Cambodia Property Market for Overseas Buyers

Yes, but only condominium units, not land. Under the 2010 law foreigners can own units on the first floor and above, up to 70% of a building's private unit area, and not within 30 km of a land border. Land is reserved for Cambodians, and nominee arrangements are illegal and unenforceable.

A 4% transfer tax on the officially assessed value, paid by the buyer at registration. Annual property tax is 0.1% on value above about US$25,000. A 20% capital gains tax has been legislated but postponed to 1 January 2027. The buying guide lists the notary and legal costs.

Condominium units on strata (hard) title are the straightforward route, registered in your name. Land can only be reached indirectly: a lease of up to 50 years (renewable), a company at least 51% Cambodian-owned, or a licensed bank trust. Never hold land through a nominee, because it cannot be enforced.

A few banks lend to foreigners on condominiums, usually in US dollars, but expect a 30% to 70% deposit and rates in the high single digits to low double digits over 10 to 20 years. Most overseas buyers pay cash or use the developer's staged payment plan over the construction period.

It is a split market. Affordable and mid-market condos are absorbing supply, but luxury is oversupplied and favours buyers. Phnom Penh condos are quoted at 5% to 8% gross yield, though about 15% average project vacancy and management costs cut the net figure. Prices are in US dollars, so dollar buyers face no conversion risk. Capital at risk.

Not by itself. The Cambodia My Second Home programme gives a renewable visa of up to 10 years for an investment in an approved real estate project, usually from US$100,000. Retirees can also use the ER visa, renewed each year with no property needed. A work permit is required to work.