Can foreigners buy property in Cambodia? A buying guide

Can foreigners buy property in Cambodia?

Yes, within limits. A foreigner can own an apartment in a co-owned building, but not land.

The legal basis is the 2010 Law on Providing Foreigners with Ownership Rights in Private Units of Co-owned Buildings. It works together with implementing sub-decrees, usually cited as Sub-Decree 82 and Sub-Decree 126.

Land ownership is reserved for Cambodian citizens and Cambodian legal entities. That is why a house on its own plot is not a straightforward option for a foreign buyer, while an apartment in a condominium building is.

Can foreigners buy a condo in Cambodia?

Yes. This is exactly the case the 2010 law was written for. The building is registered as a co-owned building, and each apartment gets its own title, usually called a strata title. It covers your private unit plus a share of the common parts, such as the lobby, corridors, lifts and pool.

The main limits:

• Not on the ground floor. Foreigners can own units from the first floor up. Ground-floor units stay with Cambodian owners.
• The 70% quota. Foreigners together may own up to 70% of a building. The rest stays in Cambodian hands.
• No land. You own your unit and a share of the common parts, not a plot of land.
• Border zone. The law does not apply within 30 km of Cambodia’s land borders. Sihanoukville lies on the coast, well away from them.

Can Americans, Europeans and other expats buy?

The law sets one set of rules for foreigners. It does not treat Americans, Brits, Poles, Germans or any other nationality differently.

What does differ by country is the tax treatment at home, how your bank handles a transfer to Cambodia and which visa you can get. Buying an apartment does not by itself give you a visa, residence or citizenship.

Where the sources disagree

Guides from agencies and law firms do not agree on every detail. We would rather show you where than pretend they do.

• How the 70% is counted. Some sources say it refers to the floor area of the private units, citing Sub-Decree 82. Others describe it as 70% of the number of units.
• Which buildings qualify. Some guides say foreigners can only receive strata titles in buildings completed after a certain year, and they name different years: 2006, 2009 or 2010. For a new building this matters less, but it is important for older resale units.
• The wording of the title. Third-party listings for other projects mix terms such as “freehold” and “50+50 years”. These are not the same thing.

Ask a Cambodian lawyer to check each point against the current law and the developer’s documents. The ownership structure of Time Square 15 will be confirmed by the developer before sales open.

How much does a condo in Cambodia cost?

It depends on the city, the exact location, the size and the finish. Phnom Penh, Siem Reap and Sihanoukville are separate markets, and asking prices for similar units vary widely. We do not quote market averages, because the published figures differ a lot from source to source.

For Time Square 15, the official price list has not been published yet. The project profile on realestate.com.kh, listed as Time Square Ocean Waves, shows the price on application. It describes a beachfront tower in Sangkat Bei, Sihanoukville, with a sky pool, fitness centre and sky lounge, and calls it the developer’s second project in the city after Time Square 10.

In our conversations with the developer, apartments are expected to start from about USD 50,000. Treat this as indicative until the official price list is out.

Buying off-plan, step by step

1. Join the list. You receive the price list and floor plans as soon as the developer releases them. It is free and commits you to nothing.
2. Reserve a unit. Choose a unit and pay the booking deposit. Ask in writing whether the deposit is refundable and on what terms.
3. Review the sale and purchase agreement with an independent lawyer. Look at the payment schedule, the completion date, the delay clause and what happens if the project is cancelled.
4. Sign the agreement directly with the developer.
5. Pay by the schedule. Off-plan payments are usually spread over the construction period. The payment plan for Time Square 15 has not been published yet.
6. Handover. When the building is finished, you inspect the unit, list any defects and receive the keys.
7. Strata title. After completion the co-owned building is registered and individual titles are issued in the buyers’ names. Ask the developer for the expected timeline and who handles the paperwork.

Taxes and costs in Cambodia

• Transfer tax. Paid when ownership is registered. It is commonly cited as 4% of the property value; confirm the current rate and the taxable value with your lawyer.
• Annual property tax. Commonly cited as 0.1% a year on the value above an exemption threshold.
• Capital gains tax. Current guidance says a 20% tax on gains from selling real estate applies from 1 January 2027. Check the current status before you buy.
• Other costs. Registration and title fees, your lawyer’s fees and, once the building is in use, a monthly management fee. Ask for the expected management fee in writing.

Paying from abroad

Payments are made by bank transfer in US dollars, the currency used for property deals in Cambodia. Pay only to the developer’s company account named in your agreement. Never pay into a private account, through an intermediary or in cash, whoever asks.

Keep every agreement, invoice and transfer confirmation. Your bank may ask about the purpose of the payment and the source of the funds. You will also need the paperwork for your tax adviser and for any future resale.

Is it safe to buy property in Cambodia?

The legal route for foreign condo ownership has existed since 2010, so the question is less about the law and more about the project. Buying off-plan always carries the risk of delay. Sihanoukville also saw many towers stall after the building boom of the late 2010s, so the developer’s track record and paperwork matter more than any brochure.

Before you pay anything, check:

• the developer’s company registration and its completed projects;
• the land title of the plot and the construction permit;
• the registration of the building as a co-owned building with the Ministry of Land Management, Urban Planning and Construction;
• that the agreement names the unit, its size, the price, the payment schedule, the completion date and the penalties for delay;
• what happens to your money if the project is delayed or cancelled;
• that every payment goes to the developer’s company account;
• that nobody promises you a guaranteed return.

Time Square 15 is developed by Megakim World Corporation, active in Cambodia since 2011. You can read more about the company on the developer page.

Taxes in your home country

Owning property abroad can have tax consequences where you live, for example when you sell. Rules differ from country to country, so consult a tax adviser in your country before you buy.

Questions about Time Square 15 or the purchase process? Contact our consultant or read the FAQ.

This guide is general information, not legal or tax advice. Laws and rates change, so confirm every point with a lawyer before you sign.