Can a Foreigner Buy Property in Cambodia in 2026? A Straight Answer

Short answer: yes, a foreigner can buy property in Cambodia — but only the right kind, in the right way. You can own a qualifying condominium unit outright, in your own name, with a registrable title. You cannot own land directly. Everything else is detail, and the detail is where money is made or lost.

This page is the practical version: what you can buy, how the purchase actually works in 2026, what it costs, and how landed property is held. For the underlying law in depth, see our explainer on what foreigners can and cannot own.

What you can buy outright

Under the 2010 foreign-ownership law, a foreigner can own a strata-title unit — a privately titled unit inside a co-owned building (a condominium) — subject to two limits:

• Not the ground floor. Foreign ownership starts on the first floor up.
• The 70% rule. Foreigners may own up to 70% of the private unit area in any one building; 30% stays Cambodian-held.

If the unit has a valid strata title and the building still has foreign quota, you can hold it in your own name. This is the cleanest path and the one we steer most buyers toward.

What you cannot buy directly — and how it’s held

Land — houses, villas, boreys, shophouses, commercial or agricultural plots — cannot be foreign-owned directly. Buyers use one of four structures, and they are not equally safe. In rough order of how well they protect you:

1. Registered long lease (up to 50 years, renewable) — a genuine, defensible right.
2. Regulated trust under the 2019 Trust Law — a licensed trustee holds title, you’re the registered beneficiary.
3. Land-holding company (majority Cambodian-owned) — workable when properly papered, weak when done cheaply.
4. Nominee — a Cambodian holds title “for” you. Common, cheapest, and behind most horror stories. We treat it as out of scope.

We compare all four in detail in leases, companies, trusts, and nominees, and the newest option has its own guide: Cambodia’s Trust Law for foreign owners.

How the purchase actually works

The process for a condo, start to finish, in broad strokes:

1. Verify the title first, not last. Confirm the unit has a real strata title and the building has foreign quota left. Cambodia runs several title systems in parallel — read Cambodian property titles, explained before you fall for a “soft title” deal.
2. Engage your own lawyer. Not the developer’s, not the agent’s. Independent counsel who represents you is the cheapest insurance you will buy.
3. Reservation and deposit. A reservation agreement and deposit take the unit off the market while due diligence runs.
4. Sale and purchase agreement (SPA). Your lawyer reviews terms, payment schedule (especially for off-plan), and what happens if the developer slips.
5. Due diligence. Title, developer track record, service charges, and the realistic re-let rate. Our due-diligence checklist is the field guide.
6. Payment and transfer. Funds move (mind the foreign-exchange and banking steps), title transfers, and registration is completed.

What it costs beyond the price

Budget for more than the sticker. The main items are transfer tax (stamp duty), registration fees, legal fees, and — for rented units — annual taxes and management charges. We break the numbers down in Cambodia property taxes and costs. If you’re borrowing, note that foreigner financing is limited and pricey; see mortgages and financing for foreigners.

The honest caveats

• Off-plan is a leap of faith. You are buying a promise from a developer. Their track record is the asset; vet it.
• Soft title is a trap. If a deal hinges on an unregistered “soft title”, walk.
• Yields are quoted gross. Management, vacancy, and exit friction are real; the net is what matters.

Where to go next

• Not sure what your budget actually buys? Run the 60-second buying-power quiz.
• Want the whole thing in one document? Get the free buyer’s guide.
• Weighing a specific unit or structure? Start a private, no-commission conversation — we don’t sell property, so the only thing we have to offer is a straight read.