Can foreigners Own a Condominium in Cambodia?

Yes, foreigners are legally allowed to directly own condominiums in Cambodia according to Cambodia’s foreign ownership laws! 

But there are specific restrictions and requirements that they have to follow to legally own condominium-type property in Cambodia!

• Strata Titles: Foreigners can own condominiums through strata titles, which are property ownership certificates issued by the Ministry of Land Management, Urban Planning, and Construction. This form of ownership was introduced in 2009 and allows foreigners to directly own private units in co-owned buildings. These titles are recognized on a national level, making them a secure form of property ownership in the Kingdom.
• Eligible Properties: Foreigners can only own condominiums that are strata-titled and built from 2010 onwards. Strata titles cannot be used for projects within 30 km of a land border.
• Land Ownership: While foreigners can own condominiums, they are prohibited from owning land directly in Cambodia. However, they can indirectly control land through long-term leases or by setting up a company with a majority Cambodian shareholding.

On a side note, there has been a lot of debate about which term is correct: "apartment" or "condo"? At Realestate.com.kh, the terminology doesn’t matter. What matters is that we have plenty of listings for both and allow users to select multiple property types when searching.

If you're looking for an apartment or condo for sale, make sure to select "condo," "apartment," or "serviced apartment" during your search on our website. 

Are there any restrictions on the number of condominiums foreigners can own in a single building as well? 

Yes, there are restrictions on the number of condominiums foreigners can own in a single building in Cambodia. For instance, 

• Percentage Limitation: Foreigners are allowed to own up to 70% of the units in a condominium building. This means that at least 30% of the units must be owned by Cambodian nationals.
• Ground Floor Restriction: Foreigners cannot own units on the ground floor of a building. Hence, you can invest in how many floors you want, just exclude the ground floor!
• No Limit on Number of Units per Foreigner: While there is a limit on the total percentage of units that can be owned by foreigners collectively, there is no specific restriction on the number of units a single foreigner can own within that 70% limit. However, the overall quota for foreign ownership must not be exceeded.
• Strata Title Requirement: Foreigners can only own condominiums that are strata-titled, which typically applies to buildings constructed from 2010 onwards!

Many new developments in Cambodia offer strata titles, which are listed on Realestate.com.kh as well. These developments include projects such as Le Conde BKK1, J Tower 3, and Rose Apple Square. As of 2025, Cambodia has also introduced new property tax incentives to encourage homeownership and stimulate the real estate sector. 

These incentives include exemptions and preferential tax rates on stamp duties for first-time home buyers and those purchasing from registered housing development companies. Overall, while there are restrictions on foreign ownership, the strata title system provides a secure and legal way for foreigners to invest in Cambodia's real estate market.

Read our guide on understanding property titles in Cambodia.

2 Main Licenses To Verify Before Buying 

Another important thing to take note of is the two main licenses that you need to verify before purchasing any property! When purchasing a property in Cambodia, it is crucial to verify that the developer has obtained two key licenses: the Construction License and the Sales License. These documents ensure that the developer is legally authorized to build and sell the property.

• Construction License: This license is issued by the Ministry of Land Management, Urban Planning, and Construction and confirms that the developer is legally permitted to construct the property. It ensures that the project meets necessary building standards and safety regulations.
• Sales License: The Sales License, also known as the Sales Permit, is equally important as it grants the developer the legal authority to market and sell the property. This license verifies that the developer has completed all necessary legal procedures to offer the property for sale.

Additionally, as of 2025, real estate service licensing in Cambodia has moved to an online platform, making it easier to verify the legitimacy of real estate services and developers. The procedure of application for professional certificates and licenses of real estate services via the information technology system portal was launched in August last year, making the licensing procedure more straightforward, less time-consuming, and effective as compared to the old licensing procedure!

Make yourself a checklist before buying a property in Cambodia! 

Pre-Sales Period in Cambodia

In Cambodia, developers often engage in pre-sales marketing activities after obtaining their construction licenses. During this period, they are permitted to collect a fully refundable booking fee from potential buyers while awaiting the issuance of their sales licenses. This practice is common in the Cambodian real estate market, allowing developers to secure interest and early commitments from buyers.

But as always, there are some key points to consider as well! For instance, 

• Refundable Booking Fees: Buyers should ensure that any booking fees paid during the pre-sales period are fully refundable if the project does not proceed or if the sales license is not obtained.
• Developer Credibility: It is crucial to research the developer's background and reputation to minimize risks during the pre-sales phase.
• Market Conditions: In 2025, Cambodia's real estate market is characterized as a buyer's market, offering strong negotiating power for those with solid finances. This environment can provide favorable conditions for buyers to secure good deals during pre-sales.

If you're considering investing in condominiums in Cambodia, ensure that your investment is secure and compliant with local laws, with our help from us! Visit Realestate.com.kh to explore a wide range of strata-titled properties and get expert advice on navigating Cambodia's real estate market safely. 

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