Real Estate Investment in Cambodia: Legal Structures and Ownership Strategies for Foreign Investors (2025)

Visual guide to real estate investment in Cambodia showing legal ownership options for foreign investors

Introduction

Cambodia’s real estate market continues to attract foreign investors seeking high-growth opportunities in residential, commercial, and industrial sectors. With favorable tax policies, rising urbanization, and expanding infrastructure, the Kingdom offers compelling returns—but navigating its legal framework is essential.

This pillar page serves as your central resource for understanding real estate investment in Cambodia. From ownership restrictions and title types to legal structures and transfer processes, we break down everything you need to invest confidently and compliantly in 2025.

Table of Contents

  1. Can Foreigners Own Property in Cambodia
  2. Cambodian Property Title Types Explained
  3. Strata Title vs Hard Title Comparison
  4. Lease vs Nominee Ownership Structures
  5. Cambodian Constitution Article 44 and Land Law
  6. Strata Title Transfer Process
  7. Legal Investment Structures for Foreigners
  8. FAQs for Foreign Real Estate Investors
  9. Related Legal Guides

Can Foreigners Own Property in Cambodia?

Foreign nationals cannot own land directly due to Article 44 of the Cambodian Constitution. However, they can legally own strata-titled condos and invest through:

  • Long-term lease agreements
  • Nominee ownership structures
  • Land Holding Companies (LHCs)
  • Trusts under the 2019 Trust Law

📌 Learn more: Cambodian Constitution Article 44 Explained

Cambodian Property Title Types Explained

Cambodia recognizes four main property titles:

  • Soft Title – Local registration, low cost, higher risk

  • Hard Title – National registration, secure ownership

  • Strata Title – Legal condo ownership for foreigners

  • LMAP Title – GPS-enhanced hard title with highest accuracy

Strata Title vs Hard Title Comparison

Strata titles allow foreigners to own condo units in co-owned buildings, while hard titles are reserved for Khmer nationals and legal entities.
Feature Strata Title Hard Title
Ownership Foreigners allowed Khmer only
Property Type Condo units Land, villas
Registration National National
Transfer Tax 4% 4%
Legal Security ✅ High ✅ Highest
📌 Learn more: Strata Title vs Hard Title in Cambodia

Lease vs Nominee Ownership Structures

Foreigners often use long-term leases or nominee arrangements to control land or villas.

  • Lease: Registered, lower risk, up to 50 years
  • Nominee: Title held by Khmer citizen, secured via legal contracts

📌 Learn more: Lease vs Nominee Ownership Structures

Cambodian Constitution Article 44 and Land Law

Article 44 prohibits foreign land ownership. However, legal workarounds exist through strata titles, leases, and nominee structures.

📌 Learn more: Cambodian Constitution Article 44 Explained

Strata Title Transfer Process

Foreigners buying condos must follow a regulated transfer process:

  1. Due diligence and title verification
  2. Sale agreement and tax filing
  3. Registration with MLMUPC
  4. Transfer tax payment (4%)
  5. Title issuance

📌 Learn more: Cambodia Strata Title Transfer Process

Structure Ownership Type Risk Level Duration
Strata Title Condo unit ✅ Low Indefinite
Long-Term Lease Land use rights ✅ Low 15–50 years
Nominee Structure Title via Khmer ⚠️ Medium Indefinite
Land Holding Company Khmer-majority firm ⚠️ Medium Indefinite
Trust Holding Trustee-managed asset ✅ Low Indefinite

FAQs for Foreign Real Estate Investors