Phnom Penh Long-Term Condo Rental Rates

The figures on this page refer to furnished condos and apartments intended for ordinary long-term living. A 12-month lease is the comparison anchor where the listing states a term; it is a research basis, not a legal requirement or a claim that every Phnom Penh landlord uses the same contract length. A listing that explicitly quotes the same headline rent for six to twelve months can still represent a one-year option, while six-month-only pricing is kept out of the annual comparison. Nightly stays, tourist monthly rates, hotel inventory and serviced apartments with housekeeping or hotel-style inclusions are treated as different products.

That distinction matters because a neighbourhood search is much broader than a tenant's actual shortlist. Realestate.com.kh currently places the overall BKK1 apartment-and-condo median near $1,000 per month, but that pool contains many bedroom counts, building types, ages of listing and service packages. Once the product is narrowed, the picture changes: the current one-bedroom BKK1 median in the comparable group is $675, while the two-bedroom median is $1,350. A district-wide figure can therefore be a useful budget signpost without being the right benchmark for a particular unit.

Only area-and-bedroom combinations with at least eight usable unique long-term units are shown in the table. Daun Penh and Chroy Changvar both have substantial public rental inventories, yet the accessible current results mix ordinary apartments, condos, serviced stock and older cards too heavily to support a clean bedroom-level band on the same basis used elsewhere. The same applies to one-bedroom Toul Kork for this snapshot. Leaving those cells out is more informative than creating a precise-looking range from unlike properties, and it should not be read as a statement that long-term rentals are scarce in those districts.

All numbers are asking rents observed for a 29 September 2026 snapshot. They are not a record of executed leases and do not establish what a landlord ultimately accepts after negotiation. For an owner, the same limitation means that a public asking-rent band is useful market context rather than proof of achievable income. The separate NovAsia guide on asking versus achieved rent covers that distinction in detail; the job here is narrower — to put comparable current offers on one basis before a tenant or buyer starts judging individual units.

Snapshot dated 29 Sep 2026. Each rent cell shows the middle 50% of asks first and the median second; band edges are rounded outward to the nearest $50 to avoid false precision. Short-stay, six-month-only and serviced stock is excluded, duplicate units are counted once, and no row is shown below eight usable unique condos.

Bedroom count is only the first filter. Current BKK1 one-bedroom listings around the core of the sample cover roughly the mid-50s to mid-60s square metres at about $550–$750, while a one-bedroom Embassy Central unit is advertised closer to $950. That spread is not a clean price-per-square-metre effect: the building, fit-out, floor, view, facilities and age of the project are changing at the same time. The upper end of a neighbourhood band is therefore meaningful only when the unit itself explains why it belongs there.

The two-bedroom market makes the product mix even clearer. Current 65 sq m J Tower 2 asks sit around $1,150–$1,400, whereas larger Embassy Central units of roughly 112–115 sq m are offered near $2,300. It would be misleading to turn that gap into a fixed premium for extra floor area because project quality, layout, floor and building positioning move with size. For a tenant, the useful lesson is that “two bedrooms in BKK1” is still too broad a description for a true comparable.

What the rent includes can also move the real monthly budget. Management fees are included in several ordinary condo offers, and some listings bundle internet or parking as well. Others exclude internet, cleaning and car parking, while electricity and water are charged at building-specific tariffs. Two apartments carrying the same headline ask can therefore leave the tenant with different recurring bills once those items are added.

Serviced stock creates a larger break in comparability. Phnom Penh rental searches often place ordinary condos beside apartments that include housekeeping, linen or a more hotel-like service model. A two-bedroom Toul Kork listing at $800, for example, is explicitly described as a serviced apartment; treating it as just another $800 condo would erase part of the product the tenant is paying for. Even a condo-labelled card needs a second look when regular cleaning or other bundled services materially change the package.

Micro-location matters within each named neighbourhood as well. Street access, traffic, nearby retail and schools, noise, outlook and the convenience of reaching major roads can separate two buildings that share the same district label. IPS's 2025 professional benchmark illustrates how wide the broader market can become — $700–$1,800 for one-bedroom condos and $900–$2,800 for two bedrooms across the combined BKK1 and Tonle Bassac group. Those older, broader bands are useful for scale, but they combine areas and product classes and therefore should not replace a current bedroom-specific comparison.

Listing age is the final practical driver. Search portals can keep older cards visible while simultaneously displaying today's district statistics, and a low historic ask may remain searchable long after the unit's terms or availability have changed. A price that looks unusually cheap should therefore be interpreted together with the listing date, lease length and service package before it is treated as evidence that the current market has moved lower.

The monthly ask is not the same thing as the cash needed to collect the keys. A lease can require the first rent payment plus a refundable security deposit before occupancy, while utilities and optional services start affecting the budget afterwards. A refundable deposit is not treated here as monthly housing cost; it is cash tied up under the lease and recoverable subject to the contract's return conditions.

Current listings show materially different move-in structures at similar rents. A Time Square 5 one-bedroom advertised at $750 states a one-month deposit, so a simple first-rent-plus-deposit scenario requires $1,500 at the start. De Castle Royal lists a $650 one-bedroom on a one-year term with a two-month deposit; on the same basis the tenant needs $1,950. The monthly rents are only $100 apart, yet the upfront cash requirement differs by $450.

A higher-rent Casa Meridian example makes the same point at another budget level. The two-bedroom unit is advertised at $1,000 with a one-year minimum and a two-month deposit, giving a model move-in amount of $3,000 when the first month's rent is paid at signing. Its separately quoted $50 monthly car parking, if needed, belongs in the ongoing budget rather than being assumed to be a one-off fee. The lease should determine when that charge is actually due.

These examples do not establish a Phnom Penh-wide deposit rule. Current listings show both one- and two-month structures, while many cards do not disclose the term at all until an enquiry is made. No tenant agency fee has been inserted into the model either, because the reviewed comparable listings do not support treating one as a universal mandatory charge. The useful formula is simply first rent plus refundable deposit plus any one-off payment that the specific lease actually requires.

For an investment owner, the accounting boundary is equally important. A tenant's security deposit is not extra rent when it is contractually refundable, and separately billed electricity, water or parking should not be counted as landlord income unless the lease and payment flow genuinely make it so. Asking rent remains the income-side benchmark; move-in cash answers a different question about liquidity at the start of the tenancy.

The cheapest card in a neighbourhood is sometimes cheap because it belongs to a different rental product. Serviced apartments can bundle housekeeping, linen, internet and hotel-style support, while an ordinary condo may include little beyond furniture and common facilities. Putting both into one price band hides part of what the tenant is buying; a higher serviced ask likewise says little about what a plain condo of the same size should cost.

Lease length creates another break. A six-month quote can differ from a one-year quote, and some advertised monthly figures are conditional on a particular commitment. Six-month-only offers are therefore outside the main comparison. A card that explicitly gives the same headline rate for a 6–12 month term can be retained because a 12-month option is stated, but that exception should not be extended to listings whose lease length is unknown.

Age matters as much as term. Portals can keep an old listing indexed while placing fresh district statistics beside it. Tonle Bassac, for example, still has a searchable two-bedroom card at $400 that was listed years ago, and the portal itself signals that availability should be checked. Treating that historic ask as equal to a September 2026 listing would pull the current band down without proving that the unit can actually be rented on those terms.

Duplicate marketing can distort the picture in the other direction. Two Sky31 Toul Kork cards matched on building, floor, 97 sq m size and description, so the apartment is counted once. When different agents or cards show different prices for what appears to be the same physical unit and the active quote cannot be resolved, counting both would manufacture extra market evidence rather than add a genuine alternative.

Finally, identical headline rents can leave different bills after management fees, internet, parking, water and electricity are considered. The lowest visible monthly number is therefore not automatically the lowest comparable cost. A useful benchmark aligns the lease term, housing type, furnishing and mandatory inclusions before the price itself is judged.

The ranges here remain a public asking-rent benchmark, not a substitute for confirming availability, lease wording or the condition of a specific condo. That is also why no decorative range is published for a district-bedroom cell that cannot meet the same comparability standard: omission is more useful than a number assembled from stale, serviced and differently contracted stock.