Buying a condo in Cambodia

A unit is not the same as land

Begin with the legal subject of the purchase. The Council for the Development of Cambodia explains that land ownership is reserved to Khmer nationals and legal entities of Khmer nationality. A unit offer should therefore not be read automatically as a land purchase.

The 2010 law on foreign ownership in co-owned buildings, Articles 5-6, provides for qualified foreign owners of private units above the ground floor. It includes land-border restrictions with exceptions; a sub-decree governs the foreign-unit proportion. Article 8 requires registration for an agreed transfer to take effect. Confirm application to the selected building separately.

Do not rely on a translated floor label. Request the plan and confirmation that the particular unit can be acquired. A general statement about foreign buying is not a review of the property or purchaser.

Check the unit and building documents

Ask what document the buyer will receive, what is already registered and what still needs to happen. If a listing says strata title, match that wording to the actual document, unit identifier and building plan. The development’s commercial name cannot replace these details.

Review area	Question before payment
Unit	Do number, floor, area and plan match the contract?
Building	Are its status and foreign-buyer eligibility confirmed?
Seller	What authorises the sale and the signatory?
Registration	What is complete, who submits documents and when?

These are editorial questions for an independent adviser, not an official document checklist. Request checks for authenticity, encumbrances and inconsistencies. “Everyone buys this way” does not establish the status of your unit.

Off-plan versus completed property

For an unfinished building, examine approvals, milestones, payment stages, specifications and remedies for delay. Contract attachments matter: the plan, finish specification and handover provisions. Match each payment recipient to the agreed documents. Independently confirm any account change before transferring money.

For a completed unit, inspect condition and the building’s actual operation. Examine access, lifts, shared spaces and building services. Ask about outstanding charges and who settles them on transfer. Record defects in a written inspection report where needed.

Read reservation terms separately. What is taken off the market? When must the purchase agreement be signed? What happens to the deposit if legal checks reveal a problem? Obtain the answers in agreed documents rather than relying only on messages.

Purchase and running costs

The unit price is not the complete acquisition budget. Request a separate estimate for documentation and review, applicable taxes and charges, finishes, furnishing and preparation. Mark each figure as confirmed or estimated and identify who pays it. Discuss contractual currency, bank charges and evidence of payment before money is due.

For running costs, obtain building tariffs, adjustment rules, utilities, management charges and repair reserves. For rentals, check building restrictions, the operator’s proposed model, fees and income assumptions. An unexplained percentage does not make two units comparable.

Do not infer returns for all of Phnom Penh or Sihanoukville from one proposal. A projection needs a specific property, period, renter and costs. Our Phuket rental example explains model structure; it does not describe Cambodia’s market performance.

Review the neighbourhood for your purpose

Start with the daily routine. For a home, check actual journeys to work, school or other places you need. For a rental, identify the intended guest or tenant. Visit at different times, inspect neighbouring sites and request available information about planned construction.

For a remote viewing, ask for separate footage of the surroundings and common areas. It should show the access route, entrance and view from the particular unit. A development rendering is not evidence of present conditions.

Prepare your enquiry and next step

Tell IBG Property your city, purpose, complete budget, funds available now and timing. Add bedrooms, readiness and requirements that would change your decision. Confirm current proposals and the scope of help in Cambodia. Buyers do not need a partner account; our buyer section helps gather the starting information.

After receiving a shortlist, record open questions and who will verify each one. Compare offers after clarifying rights and costs. An absent contract clause is not confirmation of the condition you hoped for.

Sources and scope

Checked on 13 October 2026: the CDC land overview and 2010 law, Articles 5-8. Checklists are original IBG Property editorial guidance. Applicable sub-decrees, current taxes and the chosen contract require separate local review. This is not a legal opinion or individual investment advice.