NovPhnom Penh real estate by district
Phnom Penh is one of the fastest-changing cities in Southeast Asia: in a decade Cambodia's capital has gained business districts, high-rises and a stable class of expat tenants. For an investor the real question isn't whether to buy, but where exactly: the district sets the rent, the liquidity and the growth potential. Below is a map of the market by district, with real price benchmarks as of mid-2026.
Why the district matters more than the unit itself
In Phnom Penh the difference between districts isn't just prestige — it's different money and different tenants. In BKK1 the tenant is a diplomat or senior manager; in Toul Kork, a family for the long term; in Daun Penh, a tourist for a few nights. That determines what rent is realistic, how stable demand is and how quickly you can resell later. So choosing a district is really choosing a strategy, not just an address.
Phnom Penh districts for investors
We've covered five districts with clear data: prices, rent and projects with direct foreign ownership. Tap a district to go to its detailed breakdown.
BKK1
The "golden square" · premium · from ~$100,000
Business and diplomatic core: embassies, international company offices, schools. The most expensive and stable rent in the city. Home to the premium Odom Tower and Time Square 9 projects.
BKK1 breakdown →Chamkarmon
Balance of price and demand · from ~$40,000
The large district around BKK1: "already near the centre, prices still reasonable." This is where new housing is concentrated — for example Kingston Royale in Toul Tom Poung. An entry point with a minimal budget.
Chamkarmon breakdown →Daun Penh
Historic centre · riverside
Colonial architecture, the Royal Palace, the Sisowath riverside. Strong tourist flow and short-term rent, but little new stock with direct ownership (strata title) available to foreigners.
Daun Penh breakdown →Toul Kork
Respectable north · family rental
Green, quiet residential district with international schools. Demand is family long-term rental, prices below BKK1. An option for a stable rental income.
Toul Kork breakdown →Chroy Changvar
Peninsula · a bet on the future
A peninsula across the river from the centre, with new master plans and a developing riverfront. A bet on the district's growth: a longer horizon and higher upside — along with the risk of early entry.
Chroy Changvar breakdown →District summary
A quick comparison to get your bearings before moving to each district's detailed breakdown:
| District | Character | For the investor |
|---|---|---|
| BKK1 | Business and diplomatic core | Premium, status, liquidity; budget from ~$100,000 |
| Chamkarmon | New housing "near the centre" | Low entry from ~$40,000, rental income, district growth |
| Daun Penh | Historic centre, riverside | Tourist rental, little new strata-title stock |
| Toul Kork | Respectable residential north | Family long-term rental, prices below BKK1 |
| Chroy Changvar | Peninsula, new master plans | A bet on future development — longer horizon, higher risk |
What things cost in Phnom Penh: general benchmarks
So the figures on the district pages read in context, here are the anchor benchmarks for the capital's market as of mid-2026:
- New-build price — roughly from $1,700 per sqm in completed residential complexes; premium in BKK1 is noticeably higher.
- Entry point — a one-bedroom apartment in a good complex from ~$40,000; premium BKK1 units from $100,000 and up.
- Rent — a market benchmark of 6–10% per year in dollars (not a guarantee, depends on district and unit).
- Ownership — direct (strata title / freehold) for foreigners, with a quota of up to 70% of the floor area in a building.
- Settlement — in US dollars: Cambodia's economy is effectively dollarised.
Not sure which district fits your goal? Tell the bot your budget and objective — I'll send a shortlist of units in the right districts with a yield calculation.
Match me by districtor take the quiz →Other Phnom Penh districts
Besides the five covered above, the capital has other districts for which there isn't yet solid data for a separate breakdown — but in broad strokes the picture is:
| District | Character | Note for the investor |
|---|---|---|
| Sen Sok | Growing north-west, large malls, campuses | New developments and a lower entry; price data assessed individually |
| 7 Makara (Prampi Makara) | Dense central district near the Olympic Stadium | Central location, mixed development; fewer liquid strata-title new builds |
| Russey Keo / outskirts | Mass development on the northern periphery | Cheap, but weaker tenants and lower liquidity |
For these districts we don't quote specific prices and rates until we have verified data from partners on the ground — in line with our principle of not publishing unverified figures. If you're interested in a specific district from this list, we'll clarify the current picture individually.
How to choose a district by strategy
- Most predictable income → units with a contractual GRR and buy-back in BKK1 (how the model works).
- Minimal entry + rental income → Chamkarmon residential complexes like Kingston Royale.
- Status and style + full ownership → BKK1 freehold projects like Time Square 9.
- Family long-term rental → Toul Kork and quiet districts outside the centre.
- A bet on district growth → Chroy Changvar and developing locations with a long horizon.