Americans Buying Property in Cambodia: A 2026 Guide for US Buyers and Investors

Cambodia is one of the few countries in the world where the US dollar is part of everyday life. Rents, salaries, condo prices and even street food are quoted in dollars, and ATMs dispense them. For American buyers, that removes one of the biggest headaches of owning property abroad: currency risk.

Add freehold ownership of condo units, prices well below most US cities and a simple long-stay visa, and it is easy to see why more Americans are looking at Phnom Penh, whether for a future retirement home, a winter base, a place to live while working remotely or a rental investment. There are also US tax and reporting rules to understand before you buy.

This guide explains what Americans can own in Cambodia, how the buying process works, the US tax and reporting rules that apply, how to move money, visa options for living there, and where American buyers tend to look.

Why Americans are looking at Cambodia

• Dollar pricing: you buy, earn rent and sell in US dollars, so there is no exchange rate risk on the property itself.
• Freehold condo ownership: foreigners can hold strata title to condo units in their own name.
• Lower entry prices: a modern condo in central Phnom Penh costs far less than a comparable unit in most US metro areas.
• Easy long stays: a one-year renewable extension is available in-country for workers and retirees.
• Rental demand: central districts attract expat, diplomatic and professional tenants.

The dollar point matters for tax too. Because your purchase and sale prices are in dollars, you avoid the paper currency gains that can create unexpected US tax bills on property in other countries.

What Americans can own in Cambodia

US citizens are treated like any other foreign buyer:

• Condo units: freehold strata title, on the first floor and above, within a 70% foreign limit per building.
• Land, houses and villas: not directly. Options include a registered lease of up to 50 years or a Cambodian-majority company.

Our guide to hard, soft and strata titles explains what you should receive, and our foreign buyer’s guide covers the full legal picture.

The buying process and timeline

1. Shortlist and reserve: choose a unit, often after a viewing trip or a video tour, and pay a reservation deposit.
2. Legal checks: an independent Cambodian lawyer checks the title, the developer and the contract.
3. Sign and pay: sign the sale and purchase agreement and pay by international wire, following the agreed schedule.
4. Transfer: for a ready unit, the strata title transfer usually takes around 12 weeks. For off-plan projects, the title is issued after completion.

You do not need to be in Cambodia for every step. Many American buyers reserve remotely and visit once to sign or inspect, while the rest is handled through their lawyer. Our guide to the cost of buying property in Cambodia sets out the fees, and our off-plan guide covers payment plans and contracts.

US tax and reporting rules

The US taxes its citizens on worldwide income, and there is no tax treaty between the United States and Cambodia. Key points to discuss with a US tax adviser:

• The property itself: real estate you own directly is not reported on the FBAR or on Form 8938.
• Cambodian bank accounts: if your foreign accounts together exceed $10,000 at any point in the year, you must file an FBAR. Larger balances may also trigger Form 8938.
• Rental income: report it on Schedule E. You can deduct expenses such as management fees, repairs and depreciation, and claim a foreign tax credit for Cambodian tax paid.
• Selling: gains are subject to US capital gains tax. If the condo was your main home for two of the last five years, the primary residence exclusion may apply.
• Cambodian taxes: 10% rental tax (or 14% withholding for non-residents with business tenants), annual property tax, and capital gains tax from 2027.

This is general information, not tax advice. Rules change, so speak to an adviser who works with Americans abroad before you buy.

Moving money from the US

Most purchases are paid by international wire in US dollars, straight to the developer’s company account or the seller’s account as set out in the contract. Because no currency conversion is needed, costs are usually limited to wire fees. Keep records of every transfer for your lawyer and your tax return.

Some sellers and developers also accept cash or crypto, which our crypto buying guide explains. Whatever method you use, never pay into a personal account that is not named in your contract.

Renting your condo out while you are in the US

Many American owners use their condo for part of the year and rent it out for the rest, or let it full time until they retire. That works best in a well-managed building in a central district, where tenants are easier to find and the building team can handle day-to-day issues.

A local property manager typically charges 5% to 10% of the rent to find tenants, collect rent, arrange repairs and handle the Cambodian rental tax. Ask for monthly statements and photos at each change of tenant, and keep those records for your Schedule E. Furnished one and two-bedroom units in BKK1, BKK3 and Toul Kork are the easiest to let to expat and professional tenants.

Before you buy, look at real rents and occupancy in the building rather than the brochure figures. Our rental yield and cost analysis shows typical returns after costs, and the Riel Property team can share current rental evidence for any project you are considering.

Living in Cambodia as an American

US citizens arrive on a $35 E-class (Ordinary) visa, available on arrival or online, and extend it in-country. Retirees aged 55 and over can use a renewable retirement extension, and remote workers and business owners use the business extension, which needs a work permit for longer stays. Our guides to moving to Cambodia and Phnom Penh for remote workers explain the options.

There are no direct flights from the US, but Phnom Penh’s Techo International Airport connects through hubs such as Bangkok, Singapore, Seoul, Taipei and Tokyo. The US Embassy in Phnom Penh provides consular services for American citizens.

Where American buyers tend to look

• BKK1: the central expat district, close to embassies, cafes and international offices. Projects include Gato Tower and UC88 Wyndham Garden.
• BKK3 and Toul Tom Poung: quieter, popular with long-stayers, with projects such as Time Square 11.
• Koh Pich and Chroy Changvar: newer riverside districts for those wanting views and space.
• Sihanoukville: for a coastal base, with strata-titled sea view condos.

Riel Property works with American buyers from the first video call to handover, and can share availability, payment plans and building track records before you travel. Browse ready condos or see our investment guides for yields and market data. If you are selling property elsewhere to fund your purchase, specialist buyers such as Quick House Buyer in the UK and Sell Property Fast in the UAE can help.

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 Americans buy property in Cambodia?

Yes. US citizens can own condo units freehold on strata title, from the first floor up and within a 70% foreign limit per building. They cannot own land directly but can use long-term leases.

Do I have to report Cambodian property to the IRS?

Directly owned real estate is not reported on the FBAR or Form 8938, but rental income and any gain on sale must be reported. Cambodian bank accounts above $10,000 in total require an FBAR.

Is there a tax treaty between the US and Cambodia?

No. Americans can usually claim a foreign tax credit for Cambodian tax paid, but should get advice from a US tax adviser.

Do I need to be in Cambodia to buy a condo?

Not for every step. Many buyers reserve and review contracts remotely through a lawyer, and visit to sign or inspect.

How do Americans pay for property in Cambodia?

Usually by international wire in US dollars. Some sellers also accept cash or crypto.

Can Americans retire in Cambodia?

Yes. Retirees aged 55 and over can use a renewable retirement extension of up to 12 months at a time, with no minimum deposit requirement under current rules.