Strata title buying guide for foreigners

As a foreigner, you cannot legally own land in Cambodia, but you can own property through a strata title, the only form of freehold ownership available to non-Cambodian nationals. Introduced in 2009, this type of title has opened the door for foreign investment in Cambodia’s growing real estate sector, particularly in condominiums and office buildings.

In this guide, Realestate.com.kh will break down how foreigners can legally acquire property through strata titles, the steps involved, and what to watch out for.

What Is a Strata Title?

A strata title is a form of freehold property ownership specific to units within a co-owned building, such as a condominium or, more recently, strata-registered office buildings. This title not only grants ownership of the private unit but also includes a proportional share of the building’s common areas, like the lobby, gym, elevators, and hallways.

Additional reading: Understanding what Freehold and Leasehold Ownership is in Cambodia

Introduced following Cambodia’s 2009 Law on Foreign Ownership, strata titles are currently the only legal means for foreigners to hold ownership rights over property in Cambodia.

To qualify for strata titling:

• The building must be registered for co-ownership with the Ministry of Land Management, Urban Planning, and Construction (MLMUPC)
• Foreigners may own up to 70% of the total area of a co-owned building (excluding ground floor)
• Only properties above the ground floor are eligible for foreign ownership under this title

Additional reading: What is the difference between Hard Titles and Soft Titles in Cambodia?

Who Can Buy a Strata Title?

Foreigners, legal residents, Cambodian nationals, and companies registered in Cambodia may all purchase strata-titled units. However, foreign individuals must meet slightly different documentation and procedural requirements compared to locals or corporations.

Please note that this guide focuses specifically on the process for individual foreign buyers.

How to Buy a Strata Title Property as a Foreigner

1. Conduct Due Diligence

Before buying, confirm that:

• The project or building is approved for strata titling
• The developer holds a valid Hard Title for the land
• The seller (developer or individual) is the legal owner of the unit

You can check these at the local cadastral office and the commune council. If possible, get assistance from a licensed real estate agent or property lawyer.

Further reading: A Guide to Condo Buying: Due Diligence Checklist for Cambodia

2. Work with Verified Parties

Ask developers for a copy of their company registration, project approvals, and strata plan. For resale units, request the seller’s National ID or passport, and a copy of the strata title. Avoid purchasing units in projects without registered strata status, even if they claim future conversion.

3. Prepare for Title Transfer

Both the buyer and seller (or legal representative) must be physically present at the cadastral office to:

• Sign the Vente Définitive (Definitive Sale Contract)
• Complete the Application for Ownership Transfer
• Foreign buyers must personally appear to provide their thumbprint—a legal requirement.

4. Gather Required Documents

Foreign buyers must present:

• Valid passport
• Proof of marital status
• All documents must be translated into Khmer
• Only Khmer names can be used on the title (no English characters allowed)

5. Pay the Transfer Tax

Once approved by the land office, documents are forwarded to the General Department of Taxation (GDT):

• A GDT officer assesses the property’s value, usually within 1–2 weeks
• A 4% property transfer tax is then calculated and must be paid
• It’s common for the seller to pay the transfer tax, but this is negotiable. Clarify this during the agreement stage.

Further reading: Property Tax in Cambodia: What You Need To Know

6. Receive Your New Title

After payment:

• Return all documents and payment receipt to the cadastral office
• A new strata title with the foreign buyer’s name will be issued by the MLMUPC

What a Strata Title Includes

A Cambodian strata title includes:

• The owner’s name (in Khmer)
• Unit location and size
• Percentage share of common areas
• Legal references and registration ID

Strata titles offer the most secure and legal path for foreigners to own property in Cambodia. They are ideal for those seeking to invest in condominiums or office units while complying with Cambodian property laws.

If you want to make sure you didn'y understand anything and want to talk with experts, feel free to contact us now and also browse verified listings at realestate.com.kh, Cambodia’s #1 real estate portal for local and foreign investors. 

📞 +855 92 92 1000

📧 info@realestate.com.kh

📍 Visit us at The Connect Center:

#306BCD, Monivong Blvd (93), Sangkat Chakto Mukh, Khan Doun Penh, Phnom Penh

🕘 Mon–Fri: 9:00AM–5:00PM | Sat–Sun: 10:00AM–5:00PM