Koh Rong: Is It Cambodia’s Next Island Hotspot for Buyers and Nomads?

Not long ago Koh Rong was known mainly as a backpacker island of simple bungalows and sandy tracks. Today it has a growing road network, a fiber internet link to the mainland, an international airport under construction, and one of the world’s top-rated beaches. Prices are still low by regional standards, which is why buyers, nomads and resort investors who already know Bali and Phuket are starting to look at it.

Koh Rong is also a place where the rules are different from Phnom Penh. Ownership options are narrower, access is still by boat, and parts of the island are held under a long-term concession. It rewards careful buyers, not rushed ones.

This guide explains what is driving interest in Koh Rong, how it compares with Bali and Phuket, how foreigners can own or lease property on the island, the risks to weigh, and other ways to get coastal exposure in Cambodia.

Why Koh Rong is getting attention

Koh Rong is Cambodia’s second-largest island, around 25 km off Sihanoukville in the Gulf of Thailand. It covers about 78 square kilometers, with 61 km of coastline, of which roughly 43 km is beach. Its neighbor, Koh Rong Sanloem, is smaller and quieter, and the two islands were made a single administrative town in 2019.

Three things have pushed it onto buyers’ radar in 2026:

• Global recognition: Koh Rong ranked ninth in The World’s 50 Best Beaches 2026, the first time a Cambodian beach has entered that list.
• A government plan: in September 2026, the Ministry of Tourism and Preah Sihanouk province launched a 2026 to 2030 tourism development plan, with Koh Rong positioned as a destination for ecotourism, luxury and wellness.
• Visitor growth on the coast: Preah Sihanouk received around 415,000 foreign visitors in 2025, up about 30% on 2024, and foreign arrivals kept rising in early 2026.

That coastal growth stands out because national arrivals fell sharply in the first half of 2026, largely due to the collapse in Thai visitors after the land border closed. The coast has held up better than the country as a whole.

The airport and infrastructure

The biggest long-term change is access. An international airport, budgeted at around $300 million, has been under construction on Koh Rong since January 2024. It is being built by Royal Group, which holds a 99-year lease over a large part of the island granted in 2008. No firm opening date has been confirmed, so treat any timeline you hear as an estimate.

Other infrastructure is improving steadily. A 70 km road network has been under construction since 2020, and a fiber optic cable has linked the island to the mainland internet since 2012. Today, the only way in is by sea: several operators run fast ferries from Sihanoukville in about 30 to 45 minutes. Utilities and services are still being built out in parts of the island, so check power, water and road access on any plot or project you look at.

Koh Rong vs Bali and Phuket

• Prices: land, villas and resort property on Koh Rong still cost a fraction of comparable beachfront in Bali or Phuket, where prices have climbed for years.
• Development stage: Bali and Phuket are mature markets with established demand and resale activity. Koh Rong is early stage, with more upside if the airport and tourism plan deliver, and more risk if they are delayed.
• Ownership: foreigners cannot own land in any of the three. Bali relies on leaseholds or a Hak Pakai right. Phuket allows freehold condos within a 49% quota. On Koh Rong, foreigners mainly use long-term leases, while freehold strata title condos are much more common on the mainland.
• Crowds: parts of Bali and Phuket are now busy year round. Koh Rong still offers long, quiet beaches, which is much of its appeal.

For a wider regional view, our comparison of Thailand, Malaysia, Vietnam and Cambodia property covers the mainland markets, and our guide for digital nomads comparing Phnom Penh, Bali, Chiang Mai and Da Nang looks at living costs and visas.

How foreigners can own or lease property on Koh Rong

Cambodian law does not allow foreigners to own land directly, and that applies on the islands too. In practice, foreign buyers on Koh Rong use one of these routes:

• Long-term lease: the most common option. Leases of up to 50 years, often with renewal terms, can be registered against a titled plot. Make sure the lease is registered and the land has a proper title.
• A Cambodian company: a company that is at least 51% Cambodian-owned can hold land. This is used for resorts and larger projects and needs a properly structured company with sound legal advice.
• Strata title units: foreigners can own condo units freehold on strata title anywhere in Cambodia, within a 70% foreign quota. On Koh Rong, such projects are still rare, so check carefully that any unit offered on strata title really has it.

Avoid informal nominee arrangements, where a local person holds land on your behalf with no proper legal structure. They are a common cause of disputes. Our guide to buying property in Cambodia as a foreigner covers the legal options in more detail.

Risks to weigh before buying on Koh Rong

• Title quality: some land on the island still lacks hard title, and development has led to land disputes with long-settled families in the past. Do proper title checks.
• Concession areas: large parts of the island are under Royal Group’s long-term lease. Confirm where a plot sits and what the master plan allows there.
• Timing: much of the upside depends on the airport and the tourism plan. Delays would slow price growth.
• Liquidity: resale demand is thinner than in Phnom Penh, so plan to hold for the long term.
• Tourism swings: national arrivals are still recovering, and the land border with Thailand remains closed.

Who Koh Rong suits

Koh Rong suits buyers who want a lifestyle base or a small hospitality project and can hold for ten years or more, nomads who want part of the year by the sea, and experienced investors comfortable with early-stage markets. It is less suited to first-time buyers who need a quick resale or a simple freehold purchase.

Many people start by renting on the island for a season. Riel Property can help you understand the options on Koh Rong and compare them with coastal and city alternatives.

Other ways into Cambodia’s coast

If you want coastal exposure with freehold strata title, Sihanoukville on the mainland is the simplest route. Projects such as Time Square 10 Sihanoukville offer sea views, building management and title in your own name, a short ferry ride from Koh Rong. You can also follow upcoming coastal launches like Time Square 12 Sihanoukville.

Browse ready condos to move in now, or off-plan projects with staged payment plans. Many sellers accept cash, and some accept crypto, as explained in our crypto buying guide. Our investment guides cover yields and market data across Cambodia. And if you are selling elsewhere to fund a purchase, specialist buyers such as Quick House Buyer in the UK and Sell Property Fast in the UAE can speed up the sale. Riel Property can then help you compare current coastal availability.

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

Can foreigners buy land on Koh Rong?

Not directly. Foreigners usually take a registered long-term lease of up to 50 years, or invest through a Cambodian company that is at least 51% Cambodian-owned.

When will Koh Rong airport open?

Construction started in January 2024 and the project is budgeted at around $300 million, but no firm opening date has been confirmed.

How do you get to Koh Rong?

By fast ferry from Sihanoukville, which takes about 30 to 45 minutes. Sihanoukville is reachable by road or by flight.

Is Koh Rong cheaper than Bali or Phuket?

Generally, yes. Land and resort property on Koh Rong still costs far less than comparable beachfront in Bali or Phuket, but the market is less mature and resale is slower.

Is Koh Rong a good investment?

It can suit long-term buyers who accept early-stage risk. Returns depend heavily on the airport, the tourism plan and clean title. Buyers wanting freehold condos often choose Sihanoukville instead.