Koh Rong Area Guide 2026: Property, Land Prices and Investment

Koh Rong is Cambodia's second-largest island and one of its best-known beach destinations. While tourism remains its main economic driver, the island is attracting growing attention from property buyers and investors interested in land, hospitality and long-term development.

With a land use master plan extending to 2038, improving infrastructure and a growing local economy, Koh Rong is developing beyond its traditional role as a holiday destination. Unlike Phnom Penh, where condominiums and rental properties dominate, Koh Rong's property market is largely driven by land and tourism.

In this Koh Rong area guide, we explore the island's main areas, development plans, daily life, 2026 land prices, foreign ownership rules and what buyers should know before purchasing property.

Koh Rong at a Glance

Koh Rong covers about 78 km² and sits roughly 25 km off the coast of Sihanoukville.

Fact	Detail
Location	Gulf of Thailand, Preah Sihanouk Province, about 25 km off Sihanoukville
Size	About 78 km² (7,800 hectares), Cambodia's second largest island
Coastline	About 61 km, including about 43 km of beaches
Permanent residents	About 4,000 (estimated), Cambodian and foreign
Access	Fast ferry from Sihanoukville, about 45 minutes
Planning	Land use master plan approved December 2022, vision to 2038
Indicative land asking prices	From about US40$/sqm and in-land about 400+/sqm beachfront

Where Is Koh Rong and How Do You Get There?

Koh Rong lies in the Gulf of Thailand, about 25 km off Sihanoukville in Preah Sihanouk Province. Sihanoukville is the main gateway, and fast ferries reach the island in about 45 minutes.

Journey times depend on the operator, destination pier and sea conditions. From Phnom Penh, Sihanoukville is about three to four hours via the Phnom Penh–Sihanoukville Expressway.

Koh Rong is a separate island from neighbouring Koh Rong Sanloem, although the two are often mentioned together. For the mainland market, see the Realestate.com.kh Sihanoukville Area Guide.

Getting around Koh Rong

Development is not evenly spread across the island. Some areas have established resorts, restaurants and ferry piers, while others remain much quieter.

The Ministry of Tourism has reported that major destinations on Koh Rong are connected by hard roads, alongside expanded electricity. Even so, access should be checked property by property, especially for land away from tourism areas.

Main Areas of Koh Rong

Koh Rong's main areas range from the busy pier town of Koh Touch to quiet resort beaches and local fishing villages.

Koh Touch

Koh Touch is the island's main arrival point and its most established tourism area. Guesthouses, restaurants, bars and shops cluster around the beachfront and pier.

Steady visitor traffic makes Koh Touch particularly relevant for hospitality and tourism businesses.

Long Set Beach

Long Set Beach offers a quieter setting while staying within easy reach of Koh Touch. It has seen resort development and attracts visitors who want beachfront stays away from the busier centre.

Sok San Beach and Long Beach

The western side of Koh Rong is known for long stretches of sandy coastline and resort-style accommodation. It is less densely developed than Koh Touch and closely tied to beachfront tourism.

Coconut Beach and Pagoda Beach

These areas have grown around resorts and smaller hospitality businesses. They appeal to visitors looking for a quieter island stay, with accommodation still close at hand.

Prek Svay

Koh Rong is not only a resort destination. Villages such as Prek Svay reflect the island's local residential and fishing economy alongside tourism.

Koh Rong Master Plan 2038 and Infrastructure

In December 2022, Cambodia's Ministry of Land Management, Urban Planning and Construction approved the Koh Rong land use master plan. It establishes a long-term development vision for the island through 2038.

The plan identifies a Koh Rong International Airport zone near the centre of the island, where its northern and southern halves meet. Commercial zones surround the proposed airport site, while a network of main boulevards is planned to connect the airport with villages, beaches and ports.

The master plan also identifies areas for development and areas where construction is restricted.

Koh Rong land use master plan map, approved December 2022 (Khmer labels)

Zones planned for development include:

• Residential and administrative areas
• Commercial zones
• Eco-tourism development
• Casino and golf course zones
• Airport and port facilities

Protected or restricted areas include:

• Koh Rong Marine National Park
• Mangrove forests
• Sand and rock beaches
• Public parks and green spaces
• Streams, canals and lakes

Dense street grids are planned around Prek Svay village in the north and Koh Touch in the south, where the Koh Rong district hall is located. Large parts of the island's forested interior and coastline are designated as protected land.

What the Master Plan Means for Land Buyers

The master plan is an important reference for anyone considering buying land on Koh Rong. Not every parcel can be privately owned or developed.

Some established village areas contain privately owned land with registered hard titles, while other areas fall under conservation or development restrictions. The plan also distinguishes between plots with registered ownership certificates and those held under long-term lease certificates.

Buyers should verify a property's zoning, ownership status and permitted use before making a purchase. A location that appears attractive on a map may not necessarily allow private ownership or construction.

Existing vs Planned Infrastructure

Roads, electricity and tourism infrastructure have improved since Koh Rong's early development stages. However, the master plan remains a development framework rather than a list of completed projects.

In March 2026, the Council for the Development of Cambodia inspected development projects in Preah Sihanouk and Kep, noting that progress varied between projects.

For land buyers, this distinction matters. A proposed road, airport or commercial zone may influence long-term expectations, but it does not guarantee that infrastructure will be completed or that nearby land values will increase.

Living on Koh Rong

Koh Rong has an estimated 4,000 permanent residents, including Cambodian communities and foreigners who live and work on the island. Island life offers beaches, nature and low density, but far fewer services than the mainland.

Restaurants, small shops and accommodation are available around the more developed areas. Healthcare, large supermarkets, schools and specialist services are limited, so residents often travel to Sihanoukville.

Island logistics

Most food, construction materials and business supplies arrive by boat from Sihanoukville. This adds cost and planning to everything from daily groceries to building a home.

Seasonality

The November to April period generally brings calmer seas. The wetter months can bring rougher conditions and occasional ferry disruptions, affecting both visitor numbers and supply runs.

Koh Rong's Local Economy and Business Opportunities

Tourism drives Koh Rong's economy, supported by hospitality, fishing and a growing number of small businesses. This ties the property market closely to visitor demand rather than urban employment.

During a recent Realestate.com.kh trip to the island, our team saw restaurants, retail shops, local minimarts and new resorts and bungalows beyond the main tourist spots. Many of these businesses serve residents and workers, not only tourists.

These observations do not measure how fast the island's economy is growing. They do suggest that entrepreneurs see opportunities beyond traditional tourism.

How tourism supports the wider economy

New hotels and resorts create demand for staff, transport, food supplies and maintenance. As more businesses open, there may be room for:

• Minimarts and food suppliers
• Restaurants and cafés
• Maintenance and construction services
• Transport and logistics providers

These opportunities come with challenges: transport costs, infrastructure limits and seasonal tourism demand all affect margins. Still, Koh Rong is gradually becoming a place where people build livelihoods, not just a short holiday stop.

Koh Rong Land Prices in 2026

Advertised land on Koh Rong ranges from about US40 per sqm in less developed areas to US400 or more for beachfront plots. These are indicative asking prices from Realestate.com.kh market observations, not transaction prices.

Location type	Indicative asking price (US$/sqm)	What to consider
Less developed areas	40–60	Lower entry price; check access, infrastructure, title and permitted land use
Established tourism areas, e.g. near Sok San Beach and Long Set Beach	85–200	Close to tourism activity, accommodation businesses and existing services
Beachfront land	400+	Hospitality potential; beachfront does not guarantee private ownership or development rights

Before You Buy Land in Koh Rong: Master Plan and Hidden Risks

Buying land on Koh Rong requires more than checking its location and advertised price. Infrastructure, ownership status, zoning and development restrictions can significantly affect a property's suitability for a particular project.

A beachfront plot may appear attractive for a resort, for example, but its location does not automatically guarantee private ownership or development rights.

Before purchasing, buyers should consider:

1. Ownership and title status

Confirm the title type, registered boundaries and whether the seller has the legal right to transfer the property. Buyers should also verify whether the land is privately owned, leased or subject to other legal arrangements.

2. Zoning and development restrictions

Check the parcel against Koh Rong's land use master plan. Confirm whether the intended development is permitted and whether the property falls within a protected or restricted area.

3. Infrastructure and access

Assess physical and legal road access, electricity and water connections, proximity to beaches and ferry piers, and the cost of transporting construction materials from Sihanoukville.

4. Demand and development potential

Consider whether the location has sufficient visitor or resident demand to support the intended project. Tourism activity, nearby businesses and accessibility can all influence commercial potential.

A property advertised as being close to the beach may still require significant infrastructure investment. On-site inspections and independent legal due diligence are therefore essential.

For more information, see the Cambodia Property Investment Guide.

Can Foreigners Buy Land on Koh Rong?

Yes, foreigners can invest in land on Koh Rong through a legally established property trust, subject to Cambodia's applicable laws and regulations. However, foreign individuals cannot directly own land in Cambodia in their personal names.

Under a property trust arrangement, a licensed trustee holds the legal title to the land, while the foreign investor holds the beneficial interest under the terms of the trust. This provides a legally regulated structure for foreign investment in land without direct land ownership.

Foreigners can also directly own qualifying strata-titled condominium units in registered co-owned buildings, subject to Cambodian law and the applicable foreign ownership quota.

Before purchasing land or property, buyers should understand the ownership structure, legal requirements and associated risks. Independent legal advice is recommended.

Learn more about property titles in Cambodia and buying property through a trust in Cambodia.

Frequently Asked Questions

Where is Koh Rong?

Koh Rong is an island in Preah Sihanouk Province, in the Gulf of Thailand, approximately 25 km off Sihanoukville.

How big is Koh Rong?

Koh Rong covers approximately 78 km², making it Cambodia's second-largest island. It has around 61 km of coastline, including approximately 43 km of beaches.

How long does it take to get to Koh Rong?

Fast ferries from Sihanoukville take approximately 45 minutes, depending on the operator, destination pier and sea conditions. The journey from Phnom Penh to Sihanoukville takes around three to four hours via the expressway.

Is Koh Rong the same as Koh Rong Sanloem?

No. Koh Rong and Koh Rong Sanloem are separate neighbouring islands off the coast of Sihanoukville.

Can foreigners buy land on Koh Rong?

Foreigners cannot directly own land in Cambodia in their personal names. However, they may consider legally regulated structures such as property trusts, subject to applicable laws and requirements. Independent legal advice is recommended.

Is there a master plan for Koh Rong?

Yes. Cambodia approved the Koh Rong land use master plan in December 2022, establishing a development vision through 2038. It covers proposed infrastructure, residential and commercial areas, tourism zones and protected land.

Does Koh Rong have an airport?

Koh Rong does not currently have an operational airport. The island is accessible by ferry from Sihanoukville. Its master plan includes a proposed Koh Rong International Airport zone near the centre of the island.

What types of property are available on Koh Rong?

The market includes beachfront and inland land, hospitality properties, development sites, villas and a smaller selection of residential and condominium properties.

Where can I find property for sale on Koh Rong?

Explore property for sale on Koh Rong on Realestate.com.kh, including land, villas and development opportunities.

Explore Property in Koh Rong

Koh Rong is evolving from a holiday island into a more diverse property market. Its opportunities are closely tied to tourism, infrastructure, land quality and careful site selection.

For buyers and investors, understanding the island's development plans and legal requirements is essential before making a purchase.

Explore property for sale in Koh Rong, or speak with a Realestate.com.kh agent for guidance on land, development sites and investment opportunities across Koh Rong and Sihanoukville.