Buying a condominium in Cambodia as a foreigner
Buying a condominium apartment in Cambodia — 70% foreigner cap, Strata Title vs Hard Title, purchase process, taxes and notary fees.
- Cost
- 50 000 USD – 500 000 USD New studio 50-150K USD, 2-bed 150-300K USD, high-end 300K-1M USD; fees ~ 4-6% of price
- Duration
- Off-plan 1-3 yrs to delivery, turnkey existing 1-3 months
- Difficulty
- Complex
- Reading
- 11 min
In 3 bullets
- A foreigner can buy a condominium apartment in Cambodia from the 1st floor up (not ground floor), within the 70% foreigner cap per building.
- No land ownership possible for a foreigner: you own the unit (Strata Title) but not the soil.
- Acquisition costs: 4-6% of price (4% transfer tax + 1-2% notary fees + sundries).
Eligibility
- Foreign resident or non-resident: no residency requirement to buy a condo (unlike Thailand).
- Allowed asset type: only a condominium (Strata Title) above ground (≥ 1st floor). No villa, no land, no ground floor.
- Building cap: maximum 70% of units in a building can be held by foreigners. Beyond, the developer reserves units for Cambodians.
Cost and timeline
Indicative prices
| Type | Phnom Penh | Siem Reap |
|---|---|---|
| New studio | 50,000-100,000 USD | 40,000-80,000 USD |
| Standard 1-bed | 80,000-180,000 USD | 60,000-120,000 USD |
| High-end 2-bed | 200,000-400,000 USD | 150,000-250,000 USD |
| Penthouse / view | 400,000 USD - 1M USD | 300,000-700,000 USD |
Acquisition fees (on top of price)
- Transfer tax: 4% of purchase price (buyer).
- Notary fees: 1-2% of price.
- Agency fees (if applicable): 1-3% buyer-side, or seller-side by convention.
- Registration and sundry fees: 0.5-1%.
Timelines
- Off-plan: payments by instalments over 18-36 months until delivery.
- Existing turnkey: 4-12 weeks between signing and effective title transfer.
How to buy
1. Identify the property
- International developers (Hong Kong, Singapore, Korean) have more predictable quality.
- Local developers: variable quality — check past achievements.
- Visit several identical units in different buildings to compare finish quality.
- Prefer buildings with professional co-ownership management (security, maintenance, syndic).
2. Legal due diligence
- Title of property: Strata Title obtained from the Ministry.
- Valid and compliant building permits.
- Foreigner cap: how many units already sold to foreigners? To ask the developer (sometimes opaque).
- Developer’s track record: completed projects, past delays, disputes.
- State of developer’s debt: a struggling developer may default on delivery.
3. Reserve the unit
- Reservation deposit: typically 1,000-5,000 USD.
- Reservation contract: to be examined by a lawyer before signing.
4. Sale and Purchase Agreement (SPA)
- Main purchase document.
- To be examined by an English-speaking or bilingual lawyer (count 500-2,000 USD fees).
- Payment schedule: 10-30% on signing, the rest in instalments based on progress (off-plan) or in one go (turnkey).
5. Title transfer
- Registration at the Ministry of Land Management.
- Issuance of the Strata Title in the new buyer’s name.
- Count 4-12 weeks for effective transfer.
Required documents
- Passport + visa (copy + original).
- Sangkat letter of residence or stay address in Cambodia.
- Proof of fund origin (bank statement, employer attestation — AML).
- Criminal record sometimes requested for purchases > 250,000 USD.
- Power-of-attorney lawyer if buying remotely.
Ownership over time
- Holding: indefinite. No expiry date on a Strata Title.
- Co-ownership fees: 0.5-1.5 USD/m²/month depending on standing (security, pool, gym, lift).
- Annual property tax: currently 0.1% per year on assets > 100 million KHR (~25,000 USD), paid to the GDT .
- Resale: free — but the 70% cap also applies on resale (a foreign buyer can only buy if the cap is not saturated).
- Rental: free (to a Khmer or a foreigner). Rental income taxable in Cambodia (and possibly in France depending on tax treaty).
Common pitfalls
FAQ
Can I buy a villa or land as a foreigner?
No, except via a Cambodian structure (company at 51% Cambodian) or a nominee (very risky legally). To buy directly in your own name, condo only.
How much should I budget for acquisition fees?
Count 4-6% of purchase price: 4% transfer tax + 1-2% notary + sundries. On a 200,000 USD apartment, budget 8,000-12,000 USD extra.
Is annual property tax automatic?
Yes, annual declaration to the GDT with payment of 0.1% per year on cadastral value (often lower than purchase price). Not to be confused with the Patente (Patent Tax) , which concerns business activities.
Can I get a real-estate loan in Cambodia?
Possible but difficult for a foreigner: 30-50% down payment + 7-12% USD interest rate at ABA, ACLEDA, Canadia. Many expats prefer to finance from France or in cash.
What’s the typical rental yield?
Gross: 5-7%/yr for a standard Phnom Penh condo, 4-6% for high-end. Net (after fees, taxes, vacancy): 3-5%. Good yield vs Europe, weighted by USD/EUR FX risk and limited liquidity.
Can I buy jointly (couple, family)?
Yes, co-ownership allowed — the title lists both names. To validate with your lawyer for tax and succession optimisation (Cambodian succession law differs from French law).
Sources (2)
Every fact in this guide comes from official documents or government sites. An access date is recorded for each source.