Phnom Penh is entering one of its biggest handover cycles in years. Several major off-plan developments are reaching completion between late 2025 and 2026, giving buyers something the market hasn’t offered in a long time: new, ready-to-move-in units from established developers across the city’s fastest-growing districts.
At the same time, Cambodia’s Capital Gains Tax (CGT) on Real Estate begins in January 2026, reshaping buyer behavior. Investors are now shifting away from quick flips and toward long-term strategies driven by rental performance and credible management. Despite concerns about supply, Phnom Penh continues to deliver rental yields in the 6.5 to 8 percent range, supported by a large expat population and strong demand for modern, fully managed homes.
Developers are responding with better handover standards, flexible payment terms, and more transparent processes. Track record matters more than ever, and buyers are prioritizing developers with proven delivery capability and solid financial stability.
Below is a clear overview of the condo developments handing over in 2025–2026 and what they bring to the market.
To make this easier to understand, the projects are grouped by district.
Le Condé BKK1 – Luxury Smart Condo in Phnom Penh
Across all these developments, several themes stand out:
These handovers also highlight a growing emphasis on build quality and practical living, moving beyond early-generation condos that relied heavily on speculation.
With so many units coming online, selecting the right project matters. Buyers should consider:
A well-chosen project in the right location can outperform the general market even during high-supply periods.
The Capital Gains Tax on Real Estate, effective January 2026, represents a major policy milestone shaping Cambodia’s property landscape. Investors must align strategies around compliant exit planning, shifting focus from short-term flips to sustainable, yield-driven portfolios.
Critical Regulatory Timeline: Capital Gains Tax (CGT) in Cambodia| Asset Type | CGT Implementation Date | Tax Rate | Key Investment Impact |
| Securities, Leases, IP | September 1, 2025 | 20% flat rate on profit | Immediate tax consideration for non-immovable assets. |
| Immovable Property (Real Estate) | January 1, 2026 | 20% flat rate on profit (or 4% of sale price via lump sum) | Requires precise documentation and valuation for post-2025 asset sales. |
For 2025 buyers, the most important shift is the move toward long-term rental strategy rather than short-term gains.
The 2025–2026 handover wave introduces a wide mix of options, from riverside towers to community-focused developments. If you want updated pricing, rental projections, or help comparing these projects, the IPS Cambodia team can guide you based on real market data.
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Informative and clear overview