The buying guide
BUYING PROPERTY IN CAMBODIA
A clear, honest walk-through for international buyers. General information only, never a substitute for independent Cambodian legal advice.
Land
Generally not ownable by foreigners
Strata units
Above ground floor, eligible buyers, within quota
Advice
Independent Cambodian lawyer, always
01
Start with the legal framework
Cambodia's rules on foreign ownership are the single most important thing to understand before you look at any home. As a general principle, foreigners cannot own land in Cambodia. That rule shapes the entire market for international buyers and is the reason most foreign purchases are apartments rather than houses.
The main exception is co-owned, strata-titled property. Eligible foreign buyers may hold units in co-owned buildings above the ground floor, subject to legal restrictions and a quota on the share of units in a building that can be foreign-owned. Underground floors and the ground floor are generally excluded. Your lawyer should confirm how these rules apply to any specific building.
02
Understand titles and structures
Title type matters. A strata title for a unit in a co-owned building is a recognised form of ownership. Land-based homes, such as detached houses, townhouses and terraced houses, involve the land beneath them, so foreign buyers must consider lawful alternatives such as long-term leases. Each structure has different rights, durations and risks.
We do not recommend, and will not assist with, nominee arrangements designed to circumvent the law, such as holding land in the name of a Cambodian individual on your behalf. These can leave buyers with little protection. For a clear legal overview, read the BNG Legal guide to foreign ownership of property in Cambodia and then instruct your own independent Cambodian lawyer.
03
Choose place before property
Cambodia's cities offer very different lives. Phnom Penh is the capital and economic centre, with the widest choice of strata-titled apartments, international schools and healthcare. Siem Reap trades pace for culture and greenery beside Angkor. Battambang is a characterful provincial city in the northwest. Sihanoukville is the main coastal port and gateway to the islands, while Poipet and Serei Saophoan in Banteay Meanchey are commercial and provincial centres near the Thai border.
Spend time on the ground, in different seasons if possible, and read the UK Government's foreign travel advice for Cambodia before travelling. The World Bank's Cambodia overview offers helpful context on the economy and development priorities.
04
Due diligence, done properly
Independent legal due diligence should cover the title and its registration, the developer's licences and track record, the building's foreign quota position, any encumbrances, the sale and purchase agreement, payment schedules, handover terms, management fees and how disputes are resolved. Never pay significant sums before your lawyer has reviewed the documents.
Ask how funds will move, which currency is used for the contract (often US dollars), and what taxes and registration costs apply. Prices and costs vary, so rely on written confirmation from qualified advisers rather than marketing materials.
05
Plan the life, not just the purchase
Think about visas, banking, healthcare, insurance, schooling and how often you will be in the country. Consider who will look after the home when you are away and what ongoing costs look like. A considered purchase is one that still makes sense if your plans change.
We never promise rental yields or capital growth. Markets move, and your decision should rest on how you want to live, supported by independent professional advice.
Continue with our articles on Cambodian property, set your criteria on the property search, or see how we can help.
Questions about your situation?
Tell us what you are considering and we will reply personally.