Cambodia has become an increasingly popular destination for foreign property buyers thanks to relatively affordable prices, a growing economy, and attractive rental yields in some areas. However, Cambodia has specific rules about what foreigners can and cannot own.
This guide explains the basics before you invest.
Can Foreigners Own Property in Cambodia?
✅ Yes, but with restrictions.
Foreigners can legally own:
- Condominiums (strata-title units)
- Apartments above the ground floor
- Commercial units in eligible strata-title buildings
Foreigners cannot directly own land in Cambodia.
Land ownership is reserved for Cambodian citizens and Cambodian-owned legal entities.
What Foreigners Can Buy
1. Condominiums (Most Common Option)
Foreigners can own condominium units if:
✔ The building has a valid strata title
✔ The unit is above the ground floor
✔ Foreign ownership in the building does not exceed the legal foreign ownership quota
Popular locations include:
- Phnom Penh
- Siem Reap
- Sihanoukville
Advantages
- Full legal ownership
- Easier transfer process
- Potential rental income
- Lower legal complexity
What Foreigners Cannot Directly Own
Foreigners cannot directly own:
- Residential land
- Agricultural land
- Houses on land under their own name
- Ground
Cambodia Real Estate Laws for Foreigners (2026)
If you're planning to buy property in Cambodia as a foreigner, understanding the legal framework is critical. The biggest mistake foreign buyers make is assuming they can buy land the same way they would in their home country.
1. Cambodian Constitution: Foreigners Cannot Own Land
The foundation of Cambodian property law is found in the Cambodian Constitution.
Under Article 44, only Cambodian citizens and Cambodian legal entities have the right to own land in Cambodia. Foreign individuals cannot directly hold land titles in their own names.
This restriction applies to:
- Residential land
- Commercial land
- Agricultural land
- Houses with land titles
2. Law on Foreign Ownership (2010)
Cambodia introduced the Law on Providing Foreigners with Ownership Rights in Private Units of Co-Owned Buildings in 2010.
This law allows foreigners to legally own condominium units under a strata title system.
Key Rules
Foreigners Can Own:
✔ Condominium units
✔ Apartments in approved co-owned buildings
✔ Commercial strata units
Foreigners Cannot Own:
❌ Ground-floor units
❌ Basement units
❌ Land beneath the building
Foreign ownership is also limited to a maximum of 70% of the total private unit area within a building.
3. Sub-Decree No. 126 (2009)
This regulation established the legal framework for co-owned buildings and strata titles in Cambodia. It defines:
- Private units
- Common areas
- Ownership registration procedures
- Rights and obligations of co-owners
It forms the legal basis for condominium ownership.
4. Sub-Decree No. 82 (2010)
Sub-Decree 82 specifically regulates foreign ownership in co-owned buildings.
It confirms:
- Foreign ownership is permitted above the ground floor
- Foreign ownership cannot exceed 70% of a building's private area
- Eligible foreigners may hold ownership directly in their own names
5. Trust Law (2019)
The Trust Law of Cambodia created a legal structure allowing foreigners to hold beneficial interests in land through licensed trustees.
This is different from direct ownership.
A licensed trustee holds legal title while the foreign investor holds rights and benefits according to the trust arrangement.
This structure is commonly used for:
- Villas
- Landed homes
- Commercial developments
- Larger investments
Before using a trust structure, obtain legal advice from a licensed Cambodian law firm.
6. Long-Term Lease Rights
Foreigners can legally enter into long-term leases.
Typical terms:
- 15 years
- 50 years
- Up to 99 years in some cases
Registered leases can provide substantial protection and may be transferable depending on the contract terms.
7. Cambodian Nominee Arrangements
Many people hear about buying land through a Cambodian friend, spouse, or nominee.
Important Warning
Using a Cambodian nominee to secretly hold land for a foreigner is generally considered high risk and may not provide adequate legal protection. Legal experts frequently recommend avoiding informal nominee structures.
If you are considering a land investment, use recognized legal structures instead.
8. Property Titles in Cambodia
Hard Title
The strongest and most secure land ownership document.
Soft Title
Recognized at local administrative levels but generally provides less protection than a hard title.
Strata Title
The only direct ownership mechanism available to foreigners for condominium units. It is nationally registered and transferable.
9. Due Diligence Checklist Before Buying
Before paying a deposit:
✔ Verify the title type
✔ Confirm strata title eligibility
✔ Confirm foreign ownership quota availability
✔ Check developer licenses
✔ Verify construction permits
✔ Review management fees
✔ Hire an independent lawyer
✔ Verify there are no encumbrances or mortgages
Best Property Options for Foreign Buyers
| Property Type | Foreign Ownership Allowed? | Recommended Structure |
|---|---|---|
| Condominium | Yes | Strata Title |
| Apartment (co-owned building) | Yes | Strata Title |
| Villa with Land | No (directly) | Trust Structure or Lease |
| Commercial Land | No (directly) | Trust Structure |
| Agricultural Land | No (directly) | Trust Structure |
| Shophouse with Land | No (directly) | Trust Structure or Lease |
Practical Advice for TravelKH Readers
For most expats, retirees, and foreign investors, the safest and simplest route is:
- Buy a strata-title condominium.
- Avoid informal nominee arrangements.
- Use a qualified Cambodian lawyer.
- Conduct full due diligence before transferring funds.
If your goal is retirement or rental income in Cambodia, a strata-title condo in Phnom Penh, Siem Reap, or Sihanoukville is generally the most straightforward legal option for foreign ownership.
Suggested Official Resources
- Ministry of Land Management, Urban Planning and Construction (MLMUPC)
- Council for the Development of Cambodia (CDC)
These are useful references for verifying regulations and investment procedures.
