Siem Reap Province is the center of Cambodia's tourism industry. Its anchor is the world-renowned Angkor Wat temple complex, which ensures a consistent flow of international visitors. This creates a reliable and long-term demand for quality hotels, guesthouses, and resorts. As a result, investing in a hospitality property here is a sound strategic choice for anyone looking at the Cambodia real estate market.
Successfully investing in this market requires professional guidance. Independent Property Services (IPS) Cambodia is the country's leading real estate company, founded in 2009 to meet this need. As a fully licensed and recognized agency, we provide the expertise needed to navigate the market for property for sale in Cambodia.
With offices in both Siem Reap and Phnom Penh, including our local branch at #618 Wat Bo Road, we offer direct, on-the-ground support. Our team of professional agents assists clients with every aspect of their investment. We handle all property types, from commercial and residential sales to land for sale in Cambodia.
We also provide essential support services, including full property management, official property valuations, and guidance with legal documents to ensure every transaction is secure and transparent.
The city’s role as the main tourism hub for Cambodia is secure because of Angkor Wat, a UNESCO World Heritage Site. This worldwide fame keeps visitor numbers high.
Global Attraction: As the main entry point to Angkor Wat, Siem Reap brings in travelers from many countries. This international appeal helps protect the hotel market from local or regional slowdowns. If you are considering buying property in Cambodia, this stability is a major benefit.
Steady Customer Flow: Tourists in Siem Reap usually stay for about 3 to 5 days. This is longer than in business cities like Phnom Penh. This helps hotels and guesthouses keep their rooms full and earn more reliable income. The constant need for accommodation makes it a prime market.
A Mature and Focused Market: A large part of Cambodia's hotel sales happen here. The city's focus on culture and holidays creates a stable place for all kinds of investors. Whether you are looking for a small guesthouse or a large resort, the Siem Reap property market has many options.
The need for good places to stay is powered by a strong tourism sector. Key things driving this growth include:
New Airport and Infrastructure: The Siem Reap-Angkor International Airport (SAI), which opened in 2023, is a huge improvement. It can handle 7 million people a year and is bringing in more direct flights from around the world. This makes it easier for tourists to visit.
A Wide Range of Visitors: The city now attracts families, solo travelers, backpackers, luxury tourists, and people who work online. This creates demand for all kinds of properties, from cheap hostels to high-end eco-resorts and serviced apartments.
Demand for Special Stays: Hotels that offer more than just a room are very popular. This includes properties with cooking classes, yoga, spas, or local tours. Guesthouses and resorts for sale in Siem Reap that offer these extras often get better reviews and can charge higher prices.
Popular Local Events: Big holidays like Khmer New Year and the Water Festival bring in very large crowds. During these peak times, hotels are often completely full, which gives a big boost to business.
The Cambodian government is working to improve the city. These efforts have made Siem Reap an even better place to invest in a commercial building.
The Siem Reap 2035 Master Plan: This plan includes big projects like the "38-Road Project." This project updated roads, sewers, and public utilities. It improved travel around the city and increased the value of nearby properties.
Friendly Investment Laws: Cambodia's rules for investment are open to foreign business owners. They may offer tax breaks for certain projects, called Qualified Investment Projects (QIP). Also, the common use of the US dollar in business lowers the risk of currency changes. This is helpful for anyone looking at real estate investment in Cambodia.
A Growing Economy: The area's economy is growing beyond just tourism. It now includes farming and small factories. This brings in business travelers who need rooms, creating new income sources for hotel owners.
The market for hotels and guesthouses here attracts a few different types of buyers:
Foreigners and Expats: Many buyers from Europe, North America, and other parts of Asia look for ready-to-run boutique hotels. They are drawn to Cambodia’s easy visa options and lower costs to operate a business. Many search for their "Cambodia second home."
Local Cambodian Investors: Cambodian buyers are very active in the market. They often buy larger hotels and land for new development projects, with a focus on long-term value increase.
International Hotel Companies: Big hotel groups are opening more properties here. They see the opportunity from the new airport and the expected rise in tourism. These are often names you would find in international real estate.
Lifestyle Buyers: Some people buy a small guesthouse or a resort to run it themselves. They are often looking for a new way of life and a hands-on business project.
For any buyer, understanding the Siem Reap real estate market is important. The current market for hotel businesses has clear trends and offers good opportunities for smart investors.
The number of hotels for sale in Siem Reap is large and varied. There are options for every budget and business goal.
Property Types Available:
Sale Conditions: You can find turnkey businesses that are already running. There are also empty properties and urgent sales that can be great deals. Our agents can help you find these opportunities.
Key Features: A swimming pool is a very important feature for a successful hotel in Siem Reap. An on-site restaurant or bar also adds a lot of value.
The price of a commercial hotel property in Siem Reap changes based on its location, size, and how well it has been running.
Price Per Room: This is a key way to measure value. It can be from $15,000 to $25,000 per room for a guesthouse. For a luxury hotel in a top location, it can be over $80,000 per room.
Price Per Square Meter: Land for sale in the city center can cost over $1,500 per square meter. Land and properties farther from the center are more affordable.
Price History: After a drop during the pandemic, prices have been rising as tourism comes back. Our market data shows it is currently a buyer's market. This means it is a good time to find a property at a fair price.
Investors want to see a good return on their money. Here are the key numbers to look at for the Cambodia property market:
Average Daily Rate (ADR):
Occupancy Rates: The number of filled rooms is rising toward the pre-pandemic average of 65-75%. In the high season (November to March), well-run hotels can have over 90% of their rooms booked.
Average Return (Yield): The gross return on a hotel investment is usually between 7% and 12%. After paying for operating costs, a net return of 5% to 8% is a realistic goal for a well-managed hotel.
The return of tourists is pushing the market forward.
Recovery and Confidence: Our Siem Reap real estate office sees a clear rise in rental deals. This is a strong signal that market confidence is returning. People are ready to do business again.
Future Growth: Government tourism ads and new flight routes are expected to bring visitor numbers to 4-5 million a year by 2026. This future demand makes buying a hotel here a smart long-term investment.
Future-Proof Hotels: The properties that are set up for future success are those that serve modern travelers. This includes eco-friendly resorts and hotels with good spaces for people who work remotely.
The location of your property is one of the most important decisions you will make. It affects who your guests will be, how much you can charge for rooms, and your final success. Our guide to Siem Reap's neighborhoods can give you more details.
Svay Dangkum – The City Center and Nightlife Area
This is the busy center of town, with Pub Street and the Night Market. It is a great spot for businesses that want to attract younger travelers and tourists who want to be near the action. Buying and fixing up an older guesthouse here can bring a good return.
Sala Kamreuk – Upscale and Quiet
This area is known for its quiet, tree-lined streets. It is popular with expats and families. Here you can find high-end boutique hotels, luxury villas, and properties with great potential for long-term value growth. This is a top choice for a Cambodia villa or a small luxury hotel.
Prasat Bakong – A Growing Area with New Projects
This area along National Road 6 is growing quickly, partly because it is close to the new airport. It is a smart choice for long-term investment. It's ideal for building new, larger resorts, and land prices are still quite low.
Sla Kram, Wat Bo & Riverside – Heritage and Boutique Areas
These areas along the Siem Reap River have a classic, charming feel. They are perfect for special boutique hotels. Tourists who like culture and style are drawn to this part of the city.
| Location | Price Level | Occupancy Level | Guest Type | Investment Goal |
|---|---|---|---|---|
| Svay Dangkum | Moderate-High | High | Budget, Youth | High Income, Steady Business |
| Sala Kamreuk | High | Moderate-High | Upscale, Expats | Long-Term Value Growth |
| Prasat Bakong | Low-Moderate | Growing | Transit, Business | Future Growth Potential |
| Wat Bo/Riverside | Moderate-High | High | Cultural, Couples | Unique, High-Return Hotels |
Knowing the different types of hotel assets will help you find the right one for your budget and goals.
Boutique Hotels for Sale
These are smaller, independent hotels, usually with 10 to 40 rooms. They focus on special design and friendly service. They are a top choice for expats or couples who want to run their own business.
Large Resorts and Hotels
These are bigger properties with 50 or more rooms. They often have large grounds, swimming pools, and several restaurants. They are usually bought by investment groups and known hotel brands.
Guesthouses, Hostels & Budget Hotels
These are small, simple properties, often with 5 to 20 rooms. They offer clean, affordable rooms. They are a good fit for owner-operators or as a lower-cost way to enter the local market.
Serviced Apartments and Co-Living Spaces
These are fully furnished apartments that offer hotel-style services. They are made for guests who stay for many weeks or months. For investors, they can provide steady rental income with less daily work than a hotel.
Freehold vs. Leasehold: Freehold ownership, also called a "Hard Title," means you own the land and buildings completely. This is only available to Cambodian citizens. Leasehold is a common and safe way for foreigners to control a property for a long time.
Strata Title: This is a type of freehold ownership for single units in a co-owned building, like a condominium. This ownership option is legally available to foreigners.
Franchise: Running a hotel under a big brand name gives you access to their worldwide booking system. However, it also means you have to pay fees and have less freedom in how you run the business.
Following the legal steps is the most important part of protecting your investment. This guide explains the process for buying hospitality property in Cambodia.
Yes, foreigners can own and control a hotel business in Cambodia. While foreigners cannot own land directly, there are several safe and legal ways to control a property. You can read our full guide on how foreigners can own land.
Local Company Formation: This is the most common way. A foreigner can set up a company where a Cambodian citizen holds 51% of the shares. Well-written legal papers are used to give the foreign partner full control over the business and the property.
Trust Structure: This is a newer system that is regulated by the government. A licensed trust company holds the property for the foreign buyer. IPS works with licensed trust companies to offer this very secure service.
Long-Term Lease: Foreigners can sign a lease for a very long time. This gives them full legal rights to use the property and run the hotel business.
Strata Title: If a hotel is part of a registered condominium project, foreigners can legally buy and own units with a freehold title.
Buying a hotel usually follows these steps:
Remember to include these extra costs in your budget:
The best way to keep your investment safe is to work with licensed professionals. Use a good lawyer and a reputable real estate agency like IPS Cambodia. Always do a full due diligence check to find any hidden issues. Make sure the property has a secure Hard Title, which is the strongest form of ownership.
This clear plan shows the real steps to buy and take over a hotel in Siem Reap.
Start Your Search: Use trusted websites like ours with real listings and clear details. As a leading property company in Cambodia, our site is updated daily.
Work with an Agent: An IPS Cambodia real estate agent knows the local market very well. They can show you properties that are not advertised to the public, including urgent property sales.
Know What You Want: Be clear about your budget, the area you prefer, and the type of hotel you want. This will help you focus your search.
Make a Shortlist: Look at photos, read descriptions, and check guest reviews online to pick the best properties to see in person.
Your agent will help you write and submit a formal offer. This offer will include your price and any conditions you have. Be ready to negotiate. A good agent will work to get you the best price and terms.
This is a key stage where you check everything about the property:
A common payment plan includes a small booking deposit, a larger contract deposit, and the final payment when the sale closes. To keep your money safe, we suggest using a lawyer's escrow account. This account holds the money until the ownership transfer is complete.
After you buy the hotel, you need to manage the change of ownership. This includes transferring business licenses, checking staff contracts, and getting control of all booking websites and marketing. Our property management team can help with this entire process.
Getting money and knowing the true value of a property are key steps for any serious buyer.
Bank Loans: Some Cambodian banks offer business loans. Foreigners can sometimes get a loan if they buy through a registered company, but you should expect to pay 30-50% of the price as a down payment.
Seller Financing: Sometimes the owner of the property will agree to finance part of the sale. This can offer more flexible terms than a bank.
Investor Partnerships: Joining with other investors to pool your money is a popular way to buy larger hotel properties.
A professional property appraisal from IPS will give you a correct idea of a hotel's value. We use three main methods:
Before you buy, make a financial plan. Figure out your potential gross and net yield (your yearly return). Look at your expected monthly cash flow to make sure you can cover all costs, even in the low season.
Finding High-Return Investments: Look for properties that are priced too low but have good potential. A hotel might just need better marketing or a few simple updates to earn much more money. Buying in an area that is about to be developed can also lead to strong long-term growth.
Capital Growth vs. Steady Income: Decide what your main goal is. Do you want the property's value to go up over time (capital growth)? Or do you want steady monthly profit (income)? A turnkey boutique hotel is good for income. A property that needs fixing up in a growing area is better for capital growth.
Finding and Fixing Distressed Hotels: IPS can help you find urgent or off-market sales. To turn around a hotel that is not doing well, you need a clear plan, a realistic budget for repairs, and good management. For example, changing a guesthouse into a modern boutique hotel can be very profitable.
Diversifying Your Real Estate Portfolio: It can be smart to not put all your money into one type of property. For example, owning both a tourist hotel and a building of serviced apartments for long-stay tenants can create a more stable and diverse income.
Business Registration and Licensing: Make sure your business patent and tourism license are renewed every year. Our team offers document services and can handle this for you.
Hiring and Managing Staff: Siem Reap has many skilled people who work in hotels. Follow Cambodian labor laws for contracts and worker benefits to build a good team.
Marketing Your Hotel: A strong online profile on sites like Booking.com and Agoda is essential. You should also have your own website to get direct bookings. Actively manage your online reviews to build a good name.
Daily Operations and Upkeep: Set up a regular schedule for maintaining important equipment like air conditioners and pool filters. Building good relationships with local suppliers will help your business run well.
Living in Siem Reap: The city has a good quality of life. There are excellent international schools and good medical clinics. It has a friendly community of expats and locals that makes it easy to feel at home.
Visas and Work Permits: Foreigners can get a one-year business visa (E-type) that can be renewed. To legally manage your hotel, you and any foreign staff will need official work permits. You can read our guide on working in Cambodia as a foreigner.
Setting Up a Secure Ownership Structure: It is very important to use a professional law firm or a licensed trust company to set up your ownership structure. This is the best way to protect your rights as an investor.
Banking and Business in Cambodia: Opening a business bank account in Cambodia is simple for a registered company. English is widely spoken in business, but learning some basic Khmer language shows respect and can help in daily life.
Choosing the Right Professional Help: Only work with licensed and well-known professionals. As a long-standing licensed real estate agency, IPS Cambodia gives you the support you need for a safe purchase. We are a reliable real estate company that has helped hundreds of international clients.
Valuing Your Hotel for Sale: Getting a professional valuation is the first step. The value of your business depends on its financial numbers, location, and condition. See our guide on getting an accurate property valuation.
Preparing Your Property and Papers: Get all your legal papers and financial records ready for buyers to look at. Making small repairs and making sure the property is clean and looks good can make it much more attractive.
Listing and Marketing Your Hotel: Choosing an agency with a wide marketing reach is important. We can list your property on top local and international real estate sites. For some high-value properties, we can arrange a private, off-market sale to find good buyers quietly.
Closing the Sale and Handover: Your lawyer will help you with the legal steps of the transfer. Be ready to pay any taxes you owe on the sale. Our team can explain the potential costs of selling a property.
Leasing a Hotel or Guesthouse: If you are not ready to buy, leasing a hotel is a lower-cost way to get into the market. Look at our current listings for hotels for rent in Siem Reap.
Commercial and Retail Properties: You can also invest in other types of commercial real estate. This includes shophouses for sale or office spaces for the city’s growing number of businesses.
Land for Future Development: Buying land for sale in Cambodia gives you the chance to build your own project. You could build a resort, a housing development, or a commercial center. We have many listings for land for sale in Siem Reap.
Tourism Forecasts and Infrastructure: The long-term outlook for Siem Reap is very good. This is because of the new airport and the government's continued investment in roads and public works. This points to more visitors and more spending in the future.
Market and Legal Risks: Cambodia is a stable country, but investors should know about any changes to investment or tax laws. The main market risk could be too many hotels being built. This makes it important for a new hotel to offer something special.
Environmental Factors: Properties that are built to handle the seasonal rains and are run in a green, sustainable way are more attractive. This is true for both investors and modern travelers who care about the environment.
ROI & Mortgage Calculators: Use our online tools to estimate your potential investment returns.
Maps and Checklists: Refer our free Siem Reap area guides and helpful checklists for buyers and sellers.
Glossary of Real Estate Terms: Understand important terms like Hard Title and SPA with our guide to Cambodian property titles.
Buyer and Seller Guides: Look at our complete home sale guides for expert tips and advice on the Cambodia real estate market.
Can foreigners buy hotels in Siem Reap?
Yes. Foreigners can legally control and make a profit from a hotel business. This is done through safe legal structures like a local company or a trust. Our guide to foreign ownership explains the process.
What is the usual process to buy a hotel?
The process is: find a property, make an offer, do a due diligence check, sign a sales contract, make payments through a safe channel, and finish the official title transfer.
What financing options are available?
Money can come from some local banks, from the seller, or from investment partners. The main tax for buyers is a 4% transfer tax (stamp duty).
What licenses do I need to run a hotel?
You will need a tourism license, a business patent, and correct tax registration. These need to be renewed every year.
How can I avoid scams when buying a hotel?
The best way to be safe is to work only with licensed professionals like IPS Cambodia and a good law firm. Never buy a property without a full legal check of its Hard Title.
Stay informed on the latest news in the Siem Reap hotel market. Visit our news section for market reports, expert interviews, and analysis like our recent "Analyzing Siem Reap’s Real Estate Market" report.
Proven Local Expertise: Since 2009, our team in Siem Reap has helped clients with many successful hotel deals. This gives us great on-the-ground knowledge that you can count on. We are a leading real estate agency in Cambodia.
Licensed and Trusted Professionals: Our real estate agents are fully licensed and follow strict rules of conduct. Our history of success and good client reviews show our commitment to quality service.
Full Support for International Clients: Our team can speak Khmer, English, French, and Chinese, so we can communicate clearly. We provide complete help from the first property viewing to the final handover.
Transparency and Guaranteed Service: We believe in clear and honest talk. Our fees are explained to you from the start. We are dedicated to providing a service that protects your investment and helps you reach your goals.
Contact Our Hotel Specialists Today
Get a private consultation, schedule a property viewing, or receive a free, personalized list of on- and off-market hospitality properties for sale in Siem Reap Province.
The 2019 Trust Law provides far greater security for foreign investors.
Key Takeaway: For a high-value asset like a hotel, the Trust Law is the recommended and most secure legal pathway.
Use the Master Plan as a roadmap to identify future growth areas before property values fully mature.
This depends entirely on your goals for capital vs. cash flow.
It is extremely difficult and highly regulated. You must know your zone:
Budgeting for ongoing taxes is crucial for calculating your net profit. Key annual taxes include:
Yes, buying a significant commercial property on a Soft Title is a major and unacceptable risk.
Key Rule: For an investment like a hotel, insist on a secure, nationally-recognized Hard Title.
You legally need both a Business Visa and a Work Permit.
The biggest risk is the seller retaining the Hard Title until the final payment is made. This leaves you completely exposed if the seller defaults on their own debts, passes away, or has a change of heart.
Solution: The deal must be structured through a lawyer, with the Hard Title held in a secure third-party escrow or trust until your payments are complete.
SAI fundamentally shifts the city's center of gravity eastward, creating new investment opportunities.
Inheritance must be structured professionally to avoid future legal battles.
Do not rely solely on the seller's P&L statement. Demand to see:
For the highest Average Daily Rate (ADR), choose Sala Kamreuk.
The Trust Law is unequivocally safer and more professional.
Hiring a great manager is your most critical investment. A realistic budget for an experienced, bilingual General Manager who can handle operations, staff, and guest relations is between $800 and $1,500+ per month, depending on their experience and the size of the property.
A licensed agency and a 'fixer' serve completely different roles.
