by Mike Parker
Thinking about moving to Cambodia? Maybe you’re drawn by the tropical lifestyle, affordable living, or vibrant culture. Renting a home here is often the first major step for expats—but it’s not as simple as signing a lease and moving in. Cambodia’s property rental landscape can be both exciting and confusing, especially for foreigners. Let’s walk through everything you need to know before locking in a lease.
Cambodia’s rental market offers a surprisingly diverse array of options. Whether you’re a digital nomad looking for a short-term apartment in Phnom Penh or a retiree seeking a quiet villa in Siem Reap, there’s something for everyone.
The main property types include:
Apartments: These range from studio-style to three-bedroom units. Many are found in high-rise buildings, especially in cities like Phnom Penh and Sihanoukville. Some come fully furnished, while others are bare-bones.
Condos: Often newer and more luxurious, condos usually come with amenities like pools, gyms, and 24/7 security. They’re popular among foreigners and typically offer short- to medium-term leases.
Villas and Houses: Ideal for families or those needing more space. Villas may be standalone or part of a gated community. These properties often have private gardens and are more prevalent in suburban areas.
Shared Housing: A favorite for backpackers or budget travelers. Shared homes or rooms in large houses are cost-effective and provide opportunities to socialize with locals or fellow expats.
You’ll also find “shop houses”—multi-story buildings where business occurs on the ground floor and the family lives above. These can be a unique option if you’re combining work and living space.
Rental costs can vary significantly depending on location, property type, and condition. Here’s a general breakdown:
| City | Studio/1-Bedroom Apt | 2-3 Bedroom Apt | Villa/House |
|---|---|---|---|
| Phnom Penh | $250 – $600 | $500 – $1,200 | $1,000+ |
| Siem Reap | $150 – $400 | $400 – $800 | $700 – $1,000 |
| Sihanoukville | $300 – $700 | $600 – $1,200 | $1,200+ |
| Kampot/Kep | $150 – $350 | $300 – $700 | $500 – $900 |
Keep in mind that prices can fluctuate seasonally. Tourist-heavy areas like Siem Reap may spike in high season, while Phnom Penh generally maintains stable year-round pricing.
City living offers convenience, fast internet, international schools, and access to healthcare. However, it also comes with traffic, pollution, and higher costs. In contrast, rural towns like Kampot or Battambang offer tranquility and a more authentic Cambodian lifestyle—often at a much lower price.
That said, rural rentals may lack some amenities: hot water, modern kitchens, or reliable Wi-Fi aren’t always guaranteed. Decide what matters most—comfort or cost—and choose accordingly.
Yes, absolutely. Foreigners are permitted to rent properties across Cambodia with minimal restriction. You do not need permanent residency or citizenship to sign a lease.
However, landlords often ask for:
A copy of your passport
A visa (e.g., business, tourist, or retirement visa)
Sometimes, a work permit or employment letter (especially for high-value leases)
While there’s no national database for tenancy, your rental agreement can serve as proof of residence for visa renewals, so it’s important to keep everything official.
Always ask for a written lease—never rely on verbal agreements, even if the landlord seems trustworthy. Cambodian leases are usually 6 or 12 months long, though longer or shorter terms can often be negotiated.
Key things to check in your lease:
Rental amount and due dates
Duration of the lease
Security deposit terms (1-2 months is standard)
Termination clauses (what happens if you want to leave early?)
Who pays for what (utilities, maintenance, repairs)
Furnishings included (make sure it’s listed clearly)
If possible, have your lease translated if it’s only in Khmer. Even better, involve a local friend or lawyer to review it with you.
Some common issues renters face include:
Verbal changes to lease terms
Disputes over deposits
Unexpected rent hikes mid-contract
Being evicted without cause
To protect yourself:
Get everything in writing.
Take photos of the property before moving in.
Don’t pay large sums of cash without receipts.
Ask for the landlord’s ID and contact information.
Save all lease-related communication—especially when negotiating rent or repairs.
It’s also worth noting that Cambodia has limited tenant protection laws, so try to avoid shady landlords or incomplete paperwork. A signed contract is your best legal safeguard.
Different cities cater to different lifestyles. Here’s a quick rundown:
Phnom Penh: Cambodia’s capital is the economic and cultural hub. It offers modern apartments, rooftop bars, and an active expat community.
Siem Reap: Known for Angkor Wat, it’s more laid-back and artistic. Great for retirees, NGO workers, and creatives.
Sihanoukville: Once a beach paradise, now a boomtown due to Chinese investment. Modern condos are rising, but the vibe has changed.
Kampot/Kep: Tranquil riverside towns with French colonial charm. Popular with older expats and those craving peace.
Each city has its pros and cons. Think about proximity to work, lifestyle preferences, and budget when choosing.
In Phnom Penh:
BKK1/BKK2: Trendy, upscale, full of restaurants and cafes.
Toul Tom Poung (Russian Market): Popular with expats, cheaper, local vibes.
Riverside/Wat Phnom: Historical, scenic, but noisy and touristy.
In Siem Reap:
Wat Bo: Peaceful and green, yet central.
Sala Kamreuk: Quiet, with villas and some expat housing.
Downtown: Near Pub Street, noisy but vibrant.
In Sihanoukville:
Victory Hill: A few remaining Western-style rentals.
Otres Beach: Former backpacker haven, now quieter.
Downtown: Modern condos and casinos, but chaotic.
Generally, Cambodia is safe for expats. Petty theft can happen—so choose properties with gates, locks, and ideally security guards. Flooding can also be an issue in low-lying areas, so ask locals or expats before choosing.
Utilities like electricity, water, and internet vary widely in reliability. It’s wise to check reviews of the building or area before signing anything.
Searching for a rental in Cambodia has never been easier. Several platforms cater specifically to expats:
Realestate.com.kh
Zillionhome
Facebook Marketplace and Groups
Local agency websites
Using a local agent can also save time—especially if you don’t speak Khmer. They’ll often drive you to multiple listings, negotiate for you, and ensure contracts are done right. Just make sure they’re reputable—ask for recommendations in expat Facebook groups or forums.
Tip: Some agents receive kickbacks from landlords and might not always prioritize your interests, so always double-check everything.
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