Research
Markets, law, locations, and risk — written for investors making real decisions, not for the agents selling to them.
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A quarterly, independent read on prices and rental yields across the main markets — free to explore, download, and cite.
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.
Read researchA 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.
Read researchOur 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.
Read researchYes — 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.
Read researchBeing 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.
Read researchSince 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.
Read researchA 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.
Read researchHolding land, running a business, or qualifying for a business visa — most foreign-buyer plans need a Cambodian company. The entity types, the shareholding rules, the registration steps, and the ongoing compliance most guides leave out.
Read researchOff-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.
Read researchThere 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.
Read researchA 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.
Read researchMortgages 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.
Read researchBeneath 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.
Read researchA 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.
Read researchDoes 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.
Read researchCambodia 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.
Read researchBKK1, 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.
Read researchThe 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.
Read researchThe 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.
Read researchOwning 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.
Read researchMost of Southeast Asia now participates in the Common Reporting Standard. Cambodia, Laos, and Myanmar are the regional outliers. A neutral comparison of where the region stands on tax-information exchange — and why it matters less than it sounds.
Read researchABA, 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.
Read researchCambodia 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.
Read researchCambodian 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.
Read researchOpening 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.
Read researchForeigners can own strata-title units but not land. Here is what that means, the structures used to hold landed property — lease, company, regulated trust, or nominee — and where the real risk sits.
Read researchCambodia’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.
Read researchKep 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.
Read researchCambodia 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.
Read researchBeneath 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.
Read researchTransfer 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.
Read researchCondo oversupply has reset prices and pushed gross yields up. We look at what the numbers actually support — and what they do not.
Read researchCambodia’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.
Read researchThe boom-and-bust coastal city is the highest-variance market in Cambodia. A grounded look at who it suits and who it does not.
Read researchThe specific checks that separate a defensible Cambodian property purchase from an expensive lesson — title, developer, structure, and exit.
Read researchA single-industry town rebuilding its visitor economy. Where the property opportunity is real and where it depends entirely on tourism returning.
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