Skip to content How to Buy Land in Cambodia as a Foreigner: Legal Guide & Investment Tips (2025)
Cambodia’s booming real estate market offers exciting opportunities for foreign investors—but buying land here isn’t as simple as signing a contract. Due to constitutional restrictions, foreigners cannot directly own land in Cambodia. However, there are several legal pathways that allow you to control, lease, or profit from land assets safely and strategically.
In this 2025 legal guide, we’ll walk you through the four legal methods foreigners can use to buy or control land in Cambodia, explain the risks and benefits of each, and provide a step-by-step land acquisition process—plus expert tips from Adaeng Land.
⚖️ Can Foreigners Own Land in Cambodia?
No. Article 44 of the Cambodian Constitution prohibits foreign nationals from owning land outright. Only Cambodian citizens or legal entities with at least 51% Cambodian ownership can hold land titles.
But don’t worry—foreigners can still:
- Lease land for up to 50 years (renewable)
- Own strata-titled condominiums above the ground floor
- Form joint ventures or land-holding companies
- Use trust structures (since 2019)
🧭 4 Legal Ways to Buy or Control Land in Cambodia
1. 📜 Long-Term Leasehold (50–99 Years)
Legality: Fully legal under the 2001 Land Law and Civil Code
Duration: Up to 50 years, renewable once for another 50 years
Use Cases: Resorts, commercial buildings, agriculture, solar farms
Registration: Must be registered with the Cadastral Office
✅ Pros: Secure, flexible, and transferable ⚠️ Cons: No ownership title; limited resale value
🧠 Tip: Always register the lease to protect your rights.
2. 🏢 Strata Title Ownership (Condos Only)
- Allowed: Foreigners can own up to 70% of units in a co-owned building
- Restrictions: Only units above the ground floor
- Ideal For: Urban investors, expats, rental income seekers
✅ Pros: Freehold ownership, resale rights, rental income ⚠️ Cons: Limited to condos; no land contact
3. 🤝 Cambodian Land-Holding Company (LHC)
Structure: 51% Cambodian ownership, 49% foreign
Use Cases: Industrial parks, commercial projects, land banking
Legal Tools: Shareholder agreements, Power of Attorney, profit-sharing clauses
✅ Pros: Full land control via corporate structure ⚠️ Cons: Requires legal setup, annual compliance, and trusted partners
🧠 Tip: Use a lawyer to draft airtight shareholder agreements.
4. ⚠️ Nominee Structure (Not Recommended)
- How It Works: A Cambodian citizen holds land on your behalf
- Risks: No legal ownership, unenforceable in court, fraud-prone
⚠️ Cons: High legal risk, no protection under Cambodian law 🚫 Verdict: Avoid unless structured with extreme legal safeguards
🧾 Step-by-Step Guide to Buying Land in Cambodia (as a Foreigner)
| Step | Action | Notes |
|---|---|---|
| 1️⃣ | Define your investment goal | Residential, commercial, industrial, or agricultural |
| 2️⃣ | Choose a legal structure | Leasehold, strata title, LHC, or trust |
| 3️⃣ | Conduct due diligence | Verify title, zoning, seller identity |
| 4️⃣ | Draft legal contracts | Use bilingual contracts with dispute clauses |
| 5️⃣ | Register the transaction | With the Ministry of Land Management or Cadastral Office |
| 6️⃣ | Pay taxes and fees | 4% transfer tax, legal fees, registration costs |
| 7️⃣ | Develop or lease the land | Begin construction or sublease to tenants |
🧠 Tip: Always work with a licensed Cambodian lawyer and real estate agent.
💰 Taxes & Fees for Foreign Buyers
| Type of Tax | Rate | Applies To |
|---|---|---|
| Transfer Tax | 4% | On land or condo transfers |
| Property Tax | 0.1% | On properties over $25,000 |
| Rental Income Tax | 10–14% | If leasing the property |
| Capital Gains Tax | 20% | On profit from resale (currently suspended) |
📌 Where Can Foreigners Invest?
Top locations for foreign land investment include:
- Phnom Penh – Condos, commercial hubs, logistics
- Kampot & Kep – Eco-resorts, long-term leases
- Kampong Speu – Industrial land, solar farms
- Sihanoukville – Coastal development, SEZs
- Siem Reap – Tourism, boutique hotels, condos
🤝 How Adaeng Land Can Help
At Adaeng Land, we specialize in helping foreign investors:
- Structure legal land acquisition strategies
- Conduct due diligence and title verification
- Register leasehold and strata title agreements
- Form compliant land-holding companies
- Navigate SEZ and zoning regulations
📞 Contact us today to start your land investment journey in Cambodia—legally and securely.
📌 Final Thoughts
Buying land in Cambodia as a foreigner is absolutely possible—if you follow the law and choose the right structure. Whether you’re building a resort, launching a business, or investing in long-term growth, the key is to work with trusted professionals and stay compliant.
