How to Choose an Apartment in Phnom Penh for an Older Person or Someone with Limited Mobility

Prepared by the NovAsia Editorial Team

A modern apartment can be almost unusable for a person who walks with a cane, tires quickly, uses a walker or wheelchair, or is recovering from an operation. A polished lobby does not help if the entrance is reached by six steps. A generous living room does not solve a raised shower threshold or a lift that stops whenever the mains electricity fails.

The correct test is not whether the building has individual accessible-looking features. It is whether the resident can complete the whole journey: from a car, tuk-tuk or pavement to the entrance; from the entrance to the lift; from the lift to the apartment; through the main rooms; and back to a safe place during an emergency. One inaccessible link can undermine every other improvement.

Cambodia has legislation protecting the rights of people with disabilities, together with technical standards addressing physical accessibility. These provide useful reference points for entrances, routes, lifts, controls and sanitary facilities. They should not, however, be treated as proof that every recent development is fully usable in practice. The apartment and building still need to be inspected for the particular person who will live there.

Start with daily activities, not a diagnosis

Age alone does not describe a resident's needs. One person in their seventies may walk independently but find stairs exhausting. Another may use a walker. A third may require a wheelchair and assistance with transfers. Limitations may be temporary after surgery or may increase over time.

Create a practical profile before viewing properties:

• how far the person can walk without resting;
• whether they can manage a single step;
• whether they can stand while waiting for a lift;
• whether they use a wheelchair or walker;
• whether transfers between a wheelchair, bed and toilet require assistance;
• whether they can open a heavy door;
• whether small buttons are easy to see and use;
• whether audible alarms can be heard;
• whether assistance is needed in the shower;
• whether cooking independently is realistic;
• whether a carer may need to stay overnight;
• how quickly medical help may be required;
• whether stairs are possible during evacuation.

The agent does not need a detailed medical history. A functional brief is enough: “step-free route, suitable door widths, shower without a high kerb, a passenger lift on generator power and space for a carer.”

Inspect the entire step-free route

A ramp near the front door is not the same as an accessible journey. Start where the resident will actually arrive:

1. Street, driveway or parking space.
2. Kerb and pavement.
3. Main entrance.
4. Security checkpoint.
5. Lobby.
6. Passenger lift.
7. Residential corridor.
8. Apartment door.
9. Bedroom, bathroom, kitchen and balcony.

At each point look for steps, steep gradients, broken paving, open drains, high thresholds, narrow gates, heavy doors, polished wet surfaces, parked motorbikes and routes that depend on a service entrance.

Cambodian technical standards provide dimensional reference points for accessible routes and entrances, but a number on a drawing is only a starting point. A route also needs turning space, usable door swings and enough room for a carer. The best inspection uses the resident's actual mobility aid rather than an imagined wheelchair outline.

A temporary ramp brought from storage for a viewing is not equivalent to independent daily access. Nor is an entrance that requires the guard to unlock a loading door each time.

A ramp must work in real conditions

Some ramps are built for appearance rather than practical use. Check:

• gradient and total length;
• intermediate landings;
• handrails;
• slip resistance;
• drainage;
• edge protection;
• turning space;
• exposure to rain;
• obstruction by parked vehicles;
• the door at the top;
• whether it can be used without assistance.

A commonly used reference is a gentler slope for longer ramps and approximately 1:12 for shorter sections. A short metal plate at a steep angle may be described as a ramp but still be unsafe for a wheelchair user.

Test the route both upwards and downwards. Try opening the next door while positioned on the landing. Return after rain if possible: polished stone and poorly drained tiles can change character completely when wet.

Parking and drop-off determine whether the resident can leave home

A person may be independent inside the apartment yet effectively trapped if a vehicle cannot stop near the usable entrance.

Check:

• distance from the vehicle to the lift;
• whether the route is covered;
• room to open a car door and transfer into a wheelchair;
• kerbs and gradients;
• traffic moving across the route;
• lighting;
• tuk-tuk and ride-hailing access;
• room for an ambulance;
• gate-opening procedures.

A marked accessible parking bay is useful only if it remains clear. Visit during a busy period: spaces that look generous at midday may be occupied by motorbikes, deliveries or staff vehicles in the morning and evening.

Ask whether the basement lift reaches all residential levels, whether a carer can receive a separate access card and what happens during heavy rain. A parking area that floods or loses lighting during a power cut can make the nominally accessible route unusable.

The lift is a critical dependency

For a resident unable to use stairs, lift reliability matters more than the pool, gym or view.

Inspect:

• number of passenger and service lifts;
• what happens when one lift is out of service;
• waiting time at busy periods;
• lift-car size;
• clear door width;
• closing speed;
• handrail and mirror;
• button height;
• tactile markings;
• visual and audible floor information;
• emergency communication;
• mobile signal;
• access-card operation;
• whether a stretcher can be accommodated;
• connection to the parking levels.

A wheelchair must enter comfortably, and the user must be able to turn or reverse out safely. Space requirements increase when a carer travels with the resident.

Do not judge reliability from one smooth journey. Request practical information:

• number and duration of breakdowns over the previous year;
• longest recent outage;
• maintenance contractor;
• preventive-maintenance schedule;
• local availability of parts;
• procedure for releasing trapped passengers;
• which lift is connected to the generator.

Four lifts sharing the same weak electrical or control system may be less dependable than two properly maintained lifts.

Verify generator coverage, not just the existence of a generator

“Full backup power” is an imprecise phrase. A building may power only corridor lighting, fire systems and water pumps. Another may also power one lift and limited apartment circuits.

For a lift-dependent resident, confirm in writing:

• whether a passenger lift receives generator power;
• which lift it is;
• how automatic changeover works;
• typical changeover time;
• fuel storage and expected operating period;
• test schedule;
• corridor and lobby lighting;
• access-control operation;
• water pumps;
• emergency communications;
• any apartment circuit required for medical equipment.

A small home battery can support a phone, light or approved medical device. It cannot operate the building's lift.

Ask what happens while the generator itself is being serviced. A strong building has an alternative procedure rather than simply assuming that two failures will never overlap.

Everyday accessibility and fire evacuation are different problems

An ordinary passenger lift should not be treated as a fire-evacuation lift unless it was specifically designed and managed for that purpose.

Review:

• fire stairs and their usable width;
• refuge or temporary safe areas, where provided;
• fire doors;
• handrails;
• emergency lighting;
• both audible and visible alarms;
• communication systems;
• night staffing;
• evacuation chairs or other equipment;
• staff training;
• procedures for residents requiring assistance;
• drills and emergency contacts.

“Security will help” is not an adequate plan. Ask which staff member is responsible at night, what equipment is available, how staff know that assistance is required and where the resident will be taken.

The resident does not need to disclose unnecessary medical details. The building needs a clear assistance plan and current emergency contacts.

Floor selection should therefore include evacuation risk. A lower floor reduces vertical distance but may be noisier or more vulnerable to surface flooding. A higher floor may offer comfort and views but creates greater dependence on lifts and trained assistance.

Measure doors, corridors and turning space

Measure clear openings rather than relying on nominal door sizes. Hinges, frames and the opening angle reduce usable width.

Check:

• apartment entrance;
• bedroom door;
• bathroom door;
• internal corridors;
• corners and turning areas;
• space beside the bed;
• routes around furniture;
• balcony threshold;
• kitchen clearances.

Also note:

• raised thresholds;
• heavy door closers;
• round knobs versus lever handles;
• electronic-lock height;
• room to position a wheelchair while opening the door;
• whether furniture narrows an otherwise adequate route.

Lever handles are often easier for weak grip. Electronic locks can be useful for carers, but the system needs backup keys, battery monitoring and separate access permissions.

A narrow bathroom door can make an otherwise generous apartment unsuitable. Widening it may affect structure, finishes and waterproofing, so it should never be assumed to be a simple post-purchase change.

The bathroom is usually the highest everyday fall risk

International fall-prevention guidance places strong emphasis on assessing and adapting the home environment. In an apartment, the bathroom deserves more attention than decorative finishes.

Inspect:

• shower threshold or kerb;
• floor grip when dry and wet;
• drainage and standing water;
• suitable locations for grab rails;
• wall strength;
• toilet height;
• clear space beside the toilet;
• shower seat;
• handheld shower;
• water-temperature controls;
• lighting;
• door opening direction;
• emergency access after a fall;
• towel and storage reach;
• electrical outlets;
• room for a carer.

A decorative glass partition may not support a grab rail. A bathroom door opening inward can become impossible to open if a person falls behind it.

A high shower kerb cannot necessarily be removed without redesigning drainage and waterproofing. A loose portable ramp on a wet floor may introduce a different hazard.

Before installing rails or other fixed equipment:

• obtain the owner's written consent in a rental;
• check building renovation rules;
• locate pipes and electrical cables;
• use a competent installer;
• agree whether reinstatement is required at the end of the tenancy.

For a rental, choosing a bathroom that is already close to suitable is usually safer than relying on major alterations after signing.

The bedroom must support transfers, night movement and care

Check:

• bed height;
• clear transfer space;
• route to the bathroom;
• night lighting;
• reachable switches;
• socket for approved medical equipment;
• phone or call button;
• floor surface;
• wardrobe access;
• space for a chair, temporary bed or carer.

A bed that is too low can make standing difficult; one that is too high can make wheelchair transfers unsafe. Loose rugs and unstable bedside furniture should be removed.

If a hoist may be required later, ask an occupational therapist or equipment supplier to assess space and structure. Do not assume that any bedroom can accept one.

Check the kitchen for simple, safe use

A usable kitchen should allow the resident to prepare basic food without climbing on a stool, carrying hot pans across a long route or repeatedly bending to floor level.

Review:

• worktop height;
• accessible storage;
• drawer operation;
• refrigerator handles;
• microwave position;
• gas or induction cooking;
• automatic shut-off features;
• task lighting;
• floor grip;
• turning space;
• seated preparation area;
• route to the dining table;
• drinking-water arrangements.

Frequently used items should sit within a comfortable reach range. Heavy cookware is safer in lower drawers than high cupboards. Induction may reduce some risks compared with gas, but only if the controls are visible and easy for the resident to understand.

Balcony access, windows and controls matter

A balcony is not useful if a wheelchair cannot cross the sliding-door track. Check threshold height, door weight, drainage, railing safety, wind exposure, sun, slip resistance and room to turn.

A stable threshold bridge may sometimes help, provided it does not damage waterproofing or move under load. Handles for windows, curtains and air conditioning should also be reachable.

The same principle applies to controls throughout the home: switches, thermostats, intercoms and blinds should be usable without stretching, climbing or relying on a carer for every adjustment.

Lighting, contrast and flooring can reduce risk

Limited mobility often overlaps with reduced vision.

Inspect:

• brightness in the lobby and corridors;
• sudden transitions between bright and dark areas;
• lift buttons;
• step edges;
• bathroom lighting;
• the night route to the toilet;
• glare from polished floors.

Helpful improvements may include motion lighting, visible thresholds, lever handles, large labels and even illumination. Cables from temporary lamps must not create trip hazards.

Highly polished tiles may look premium but become hazardous after rain or cleaning. Ask when common areas are washed and whether wet sections are isolated properly.

Water, electricity and household contingency planning

Mobility limitations increase the consequences of service failures. Check the building's water storage, backup pumps, upper-floor pressure, generator coverage, corridor ventilation, air-conditioning maintenance and emergency access during flooding.

A sensible household contingency kit may include:

• drinking water;
• regular medicines;
• charged phone;
• approved power bank;
• torch;
• emergency contacts;
• backup carer;
• simple food;
• small cash reserve.

Where medical equipment requires continuous power, consult the doctor and equipment provider. The building generator may not provide the required quality, duration or socket coverage.

Judge the neighbourhood by access to help

Distance to a hospital in kilometres is less useful than real travel time and vehicle access.

Test routes to:

• an appropriate clinic;
• a 24-hour hospital;
• pharmacy;
• laboratory;
• rehabilitation services;
• regular specialist;
• ambulance entrance.

A central building on a narrow congested lane may be less practical than a slightly more distant condominium with straightforward vehicle access.

Prepare a simple fallback plan:

Daily independence also depends on shops, cafés, social or religious places, banking, deliveries and the ability to receive visitors. A technically accessible apartment in an isolated development can still reduce quality of life.

Building staff may be decisive

Ask about reception hours, languages, night security, on-call engineering staff, emergency contacts, lift-release procedures, parcel or medicine reception, visitor assistance and spare-key policies.

Use a realistic scenario: “The resident becomes unwell at 2 a.m. and cannot come downstairs. What happens?”

A strong answer identifies a number, a responsible person and a procedure. “Do not worry” is not a procedure.

For an external carer, arrange a separate card or code, building registration, parking access and clearly limited emergency authority. A live-in carer needs proper sleeping space, privacy, rest periods and agreed employment conditions. A studio with a permanent carer sleeping on the sofa is rarely a sustainable solution.

Renting and buying create different options

Renting

Renting allows the resident to test the building and move if needs change. Confirm:

• written permission for adaptations;
• reinstatement obligations;
• access rights for the owner;
• lift maintenance responsibility;
• any agreed health-related break clause;
• permission for a live-in carer;
• parking and building-access arrangements;
• deposit deductions for alterations.

Buying

Ownership provides more stability and may allow substantial adaptation, subject to structural and building rules. Check:

• technical feasibility;
• management approval;
• future marketability;
• planned special assessments;
• long-term lift reliability;
• building reserve funding;
• real rather than advertised accessibility.

Where health needs are evolving, renting in the building for a few months before buying can provide valuable evidence.

Conduct the viewing as a real journey

Take a tape measure, phone, the actual mobility aid, a checklist, a second person and ordinary footwear.

1. Arrive as the resident normally will.
2. Enter without the agent holding every door.
3. Use the parking area and lift.
4. Open doors independently.
5. Check the toilet and shower route.
6. Measure space around the bed.
7. Test night lighting.
8. Request evidence of generator testing.
9. Return after rain or during a busy period.

Assess the building and the apartment separately. A suitable apartment in an inaccessible building does not work. An accessible building with a bathroom that can be safely adapted may still be a viable choice.

Warning signs

• access only through a basement or service entrance;
• a portable ramp stored elsewhere;
• one small lift with no dependable alternative;
• generator power does not include a passenger lift;
• no assisted-evacuation procedure;
• high shower kerb;
• bathroom door opens inward with little clear space;
• walls unsuitable for secure grab rails;
• slippery polished lobby;
• parking far from the lift;
• staff cannot explain lift-release procedures;
• owner refuses reasonable adaptations;
• entrance floods without an alternative route;
• furniture blocks circulation;
• balcony track cannot be crossed safely.

Final decision

An appropriate apartment does not need to be marketed as “accessible”. It needs to support ordinary daily movement with acceptable effort and avoid turning one equipment failure into loss of independence.

Prioritise:

1. Continuous step-free access.
2. Dependable lifts with verified backup arrangements.
3. A safer bathroom.
4. Adequate doors and turning space.
5. A credible emergency plan.
6. Practical access to healthcare and daily services.
7. Controlled access for carers.
8. Permission and technical capacity for adaptations.

Views, luxury finishes and leisure facilities come afterwards.

This article is for general information and is not a substitute for individual medical, occupational-therapy, engineering, fire-safety or legal advice. Accessibility and adaptation options should be assessed for the specific resident, apartment and building.

Sources

1. Kingdom of Cambodia — Law on the Protection and the Promotion of the Rights of Persons with Disabilities, 2009. Accessed 19 July 2026.
2. Cambodia's Ministry of Land Management, Urban Planning and Construction and Ministry of Social Affairs — Inter-Ministerial Prakas No. 248 and the Technical Standards on Physical Accessibility, including provisions on housing, entrances, circulation, lifts and sanitary facilities. Accessed 19 July 2026.
3. World Health Organization — Global Age-friendly Cities: A Guide, including accessible housing and environments that support participation in community life. Accessed 19 July 2026.
4. World Health Organization — fall-prevention materials addressing home assessment and individual environmental adaptation. Accessed 19 July 2026.

Frequently asked

Is a lift enough to make a condominium accessible?

No. A usable home needs a continuous step-free route from the street or parking area to the apartment, a suitable lift car, access to every necessary level and a confirmed plan for power cuts and emergencies.

Can an ordinary rented apartment be adapted for an older person?

Partly. Removing loose rugs, adding portable seating and improving lighting are usually straightforward. Grab rails, wider doors and bathroom alterations normally require the owner's written consent and approval from the building management.

How should backup power be checked when a resident cannot use stairs?

Confirm whether the generator powers a passenger lift, which lift remains available, how long automatic changeover takes and what the building does during generator maintenance, a lift failure or a fire.

Which floor is best for someone with limited mobility?

There is no universally ideal floor. A lower floor reduces dependence on lifts but may be noisier or more exposed to flooding. A higher floor requires highly dependable lifts and a credible assisted-evacuation plan.