Moving from Thailand to Cambodia in 2026: Visas, Banking and Buying a Home

For years Thailand was the default choice for expats in Southeast Asia. That is still true for many people, but 2026 has given a growing number of long-stayers a reason to look across the border. Visa-free stays have been cut, opening a bank account now depends heavily on which visa you hold, and some foreigners have had accounts frozen with little explanation. None of this means Thailand has closed its doors. It does mean the easy, flexible version of expat life there is harder to find.

Cambodia is one of the places people are comparing it with. It is not a like-for-like swap, and it suits some people far better than others. But on the specific issues now frustrating expats in Thailand, visas, banking and owning a home, the rules in Cambodia are simpler.

This guide explains what has changed in Thailand, how Cambodia’s visa and banking rules compare, what foreigners can own here, the trade-offs to weigh honestly, and a realistic timeline for making the move.

What has changed for expats in Thailand

Shorter visa-free stays

From 15 September 2026, Thailand cut its visa exemption from 60 days to 30 days for most nationalities, with one 30-day extension available at an immigration office. Repeated back-to-back visa-exempt entries also face more questioning at the border. For anyone who lived in Thailand on a rolling series of visa-free stamps, that approach is now much harder to rely on.

Long-stay options still exist, including retirement, marriage, work, education, the Long-Term Resident visa and the five-year Destination Thailand Visa. Each comes with its own paperwork, income or deposit rules, and in-country reporting.

Bank accounts are tied to your visa

Thai banks have tightened account opening as part of a national crackdown on scam and “mule” accounts. Bangkok Bank stopped opening accounts for tourists in 2025, and other banks have moved the same way. In practice most major banks now expect a long-term non-immigrant visa (such as a Non-B, Non-O or education visa), plus a certificate of residence and a Thai address. Holders of the Destination Thailand Visa report mixed results depending on the branch.

Existing account holders have been affected too. Expat media in Pattaya, Phuket and Chiang Mai reported accounts being frozen or restricted with a simple request to visit the branch. Most are restored once documents are checked, but losing access to rent money or visa funds for days or weeks is a real problem.

No more border runs to Cambodia

The land border between Thailand and Cambodia has been closed since June 2025 and, as of late 2026, there is no confirmed reopening date. Travel between the two countries is by air, with frequent flights between Bangkok and Phnom Penh’s new Techo International Airport.

How Cambodia’s visa system works

Cambodia’s system is one of the most straightforward in the region. You arrive on an E-class (Ordinary) visa, which costs $35 and can be bought on arrival or online. Ask for the Ordinary visa, not the Tourist visa, because only the Ordinary visa can be extended long term inside the country.

The E-class visa is then extended in-country. The main options are:

• EB (business): for employees, business owners, freelancers and remote workers. Available for 1, 3, 6 or 12 months and renewable indefinitely. Longer extensions now require a valid Cambodian work permit.
• ER (retirement): for non-working retirees aged 55 and over, with proof of a pension or retirement income. Also available for up to 12 months at a time and renewable.
• EG (job seeking): a short bridge of up to 6 months while you look for work.
• ES (student): for students at registered schools and universities.

A 12-month EB or ER extension through an agent typically costs around $280 to $300 and takes a few working days. Work permits are issued through the Ministry of Labour’s online system and must be renewed each year. Since immigration now checks work permit data, people who want a 6 or 12-month EB extension should keep their permit current.

Rules do change, and fees vary by agent, so confirm the current requirements before you apply.

Banking in Cambodia

Cambodia runs largely on the US dollar. Salaries, rents and property prices are quoted in dollars, ATMs dispense dollars, and you can hold a dollar account at every major bank. For people moving savings from abroad, that removes a layer of currency conversion that comes with living in baht.

Opening an account is usually simple. Banks such as ABA and ACLEDA generally ask for a passport with a valid visa or extension, proof of a local address such as a lease, and sometimes an employment letter. Requirements differ by bank and branch, and some still prefer a longer extension, so bring everything you have. Mobile banking and QR payments are widely used, including the national KHQR system.

Cambodian banks run their own compliance checks too, so keep your visa current and be ready to explain the source of larger transfers, especially if you plan to buy property.

Owning a home: Thailand vs Cambodia

Neither country lets foreigners own land directly. Both allow foreigners to own condominium units. The details differ in ways that matter.

• Foreign quota: in Thailand, foreigners can own up to 49% of the floor area of a condo building. In Cambodia, foreigners can own up to 70% of the private units in a building, on any floor except the ground floor and below.
• Title: Cambodian buyers receive a strata title in their own name for the unit. Our guide to Latin script names on condo titles covers a recent change that matters to foreign owners.
• Currency: Thai condo purchases by foreigners must be funded with money brought in from abroad and documented. In Cambodia, prices are set in dollars and payments are made in dollars.
• Payment options: many Phnom Penh developers accept staged payment plans on off-plan units, and some sellers accept cash or crypto. Our guide to buying property in Cambodia with crypto covers how that works legally.

That makes Cambodia attractive to people who want to stop renting and own a home they live in, not only to investors. A one or two-bedroom condo in a central, well-managed building can be bought for a fraction of a comparable Bangkok unit. You can browse ready-to-move-in condos if you want to live in the home straight away, or off-plan projects if you can wait for handover and prefer a payment plan. The full process is set out in our guide to buying property in Cambodia as a foreigner.

The honest trade-offs

Cambodia is not the right move for everyone. Before you commit, weigh these points.

• Healthcare: Phnom Penh has good private clinics and hospitals, but complex treatment often means flying to Bangkok or Singapore. Good international health insurance is essential.
• Infrastructure: roads, public transport and services are improving quickly, but they are not at Bangkok’s level outside the central districts.
• Lifestyle: Phnom Penh is a capital city with a busy food and social scene, but it is smaller and quieter than Bangkok. Coastal life in Sihanoukville or Kampot is very different again.
• Property market: prices across Phnom Penh softened in 2025 and 2026, while quality condos in prime districts held up better. Choose the building and the developer carefully. Our guide to reading developer track records is worth a look before you buy off-plan.
• Rules can change: Cambodia’s visa system has been stable for years, but enforcement has tightened around work permits, and it may tighten further.

Many people start by renting for six to twelve months, then buy once they know which neighborhood suits them. That is usually the smarter order.

Where expats live in Phnom Penh

• BKK1: the traditional expat center, with cafes, restaurants, embassies and many serviced condo towers.
• BKK3 and Toul Tom Poung: a little quieter, close to the Russian Market, and popular with long-stayers.
• Toul Kork: more residential, with larger homes and newer condo projects.
• Chroy Changvar and Koh Pich: newer districts with river views and planned communities.

Our guide to Phnom Penh property districts compares each area in more detail.

A realistic 90-day timeline for moving from Thailand

1. Weeks 1 to 2: fly to Phnom Penh on an E-class visa. View neighborhoods and sign a short-term lease.
2. Weeks 2 to 4: arrange your EB or ER extension through a reputable agent. If you will work, start the work permit process.
3. Weeks 3 to 5: open a local dollar account using your passport, extension and lease.
4. Weeks 4 to 8: shortlist buildings, check developer history and compare ready and off-plan options.
5. Weeks 8 to 12: if you decide to buy, sign a reservation and sale agreement and arrange payment by bank transfer, cash or crypto. On a ready unit, the strata title transfer usually takes around 12 weeks from signing.

Riel Property works with buyers relocating from Thailand and elsewhere, and can share current availability, prices and building track records before you arrive. If you are also looking at longer-term returns, our investment guides cover yields and market data. And if you are thinking of selling a home elsewhere first, specialist buyers such as Quick House Buyer in the UK and Sell Property Fast in the UAE can speed up that step.

Free download: The Cambodia Property Guide 2026 covers ownership rules, costs and taxes, off-plan buying, visas, where to buy and realistic returns in one 22-page PDF.

Frequently asked questions

Is it easier to get a long-stay visa in Cambodia than in Thailand?

For most people, yes. You arrive on a $35 E-class visa and extend it in-country for up to 12 months at a time, with EB extensions for workers and ER extensions for retirees aged 55 and over. There is no minimum deposit for the retirement extension, though rules can change.

Can a foreigner open a bank account in Cambodia?

Yes. Major banks generally open accounts for foreigners with a passport, a valid visa or extension, and proof of address. US dollar accounts are standard.

Can foreigners own property in Cambodia?

Foreigners can own condo units on strata title from the first floor up, as long as foreign ownership in the building stays below 70% of private units. Foreigners cannot own land directly.

Can I still do a border run from Thailand to Cambodia?

No. The land border has been closed since June 2025 with no confirmed reopening date as of late 2026. You need to fly between the two countries.

Can I buy a condo in Cambodia with cash or crypto?

Many sellers and some developers accept cash, and crypto purchases are possible through licensed channels. Always complete the purchase with a proper sale agreement and title transfer.

Should I rent or buy when I first move to Phnom Penh?

Most people are better off renting for six to twelve months first, then buying once they know the city. Riel Property can help you compare buildings while you rent.