambodia's Borey-and-Condo Builder
Orkidē Development grew from a single borey into a group building 200-hectare master plans in Phnom Penh. An independent profile of its projects, its borey-and-condo model, and how a buyer should verify a developer whose story is mostly self-told.
Siem Reap Property Market Profile 2026: A Tourism Bet With a Supply Cap
Siem Reap prices are soft and 2026 arrivals fell sharply, yet a new airport and Angkor height limits keep condo supply structurally tight. An independent profile of prices, yields, the tourism dependence, and who this market is actually for.
Vietnam Plus One: The Supply-Chain Shift Feeding Cambodia's Border Industrial Property
As US scrutiny and rising costs push firms to hedge Vietnam, Cambodia — 70km from Ho Chi Minh City, wages two-thirds of Vietnam's — becomes the "plus one." What it means for border SEZ and industrial property, and the transshipment risk.
Sun Chanthol's Beijing Pitch: Courting Better Chinese FDI, and What It Means for Property
Cambodia's DPM went to Beijing in mid-2026 to sell high-tech, green and high-value manufacturing — not casinos and condos. An independent read of the courtship, the Pentagonal Strategy behind it, and what upgrading Chinese FDI means for property.
International Holding Structures for Cambodia — Using Singapore, Hong Kong, and Offshore Companies
How sophisticated investors structure their Cambodia exposure — the holding-company jurisdictions, double-taxation treaties, and repatriation strategies that align with the country's legal environment.
Japanese FDI and Cambodia's Emerging Automotive Manufacturing Supply Chain
A CDC delegation led by Sun Chanthol visited Japan in June 2026, meeting Sumitomo Electric and the Kansai Economic Federation. What the mission signals about Japanese FDI — distinct from Chinese capital — and what it means for industrial property.
Cambodia's Digital Economy — Tech, Fintech, and Startup Landscape in 2026
Cambodia is one of Southeast Asia's smallest but fastest-digitising economies — the opportunity in fintech, e-commerce, and digital services, and the barriers that still define the market.
Notable Cambodian Companies — Profiles of the Major Private and Listed Players
Profiles of Cambodia's most significant private and publicly-listed companies across its key industries — who they are, what they own, and how they make money.
M&A and Deal Flow in Cambodia — What's Moving in 2026
Cambodia's deal landscape in 2026 — distressed assets changing hands, strategic acquisitions, and the structures foreign buyers use to enter or exit Cambodian businesses.
Kampong Thom Agro-Processing SEZ: Royal Group Bets on Farm-to-Factory
Royal Group signs JV with Kampong Thom provincial administration to develop the Kampong Thom Agro-Processing SEZ (KTSEZ). A Farm-to-Factory model targeting import substitution and export-oriented agro-processing — the conglomerate's first move into agricultural SEZs.
Living and Working in Cambodia as an Expat — Visas, Banking, and Daily Operations
The practical realities of basing yourself in Cambodia — from the right visa to opening a bank account, finding housing, and running daily operations.
Cambodia Labor Law — An Employer's Guide to Hiring, Contracts, and Compliance
Cambodia's 1997 Labour Law, 2016 Law on Trade Unions, and recent amendments — what employers must know before they hire.
Condotels in Cambodia: The Hospitality-Led Ownership Model, Explained
Cambodia's first real condotel — The Gatsby at Time Square 9 — landed in BKK1 in 2026. Here is how the model works, what it promises investors, and the risks that come with welding property ownership to a short-stay accommodation business.
Corporate Tax and Accounting in Cambodia — What Foreign Businesses Need to Know
The corporate tax obligations, VAT rules, withholding rates, and accounting deadlines that apply to every Cambodian company — and the penalties for getting them wrong.
Cambodia's Manufacturing Sector in 2026 — Garments, Electronics, and the Post-LDC Shift
Cambodia's industrial backbone is transforming — garment dominance is easing as electronics and automotive parts gain ground, while LDC graduation forces structural change.
Cambodia FDI Rules and QIP Incentives — A Complete Guide
How Cambodia regulates foreign direct investment, what the Qualified Investment Project scheme actually offers, and the sectors where incentives come with binding conditions.
The Distressed Assets Landscape in Cambodia 2026
The definitive map of Cambodia's distress cycle: $12.7B in troubled loans, a thousand stalled coastal towers, a new central-bank rulebook for asset managers, and the $6B that faster resolution could unlock. Who the players are, where the assets sit, and how to read the cycle.
The $12.7 Billion Question: Mekong Strategic Capital Report on Cambodia Distressed Debt
MSC report says $12.7B in distressed loans is slowing Cambodia economy. Faster resolution could unlock $6B in new lending. What it means for property.
The Knong Psar Model: Development With a Human Heart in Cambodia Urban Planning
An open letter on the Knong Psar development model sparks debate about community-centred urban planning vs top-down development in Cambodia.
Cambodia Emerging as a Major MICE Destination: What It Means for Commercial Property
MICE tourism is booming in Cambodia — Siem Reap leading, Phnom Penh growing. How business events drive hotel, retail and convention centre demand.
European Tech Investors Assess Cambodia Digital Growth and Tech Talent
European Tech Business Delegation evaluates Cambodia digital economy, tech talent pool, and investment opportunities in emerging markets.
Can PPAs Unlock Cambodia Green Energy Investment? A EuroCham Perspective
Polish renewable firm Dobry Prąd on how Power Purchase Agreements could bridge the gap between institutional capital and Cambodia green energy targets.
Cambodia Approves 37 Investment Projects Worth $570 Million in May 2026
Monthly investment approvals reach $570M across 37 projects, signalling continued foreign investor interest despite headwinds.
Cambodia Industrial Parks & SEZs: Post-LDC Transition Reshapes the Sector
3,266 factories, $13.8B in SEZ investment, and an LDC graduation deadline in 2029. What the EuroCham Industrial Parks Forum revealed about Cambodia industrial real estate.
Building a House in Cambodia From the Ground Up: Land Control, Permits, and the Real Cost Question
Nobody can quote a real per-square-meter build cost in Cambodia — that fact is the guide. Controlling land you can't own, the permit chain ending in an occupancy certificate, contracting against $5-a-day labour and world-priced materials, and whether to build at all.
Buying a Guesthouse in Cambodia: What "For Sale" Actually Means in Kampot, Kep and the Coast
The riverside guesthouse listing is rarely selling property — it's a lease assignment, an asset list, and a licence stack wearing a lifestyle dream. What a foreign buyer actually acquires, the paper that has to exist, and the tourism numbers the brochure won't show you.
Exit Liquidity in Cambodian Condos: Who Buys When You Sell?
Phnom Penh's condo stock tripled in five years while sales rates sit below 5% and local families still buy boreys. The resale market is the part of the trade nobody models — who the next buyer actually is, why it matters more than yield, and how to position a unit that can exit.
The China Factor: How Chinese Capital Cycles Move Cambodian Property
One nationality built Sihanoukville, emptied it in four months, and now supplies seventy percent of Cambodia's FDI — into factories, not condos. Reading the Chinese capital cycle is reading the Cambodian property market. What the last wave taught, and what the new one buys.
Condo Handover in Cambodia: The Snagging Checklist and the Warranties the Law Gives You
Cambodia's Construction Law hands every buyer statutory defect warranties — 2 years on systems, 5 on the envelope, 10 on structure — that no contract can shorten. The handover guide: when to inspect, what to test, what to withhold, and the paperwork to demand before you sign.
Indirect Exposure to Cambodian Property: The CSX and the New REIT Rulebook
Cambodia built its REIT framework in January 2026 — 65% income real estate, 35% leverage cap, 90% payouts — but the shelf is still empty. What the $2.9B stock exchange actually offers a property investor today, and what the first listed REIT would change.
Distressed Property in Cambodia: Foreclosures, Bank Sales, and the Unfinished Towers
NPLs at a ten-year high, a new central-bank rulebook for distressed-asset buyers, and a thousand stalled buildings on the coast. Cambodia's distress cycle is real — but the discount prices information you don't have. How each channel works and where the traps sit.
How to Negotiate a Cambodian Property Price (and Sanity-Check the Ask First)
Cambodia has no MLS — an asking price is an opening claim, not a market fact. The method: triangulate value like a licensed valuer (comparables, per-sqm corridors, income back-solve), read the seller, use cash and time, and spend $170 on the market's cheapest second opinion.
The Landlord's Guide to Cambodian Tenancy: Leases, Deposits, and the Eviction Nobody Fast-Tracks
Cambodia has no landlord-tenant act — the Civil Code sets a thin frame and your contract does the rest. What the law actually fixes, the deposit and notice norms the market runs on, the tax the GDT expects, and why prevention is the only eviction strategy that works.
Political and Expropriation Risk in Cambodian Property: What a Title Can — and Cannot — Protect
Cambodia's written law promises fair-market compensation paid in advance before any taking. Boeung Kak, two million hectares of concessions, and a lake whose legal boundary moved 55 times say the written law is not the whole story. How to read the risk and position around it.
When a Cambodian Property Deal Goes Wrong: Courts, Arbitration, and Real Leverage
Cambodia has no commercial court in operation, won't enforce your home country's judgments, and routes unregistered-land fights through an administrative maze — yet arbitration awards travel to 160+ countries. The honest recourse map, and why leverage beats litigation.
Renovation and Fit-Out Costs in Cambodia: Cheap Labour, World-Priced Materials, and the Permit Line
A skilled electrician costs $19 a day; the steel he installs is import-priced. Cambodia's renovation economics invert Western math — labour-heavy work is a bargain, fixture-heavy work isn't. The cost ledger, the permit line, and the fit-outs that actually earn their money back.
Renting in Phnom Penh: The Rent-First Guide for Future Buyers
A year's lease is the cheapest due diligence in Cambodian property. What Phnom Penh rents actually cost district by district, how the deal mechanics work, and how to turn twelve months of renting into the buying decision no guide can make for you.
Repatriating Money Out of Cambodia: Sale Proceeds, Rent, and the Paper That Moves Them
Cambodia has no exchange controls — the 1997 law leaves transfers free through authorized banks. What stands between your sale proceeds and your home account is tax and paperwork: withholding, the 2027 CGT, and a source-of-funds file you should have started building on day one.
Serviced Apartments vs Condos in Cambodia: The Yield Buyer's Product Comparison
Serviced units rent for 1.5–2.5× a comparable condo — and an operator, a fee stack, and a furniture package stand between you and the difference. What a "serviced apartment" really is for a buyer, how rental pools work, and when paying for management beats owning plain.
Residency Shoot-Out: Cambodia's CM2H vs Malaysia's MM2H vs Thailand's LTR vs the Philippines' SRRV
Four Southeast Asian residency programs, four different products: a $50k property purchase with a citizenship track, a deposit-plus-locked-property regime, a tax instrument priced in income, and a $15k refundable deposit that converts into a condo. Which one is selling what.
Strata Governance in Cambodia: Management Fees, Sinking Funds, and Who Runs Your Building
Sub-Decree 126 gives every Cambodian condo undivided common areas, value-shared costs, and internal regulations filed with your title — then goes quiet on sinking funds, audits, and when owners take over from the developer. The governance guide for the years after handover.
The Techo Airport Corridor: What a $2 Billion Airport Does (and Doesn't) Do for Land
Techo International opened September 2025 — 2,600ha, 4F-class, 1.67M passengers in four months — and the corridor south of Phnom Penh became Cambodia's loudest land pitch. What the airport really changes, where value lands, and why foreign corridor deals are structures deals.
Borey Economics: How Cambodia’s Landed-Housing Market Actually Works
The borey — the gated landed development — is Cambodia’s dominant middle-class housing product, and the market segment foreign capital understands least. Who builds them, who buys them, how they’re financed, and where a foreigner actually fits.
Buying Property With a Cambodian Spouse: Title, Prenups, Divorce, and Death
Marrying a Cambodian doesn't unlock land: title goes in your spouse's sole name; your protection lives in marital-property law, not the deed. The honest guide to community property, registrable prenups, lease-back structures, divorce maths, and what happens on death.
Buying a Resale Condo in Cambodia: The Second-Owner Checklist
Resale removes completion risk — and adds a different inspection list: the building’s real occupancy, the foreign quota’s current position, service-charge arrears, the sinking fund, and a title that must be re-verified, not inherited.
Cambodia's Capital Gains Tax Arrives in 2027: The Property Owner's Planning Guide
After years of deferrals, Cambodia's 20% CGT hits real estate on 1 Jan 2027 — 4% of sale price via lump-sum, a 5-yr primary-residence exemption, and unpaid transfers voided. What Prakas 496 says and what to do before the date.
Citizenship by Investment in Cambodia: What the December 2025 Law Actually Says
Cambodia overhauled naturalisation from 1 December 2025: $1 million invested or a $3 million donation, enhanced vetting — and dual citizenship permitted for the first time. What that means if a property pitch is selling you a “pathway to citizenship”.
Inheritance in Cambodia: What Happens to a Foreign Owner's Property When They Die
Cambodia's Civil Code gives your heirs clear ranks, your spouse a guaranteed share, and your estate no inheritance tax — but a foreign heir cannot keep land, holographic wills must be handwritten, and heirs have three months to act. The estate-planning guide for foreign owners.
Tourism and Cambodian Property: Reading the Visitor Numbers Like an Investor
Tourism is the demand engine behind Siem Reap, the coast, and a slice of Phnom Penh’s rental market. What the 2025 numbers actually say — a 16.9% arrivals fall, a Thai-border shock, a Chinese rebound — and how to size a tourism-linked property bet.
Cambodia vs Bali: Hospitality Yields vs Real Title for Foreign Buyers Compared
Bali out-yields every market in this series — on the region's weakest foreign title: a visa-tied use right or a lease that burns down, in rupiah. Head-to-head with Cambodia's perpetual strata freehold on ownership, Second Home and Golden Visas vs CM2H, taxes, yields, and fit.
Cambodia vs Malaysia: Freehold Land vs Dollar Terms for Foreign Buyers Compared
Malaysia gives foreigners the region's widest ownership menu — freehold condos, even landed homes — behind price floors, state consent and an 8% stamp duty. Head-to-head with Cambodia: MM2H vs CM2H, ringgit vs dollar, RPGT vs deferred CGT, yields, and which buyer each fits.
Cambodia vs Thailand vs Vietnam: Where Can a Foreigner Actually Own Property?
Thailand, Vietnam and Cambodia offer three very different ownership deals for foreign buyers. This head-to-head compares what you can actually own in each market — the trade-offs, costs and risks.
Guaranteed Rental Returns in Cambodia: What the Guarantee Is Actually Worth
The “8–12% guaranteed for five years” pitch is everywhere in Cambodian off-plan sales. Here is what underwrites that promise, how it is priced into your purchase, and the questions that make it collapse or hold up.
How to Verify a Cambodian Land Title in 2026: QR Checks, Cadastral Searches, and What Each Proves
Title verification in Cambodia has never been easier — or more necessary. The verify.gov.kh QR check, the cadastral burdens search, what each one proves and doesn’t, and the verification sequence to run before any money moves.
How to Read a Cambodian Sale-and-Purchase Agreement Before You Sign
The SPA is where Cambodian property deals are actually won or lost — payment schedules, deposits, penalty clauses, handover triggers, and the escrow question. A clause-by-clause guide for foreign buyers.
Shophouse Investing in Cambodia: The Asset Locals Love and Foreigners Can't Own Outright
The shophouse is Cambodia's favourite asset — live-work, street-front, deeply liquid locally, $250k–600k in Phnom Penh — and the one a foreigner cannot hold in their own name. How the economics work, why old stock carries soft titles, and the structures that reach it honestly.
The Phnom Penh Property Market in 2026: Oversupply, Yields, and Where the Floor Is
Condo supply tripled in five years and prices sit 15–20% below the 2019 peak. What the numbers actually support in 2026 — supply, vacancy, prices per sqm, and the yields you should really underwrite to.
Siem Reap Beyond Angkor: A Tourism-Recovery Location Guide
A single-industry town whose anchor attraction still draws less than half its 2019 visitors. Where the property opportunity is real, where it depends entirely on tourism returning — and what the ticket data actually says.
Sihanoukville: A Sober Location Guide for Investors
Hundreds of stalled towers, an $8 billion revival program, and a scam-economy crackdown reshaping demand. The highest-variance market in Cambodia, with the actual numbers — and who it does and does not suit.
Bavet and Poipet: Cambodia’s Border Towns and the Casino/SEZ Economy
Cambodia’s big land-border towns run on two engines — cross-border casinos and special economic zones. A sober guide to how Bavet and Poipet work, why they’re a specialist commercial play not a buyer’s market, and the regulatory risks involved.
BKK1 vs Tonle Bassac vs BKK2/BKK3: Central Phnom Penh, Compared
Central Phnom Penh isn’t one market. BKK1 is the established prestige core, Tonle Bassac is the high-rise and mega-project belt, and BKK2/BKK3 are the quieter value side of Boeung Keng Kang. A three-way comparison for foreign buyers choosing inside the centre.
Cambodia’s Expressway Corridors: A Buyer’s Map of the New Routes
Cambodia’s expressways are creating new property corridors — but value accrues at interchanges, not along the tarmac, and only where the road is actually built. A corridor-by-corridor guide to the Phnom Penh–Sihanoukville, Phnom Penh–Bavet, and planned northwest routes.
The First-Time Buyer’s Guide to Cambodian Property
A practical, risk-first roadmap for foreigners buying property in Cambodia for the first time — what you can own, how to choose a market, get the structure right, fund it, run the diligence, and plan the exit. The honest version, with links to the detail at each step.
Cambodia Property Red Flags: The Warning-Sign Checklist
The specific warning signs that should make you slow down, dig deeper, or walk away from a Cambodian property deal — across title, the seller, the structure, the money, and the sales pressure itself.
How to Fund a Cambodian Property Purchase: The Options Compared
A practical, ranked walkthrough of how foreign buyers actually pay for Cambodian property — cash and cross-border transfer, developer instalment plans, borrowing at home against existing assets, and the narrow case for a local bank loan.
Kampot vs Kep: Which Southern Coast Town Should You Buy In?
Two gentle lifestyle markets, 25 minutes apart, that suit different buyers. Kampot is the larger riverside town with more going on; Kep is the tiny seaside village that’s even slower and thinner. A head-to-head for choosing between them.
Koh Rong and Cambodia’s Islands: A Coastal Development Guide
Cambodia’s islands — Koh Rong, Koh Rong Sanloem and their neighbours — sell a powerful dream and carry the country’s hardest property realities: untitled or concession land, off-grid infrastructure, deep seasonality, and almost no liquidity. A sober guide to island property.
Off-plan vs Resale: Which Buying Route Is Right for You in Cambodia?
Two ways into Cambodian property: buy off-plan from a developer before it’s built, or buy a completed unit on the resale market. One trades price and choice for completion risk; the other trades certainty for a higher price. A head-to-head to match the route to the buyer.
Phnom Penh’s Satellite Cities and Borey Belt: A Guide to the Outskirts
Where Phnom Penh is actually growing — Chroy Changvar, Sen Sok, and the Hun Sen Boulevard corridor of master-planned satellite cities and gated borey developments. What the outer ring offers a buyer, and the developer, filled-land, and infrastructure risks that come with it.
Phnom Penh vs Sihanoukville: Capital or Coast for a Foreign Buyer?
Cambodia’s two most-discussed markets sit at opposite ends of the risk scale. Phnom Penh is the deep, liquid, already-repriced capital; Sihanoukville is the highest-variance coastal recovery play. A head-to-head on which suits which buyer.
Property Management in Cambodia: A Guide for Absentee Foreign Owners
Buying is half the job; managing the property — usually from abroad — is the other half. What property management covers, what it costs, how to choose a manager, and the absentee-owner risks that quietly erode a Cambodian property return.
Selling Cambodian Property: An Exit Guide for Foreign Owners
The exit is the hardest part of a Cambodian purchase and the least planned. Who you can actually sell to, how your holding structure and the building’s foreign quota shape liquidity, the costs and tax on a sale, and why you should plan the exit before you buy.
The Siem Reap Living Guide: Expat Life, Property Options, and Connectivity
What it’s actually like to live in Siem Reap — where expats settle, what it costs, the healthcare and schooling realities, how the new international airport changed connectivity, and how to think about renting versus buying a home here.
The Best Property Developers in Cambodia? How to Actually Judge One
There is no honest, fixed “best developers in Cambodia” list — reputations move and most rankings are paid placement. Here is the independent way to judge a developer: the track-record checks, the green flags, the red flags, and where to start.
BKK1 vs Toul Kork: Which Phnom Penh District Should You Buy In?
A head-to-head on Phnom Penh’s two leading residential districts — BKK1’s premium expat core versus Toul Kork’s quieter family upmarket. Price, yield, tenant pool, resale, and which buyer each one actually suits.
Cambodia Property Price & Yield Index — 2026 Q1
Our quarterly read on advertised residential prices and gross rental yields across Phnom Penh, Sihanoukville, Siem Reap, and Kampot. Phnom Penh mid-market condos are down about 1% year-on-year; the coast stays soft while secondary cities firm up.
Can a Foreigner Buy Property in Cambodia in 2026? A Straight Answer
Yes — with limits. A foreigner can buy a strata-title condo outright but not land directly. Here is the plain answer, the buying process step by step, the costs, and the structures for landed property in 2026.
Is Cambodia a Tax Haven? A Sober Answer
Being outside the CRS is not the same as being a tax haven. Cambodia levies real taxes, the biggest non-CRS country in the world is the United States, and none of it removes your duty to declare. A myth-busting look at a common misconception.
Cambodia’s Trust Law: How Foreigners Can Hold Land Through a Regulated Trust
Since 2019, a foreigner can hold Cambodian land as the beneficiary of a registered trust run by a licensed trustee. It is the regulated answer to the problem nominee structures only pretend to solve — but it is newer, and not a clean bypass. Here is how it works.
Cambodia Property Market: A Mid-2026 Outlook
A market that has split into very different stories. Where Cambodian property stands at mid-2026 — the macro backdrop, segment by segment, and what we would and would not underwrite — pulling together the threads from our city and sector research.
Setting Up a Business in Cambodia as a Foreigner
The step-by-step process of registering a company in Cambodia — legal structures, costs, timelines, and the licence obligations that follow incorporation.
How to Vet a Cambodian Property Developer Before You Buy Off-Plan
Off-plan in Cambodia means trusting a developer to deliver years from now. Track record, permits, the land title under the project, and escrow are the checks that separate a safe purchase from a lost deposit.
Will Cambodia Join the CRS? An Outlook for Long-Term Buyers
There is no current timeline for Cambodia to adopt the Common Reporting Standard — but the global and regional direction is one way only. Why a prudent long-term property buyer should plan as though transparency increases, not decreases.
Expressways, Airports, and Property: How Cambodia’s New Infrastructure Is Redrawing the Map
A new expressway network and a major new capital airport are quietly changing travel times and land values across Cambodia. Where the infrastructure story is real, where it is speculative, and how a buyer should price it.
Financing a Cambodian Property: Why It Is Mostly a Cash Market
Mortgages exist in Cambodia, but for foreign buyers they are scarce, expensive, and short. Understanding why leverage is hard to get explains a great deal about how the market actually behaves.
Property Rights in Cambodia: What Foreigners Actually Have
Beneath the title types and ownership structures sits a harder question: how strong are property rights in Cambodia really, and what happens when they are tested? An honest look at the law on paper, the reality in practice, and the gap between them.
How Foreigners Hold Land in Cambodia: Leases, Companies, Trusts, and Nominees
A foreigner cannot own land in Cambodia outright. The four structures used to hold it — long leases, land-holding companies, regulated trusts, and nominees — carry very different levels of risk. We rank them.
Cambodia’s Investor Residency: CM2H and the “Golden Visa” Question
Does Cambodia have a golden visa? Sort of. The Cambodia My Second Home (CM2H) programme offers long-stay residency for an investment — but it is not the citizenship-by-property scheme some marketing implies. What it actually offers, and how it compares regionally.
FATF, AML, and CRS: Making Sense of Cambodia’s Financial-Regulatory Landscape
Cambodia left the FATF grey list in 2023 but remains outside the CRS. These are different frameworks measuring different things. What each one means for a foreign property buyer, and where the real risks sit.
A Phnom Penh Neighbourhood Guide for Property Buyers
BKK1, Daun Penh, Toul Kork, Chroy Changvar, and the Russian Market area each attract a different buyer and carry a different risk profile. A district-by-district orientation for investors.
From Tourist to Resident: Cambodia’s Visa Process for Foreign Buyers
The practical path most foreigners take to live in Cambodia: arrive on a tourist visa, convert to an ordinary (E-class) visa, then extend it long-term. Here is the sequence, the documents, the costs you should expect, and the overstay risks to avoid.
Cambodia Property Titles Explained: Hard, Soft, Strata, and LMAP
The title type decides almost everything about a Cambodian property — how secure it is, how it transfers, and whether a foreigner can own it at all. Here is how the four main titles differ.
Cambodia Visas for Property Investors: E-Class, Retirement, and Long-Stay Options
Owning property in Cambodia does not give you the right to live there — that is a separate question answered by the visa system. Here is how Cambodia’s visa classes actually work for buyers and retirees, and how the country compares to its neighbours.
Cambodia and CRS in Regional Context: How Its Neighbours Compare
Southeast Asia is split on CRS: Singapore, Malaysia, Indonesia, and Thailand exchange automatically; Cambodia, Vietnam, and the Philippines have no committed date; Laos and Myanmar sit outside. The verified map — and why it matters less than it sounds.
Which Cambodian Bank Is Right for a Foreign Property Buyer?
ABA, ACLEDA, Canadia and the rest — Cambodia’s banks differ more than their marketing suggests. A grounded comparison of the major banks on what actually matters to a foreign buyer: account access, digital quality, lending, and safety.
Bakong: Cambodia’s Blockchain-Based Payment System, Explained
Cambodia runs one of the world’s more advanced national payment networks — a distributed-ledger system that links every bank into one real-time, QR-driven rail. What Bakong is, why a frontier economy built it, and what it means for a foreign buyer.
Rental Yields in Cambodia: Reading the Numbers Honestly
Cambodian condos are marketed on gross yields of 6 to 8 percent. After the deductions the brochures leave out, the real net figure is usually lower. Here is how to calculate what you would actually earn.
Banking in Cambodia: A Practical Guide for Foreign Property Buyers
Opening an account, moving money, the dollarised system, the Bakong payment network, and what tightening KYC rules mean in practice. A grounded guide to the banking side of a Cambodian purchase.
Can Foreigners Own Property in Cambodia? The Law, Plainly Explained
Foreigners can own strata-title units but not land. Here is what the law actually says — with citations — the structures used to hold landed property (lease, company, regulated trust, nominee), and where the real risk sits.
Battambang: Cambodia’s Quiet Northwest — A Location Guide
Cambodia’s best-preserved colonial town and its rice-bowl capital is a place to live, not a place to flip. Why Battambang charms residents and frustrates investors — the arts-town appeal, the agricultural economy, and the thinnest foreign-buyer market of any city covered here.
Kep: A Practical Guide to Cambodia’s Smallest Coastal Market
Kep is tiny, slow, and gorgeous — a former French seaside resort of crab shacks, hillside villas, and modernist ruins. A granular look at its micro-markets and why it is even thinner and more illiquid than neighbouring Kampot.
What the Common Reporting Standard Is — and Why Cambodia Sits Outside It
Cambodia is not a participating jurisdiction in the OECD’s Common Reporting Standard. Here is what CRS does, what Cambodia’s absence from it means in practice, and — importantly — what it does not change about your tax obligations.
Kampot: A Practical, Sub-Market-by-Sub-Market Location Guide
Beneath Kampot’s easy charm sit several distinct little property markets — the old town, the riverfront, the road to the sea, Bokor, and the farmland around them — each with its own buyers, risks, and realities. A granular guide for anyone looking past the postcard.
The Real Cost of Buying Property in Cambodia: Taxes and Transaction Fees
Transfer tax, annual property tax, rental tax, and the fees nobody mentions until completion. A plain accounting of what Cambodian property actually costs to buy, hold, and sell.
Cambodia vs the Philippines: Two Freehold Routes for Foreign Buyers Compared
Cambodia and the Philippines both offer foreigners genuine perpetual condo freehold — on very different terms. A head-to-head on the 70% vs 40% quotas, dollar vs peso, transaction taxes, the SRRV vs CM2H residency routes, and which market fits which buyer.
Cambodia vs Singapore: The Safe-Haven Benchmark vs the Frontier Trade for Foreign Buyers
Singapore lets foreigners own freehold condos with no quota at all — then charges 60% ABSD at the door, yields 2–3% net, and attaches no residency. Head-to-head with Cambodia on ownership, the FTA carve-out, taxes, the GIP vs CM2H, and why these two are different asset classes.
Airbnb in Cambodia: The Honest Math on Short-Term Rentals for Foreign Owners
Airbnb is legal-by-silence in Cambodia — no permits, no registry, building rules as the real law. Then the data: ~33% occupancy and $41 nightly in Phnom Penh, where the average listing grosses about $2,100 a year. When short-term beats a long-term lease, and when it doesn't.
Buying Property in Dollars: What Cambodia’s Dollarisation Means for You
Cambodian property is priced, transacted, and rented in US dollars. What dollarisation actually does for a foreign buyer — no currency risk on the asset, free repatriation under the 1997 FX law — and the caveats that come with it.
Kampot and Kep: A Lifestyle-First Coastal Location Guide
Cambodia’s gentle southern coast is a lifestyle and hospitality market, not a capital-growth play. Who Kampot and Kep genuinely suit — and the thin-market risks that come with the charm.
Property Insurance in Cambodia: What's Insurable, What the Law Expects, and What to Buy
Nothing forces a Cambodian homeowner to insure — but the Construction Law makes owners jointly liable for occupancy defects, floods are a named peril, and premiums below $50M follow a tariff. What the young insurance market actually sells, and how a foreign owner should buy it.
Flood and Climate Risk in Cambodian Property Due Diligence: The Check Nobody Runs
Phnom Penh carries a "High" flood classification — damaging floods expected within any ten-year hold — while the lakes that drained the city are filled for the towers sold on them. How to read elevation, infill history, and drainage before the wet season does it for you.
Battambang vs Siem Reap: Choosing a Secondary City
Two northwest secondary cities, both cheap and slow, that suit different people. Siem Reap has tourism, amenities, and an international airport; Battambang has colonial charm, an arts scene, and almost no investment market. A practical head-to-head for residents and investors.
The Pre-Purchase Due Diligence Checklist for Cambodia
The specific checks that separate a defensible Cambodian property purchase from an expensive lesson — title verification at the cadastral office, the 70% foreign quota, developer licences, and exit costs. Sourced and cited.
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