Housing

Updated 25 Mar 2026

Owning a Property in Siem Reap

Buying residential property in Siem Reap as a foreigner is possible, but the form of ownership matters more than the location. Under Cambodia’s foreign-ownership framework, foreigners generally cannot own land. The main “direct ownership” route is therefore a strata-titled condominium unit (i.e., a unit in a co-owned building) rather than a landed house with a plot. In practice, this means you can typically buy a condo unit above the ground floor, and foreign ownership in a co-owned building is capped (commonly referenced as up to 70% of the private units), so availability can depend on the building’s existing foreign registrations.

Types of property

If you want a landed villa or shophouse, the common workarounds are long leases (often structured as long-term leases that can run for decades), or corporate/trust-style structures used in the market. These can be workable but should be treated as higher-risk and document-heavy compared with a straightforward strata-title condo purchase, so independent legal advice is essential.

Taxes and Stamp Duty

On transaction taxes, Cambodia levies stamp duty (often described as transfer tax) at 4% on the transfer of ownership or possessory rights, calculated on the official assessed value set by the authorities (not necessarily the negotiated price). The buyer is typically liable, though parties sometimes negotiate who pays. Cambodia has also periodically offered real-estate tax incentives (including stamp-duty relief/exemptions within certain value bands and time windows). If you’re buying new-build/borey/condo stock, check whether any current incentive applies to your exact case and eligibility conditions.

Procedure

Typical conveyancing in Siem Reap broadly follows national practice: (1) agree key terms and pay a reservation/deposit, (2) conduct due diligence—especially verifying title type and seller authority (buyers often prefer hard title where available), (3) sign a sale and purchase agreement, (4) complete tax/fee calculations and payment, then (5) attend the relevant land office/cadastral process for transfer and registration, after which you receive updated ownership documents.

Renting a Property in Siem Reap

Renting a residential property in Siem Reap as a foreigner is relatively straightforward, with most terms set by private agreement between tenant and landlord rather than strict statutory controls. There aren’t legal barriers specifically targeting foreigners for residential rentals — expatriates routinely rent apartments, houses and villas under the same contractual norms as Cambodian citizens.

Lease terms & deposits

Typical leases run 6–12 months, though shorter or longer terms can be negotiated depending on landlord flexibility (some offer 3-month or month-to-month arrangements). Security deposits are standard. Most landlords require 1–2 months’ rent as a refundable deposit, often collected when the contract is signed; in some cases, a holding deposit may be paid earlier to remove the property from the market. Rent is usually paid monthly in advance.

Utilities & electricity

Utilities such as electricity, water and internet are typically not included in the base rent and are billed separately. Electricity costs in Cambodia can be relatively high versus neighbouring countries — in Siem Reap it’s common to see landlords charge around USD 0.20–0.25 per kWh, though this rate should be clearly specified in the lease. Water may be charged per cubic metre or at a fixed rate, depending on usage and landlord policy. Always clarify what, if any, utilities are included in the quoted rent.

Subletting & pets

Cambodia landlord–tenant law doesn’t have extensive statutory provisions on subletting or pets, so restrictions are contract-specific. Lease agreements commonly include clauses that prohibit subletting or changing the property’s use without the landlord’s written consent, and similarly, pet policies should be agreed in the lease. In practice, acceptance of pets varies widely among landlords — some allow them with a possible additional deposit or fee, while others do not.

Breaking a lease

Early termination rights depend almost entirely on the lease contract. Standard agreements set out notice periods (often 30–60 days) and any penalties or forfeiture of part/all of the deposit if a tenant breaks the lease early. Because Cambodian rental law doesn’t impose rigid default rules on termination, ensure any exit terms are clearly spelled out in writing before signing.