Daun Penh and Riverside: Where to Live, Rent and Invest

Prepared by the NovAsia Editorial Team

Daun Penh suits people who want to live in Phnom Penh’s historic and administrative centre, with the riverfront, markets, restaurants, cultural landmarks and business infrastructure close at hand. It should not, however, be reduced to the single label “Riverside”. An apartment by the Royal Palace, a renovated flat near Phsar Kandal, a serviced residence close to Wat Phnom and a unit behind Central Market may all be in Daun Penh, yet they offer very different levels of noise, building quality, rental demand and everyday convenience.

The district’s greatest advantage is concentration. Sisowath Quay, the Royal Palace, the National Museum, Wat Ounalom, Wat Phnom, Central Market, major offices, hotels and government institutions all sit within a relatively compact area. Its main drawback is the clash of uses. The same street that works exceptionally well for a restaurant, hotel or short stay may be frustrating for a resident who works from home or expects quiet nights.

Daun Penh is much larger than Riverside

According to Cambodia’s 2019 census, Daun Penh covers roughly 7.4 square kilometres and includes 11 sangkats: Srah Chak, Wat Phnom, Phsar Chas, Phsar Kandal I and II, Chey Chumneas, Chaktomuk, Phsar Thmei I–III and Boeung Raing.

In everyday property language, Riverside normally means Sisowath Quay and the nearby streets running from the Night Market and Phsar Chas in the north to the Royal Palace and Chaktomuk in the south. The boundary is informal. Agents may describe a unit one block inland, a property in Phsar Kandal or an apartment near Wat Phnom as “Riverside”.

Before comparing rents, ask for the exact map pin, street number and view from the unit. A listing described as having a “river view” may offer a full unobstructed frontage—or only a narrow strip of water between neighbouring buildings.

Why the old centre is not one single property market

Daun Penh contains several overlapping rental markets:

• tourist apartments and hotels along Riverside;
• renovated units in older Phsar Kandal buildings;
• shophouses around the traditional markets;
• homes near the Royal Palace and Wat Botum;
• serviced apartments in the Wat Phnom business district;
• housing for office workers in Srah Chak;
• residential and commercial property around Central Market;
• active evening streets in Boeung Raing.

A tourist, a bank employee, a corporate tenant and a couple signing a 12-month lease value very different things. Noise, parking, lifts, kitchen quality, housekeeping and management matter differently to each group.

Riverside: a genuine promenade with heavy visitor traffic

Cambodia’s official tourism materials describe the riverfront as the area where the Tonle Sap, Mekong and Bassac meet, with cafés, restaurants, shops, the Royal Palace, Silver Pagoda and National Museum nearby.

For residents, it is one of the few central parts of Phnom Penh with a long open public space beside the water. Morning and evening walks are easy, transport is readily available and a large number of restaurants can be reached without a car.

At the same time, Sisowath Quay is an active tourist corridor. Hotels, bars, river cruises, tuk-tuks, street vendors and events all compete for space. A balcony facing the water can provide one of the city’s best views while also receiving traffic and nightlife noise late into the evening.

The first line and the inner streets should be assessed separately. A building one block from the river may retain the walkability while being materially better suited to long-term living.

Northern Riverside: Phsar Chas, the Night Market and shorter stays

The northern section near Wat Phnom, Phnom Penh Night Market, Phsar Chas and the Chroy Changvar bridges has a high concentration of guesthouses, hotels, compact furnished units, restaurants and tourist services.

It can work well for someone staying for a few months, an employee based around Wat Phnom, or a resident who actively enjoys a lively evening environment. It is usually less suitable for families and light sleepers.

Typical trade-offs include:

• nightlife and late movement;
• frequent guest turnover;
• ageing building stock;
• limited parking;
• commercial premises on the ground floor;
• inconsistent entrances, stairs and communal areas.

View a property after 9:00 p.m. on a Friday or Saturday, not only during a quiet weekday afternoon.

Phsar Kandal: large renovated apartments in older buildings

Phsar Kandal I and II lie between the riverfront and the inner city blocks. The area combines a traditional market, old shophouses, restaurants, small hotels and apartments above commercial premises.

This is where buyers and tenants often find renovated units of 70–150 square metres with high ceilings, balconies and generous living rooms. On a price-per-square-metre basis, they can be much more attractive than modern condominiums.

The main risk is the building rather than the apartment itself. A stylish interior does not reveal:

• a steep or poorly lit staircase;
• old electrical wiring;
• water-pressure problems;
• odours from the ground floor;
• waste storage;
• weak fire escape arrangements;
• scooter parking limitations;
• the condition of corridors and neighbouring units.

In Phsar Kandal, the route from the street to the front door can matter more than the finish inside the unit.

Royal Palace, Chey Chumneas and Chaktomuk

The southern Riverside area around the Royal Palace, National Museum, Wat Botum and Chaktomuk Conference Hall has a more cultural and institutional character than the northern riverfront. There are more parks, official buildings and higher-end hotels.

It can be easier to find a quieter street while remaining close to the promenade. The area often suits couples, corporate tenants and people working at central institutions.

The trade-offs are different rather than absent:

• visitor traffic around the Royal Palace;
• road closures during official events;
• higher prices for well-managed housing;
• old residential stock;
• limited parking;
• noise on the first riverfront line.

Chaktomuk is often better suited to long-term living than northern Riverside, but each building still needs to be checked during evenings and event days.

Wat Phnom and Srah Chak: Daun Penh’s business district

The zone around Wat Phnom, Vattanac Capital, Exchange Square, Canadia Tower and the railway station functions as Phnom Penh’s central business district. Banks, offices, modern towers, hotels and professionally managed serviced apartments are more common here.

The core tenant groups include:

• bank and corporate employees;
• consultants;
• executives;
• project-based specialists;
• corporate leaseholders;
• couples working in Daun Penh.

Tenants in this market are more likely to pay for reception, housekeeping, backup power, a gym, a swimming pool, parking and the ability to sign a lease in a company’s name. A basic private apartment can still rent well, but it competes directly with serviced residences offering a more predictable package.

Central Market and Phsar Thmei: the commercial heart of the old city

Central Market, or Phsar Thmei, remains one of Daun Penh’s main commercial landmarks. The surrounding blocks contain shops, banks, hotels, shophouses, Sorya Center Point and heavily used traffic corridors.

The location can be practical for traders, retail employees and people who want maximum centrality at a more moderate price. Older apartments, small serviced buildings and homes above shops are common.

The main compromises are early commercial activity, heavy traffic, difficult parking and a limited supply of modern residential complexes. A family expecting a quiet courtyard and large pool will usually find Tonle Bassac or Toul Kork more suitable.

Boeung Raing: between Riverside and BKK1

Boeung Raing links the old centre with Independence Monument, BKK1 and 7 Makara. It contains offices, hotels, apartments, schools, restaurants and busy evening streets, including parts of Street 51.

The area can work well for someone who wants quick access to both Riverside and BKK1. It should not automatically be assumed to be quieter than the riverfront. One block may be residential while the next contains a bar, hotel or school.

Housing types in Daun Penh

Renovated apartments in older buildings

These provide generous floor areas, high ceilings and distinctive urban character. They suit people who value space and centrality more than a pool or formal lobby.

Small furnished apartment buildings

These usually offer a lift, security and sometimes housekeeping, but not the full hotel-style package. They often provide a good balance for six- to twelve-month leases.

Serviced apartments

The strongest serviced-apartment clusters are around Wat Phnom, the Royal Palace and Chaktomuk. Depending on the building, rent may include cleaning, internet, linen changes, a gym, a pool and maintenance.

Shophouses

Shophouses are common near Riverside, Phsar Kandal and Central Market. They can function as shops, restaurants, offices, residences or mixed-use premises. Their commercial rent should not be used to value an ordinary apartment.

How much does it cost to rent in Daun Penh and Riverside?

There is no official database of signed rents by micro-location. The most useful approach is to work with current asking-price ranges and treat them as a starting point for negotiation, not as an official average.

Listings available in late June 2026 included studios around Wat Phnom at approximately $350, serviced one-bedroom units near $500, larger two-bedroom homes at roughly $600–950 and renovated Riverside apartments at around $850–1,300. Premium serviced properties in the business district can begin at $1,500 and rise well above that level.

Rent depends on more than bedroom count. Key factors include:

• internal floor area;
• the condition of the common building;
• lift access;
• direct river views;
• management quality;
• included housekeeping;
• parking;
• noise;
• lease length.

A 110-square-metre two-bedroom apartment in an older building may cost less than a modern one-bedroom unit with a pool. These are different products serving different tenants.

Who is Riverside best suited to?

Riverside can be particularly convenient for:

• a single professional;
• a couple;
• a resident staying for several months;
• someone working in Daun Penh;
• a person living without a car;
• a remote worker who enjoys an active urban environment;
• someone who walks regularly and uses restaurants frequently.

It is less suitable for:

• a family whose school is on the city’s outskirts;
• a resident who needs complete quiet;
• an owner of a large vehicle;
• someone sensitive to tourists or nightlife;
• a tenant who wants a new gated complex with extensive grounds.

Tourist demand and long-term rental demand are different markets

The Royal Palace, National Museum and Sisowath Quay support short-stay accommodation, but tourists and long-term tenants assess a property differently.

Tourists prioritise views, attractions, restaurants and ready-to-use furnishings. A 12-month tenant is more concerned with a washing machine, practical kitchen, workspace, storage, stable internet, a quiet bedroom and reliable maintenance.

Owners should not take a hotel’s nightly rate and convert it into an annual apartment-income forecast. Short-term letting requires cleaning, check-ins, marketing, platform management and compliance with building rules and accommodation regulations.

Daun Penh from an investor’s perspective

Daun Penh can offer a limited supply of distinctive central properties, but it requires a more specific tenant strategy than a standard new-build condominium.

A renovated apartment in an older building may provide excellent space and character, yet the common wiring, roof, access and relationship with neighbours can create material maintenance risk.

A serviced apartment near Wat Phnom is easier to position for a corporate tenant, but operating expenses are higher.

A genuinely open river view is rare and can add value if it is protected. It does not compensate for noise, a poor entrance or an inflated purchase price.

A shophouse on a tourist street belongs to the commercial market. Its income depends on frontage, footfall, permitted use and the tenant’s business rather than ordinary residential demand.

This article is for general information and does not replace individual legal, tax or financial advice. Before purchasing, buyers should verify title, foreign-ownership eligibility, building condition and actual demand for the specific property.

Why asking rent is not net income

A realistic model should include:

• negotiation discounts;
• vacancy;
• agency commission;
• management;
• cleaning;
• repairs;
• furniture replacement;
• taxes;
• insurance;
• owner-paid charges;
• faster wear under short-term occupancy.

In an older building, one major repair to the roof, wiring or plumbing can materially change the annual result.

Daun Penh or BKK1?

Daun Penh is stronger for residents who use the riverfront, cultural landmarks, markets and the Wat Phnom business area. BKK1 is often better for those who prefer a denser choice of modern residential buildings and less tourist traffic.

Daun Penh or Tonle Bassac?

Tonle Bassac offers more modern condominiums, villas, AEON 1 and family-oriented housing. Daun Penh is stronger for the historic environment, the river promenade and access to Wat Phnom and Central Market.

For a family with a car, Tonle Bassac is often more practical. For a couple without a vehicle who works in the old centre, Daun Penh can be the better fit.

What to check specifically in the old centre

General due diligence for leases and purchases is covered elsewhere in the NovAsia blog. In Daun Penh, five local questions deserve particular attention:

1. What is the full route from the street to the apartment door?
2. What operates on the ground floor and next door after dark?
3. Is the river view direct, open and likely to remain unobstructed?
4. Is there secure parking at least for a scooter?
5. How do water, electricity and emergency access work in the older building?

A tourist street changes character over the course of a day. Visit in the morning, late evening and at the weekend.

Red flags

Carry out further checks or walk away if:

• “Riverside” is used for a property far from the river;
• listing photos exclude the entrance and staircase;
• the apartment is renovated but communal wiring appears unsafe;
• street parking is described as guaranteed parking;
• a bar operates below the windows but viewings are only offered during the day;
• the river can only be seen from the edge of the balcony;
• projected returns use short-term nightly rates without costs;
• a shophouse is valued as though it were an ordinary apartment;
• the owner cannot explain responsibility for shared systems;
• historic character is being used to conceal damp or leaks.

Conclusion

Daun Penh is far more than Riverside and its tourist streets. The northern riverfront is heavily oriented toward hotels and evening activity. Phsar Kandal offers large apartments in older buildings. The Royal Palace and Chaktomuk provide a more cultural and institutional setting. Wat Phnom and Srah Chak form the central business district, while Central Market remains the commercial core of old Phnom Penh.

In late June 2026, asking rents for basic studios and one-bedroom units were commonly around $300–500, modern one-bedroom homes around $500–900, and two-bedroom properties roughly $600–1,300. Premium serviced apartments and large river-view homes ranged from about $1,200 to $2,500 and above. These are asking prices, not official statistics on signed leases.

For residents, the district works best for people who genuinely use the promenade, cultural centre and Daun Penh offices. For investors, it offers distinctive assets but requires more building-level due diligence than a standard condominium. A historic address and river view attract attention; lasting value comes from quiet, practical access, sound management and a property that matches a specific tenant market.

Sources

1. National Institute of Statistics of Cambodia — General Population Census of Cambodia 2019. District area and administrative structure.
2. Phnom Penh Capital Hall — Property Tax Map and administrative information for Daun Penh.
3. Ministry of Tourism of Cambodia — Official information on the riverfront, Royal Palace, National Museum, Wat Ounalom and Chaktomuk Conference Hall.
4. Realestate.com.kh — Current listings in Wat Phnom, Chaktomuk, Phsar Kandal and Riverside, reviewed 26 June 2026. Used as asking-price examples, not a database of completed leases.
5. IPS Cambodia — Daun Penh area guide and current property listings.
6. KH Property Hub — Current serviced-apartment and residential listings in Daun Penh, reviewed 26 June 2026.
7. CBRE Cambodia and Knight Frank Cambodia — General context on Phnom Penh’s serviced-apartment and central residential markets.

Frequently asked

Are Daun Penh and Riverside the same area?

No. Daun Penh is a large administrative district, while Riverside usually refers to Sisowath Quay and the adjoining blocks along the river.

Is Riverside suitable for long-term living?

Yes, particularly for people who value the promenade, restaurants and a central car-free lifestyle. However, each building should be checked in the evening because noise levels vary sharply from one street to the next.

Is Daun Penh more expensive than BKK1?

Not necessarily. A large renovated apartment in an older building may cost less than a modern BKK1 residence, while premium serviced apartments with direct river views can be considerably more expensive.