Sihanoukville Long-Term Rental Offers

This snapshot is dated 29 September 2026. The main table keeps seven recent offers where a specific unit can be tied to a monthly asking rent, a lease term, a deposit and the stated mandatory-payment structure. That does not mean seven apartments are definitely vacant today, and it is not a count of Sihanoukville's rental stock. A listing can be changed, withdrawn or already taken between publication and enquiry. The value of these rows is narrower: they contain enough detail to show why the headline monthly number alone is a weak basis for comparison.

The cleanest common denominator in the current material is a six-month term. It includes two Star Bay studios of roughly 25–26 sqm at different asking rents, a 43 sqm LZ studio, a 30 sqm studio in the city, a 60 sqm one-bedroom, a 65 sqm Star Bay one-bedroom and a 109 sqm three-bedroom apartment. Even before looking at utilities, that mix rules out a single meaningful 'Sihanoukville rent' figure. A compact studio, a separate one-bedroom and a large three-bedroom home solve different housing needs and should not carry equal statistical weight.

Several recent cards are useful but deliberately kept out of the main comparison. The Ochheuteal Beach listing on Realestate.com.kh gives rents, unit size and a one-month deposit plus one-month rent payment structure, but it does not tie the asking price to a stated six- or twelve-month lease and does not spell out utility charges. Sihanouk City View lists $260 per month together with electricity and water tariffs, but the lease length and deposit are missing. Another LZ card on Khmer24 is internally inconsistent: the headline shows $450 while the body says $500. Those are exactly the kinds of cards that can inform a conversation with an agent but should not slip unnoticed into a median.

Source concentration matters as well. Most of the freshest fully specified offers come from one agency family, even though the units and buildings differ. Other current publishers add useful coverage, but several of their cards omit utility rates or do not make clear which price applies to a six-month term. For that reason this page does not calculate a cleaned median. The portal's own $450 apartment-and-condo median is also treated only as a discovery signal: its results page visibly mixes recent cards with listings that are several years old and aggregates different housing types.

For a renter, the absence of a headline median is not a loss of useful information. What remains is more actionable: the unit type, lease length, move-in cash requirement, utility tariff or advance, and the services already included in rent. If a new listing does not disclose that minimum set, its price can still be a lead worth checking, but it is not yet a like-for-like benchmark.

There is another practical reason to keep the set small. Search results can contain very similar units in the same building, with near-identical sizes and the same contact details but different listing IDs. Sometimes those are genuinely separate apartments; sometimes the public card does not provide enough evidence to prove that. An extra URL therefore does not automatically strengthen a price conclusion. For a renter, fewer rows with identifiable unit terms are more useful than a larger count built on uncertain repeats.

All rows below were checked on 29 September 2026 and come from recent public cards with a stated six-month term or an explicit six-month price. No median is calculated because unit formats vary and most fully specified rows come from one agency group.

The clearest example in the current snapshot is a small Star Bay studio. The same card quotes $400 for one month, $380 for three months and $350 for six. The lowest number is not a standalone discount that can be detached from the contract; it exists because the tenant is accepting a longer commitment. Someone staying for one month should not benchmark against the six-month $350 figure, while a six-month renter should not treat $400 as the relevant market reference.

A deposit changes the amount of cash required to move in, not the monthly rent itself. At $350 with a one-month deposit, the tenant needs the first rental payment plus another $350 held under the contract and potentially returned after move-out. In the LZ studio, the one-month deposit is paired with an additional $200 utilities deposit. Two homes can therefore advertise the same $450 monthly rent and still require different sums on day one before any electricity has been consumed.

Utilities are also quoted in different ways. Recent Star Bay cards show electricity at $0.25/kWh and water at $0.75/m³. The LZ studio shows $0.30/kWh for electricity and $0.65/m³ for water. Other current offers use riel tariffs: KHR 1,200/kWh for power and KHR 2,500/m³ for water. Those unit prices are not a monthly utility bill. Air-conditioning use, number of occupants, appliances and actual consumption determine the final amount, so this page keeps the tariffs as tariffs instead of inventing a typical all-in figure.

What is already included matters just as much as what is metered. Several of the current cards using riel utility rates say Wi-Fi and maintenance are included, including the three-bedroom offer. Star Bay listings describe access to a pool, fitness facilities and 24-hour shops as part of the building offer, but do not present those amenities as separate mandatory monthly charges. 'Available in the building' and 'charged on top of rent' are different statements and should not be merged.

For move-in planning, it is useful to separate four buckets. First is rent that must be paid now. Second is the refundable security deposit. Third is any utility advance or utility deposit. Fourth is a recurring compulsory service that is not included in rent. This does not make one apartment objectively better than another; it simply prevents the common situation where a renter sees $350 in the headline and only discovers another $350–550 of required cash immediately before collecting the keys.

The reverse distinction matters too. Paying several months in advance does not multiply the monthly rent; it changes cash flow. A security deposit should not be spread across the lease and labelled as a monthly cost unless it is known to be non-refundable. A realistic comparison therefore needs two views at once: how much money is required at move-in and which charges continue month by month.

The move-in difference is visible in the numbers. For the LZ studio at $450, the card states the first month's rent, another $450 as the security deposit and a separate $200 utilities deposit, putting $1,100 into the move-in cash picture before actual electricity or water use. The three-bedroom at $500 states a one-month deposit, so rent plus deposit starts at $1,000, while Wi-Fi and maintenance are advertised as included. These are unit-level examples, not building-wide rules, but they show why two nearby headline rents do not answer the question, 'How much cash do I need to move in?'

Suppose you are offered a 28 sqm studio at $390 per month. Comparing it with every Sihanoukville listing at once tells you very little: the current public feed contains compact studios, 60–65 sqm one-bedrooms and a 109 sqm three-bedroom home. A better benchmark starts by narrowing the set to studios of broadly similar size and then keeping the lease length constant. On a six-month term, the recent Star Bay and LZ cards already show that apparently similar studios can still sit at quite different asking rents.

The next step is to compare the package rather than a single number. A $350 studio with a one-month deposit and metered utilities cannot be reduced to a simple $70 advantage over a $420 offer where some services are included. Wi-Fi, maintenance, utility advances and different tariff structures change what the renter actually pays and when. That still does not make one unit automatically better value; a fairer judgement would need actual consumption, condition, floor, view, furnishings, location and the wording of the lease.

Recency belongs in the benchmark too. A card updated in September 2026 is a more relevant asking-price reference than a page that has remained online for two or three years. Yet a recent timestamp is not proof that the unit is vacant today. It simply makes the published terms a more current starting point for an enquiry.

A listing without a lease length should sit beside the comparison, not inside a six-month group. The same applies to internal price conflicts. One recent LZ card shows $450 in the headline and $500 in the body; there is no defensible reason to pick the more convenient figure without confirmation. Until clarified, the card supports the existence of an advertised unit, not a precise rent for statistical use.

For a unit you are genuinely considering, the useful target is one dated set of final terms: rent for your exact lease length, deposit, prepayment, utility tariffs, compulsory fees, inclusions, possible move-in date and deposit-return rules. Only then does this sample become a practical benchmark. The question is not whether you have discovered the 'fair Sihanoukville price', but whether the offer resembles several recent apartments with the same basic characteristics.

A lower asking rent is not a verdict that the contract is better. It may reflect a smaller unit, a longer commitment, a different location, condition or service package. Public listings help expose those trade-offs before signing; the final price and obligations still have to be confirmed in the specific offer and lease.

For the hypothetical $390 studio, the useful conclusion may be quite modest: it sits above the recent six-month Star Bay studio at $350, below another Star Bay studio at $420 and below the LZ studio at $450. That ordering alone proves nothing about value. The comparison only becomes meaningful once size and condition are close enough and the deposit, utility advance, inclusions and tariffs are placed alongside the rent. A $30–60 gap then has context instead of merely reflecting different contract terms hidden behind the headline price.