TL;DR: Foreigners in Cambodia can own apartments outright (freehold, from the 2nd floor) under the 2010 Condominium Law, and hold land or villas via leasehold up to 100 years, a 51/49 company, or a trust (Trust Law 2019). Direct land ownership by foreigners is prohibited under the Land Law 2001. Cambodia is the only country in Asia allowing 100% foreign business ownership.

Can Foreigners Own Property in Cambodia?

The short answer is yes — within a clear legal framework. The Land Law of 2001 prohibits foreign individuals from directly owning land. However, Cambodian legislation has built several fully legal ownership structures that cover the main investment scenarios.

Compared to regional competitors, Cambodia stands out: no per-buyer quota on condo freehold, leasehold terms reaching 100 years, and full investor protection under the Law on Investment (2021).

Freehold via Strata Title: Permanent Apartment Ownership

The Law on Foreign Ownership of Condominiums (2010) allows foreigners to purchase units in multi-storey buildings from the 2nd floor upward as freehold — permanent, heritable ownership.

Key conditions: - Building cap: foreigners may own up to 70% of a building's floor area (not tied to individual buyers) - Ground floor (1st floor): accessible only through a legal entity or trust - Ownership within 30 km of a national border is prohibited

Regional comparison: Thailand caps foreign condo freehold at 49% per building with a buyer-linked quota; leasehold is limited to 30 years. Cambodia's 70% cap applies to the building, not to individual purchasers, and leasehold can reach 100 years.

Leasehold and Perpetual Lease: Land and Villas for Up to 100 Years

For land plots and villas, long-term leasehold is the primary instrument under the Civil Code:

  • Initial term: 15–50 years
  • Renewal: up to 50 additional years
  • Total: up to 100 years of combined tenure

Leasehold agreements are notarised and registered in the cadastre, providing genuine legal protection. The renewal term must be explicitly included in the original contract — this is the most critical clause requiring qualified legal review.

51/49 Company and Trust: Two Routes to Land Ownership

51/49 Landholding Company

A foreigner establishes a Cambodian legal entity in which 51% is held by a Khmer citizen (nominee director) and 49% by the foreigner. The company owns the land directly.

Risks: dependence on the nominee's good faith; requires solid shareholder agreements drafted by a specialist.

Trust (Trust Law 2019)

A more modern mechanism: the foreigner establishes a trust through a licensed Trust Regulator (MEF/FSA), which holds the land or villa on behalf of the foreign beneficiary.

Advantages: clearer legal protection, government regulator in the chain, reduced personal dependence on a local partner.

Hard Title vs Soft Title: Why the Document Type Matters

Regardless of ownership structure, the quality of the cadastral document is critical.

Type Description Reliability
Hard Title Officially registered in the national cadastre High
Soft Title Locally registered at village/commune level Lower

Strata Title transactions automatically produce a Hard Title. In land deals, always verify the title type before signing.

Visa and Residency Costs

For long-term stay, the E Visa with Work Permit is the standard solution: - Cost: approximately $720/year - Covers the right to work and reside

Some developers bundle the visa and work permit into the purchase package — this meaningfully lowers the entry threshold for investors planning to relocate or spend extended time in Cambodia.

Investor Protection Framework

The Law on Investment (effective 15 October 2021) provides 100% foreign investor protection and free capital repatriation. Cambodia is the only country in Asia that allows 100% foreign ownership of a business without a local partner — making it attractive not just for real estate but for operating companies.

FAQ

Q: Can a foreigner buy land in Cambodia directly? A: No. The Land Law 2001 explicitly prohibits direct land ownership by foreign individuals. Legal alternatives include leasehold, a 51/49 company structure, or a trust under the Trust Law 2019.

Q: What is the difference between Cambodia and Thailand freehold for foreigners? A: Cambodia's 70% building cap is applied to the building's total floor area, not to individual foreign buyers. Thailand's 49% quota is tracked per registered foreign buyer. Cambodia's leasehold runs up to 100 years; Thailand's is capped at 30.

Q: What is a Strata Title in Cambodia? A: A Strata Title is the official ownership certificate for a condominium unit, issued under the 2010 law. It confirms the foreigner's freehold right and is registered in the national cadastre — the most secure form of foreign property ownership available.

Q: How safe is the Trust structure under the 2019 law? A: The trust is supervised by a state regulator (MEF/FSA) and is generally considered more transparent than the 51/49 company arrangement. That said, any transaction requires document due diligence and engagement with a licensed Cambodian attorney.

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