The REAL Cost of Buying a Condo in Cambodia in 2026 (Full Breakdown)
The REAL Cost of Buying a Condo in Cambodia in 2026 (Full Breakdown)
By Charlotte — Property Consultant, Cambodia July 2026
Last month, a client flew in from Singapore with one question: “Charlotte, if I have $100,000 — what do I ACTUALLY walk away with?”
He had read the developer brochures. He had seen the glossy renderings. But nobody had given him a line-by-line, honest breakdown of what a condo in Cambodia really costs.
So I sat him down with a calculator and walked through every single fee. By the end, he knew exactly what he was buying — and more importantly, he knew what he WASN’T being told.
Here is that same breakdown. No sugar-coating. Just the numbers.
1. The Price Tag — Then Everything Else
Let’s start with the headline number most buyers see:
“Studio from $90,000! 1-bedroom from $135,000!”
That is the developer’s listed price. It is not what you pay. Below is every cost that gets added between the reservation form and the keys in your hand.
2. The Complete Cost Table
| Cost Item | Amount | When You Pay | Notes |
|---|---|---|---|
| Booking Fee | $1,000 – $5,000 | At reservation | Deducted from deposit if you proceed. Usually non-refundable if you pull out. |
| Deposit (Down Payment) | 10% – 30% of unit price | Within 14–30 days of booking | The big one. This secures your unit. |
| Staged Payments | Remaining 70% – 90% | Quarterly or per construction milestone over 18–36 months | Most developers spread this across the build period. |
| Stamp Duty (Transfer Tax) | 4% of assessed value | At title transfer (handover) | This is the single largest surprise for most buyers. On a $100,000 condo: $4,000. |
| Legal Fees | $800 – $2,500 | Throughout the process | Covers SPA review, due diligence, title verification. |
| Agent Commission | Usually 0% to buyer | N/A | In Cambodia, the developer pays the agent. But always confirm. |
| Sinking Fund | $5 – $15 per m² | One-time at handover | Reserve fund for major building repairs. |
| Annual Property Tax | 0.1% of assessed value | Annually | On a $100,000 condo: $100/year. Very low. |
| Monthly Management Fee | $0.50 – $2.00 per m² | Monthly after handover | Covers security, cleaning, pool/gym maintenance. A 45m² unit at $1/m² = $45/month. |
| Furnishing Package | $3,000 – $15,000 | Before move-in | Most units come bare-shell or partially fitted. Budget separately. |
| Utility Connections | $200 – $500 | Before move-in | Electricity meter, water connection, internet setup. |
| Currency Exchange Loss | 1% – 3% | On every transfer | If you are sending USD from overseas via SWIFT, your bank takes a cut. |
Real Example: $100,000 Condo — True Total Cost
| Line Item | Amount |
|---|---|
| Unit price (1-bedroom, 45m², Chroy Changvar) | $100,000 |
| Stamp duty (4%) | $4,000 |
| Legal fees | $1,500 |
| Sinking fund ($10/m² × 45m²) | $450 |
| First year property tax (0.1%) | $100 |
| Furnishing package (basic) | $5,000 |
| Utility connections | $300 |
| Currency exchange loss (~2%) | $2,000 |
| TOTAL WALK-AWAY COST | $113,350 |
That is 13.4% above the listed price. And this is before a single month of management fees.
3. Condo Prices by Tier — What $X Actually Buys
Entry-Level: $40,000 – $80,000
| What You Get | Studio or small 1-bed, 28–42m² |
|---|---|
| Where | Chroy Changvar, Sen Sok, Por Sen Chey |
| Build Quality | Basic finishes, local developer |
| Rental Yield | 4% – 6% |
| Example Projects | Starter condo developments in the outer districts |
| Who It’s For | First-time investor testing the market, or a low-cost pied-à-terre |
Mid-Range: $90,000 – $150,000
| What You Get | 1-bedroom, 40–65m², quality finishes |
|---|---|
| Where | BKK3, Toul Kork, Tonle Bassac |
| Build Quality | Good — often Chinese or local developers with solid track records |
| Rental Yield | 5% – 7% |
| Example Projects | Time Square, Urban Village, The Peak |
| Who It’s For | Serious investor wanting rental income, or an expat buying to live in |
Luxury: $200,000+
| What You Get | 1–3 bedrooms, 55–120m²+, premium finishes, branded residence |
|---|---|
| Where | BKK1, Diamond Island, Riverside |
| Build Quality | Top-tier — Japanese, Korean, or international consortiums |
| Rental Yield | 6% – 9% (premium short-term corporate lets) |
| Example Projects | G.A.T.O Tower, J Tower 3, R&F City Miro |
| Who It’s For | High-net-worth investor, executive relocating to Phnom Penh |
4. The Hidden Costs Nobody Tells You About
These are the line items that don’t appear in any developer brochure.
4.1 The Furnishing Gap
A “fully furnished” unit in Cambodia means different things depending on the developer. Always ask:
- Does it include curtains and blinds?
- Is the kitchen fitted — or just the cabinets?
- Air conditioning: included or extra?
- Water heater?
- Light fixtures — or just wiring points?
I tell my clients to budget $5,000 minimum for a studio furnishing package. If you want a turnkey rental-ready unit, budget $8,000–$12,000.
4.2 The Handover Wait
Most off-plan projects take 2–4 years from booking to handover. During that time:
- Your deposit is tied up — no rental income
- Exchange rates may move against you
- The developer’s timeline may slip
Ask about the handover track record of any developer before you commit. I can tell you which ones deliver on time and which ones don’t.
4.3 The Resale Reality
Cambodia’s secondary condo market is still maturing. Selling before handover (assigning your SPA) is possible but usually at a discount. The best returns come from holding 5+ years and targeting rental income.
5. The Calculator You Need
I built a simple tool for my clients — plug in the numbers and see your true total. [Link to downloadable cost calculator]
This is what separates an informed buyer from someone who gets a surprise $4,000 tax bill at handover.
— The 5 Numbers to Remember
| Stamp duty | 4% of assessed value |
| Property tax | 0.1% annually |
| Management fee | $0.50 – $2.00/m² monthly |
| Furnishing budget | $5,000 – $15,000 minimum |
| True total above listed price | ~13% – 18% |
If you are thinking about buying a condo in Cambodia and want an honest, line-by-line breakdown for a specific project — reach out to me. I do this every day, and I will tell you what the brochure won’t.
📱 Contact Charlotte:
- Telegram/WhatsApp:+85581916829
- Email: Charlotte@charlottecambodia.com
Charlotte is a property consultant based in Phnom Penh, Cambodia, helping international buyers navigate the Cambodian real estate market with transparency and on-the-ground expertise.