With Cambodia’s booming real estate sector and expanding infrastructure, many foreign investors and expats are increasingly interested in owning property. But one key question often arises: Can foreigners own land in Cambodia? The answer is both simple and nuanced.

This post will break down the legal framework, explore ownership options, and offer smart strategies to navigate land acquisition in Cambodia as a foreigner.

Can Foreigners Own Land in Cambodia?

Under Cambodia’s Constitution, foreigners cannot directly own land in their name. Land ownership is constitutionally restricted to Cambodian citizens or legal entities with at least 51% Cambodian ownership.

However, this does not mean foreigners cannot benefit from or control land. Cambodia offers several legal pathways for land usage, investment, and development.

Options for Foreigners to Legally Control or Use Land

1. Strata Title Ownership (Condominiums)

• Foreigners can own up to 70% of the units in a strata-titled building above the ground floor.
• This is the most secure and direct way for foreigners to own real estate in Cambodia.
• Great for residential condos and office units in Phnom Penh, Sihanoukville, and Siem Reap.

2. Land Leases (Long-Term)

• Foreigners can lease land for up to 50 years (renewable).
• Leases can be registered and used to build commercial or residential developments.
• This is a popular option for agricultural and industrial investments.

3. Nominee Structure (Local Partnership)

• Involves registering the land under a Cambodian citizen’s name while signing private agreements that grant control and benefit to the foreign investor.
• Important: This method carries legal and political risk and is not always enforceable in court. It is common but legally grey.

4. Cambodian Company Incorporation (51% Local Ownership)

• Foreigners can form a company with at least 51% Cambodian ownership to buy land legally.
• Control can be managed via shareholder agreements and other legal safeguards.
• Best suited for larger commercial or infrastructure projects.

Risks and Considerations

• Nominee Risks: No guarantee of legal enforcement. Cambodian courts may not uphold side agreements if challenged.
• Due Diligence: Always conduct a land title search (L-map or hard title) and confirm the seller has proper ownership.
• Legal Representation: Engage a reputable local lawyer or real estate firm for contracts, due diligence, and registration.

Smart Strategies for Foreign Land Investors

• Consider investing in strata-titled condos for clean, hassle-free ownership.
• Use registered long-term leases to control agricultural or industrial land.
• If forming a joint company, include well-drafted shareholder agreements to protect your interests.
• Stay updated with new investment reforms — Cambodia’s legal environment is evolving to attract more foreign capital.

Conclusion

While foreigners cannot directly own land in Cambodia, there are multiple legal and strategic workarounds to gain control, generate income, or develop property. From strata titles and land leases to joint ventures and smart corporate structures, Cambodia offers flexible pathways for international investors.

If you're considering a land investment in Cambodia, consult with local legal and investment experts to structure your ownership legally and securely.

Ready to explore real estate or land development in Cambodia? Contact us today for professional guidance on navigating Cambodia’s land laws and unlocking property opportunities.