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.
Cambodia's Banks Got Four New Rankings in One Week. Here's What Each One Actually Measures
Forbes' debut global bank ranking placed ABA 31st and ACLEDA 107th, Euromoney named Wing best digital bank, and a new Andersen Consulting platform started cohort-ranking every bank under $1bn. What each one measures — and what none of them tells a depositor.
Cambodia Put a $100 Million Floor Under Casino Licences. What That Does to Border-Town Land
Cambodia has raised the minimum capital for a casino licence to $100 million, says it has roughly 100 casinos, and has ruled out Siem Reap permanently. A plain read of what licensing does to border-town land — and what it does not.
A Mekong Bridge Is Coming to Areyksat — the Same District Just Designated 22 Hectares as Park
JICA and the transport ministry have worked through the feasibility study for a new Mekong bridge linking Phnom Penh to Areyksat in Kandal, plus 53 km of National Road 1 widening. What stage the project is at — and what each stage does to land.
Vietnam's Quiet Third of Cambodian FDI: 223 Projects, $3.4bn, and the Move From Raw Exports to Onshore Factories
A Phnom Penh investment forum put the first hard numbers on Vietnamese capital in Cambodia: 223 projects, near-$3.4bn registered. The property story underneath is a stated shift from exporting raw materials to building factories on Cambodian land.
The Black Economy Leaves the Building: What the Scam Crackdown Is Doing to Border-Town Property
Scam operators and their workers are leaving Cambodia's border towns, and hospitality, food, transport and rental demand is going with them. Poipet is taking the Thai border closure too. What the crackdown now means for Bavet, Chrey Thom, Poipet and Sihanoukville property.
Cambodia's Digital Divide: What Connectivity Gaps Mean for Frontier Property Due Diligence
A civil-society survey put numbers on Cambodia's internet and electricity access gaps in remote provinces. What that means for anyone underwriting frontier land against connectivity-dependent uses.
Cambodia Wants to Export Power to ASEAN: The Storage Build-Out Behind the Claim
Cambodia's energy minister is pushing an ASEAN power grid to turn the Kingdom into an electricity exporter. The storage infrastructure behind that ambition is real and named. The export grid itself is not.
US Business Is Back in Phnom Penh — But the Tariff Clock Is Still Running
Four US-Cambodia business meetings in one week — CIB, the Chamber of Commerce, the PM and the industry ministry — with members eyeing logistics, agriculture and furniture. The same week, Washington advanced a probe that could add a second tariff layer.
CamDX: Who Actually Approves a Borey or Condo in Cambodia
Cambodia has moved borey and condo approvals onto a single digital window, CamDX, spanning seven ministries. What an approval on it proves, what it does not, and which ministry's sign-off actually gates which risk for a buyer.
Cambodia's Power Grid Is Racing Its Own Industrial Pipeline — A Due-Diligence Read
EDC's four days of scheduled Phnom Penh outages this month are a symptom, not the story. Installed capacity and peak demand are both growing near-20% a year — a due-diligence read for anyone underwriting industrial land against grid reliability.
Korea Pledges Investment in Cambodia While Korean Tourist Arrivals Have Collapsed 60%
A Korea-based association pledged tourism and investment support at the Ministry of Tourism this month. In the same window, Korean arrivals were down 60% year-on-year and Angkor ticket sales down over 31% — what the pledge is actually worth against that data.
Cambodia's Railway Revival: What the Rail Corridor Actually Means for Property
A rare interview with Royal Railway Group CEO John Guiry supplies the first operator-level numbers for Cambodia's rail network — 43% revenue growth, $31M in private capital, $1.8M on customer experience. What that does and does not prove for property.
Cambodia and Vietnam Just Set a 2030 Deadline for the Bavet–Moc Bai Expressway Link
Phnom Penh and Hanoi agreed in September 2026 to fast-track connecting the Phnom Penh–Bavet and HCMC–Moc Bai expressways by 2030. What a completed high-speed corridor means for Svay Rieng border land and SEZ economics — and what's still just a plan.
Phnom Penh's Condo Market Is Quietly Becoming a Local Buyer's Market
Cambodian buyers now top one-fifth of Phnom Penh condo purchases, up from 18.2%, and they want small, efficient, amenity-rich units near work — not investor stock. What the shift means for pricing, resale liquidity, and building quality.
When a Borey Developer Collapses: Leng Navatra, the 6A Buyers, and the State's Asset Takeover
A tycoon's public offer to hand family assets to the state over a stalled Phnom Penh borey project — what a developer collapse and asset handover actually teach buyers about pre-sale risk.
What an $80M Sihanoukville Deal Gone to Court Teaches Property Buyers
A court-ordered freeze on 91 titles and a 99% bank shareholding traces to a $59M unpaid balance on Sihanoukville's Blue Bay project — the mechanics of post-dated cheques, provisional seizure, and title-transfer risk.
Cambodia's RPR Moves Toward Monthly E-Filing for Real Estate Firms
The Real Estate Business and Pawnshop Regulator consulted 140 developers and agencies on a new monthly e-filed reporting system. No format or timeline yet — but it's the first move toward official, recurring market data in a sector that has none.
Takeo on the Funan Techo Canal: The Province Betting Its Property Future on a Stalled Megaproject
Takeo's governor pitched the province to Chinese investors in Xining as a future Funan Techo Canal waterway hub. What's real (existing factories, a $1B delegation), what's promised (the canal), and why a buyer needs to keep the two apart.
Cambodia's Agri-Food Industrial Park Framework: The Next Industrial Property Play
CDC unveiled its Agri-Food Industrial Park (AIP) Framework to investors on Aug. 27, offering QIP Plus incentives for private developers. What the policy means for industrial land — and why a framework is not yet a park.
Kampong Thom's Surprise $500M Investor: The Biomedical Macaque Supply Chain
A provincial mid-year report names US-based Charles River Laboratories as a ~$500M investor in Kampong Thom's macaque-breeding industry — a fourth, non-agro pillar in a province this platform already tracks for its agro-SEZ, tourism plan, and road buildout.
ABC's 2026 Banking Priorities: What ''Realistic Asset Valuation'' Signals for Property Lending
The Association of Banks in Cambodia set three sector priorities at its August 2026 conference. One line — realistic asset valuation and NPL resolution — reads directly onto the property-collateral problem this platform has tracked all year.
Phnom Penh's 2035–2050 Master Plan Just Got Its First Real Signal
A JICA meeting produced a landfill relocation to Kandal, dam maintenance for a southwestern flood barrier, and a request for satellite mapping to support Phnom Penh's 2035–2050 land-use plan. What each piece actually means for buyers, district by district.
Chief Tower Becomes JS Tower: A Seven-Year BKK1 Build Opens Into Phnom Penh's Office Glut
JS Group opened the rebranded Chief Tower — now JS Tower — in BKK1 on August 7, 2026, seven years after groundbreaking. Read against 1.2M sqm of office stock, 64% occupancy and TPMG Tower's own hotel-anchored pivot, plus what the 2019 plans reveal about the rebrand story.
The Ritz-Carlton Comes to Phnom Penh: Royal Group's 2032 Bet on the City's First Branded Residences
Marriott and Royal Group announced The Ritz-Carlton, Phnom Penh — a 152-key hotel plus 119 branded residences on Norodom Boulevard, targeted for 2032. Cambodia's first Ritz-Carlton, read against the six-year runway and Royal Group's wider ambitions.
Cambodia's Bank NPLs, Benchmarked: What Moody's Regional Comparison Adds to the Property-Risk Picture
Moody's put a number on how Cambodia's 9.6% NPL ratio compares to its neighbours — and it's the highest in the region by a wide margin. What the new regional data, a five-year trend line, and two unreconciled figures add to this platform's banking-risk series.
Cambodia's New River Basin Masterplan: What ADB-Backed Water Planning Means for Land
MOWRAM and the ADB launched a 12-month masterplan to guide flood, drought and water-investment planning across 11 Tonle Sap tributary sub-basins in nine provinces. No capital figure yet — but read against our riverbank and flood-risk coverage, it is a signal worth tracking.
Cambodia's Airport Operator SCA Eyes Logistics — What a 30-Year Concessionaire's Pivot Does, and Does Not, Signal
SCA, Cambodia's airport operator for three decades, told the CDC it plans to expand into logistics — no capital figure, site, or timeline disclosed. Read against the $36.6B logistics master plan, Techo Airport's disruption of Phnom Penh, and the 47.9% tourism-arrivals collapse.
60-Metre Boulevard Land Triples to $1,200-$1,500/sqm — the First Real Price Point on the Techo Corridor
APS Real Estate puts land on Phnom Penh's 60-Metre Boulevard at $1,200-$1,500/sqm, up from ~$500 pre-development, with 20+ auto brands anchoring the corridor. Read against BKK's $4,000-$5,000/sqm and this platform's prior warning that corridor prices are mostly marketing.
A $10M Gas Plant Breaks Ground in Kampong Speu's Jin Cheng SEZ
Jinding Air Liquefaction broke ground on a $10M industrial gas facility in Kampong Speu's Jin Cheng SEZ, alongside a 25% jump in Cambodia-China trade. A modest but concrete tenant, read against a national SEZ count where fewer than half of designated zones actually operate.
Kampot Port Meets a Major Chinese Operator — What Rizhao's Interest Does, and Does Not, Change
Rizhao Port Group met Cambodia's Public Works Minister to explore cooperation on Kampot Port. An early, unsigned exploratory meeting, read against the port's already-delivered $140M seaport and the "infrastructure without demand yet" thesis this platform has tracked since 2024.
Bakong Night Tourism: A Rural Counter-Cyclical Bet While Siem Reap Arrivals Are Down 48%
Cambodia launched night tourism at Bakong My Village near the Roluos temples, betting on community-based rural experiences while international arrivals collapse. What it can, and cannot, do for rural Siem Reap guesthouse and land demand.
Cambodia and India Hold an IT Business-Matching Event — What It Is, and Is Not, a Signal Of
COA and the Indian Embassy convened an IT business-matching event in Phnom Penh with India's ESC trade body. An honest read: a networking signal for FDI diversification, not committed capital, landing into an already oversupplied Grade A office market.
Europe Is Closing the Door on Citizenship by Investment. Cambodia Opened One in December.
EuroCham's immigration partner says no European country still sells citizenship for investment — only residency. Cambodia's own citizenship-by-investment law took effect three months earlier. What the mismatch means for where wealthy Cambodians actually park capital.
NBC Liquidates Three More Banks — Five Confirmed Failures Since January, a Week After Calling the System "Resilient"
CCU Commercial Bank, Heng Feng, and HH Bank lost their licences on 3 August — six days after the NBC called the banking system resilient. What five confirmed liquidations since January mean for anyone with a mortgage, deposit, or developer loan at a smaller Cambodian bank.
A Canadian Delegation Wants In on Cambodia's Environmental Sector — What That Actually Means
CanCham Cambodia told the Environment Minister it sees investment potential in the green sector. No project, no figure — but read against GFN Cambodia and EDGE certification, it fits a real pattern of Western ESG-linked capital.
A 52-Member Chinese Delegation Toured Sihanoukville — Read Against the Towers It Would Actually Need to Fill
Guangdong, Chengdu, Shanghai and Hainan sent a delegation to tour Sihanoukville during a Tourism Business Forum. No project, no figure — but Chinese investors already own most of the province's stalled buildings, which sharpens what this courtship actually needs to deliver.
Singapore's Envoy Says Cambodia Is Safer for Investors — Reading a Courtesy Call Against the Property Numbers
Singapore's ambassador credited Cambodia's scam crackdown for improving investor confidence at a courtesy call with the Phnom Penh Governor. No mechanism, no figures — but real Singaporean capital already sits in Cambodian property. What the softest signal tells buyers.
Cambodia's $250M ADB Loan: The Property Read-Through on an Oil-Price Shock
Cambodia signed a $250M ADB loan on 31 July 2026 for its RISE stabilisation programme — fiscal support, income relief for 1M+ IDPoor households, and debt relief against Middle East-driven oil price shocks. What a budget-support loan does, and does not, mean for property.
Industry Wants Cambodia's Visa Pilot Made Permanent and Extended to France — Here's the Harder Constraint
PATA Cambodia is pushing to expand the Chinese visa-exemption pilot to more nationalities and make it permanent. But the association's own aviation warning — Gulf-conflict route suspensions to Phnom Penh and Siem Reap — may be the tighter bottleneck.
National Road 7's $118M Kampong Cham Upgrade Actually Opened — What "Diamond Alliance" Delivery Looks Like
A 45.5km stretch of National Road 7 through Kampong Cham was inaugurated in July 2026, Chinese-financed at nearly $118 million with a 15.27% EIRR. Read against the broader NR7 Kratie-Stung Treng package announced a month earlier as still undelivered.
Cambodia's First Green-Certified Rice Mill — Why an Agro-Export Facility Needed EDGE
Signature Rice secured an IFC EDGE Preliminary Certificate for Cambodia's first green rice mill — a design-phase milestone, not a finished building. What it signals for industrial building standards and the EU compliance pressure driving them.
Cambodia Now Has 10 Vehicle Assembly Plants — What the CDC's Automotive Review Didn't Say
Sun Chanthol chaired a CDC review of automotive assembly investments on 31 July 2026 that named no companies and disclosed no figures. Read against the 10 plants, the $11M LYNK & CO project, and the import numbers driving the push, plus the property angle.
GFN Cambodia: A Named Platform for the $32B Low-Carbon Building Gap
ABC and GGGI launched the Green Finance Network to move Cambodian banks from one-off ESG workshops to a standing pipeline for low-carbon building finance. What GFN Cambodia actually is, and what it adds to the existing green finance picture.
AIIB Is Backing National Road 8 — What a Feasibility-Study Review Meeting Actually Confirms
MPWT and AIIB reviewed a National Road 8 feasibility study on 29 July 2026, naming no figure or timeline. Read against NR8's real Kandal-Kampong Cham-Prey Veng-Vietnam border route and its 2007 China Eximbank rehab.
"Immersive Angkor": A Named Tourism Bet on Siem Reap, From Hun Manet's China AI Trip
A Puy du Fou-linked entertainment group is building Cambodia's first tech-enabled 3D immersive museum in Siem Reap, unveiled during Hun Manet's July World AI Conference visit to China. What a single named attraction can and cannot do for a tourism market mid-slump.
Cambodia Approved $1B in Clean Energy Projects in H1 2026 — What It Means for Industrial Land
The CDC greenlit nearly 1,000MW of solar, wind and biomass capacity across Pursat, Mondulkiri and Stung Treng in H1 2026 — over a fifth of all fixed-asset investment approved. Reading the renewable build-out against the grid it will actually feed.
Where Cambodia's $682M in Escrow Money Actually Sits — A Provincial Map
The Trust Regulator's first detailed provincial breakdown shows Phnom Penh holding 60% of all escrow trust assets, Mondulkiri and Ratanakkiri at zero. What the geography of regulated fund-holding tells buyers about where formal transaction infrastructure actually exists.
3,319 Factories, 1.3 Million Workers: Cambodia's Industrial Base by the Numbers
Industrial production value rose 63% to $7.9B in the first five months of 2026, with 700 new factories added in 2025 alone and total sector investment at $27.8B. What factory-count and workforce growth actually mean for industrial land and worker housing.
Cambodia's $6 Billion Microfinance Sector — The Financing Tier Property Guides Skip
The CMA reports $5.99B in outstanding microfinance loans, 1.53 million borrowers (61% women), and $2.99B in deposits. For most Cambodian households building or improving a home, this is the actual financing system — not a bank mortgage.
Cambodia and the Philippines Are Linking QR Payments — What It Actually Changes for Property Money
Bakong now counts 38 million accounts and cross-border QR links to seven countries, with the Philippines, TenPay/Weixin, and deeper Singapore and India ties in progress. What this expanding rail can and cannot do for deposits, transfers, and rent.
CSX Trading Value Jumped 91% in H1 2026 — What a More Liquid Exchange Means for Property
Active investors on the Cambodia Securities Exchange rose 64% to a record, daily trading value nearly doubled, and 5,587 new accounts opened. Still tiny by regional standards, but a genuine liquidity improvement for property-linked listings and exit options.
Snoul SEZ: Kratie's Industrial Anchor, and the Cashew-Mango-Rubber Pitch to Vietnam
A Cambodian-Vietnamese delegation toured the Snoul Special Economic Zone in Kratie, discussing cashew and mango processing plants and expanded rubber supply to an existing tyre plant. A study visit, not a signed deal — read against what Snoul SEZ already has running.
Sihanoukville Port Now Runs Customs 24/7 — The Cheap Capacity Fix Nobody Photographs
A joint EuroCham-CDC site visit confirmed round-the-clock customs operations at Sihanoukville Autonomous Port, easing peak congestion without a single dollar of new construction. Read against the $362M physical expansion already underway.
ACLEDA Cracks The Banker's Top 1000 — What One Global Ranking Does and Does Not Tell You
ACLEDA is the only Cambodian bank on The Banker magazine's Top 1000 World Banks 2026 list, ranked 785th. Read against the same week's NBC and AMRO warnings on property-sector NPLs, the ranking is a real but narrow signal.
The CCC's New Investment Blueprint: A Governance Signal Worth Reading Carefully
The Cambodia Chamber of Commerce folded international business associations into the Government-Private Sector Forum mechanism, citing 94.4% policy-reform completion. What the number means, and does not mean, for property investors.
MinebeaMitsumi Confirms $700M Pursat Expansion — 15 Years, $1.9B Total
The Japanese precision-components giant has now put numbers on its Cambodia expansion: $700M scaling up its Pursat plant, on top of $1.9B invested since 2011. What a confirmed nine-figure manufacturing commitment means for industrial property beyond Phnom Penh.
Preah Sihanouk's $72M Project Pipeline — And the 216 Stalled Buildings Behind the Bigger Number
A provincial working group vetted 10 new projects worth $72M and 800 jobs. The more revealing figure sits underneath: of 491 incentivised projects since 2024, 216 are stalled-building revivals — the clearest official acknowledgment yet of Sihanoukville's unfinished-tower problem.
Who Is Actually Building Around Techo Airport: The Named Projects, Counted
TIA City, WorldBridge Homes, Peng Huoth, Borey Hi-tech — a look at the specific developments filling the Techo International Airport corridor, the 5,000-hectare master plan behind them, and how much of the "55-75 projects" claim holds up.
Cambodia's Land Titling Push Hits 86% — And Eight New Tax Fixes Buyers Should Know
Nearly 9 million ownership certificates issued, a 2027 completion target, and eight specific administrative and stamp-duty reforms announced by Hun Manet — including relief for multi-transfer properties and titles held as bank collateral.
APD Bank's Withdrawal Cap Isn't Sudden — It's the Fourth Public Statement Since March
Appointment-only withdrawals and a $20,000 cap follow a March denial of NBC licence-revocation rumours, a chairman's "funds remain safe" statement, and an April "operations continue as normal" notice. What four months of reassurance followed by restriction actually tells you.
One-Third of Sihanoukville's Unfinished Towers Are Now Revived — Here's the Actual Survey
A June 2026 government survey counted 428 stalled projects and 468 unfinished buildings in Preah Sihanouk. 128 — 33.8% — have resumed construction or reopened. The property-tax exemption behind it now runs to 2028.
Cambodia's FX Reserves Fell 8.1% — But This Is Not the AMRO Liquidity Story
The NBC reports international reserves down to $25.3B, still covering eight months of imports. Distinguishing the central bank's own reserve buffer from the commercial-bank liquidity warning AMRO issued two days earlier — and what each actually means for property.
AMRO Warns Cambodia Banks' Dollar Liquidity at Record Low — What It Means for Property Financing
The ASEAN+3 Macroeconomic Research Office reports Cambodian banks' USD liquidity at NBC fell to 10.4% of deposits — a record low, with $10.5B shifted offshore. Direct read-through for property lending, developer financing, and buyer due diligence.
European Residency-by-Investment vs Cambodia Property: Comparing International Investor Options
European golden visa programs presented in Phnom Penh — Portugal, Malta, Italy, Cyprus, and UK residency-by-investment compared against Cambodia property on cost, yield, timelines, and what each actually delivers.
NBC H1 2026 — Banking Resilience Tested as Property NPLs Climb to 9.6%
Cambodia's central bank reports NPLs at 9.6% — up from 8.4% — with $4.8B in restructured loans and construction/real estate flagged as a slow-recovery area. Clear banking-sector pressure signals for property buyers.
AMRO Stress Test: Cambodia's Banks Could Absorb 24% NPLs — But Property Exposure Is the Weak Spot
AMRO's reverse stress test finds Cambodia's banking system can withstand NPL ratios of up to 24%, but the sector-level result masks acute concentration risk in property, construction, and residential mortgage lending — and growing pressure on smaller lenders.
Sihanoukville–Hong Kong Submarine Cable Lands — Digital Infrastructure and the Property Read-Through
China Unicom completes a 3,000 km fibre-optic link from Sihanoukville to Hong Kong. What it means for SEZ competitiveness, Sihanoukville property, and Cambodia's digital economy ambitions.
Cambodia Says It Has 65 Special Economic Zones. Only 39 Are Actually Running
A July 2026 government count puts Cambodia's SEZs at 65, up from the 33 cited just six weeks earlier — but the fine print says only 39 are actively operating. What the gap between the two numbers actually tells an industrial-property investor.
The IMF's Other Warning: What the End of Bank "Forbearance" Means for Property Financing
Buried in the same July 2026 Article IV mission that cut Cambodia's growth forecast is a narrower, more technical warning: bank asset quality is about to become more visible as regulatory forbearance ends. What that means for developer financing and mortgage buyers.
Cambodia's First Developer IPO Is Selling an 8% "Guaranteed" Dividend
Borey Vimean Samnang is about to become the first residential developer listed on the Cambodia Securities Exchange, pitching an 8% annual dividend guaranteed for five years. What actually funds that promise, and why this isn't the REIT the market was waiting for.
Cambodia Approved 13 Eurocodes This Month. It Still Has No Mandatory Building Code
In July 2026 Cambodia formally adopted 13 European structural-design standards as national standards — real, multi-year progress. But a national standard is not a legal requirement, and the country still has no mandatory building code an inspector can hold a builder to.
A 297-Metre Tower Just Broke Ground in BKK1. The Developer Has Never Finished One in Cambodia
G.A.T.O Tower would be Cambodia's second-tallest building on delivery. Its developer, Miraku Capital, has no prior completed project in the country. What the groundbreaking actually proves, and what it doesn't.
Phnom Penh's Retail Glut: 450,000 Square Metres Vacant, an 18-Year Absorption Clock
APS's H1 2026 outlook puts Phnom Penh retail occupancy at 57%, down from 67% a few years ago, with roughly 450,000sqm sitting empty. What that means differently for tenants, landlords, and anyone underwriting a new mall or retail-podium unit.
Prince, Panda, and H-Pay: What Three Linked Failures Reveal About Banking Risk in Cambodia
Two commercial banks and a payment provider have been put into liquidation in Cambodia since January 2026 — and they trace back to the same network. What that means for anyone banking, wiring funds, or holding a deposit or escrow balance in the country.
Cambodia Courts Brazil: A Chamber-of-Commerce Meeting and the Diversification It Doesn't Yet Prove
The CCC president asked Brazil's ambassador to back a free-trade deal, an investment-protection agreement and a tax treaty. Bilateral trade barely clears $250 million. An honest read of Cambodia's newest, thinnest diversification overture.
Cambodia Cleared 75,000 Hectares of Landmines in Six Months. What That Means for Land Diligence
CMAC cleared 75,132 hectares of contaminated land in H1 2026, concentrated in six border provinces. A sober look at what 'cleared' actually means for anyone evaluating rural or border-province land, and what to verify before you buy.
Cambodia's SME Ecosystem Has Money and Programs. What It Lacks Is Investment-Readiness
An IFC veteran names the exact gaps — commingled finances, no management accounts, founder-only decisions — that trip up anyone trying to invest in, lend to, or partner with a Cambodian SME.
Cambodia's 10% US Tariff: The Lowest Rate in the Region, and What It Means for Property
Cambodia secured a 10% Section 301 rate from Washington — below Thailand and Vietnam's 12.5% — with a combined rate expected near 19%. An independent read of the tariff gap and its industrial-property implications.
China Offers Cambodia a Security Partnership — and Names the Scam Economy as Why
At their June 26 Beijing meeting, Xi Jinping proposed a formal security partnership with Cambodia and called telecom fraud a 'tumour' to root out together. What that signals for the risk premium on border-town casino and SEZ property.
EuroCham's Tax Forum 2026: The Real Reform Fight Is Over Who's Outside the Tax System
150+ tax officials and business leaders met in Phnom Penh to debate Cambodia's tax future. The headline issue wasn't a new tax — it was how much of the economy pays none at all, and what that means for the businesses that already comply.
The Pig Farm Next Door: What a Kampot Enforcement Case Reveals About Rural Land Due Diligence
Two unpermitted pig farms in Kampot got caught dumping wastewater on rice fields. The case is small, but it's a rare, concrete look at how Cambodia's 2023 Environmental Code actually gets enforced — and what that means for anyone buying rural or peri-urban land.
Thailand's Border Closure, One Year On: What 'Adapted Well' Actually Means
Cambodia's commerce minister says the manufacturing sector has adapted well to Thailand's land-border closure. National export data backs her up — but Poipet's border-SEZ factories, and the bilateral trade route itself, tell a harder story.
Phnom Penh's Grade A Office Market: TPMG Tower Arrives as Occupancy Slides
TPMG Tower has topped out in Daun Penh with Knight Frank as exclusive leasing agent and Cambodia's first five-star Pan Pacific Hotel inside it. It arrives into a Grade A market where occupancy fell from 80% to 76% in two quarters, with a larger pipeline still to come.
Kampong Thom's Road Buildout: Reading the Donor Money
Two multi-donor programmes, six roads, and a bridge — all under construction in Kampong Thom at once. What SAAMBAT and RID4CAM's financing structures and completion timelines actually signal about the province's development priority.
Kampong Thom's Tourism Push: A First-Mover Window Before the Roads Finish
A government-backed plan to turn Kampong Thom from a highway stopover into Cambodia's newest tourism destination — three growth poles, multi-donor road funding, and a province still cheap enough that the window is worth watching.
Who Is Still Building? Cambodia's Counter-Cyclical Developers
While stalled towers pile up on the coast, a handful of developers are launching new projects mid-downturn — and saying so out loud. Why building through a slump can be the rational move, and how to tell conviction from desperation.
Cambodia and France Head Toward a Strategic Partnership: The EU Diversification Read
Macron visits Siem Reap in November for the Francophonie Summit, sixty years after De Gaulle. Behind the symbolism: real FDI growth, a French wholesale-market study, and what EU diversification does and doesn't change for Cambodia's China-dominated investment profile.
Visa-Free for Chinese Tourists: What It Actually Means for Cambodian Property
Cambodia's tourism minister spent three days in Shanghai selling a visa waiver that already exists. What the pilot really changes, and the honest property read for Phnom Penh condos, Siem Reap hospitality, and a still-scarred Sihanoukville.
Stung Treng and Kratie: Reading the $25M SPIN Agro-Industrial Push as a Property Signal
A government working group just walked four agro-industrial sites worth $25M across Stung Treng and Kratie. The land, jobs, and infrastructure numbers behind the SPIN programme's most concrete northeastern showing yet — and what it means for frontier property.
Trump's Cambodia Ambassador Nominee and What Scam-Center Sanctions Mean for Investors
Christopher Anderson told the Senate his top priority in Phnom Penh is dismantling scam centers, many of which run out of sanctioned casino and resort real estate. What a filled ambassador post and an active OFAC list mean for anyone underwriting Cambodian property.
Fire Safety in Phnom Penh’s High-Rises: What Foreign Condo Buyers Should Actually Check
A top-floor fire at a 45-storey Phnom Penh condo ended without casualties — this time. Cambodia has had a national fire-safety code since 2019, but the gap between code and the tower you buy into is where the risk lives. The checklist no agent will hand you.
Logistics and Industrial Real Estate in Cambodia — Corridors, Cold Chain, and Where the Money Goes
Cambodia's industrial property story runs along three corridors — the Sihanoukville deep-sea gateway, the Bavet–Moc Bai border, and the Phnom Penh hub. A guide to the warehouse market, the cold-chain gap, port expansion, and the developers building it.
Roman Characters on Cambodian Title Deeds — A Small Change That Fixes a Real Problem
Cambodia's land ministry now allows foreign condo owners' names to appear in Roman characters alongside Khmer on strata title deeds. Why the old Khmer-only rule caused genuine verification risk, what the new bilingual certificate changes, and what it doesn't.
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.
Reading the CDC Pipeline: What 2026 Investment Approvals Say About Property Demand
Cambodia approved $5.45 billion of fixed-asset investment in the first eight 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.
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.
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.
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 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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
Retiring in Cambodia: The Honest Guide to Visas, Costs, Healthcare, and Property
Cambodia runs the region's simplest retirement paperwork — a ~$300-a-year ER extension, no deposits, no property locks. The honest guide to what it costs to live well, where retirees actually settle, the healthcare ceiling and the evacuation question, and whether to rent or buy.
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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