Housing in Cambodia

Cambodia has established property and lease institutions, but housing pathways remain fragmented. People obtain housing through market rentals, family or free occupation, self-construction, social land concessions, resettlement projects and formal purchases. A Borey is a planned residential development that can contain houses, land parcels and shared facilities. A co-owned building contains private units together with common areas such as the land, structure, access ways and shared water, electricity or gas lines. Property rights can be recorded through an ownership certificate and the Land Register. A possession title is evidence of possession but does not automatically provide the same security as registered ownership. Buyers should verify the seller's identity, ownership certificate or possession documents, parcel boundaries, mortgages, easements, long-term leases, taxes and building or occupancy documents through the Cadastral Administration or the relevant provincial or municipal Land Office. A private transfer document that is not registered may not protect the buyer against third parties. Residential leases may be definite or indefinite. Written contracts should identify the property, parties, rent, deposit, utilities, repairs, inventory, notice period, sublease rules and handover condition. A sublease requires express contractual permission or the owner's authorization. An oral lease is treated as temporary and can generally be ended with notice corresponding to the rental-payment period. The tenant should inspect the condition of the dwelling, maintain it normally and cover abnormal damage caused by the tenant; the landlord is responsible for a property free from latent defects and for the tenant's quiet enjoyment. Cambodia has no evidenced nationwide rent cap or comprehensive national deposit and eviction regime, so the written contract and local practice carry substantial weight. A foreigner cannot own land in Cambodia, but a legally qualified foreigner may own a private unit in a co-owned building above the ground floor, subject to statutory restrictions, the foreign-unit quota and the 30-kilometre border rule with its exceptions. The foreign owner does not own the underlying land and shares responsibility for common areas and management charges. A building on third-party leased land may instead involve rights under a perpetual lease. A registered long-term lease lasts at least 15 years and no more than 50 years, can generally be assigned, inherited or subleased subject to law and contract, and requires registration. At expiry, the lessor generally acquires improvements and structures without compensation unless the arrangement provides otherwise. Housing finance through banks and microfinance institutions is an established pathway, but eligibility, interest rates and collateral requirements vary by institution. Property, rental-record and hypotheque checks can be supported by relevant verification services and financial institutions. Property tax applies to real estate in capitals and provincial cities when the applicable value exceeds KHR 100,000,000. The annual rate is 0.1% of 80% of the assessed land and construction value after deducting KHR 100,000,000, with declaration and payment generally due from 1 January to 30 September. Transfer and stamp-tax treatment can change, including current exemptions or preferences, so the General Department of Taxation or a local tax branch should confirm the applicable rule. Cadastral service fees also follow published schedules and can change. During occupancy, responsibility for utilities, sanitation, water, electricity, waste collection, repairs and co-owned-building management fees depends on the contract, provider and building rules. At the end of a tenancy, the parties should follow the contract, document the condition of the dwelling and settle utilities and the deposit. Registered transfers, succession and long-term lease changes should be updated with the Cadastral Administration. Land-possession disputes may go to the Cadastral Commission, with court complaints available to dissatisfied parties. National housing policy targets the general population, including low- and medium-income households and vulnerable groups. Affordable-housing projects, social land concessions, resettlement and public-private housing arrangements exist, but access is project- or authority-specific rather than an automatic nationwide housing entitlement. Cambodia has no identified equivalent of a unified national residential-rent code, a nationwide public-rental access portal or a universal housing benefit. Unverified titles, fake documents, undisclosed mortgages, developer or Borey handover problems, foreign ownership breaches and occupation of state public land create substantial housing risks.