Renting a home in Phnom Penh

In 3 bullets

• Main expat neighbourhoods in Phnom Penh: Sangkat Boeung Keng Kang 1 (BKK1), Tonle Bassac, Daun Penh, Russian Market (Toul Tom Poung), Toul Kork.
• Indicative prices: studio 200-500 USD/month, 2-bed 700-1,500 USD/month, villa with pool 1,500-3,000 USD/month.
• Standard lease: 12 months, 2 months deposit + 1 month upfront, renewable indefinitely. Utilities (water/electricity) on top.

Concerned audience

• Newcomers: plan for 1 to 2 weeks at a hotel to visit before signing.
• Families: aim for 2-3 bedrooms + small garden or shared pool — available in villa or family condominium.
• Digital nomads / singles: studio or 1-bedroom in BKK1, Tonle Bassac, Russian Market.
• Retirees: 1-2 bedroom flat in BKK1, Daun Penh or Toul Kork — quiet neighbourhoods with nearby services.

Indicative cost by neighbourhood

All prices in USD/month, utilities extra (50-150 USD/month depending on AC).

How to find a home

1. Online search (initial filtering)

• Realestate.com.kh — leading portal.
• Khmer24 — varied listings, many in Khmer.
• Facebook Marketplace + expat Facebook groups (“Phnom Penh Expats”, “Real Estate Phnom Penh”).
• Real-estate agency sites: IPS Cambodia, Knight Frank Cambodia, CBRE Cambodia.

2. Physical visit on the ground (essential)

Many internet photos are flattering. Always visit before signing:

• Noise (street, neighbours).
• Real state of AC, Wi-Fi, water pressure.
• Security (guard, access).
• Proximity to amenities (grocery, market, gym, schools if family).

3. Negotiate

• Rent: typical negotiation margin 5-15% depending on season and landlord urgency.
• 12-month vs 24-month lease: a longer commitment often gets 5-10% discount.
• Charges: who pays what (water, electricity, internet, cleaning, guard) must be clearly written.

4. Sign the lease

See the standard lease guide for essential clauses.

Required documents

• Passport + photocopy of identity and visa pages.
• Sangkat letter (often required for leases > 6 months — see dedicated guide).
• Employer or income proof (sometimes requested for high-end leases).
• USD cash: 2 months deposit + 1 month upfront (often 3-5 months of rent disbursed on signing day, agency fees included).

Renewal and lease end

• Tacit or explicit renewal depending on the lease. Many 12-month leases become informal after the first year (verbal or simple WhatsApp exchange).
• Rent increase: no legal cap, but an increase > 10% at each renewal is often negotiable.
• Notice: generally 1 to 2 months, to respect for deposit return.
• Deposit retrieval: returned within 1 to 4 weeks after exit inventory. See deposits-and-charges.

Common pitfalls

FAQ

Should I go through an agency or rent direct?

Case by case. Expat agencies (IPS Cambodia, Knight Frank, CBRE) often charge the landlord, so free for you. Local independent agents sometimes take 1 month of rent as commission from the tenant — negotiate before.

Can you rent without a long-stay visa?

Yes, in practice. Most landlords don’t check the visa type. For a formally registered lease, your passport is enough. The Sangkat letter however requires a valid visa.

How many months of deposit is usual?

2 months deposit + 1 month upfront (3 months total) is the Phnom Penh standard. Some landlords ask for 3 months deposit on high-end villas. More rarely, 1 month deposit on small studios.

Is tap water drinkable in Phnom Penh?

Officially yes (PPWSA) in Phnom Penh in serviced areas (city centre). In practice, most expats use filtered or bottled water for drinking, especially in suburbs where the network is less reliable.

Can you do a 6-month lease?

Yes, many small owners accept 3, 6 or 9-month leases. The monthly rent is often 10-20% higher than a 12-month lease.

Is the BKK1 neighbourhood really the best?

It is the densest in services (restaurants, cafés, international schools, gyms, supermarkets). For first setup, it’s comfortable. Many expats end up moving to Tonle Bassac (more modern and better served by new condos) or Russian Market (younger and creative) after 1-2 years.