Can Foreigners Own Property in Cambodia?

Can Foreigners Own Property in Cambodia? The short answer is yes — but with important conditions.

Cambodia has one of the more foreign-friendly property systems in the region. However, ownership rules differ depending on the type of property. Understanding these legal structures is essential before making any investment decision.

This complete legal guide explains what foreigners can own, what they cannot own, and how to invest safely and legally in Cambodia.

Understanding Cambodia’s Property Ownership Law

Cambodia’s property framework is governed by the 2001 Land Law and later amendments. These laws define who can own land and under what conditions.

Under Cambodian law:

• Only Cambodian nationals can directly own land.
• Foreigners are allowed to own certain types of property under specific conditions.
• Condominium ownership is legally protected for foreigners.

Can Foreigners Own Condominiums in Cambodia?

Yes. Foreigners can legally own condominiums in Cambodia under the Strata Title Law.

Key Rules for Condo Ownership

Foreigners may:

• Own units above the ground floor
• Hold up to 70% of units in a co-owned building
• Receive a registered strata title

Foreigners may not:

• Own ground-floor units
• Exceed the 70% foreign ownership cap in the building

This structure gives foreign investors direct ownership rights, which are registered at the Ministry of Land Management.

Condominium ownership is the simplest and safest route for foreign property investment in Cambodia.

Can Foreigners Own Land in Cambodia?

Direct land ownership is not permitted for foreigners.

However, there are legal alternatives.

1. Long-Term Lease (Up to 50 Years)

Foreigners can sign long-term leases:

• Initial term: 50 years
• Renewable
• Registered with authorities

2. Land Holding Company Structure

A foreigner can establish a Cambodian company where:

• 51% is held by Cambodian nationals
• 49% is held by the foreign investor

The company can then legally own land.

Understanding Property Title Types in Cambodia

Before buying any property, you must understand title classifications.

Hard Title

• Registered at the national level
• Strongest legal protection
• Clear ownership record

Soft Title

• Registered at local district level
• More common in rural areas
• Transfer is simpler

Strata Title

• Specifically for condominiums
• Allows foreign ownership
• Issued under the 2010 Co-Ownership Law

Taxes and Fees for Foreign Buyers

Foreign buyers must consider transaction costs.

Transfer Tax

• 4% of the property’s assessed value
• Paid at time of ownership transfer

Annual Property Tax

• 0.1% on properties valued above a government threshold

Rental Income Tax

• Tax applies if property generates income

Legal Process for Buying Property

Here’s a simplified step-by-step process:

1. Property selection
2. Due diligence (title verification)
3. Sale and Purchase Agreement
4. Deposit payment
5. Final payment
6. Transfer registration

Conclusion

So, can foreigners own property in Cambodia?

Yes — but primarily in the form of condominiums under strata title. Direct land ownership remains restricted to Cambodian nationals, though legal structures such as long-term leases and corporate ownership provide alternatives.

For most foreign investors, condominium ownership offers the most straightforward and secure path into the Cambodian property market.