Villas for Sale in Sihanoukville – Prices, Locations & Investment Potential 2025

Villas for Sale in Sihanoukville 2025 – Prices, ROI & Best Locations

Sihanoukville, located on the Gulf of Thailand, is Cambodia's fastest-growing coastal real estate market. In 2025, the city is becoming synonymous with luxury in the villa and resort segment. Investors are increasingly purchasing oceanfront villas, targeting 9–12% ROI and land value appreciation. According to CBRE Cambodia Coastal Real Estate 2025, Sihanoukville is transforming from a typical resort destination into a market comparable to Phuket.

1. Sihanoukville – Cambodia's Luxury Coastline

• ✅ Phnom Penh–Sihanoukville Expressway
• ✅ Ream International Airport
• ✅ Expanded deep-water port
• ✅ >$2 billion in hotel and resort investments

Result: Dynamic demand growth for private pool villas – among expats and investors from Asia, Europe, and the Middle East (ADB Cambodia Outlook 2025).

2. Villa Prices for Sale (2025)

Exchange rate: 1 USD = 4.3 PLN

Villa Type	Price (USD)	Price (PLN)	Average ROI	Location
Beachfront Villa	450,000–900,000	1.94–3.90M	9–11% ✅	Otres, Independence
Sea View Villa	300,000–600,000	1.29–2.58M	8–10%	Ream, Sokha Hill
Investment Villa (resort, leasehold)	200,000–400,000	0.86–1.72M	10–12% ✅	Ream, Downtown
Eco-Luxury Villa	150,000–300,000	0.65–1.29M	9–10%	Koh Rong, Otres

Prices remain lower than Phuket or Phu Quoc, increasing entry attractiveness (Knight Frank Cambodia Coastal Report 2024).

3. Best Locations

Otres Beach – villas with private pools and beach access. Prices: $500–900k; ROI: 9–11%.

Ream – new resort zone near the airport and planned marina. Prices: $250–600k; ROI: 10–12% (highest). Land appreciation: +80% from 2020–2025 (SSEZ).

Independence Beach – prestigious oceanfront developments, $400–700k; popular among Europeans.

Koh Rong & Koh Rong Sanloem – eco-luxury projects and island resorts, $150–350k; ROI 9–10%, strong potential in early-stage market.

4. Ownership Structure – Freehold vs. Leasehold

Type	Description	Duration	Foreign Availability	Security
Freehold	Full ownership via Cambodian company	Indefinite	Indirect	✅ High
Leasehold	Land lease with building rights	Up to ~50 years (+ renewal possible)	Direct	✅ High

Most foreign buyers utilize leasehold with guaranteed renewal for an additional 50 years (MLMUPC).

5. Rental Income & ROI

Investment Type	Average ROI	Rent (USD/month)	Rent (PLN/month)
Beachfront Villa	9–11%	2,500–4,000	10,750–17,200
Pool Villa	8–10%	2,000–3,500	8,600–15,000
Resort Villa (managed)	10–12% ✅	3,000–4,500	12,900–19,300

Source: CBRE Cambodia Property Investment Report 2025.

6. Who's Buying Villas

• Chinese and Singaporean investors – managed resort projects.
• Europeans (including Poland, France, Germany) – private villas, eco-projects.
• Cambodia's growing middle class – local demand.

CBRE: Approximately 40% of new villa buyers are foreigners – making Sihanoukville Cambodia's most international market.

7. Taxes & Maintenance Costs

Item	Rate	PLN Equivalent (approx.)
Transfer Tax	4%	~17,200 / 100,000 USD
Annual Property Tax	0.1%	~430 / 100,000 USD
Maintenance (condo/villa)	1.5–2 USD/m²	6.50–8.60 PLN/m²
Notary/Registration Fees	1–2%	4,300–8,600 PLN

Source: General Department of Taxation Cambodia.

8. Forecast 2025–2030

• Land value growth: +7–9% annually.
• Rising demand for short-term rentals (Airbnb/Booking).
• More resort villas with guaranteed ROI.
• Infrastructure development in Ream and Otres Beach.

Summary

Villas in Sihanoukville represent one of Cambodia's most promising asset classes. The combination of luxury, 9–12% ROI, and low maintenance costs is rapidly establishing the market as a new coastal investment hub in ASEAN. Now is an excellent entry point – before price levels approach Phuket's.

FAQ

Can foreigners buy villas?
Yes – via leasehold or through a Cambodian company structure (freehold via LHC).

What are typical ROI levels?
9–12% annually, depending on standard and location.

Are prices rising?
Yes – averaging 7–9% annually from 2025–2030 (forecast).

Does Varsovia Estate assist with purchases?
Yes – we provide legal due diligence, investment support, and service in Polish.

About Varsovia Estate

Varsovia Estate is a Polish agency specializing in premium real estate in Thailand and Cambodia. We assist investors with analysis, acquisition, and property management in Southeast Asia. We combine European service standards with local knowledge and expertise. Our goal is to ensure maximum security and investment returns for our clients.