Cambodia Capital Gains Tax on Real Estate: What the Deferral Means for You

The Cambodian government has confirmed that the planned 20% capital gains tax on real estate will only apply from January 1, 2027. The latest instruction from the tax authorities in early 2026 moves the effective date for capital gains tax on immovable property, land and buildings by another year, extending the current environment where property disposals are not yet subject to this new tax.

This guide explains what changed, which assets are already taxable from 2026, how the stamp duty exemption fits in, and what the deferral means if you are planning to buy or sell property in Cambodia in the next few years.

Cambodia’s 20% capital gains tax on real estate has been deferred until January 2027, extending the current window for property buyers and sellers.

What Actually Changed

Earlier regulations had set a flat 20% capital gains tax on profits from the sale or transfer of immovable property, with implementation originally targeted for late 2025 and then 2026. The latest deferral pushes the start date to January 1, 2027, giving the real estate market more time to adjust before the new tax applies.

In practice, this means that gains realized on the sale of land or buildings during 2025 and 2026 are not subject to the new CGT, although existing property-related taxes and fees still apply as before. The deferral applies regardless of whether the seller is Cambodian or foreign, and regardless of whether the buyer pays in cash, bank transfer or other lawful means.

The authorities have framed the delay as a way to preserve market liquidity and confidence. At the same time, Cambodia is experiencing slower credit growth and elevated stress in parts of the construction and property sectors. For owners who may need to sell or rebalance their portfolios, keeping disposals outside the new CGT regime for a little longer reduces friction.

Who Benefits Most From the Deferral

• Owners planning to sell a condo, house or plot of land within the next 12–24 months
• Cash buyers who may buy and resell within a shorter timeline than a financed purchase would allow
• Investors approaching handover and resale of off-plan units bought several years ago
• Sellers working on straightforward exits rather than complex corporate restructurings

What Is Already Taxed From 2026

The deferral applies specifically to immovable property. Other categories of gain are already subject to a 20% capital gains tax as of January 1, 2026, and were not included in the extension. These include:

The 20% rate is applied to the net gain after allowable deductions, not to the full sale price. This split between immovable property and other assets matters most for investors who hold Cambodian real estate through companies or structured vehicles. Selling the property directly benefits from the deferral; selling the shares of the company that owns the property is already within the scope of CGT.

Indirect share transfers via offshore holding companies are an area where future guidance is expected. Until clearer rules are published, investors using complex holding structures should seek local tax advice rather than assuming the real estate deferral automatically protects them.

Stamp Duty Exemptions Extended Too

Alongside the CGT deferral, the Ministry of Economy and Finance has kept stamp duty exemptions in place on qualifying transfers of residential property—typically houses and condos up to defined value thresholds—with relief focused on first-time owner-occupiers. The current exemption period runs through December 31, 2026.

In practical terms, two separate reliefs operate in parallel. Qualifying buyers enjoy reduced stamp duty on the purchase, and there is no CGT on a later resale if the sale completes before the new tax takes effect. Together, these measures lower the total cost of entering and exiting the market in the near term compared with what will eventually apply once both CGT and standard stamp duty rules are fully in force.

Why This Matters For Your Purchase or Sale

For an overseas buyer weighing a purchase in Phnom Penh, Siem Reap or coastal markets, the deferral creates a genuine planning window. A property bought and resold before the CGT start date keeps the full sale profit from this specific tax, which can materially affect net returns on shorter holding periods.

The deferral should not be the only reason to buy. Still, it does sit within a broader policy stance: repeated postponements of CGT on property, coupled with buyer-side stamp duty relief, indicate that the government wants to support transaction activity while the economy and banking system adjust to slower growth and tighter credit. That is broadly supportive for serious buyers who focus on fundamentals rather than short-term speculation.

If you want to move quickly within the current window, browsing ready to move in properties is a good starting point, as these units can often be transacted faster than off-plan projects. If you are comfortable with a longer horizon, off plan properties may offer different pricing and payment structures, but you should factor in the likely timing of CGT when modelling exits.

A Tax That Keeps Getting Pushed Back

Cambodia’s capital gains tax on property has been discussed and revised several times since around 2020. Early plans were paused during the pandemic, later revived with implementation dates around late 2025 and early 2026, and have now been adjusted again to January 1, 2027.

Across these changes, the core idea has stayed the same: eventually, gains on property disposals will be taxed alongside gains on other investment assets, broadly at the same 20% rate. The repeated delays are intended to balance tax collection with market stability, particularly in a period where residential price indices have fallen for many months, and some parts of the construction sector still show signs of stress.

If you are planning a multi-year hold, the sensible approach is to build your return projections around today’s rules but assume that CGT on property will arrive on the current timetable or with only modest further delay. For a fuller breakdown of the taxes and fees you will face as a foreign buyer, see our guide to taxes and fees for foreign condo buyers, and for practical resale scenarios our exit strategy guide walks through how a sale typically works.

Frequently Asked Questions

Does the CGT deferral apply to foreign sellers as well as Cambodian nationals?

Yes. The deferral is framed around the type of asset—immovable property—rather than the nationality of the seller, so it benefits foreign condo owners and local sellers in the same way. Other tax rules and incentives may distinguish between residents and non-residents, but this specific CGT postponement does not.

If I buy a condo now and sell it after 2027, will I owe capital gains tax?

Under the current timetable, gains realized on a sale of immovable property after the CGT start date would fall within scope, regardless of when you originally purchased the property. Exact calculation depends on future detailed rules and any transitional reliefs, so you should treat 2027 as a planning horizon and check updated guidance closer to your intended sale date.

Does this deferral affect tax on rental income?

No. The postponement applies to capital gains tax on the sale or transfer of property. Rental income is taxed separately under Cambodia’s existing rules for property and capital income, and those rules continue unchanged by this announcement.

Should I rush to buy or sell before 2027 purely because of CGT?

In most cases, no. While the deferral is a factor in your planning and can improve net returns on shorter holds, the decision to buy or sell should primarily rest on asset quality, location, pricing, and your own financial situation. CGT on property has already been delayed more than once, so treat the current date as important but not as the only driver.

Can a cash purchase help me move faster within this window?

Yes. Cash purchases are common in Cambodia and avoid the mortgage approval steps that can slow down financed deals. For buyers who have already done their due diligence, transacting in cash can make it easier to close while today’s tax treatment on disposals still applies.