Investor Visa in Cambodia: How to Live and Work Legally Through a Company

The Misconception That Costs Investors Dearly

Many foreign buyers assume that purchasing a condo or apartment in Cambodia automatically grants them the right to reside in the country long-term. It does not. Cambodia does not have a standalone "investor visa" category. Confusing this point isn't a minor administrative issue — it can lead to deportation, fines, or the revocation of a business license.

Here are the three real pathways available, and when each one applies.

Option 1: EB Visa — Through Your Own Company

For entrepreneurs and business operators, the standard route works as follows:

  1. Register a company with the Ministry of Commerce (MoC).
  2. Obtain an EB visa — Cambodia's business visa category, available to foreigners employed by or operating through a registered legal entity.
  3. Apply for a Work Permit from the Ministry of Labour and Vocational Training (MLVT) — mandatory for any foreigner conducting work in Cambodia, including a foreign director of their own company.

Work permits are subject to a foreign employee quota and must be renewed annually. If you're running a real estate agency, property management firm, or any operational business, this is the path you need.

Option 2: CM2H — Long-Term Residency Without Working

Cambodia My Second Home (CM2H) is the country's official long-term residency programme — comparable to a golden visa scheme.

  • Duration: 10 years, with unrestricted entry and exit.
  • Citizenship pathway: eligible to apply after 5 years — the only route to a Cambodian passport under this programme.
  • Financial requirement: a deposit or investment of approximately $100,000 (verify current figures and fees at immigration.gov.kh before applying).
  • Work permit: not required if you are not conducting employment activities.

CM2H is the right choice for passive investors who own property and generate rental income without operating an active business in Cambodia.

Option 3: QIP Status — For Large-Scale Projects

A Qualified Investment Project (QIP) is a status granted by the Council for the Development of Cambodia (CDC) under the Law on Investment 2021.

Benefits of QIP include: - Corporate income tax holidays or special depreciation allowances. - Import duty exemptions on equipment and materials. - Facilitated immigration support for project personnel.

What QIP does not provide: it is not a visa and does not confer residency rights for purchasing a single residential unit. It is relevant for large-scale development projects, industrial investments, or tourism infrastructure — not individual property purchases.

Practical Scenarios at a Glance

Situation Recommended Pathway
Own property, not working ER visa (retirement) or CM2H
Operating a real estate agency EB visa + company + work permit
Large-scale development project EB + QIP via CDC
Targeting Cambodian passport CM2H (5-year pathway)

Key Due Diligence Before You Arrive

Foreign employee quota rules, CM2H fee structures, and QIP incentive parameters are governed by sub-decrees and are subject to revision. Always verify current requirements directly at cdc.gov.kh and mlvt.gov.kh before making decisions.

The right visa and work permit aren't bureaucratic formalities — they are the legal foundation that protects your investment. Without them, even a well-structured real estate portfolio in Cambodia remains legally exposed.