Rental market overview
Cambodia's rental market is centred on Phnom Penh, with smaller expat communities in Siem Reap and Sihanoukville. Supply ranges from studio apartments in modern condos to traditional wooden houses on stilts. Phnom Penh has seen a construction boom over the past decade, resulting in significant oversupply of condos and apartments, particularly in the mid-to-high-end segment. This oversupply means tenants have strong negotiating power.
Typical rental costs (monthly, USD)
Indicative ranges as of May 2026. Virtually all rentals in Cambodia are quoted in USD.
Phnom Penh
- Studio/1-bed in BKK1, Daun Penh or Tonle Bassac: 300-600 USD (280-560 EUR)
- 2-bed condo in BKK1/Tonle Bassac: 600-1,200 USD (560-1,120 EUR)
- 3-bed house with garden in BKK1 or Toul Kork: 800-2,000 USD (750-1,870 EUR)
- Studio/1-bed in Boeung Keng Kang (BKK) area: 350-800 USD (325-750 EUR)
Siem Reap
- 1-bed apartment near the Old Market area: 200-500 USD (185-465 EUR)
- 2-bed house with garden: 400-800 USD (370-750 EUR)
Sihanoukville
- 1-bed condo/studio: 200-500 USD (185-465 EUR)
- 2-bed condo: 400-800 USD (370-750 EUR)
Lease terms
- Standard lease: 12 months. Some landlords offer 6 months.
- Deposit: 1-2 months' rent (refundable). Unlike some neighbours, deposit disputes are relatively uncommon for reputable landlords.
- Payment: monthly in USD. Some demand payment in Riel at the market rate (about 4,100 KHR/USD).
- Utilities: electricity is paid separately. Rates vary wildly: government rate is roughly 600-800 KHR/kWh (0.15-0.20 USD), but many landlords charge tenants at 1,000-1,500 KHR/kWh (0.25-0.37 USD). Clarify the electric rate in the contract. Water is typically included or nominal (5-15 USD/month).
- Early termination: deposit forfeited. Negotiate a 6-month break clause if possible.
Finding accommodation
- Online portals: Realestate.com.kh, Khmer24 [1,2].
- Facebook groups: "Phnom Penh Expats", "Siem Reap Expats", "Phnom Penh Rentals".
- Agents: widely used. Fee is paid by the landlord (typically one month's rent). Agents are useful for navigating language barriers.
- Walking neighbourhoods: BKK1 in Phnom Penh has many "for rent" signs directly on buildings.
- Property management companies: several (Creed, CBRE Cambodia, IPS Cambodia) manage mid-to-high-end rentals with professional standards.
Property purchase for foreigners
Cambodia is one of the few countries in SE Asia where foreigners can own property outright:
- Foreigners may own the freehold title (Strata Title) for apartments on the first floor or above in a co-owned building. Ground-floor units and land are not available to foreign individuals.
- The 2010 Law on Foreign Ownership allows foreign ownership of up to 70% of the units in a co-owned building (the 30% Khmer quota is rarely enforced).
- Land purchase: not possible directly. A common structure is a 50-year leasehold on land (renewable) or ownership through a nominee Khmer company (legally risky; not recommended without thorough due diligence).
- Ownership carries the same rights as Cambodian owners with no time limit on the strata title.
- Tax: 4% property transfer tax, 0.1% annual property tax on the value above 100 million KHR (about 25,000 USD). Rental income is taxed at progressive rates.
Utilities and internet
- Electricity: Electricite du Cambodge (EDC) or local sub-providers. Rates 600-1,200 KHR/kWh (0.15-0.30 USD).
- Water: Phnom Penh Water Supply Authority. Rates around 1,500-3,000 KHR/m³.
- Internet: Ezecom, SINET, OOREDOO, Digi. Fibre broadband 20-500 Mbps for 20-80 USD/month. Ezecom is the most reliable for expat-heavy areas.
- Mobile internet: cellular data is cheap; many residents use mobile data as primary internet.
Common issues
- Oversupply negotiation: tenants are in a strong position. If asking rent is 800 USD, offer 600 USD and negotiate from there.
- Electricity markup: the most common tenant complaint. Insist on a sub-meter that records actual consumption at the government rate.
- Flooding: parts of Phnom Penh (Russian Market area, portions of Toul Kork) flood during heavy rain. Check the street after a rainstorm before signing.
- Construction noise: Phnom Penh has extensive construction. Visit the property on a working day to check for nearby building sites.
- Dust: road construction in Phnom Penh generates significant dust in the dry season.
This page is not legal advice. Consult a qualified lawyer before signing contracts.