Sihanoukville has seen its fair share of headlines. Some promising, others less so. But after a turbulent decade of rapid development, the city is beginning to find its footing. With major infrastructure upgrades, a clearer urban vision, and renewed attention from serious investors, Cambodia’s coastal city is gradually entering a more mature, sustainable phase of growth.
At IPS, we’ve been on the ground visiting new projects, speaking with developers, and tracking the shifts that matter. Here’s what’s really happening.
Sihanoukville’s Second Wind: Coastal Growth with a Clearer Vision
One of the biggest game-changers has been infrastructure. The Phnom Penh–Sihanoukville expressway has cut travel time dramatically, making weekend trips and short-term coastal escapes far more accessible for locals and expats alike. Inside the city, roads and utilities have seen significant upgrades and most importantly, the long-standing sewage issues that once plagued the coastline have been resolved. The result? Clean, swimmable beaches again.
The city’s beachfront areas have also been cleared of informal businesses and soft-title rentals, opening up the coast for better-planned, long-term development. These changes, though gradual, have dramatically improved the experience for both residents and tourists.
Infrastructure Enhancements and Economic Growth
Beyond the coastline, economic infrastructure is getting a major lift too. The Cambodian government has announced nearly $1 billion in investment to transform Sihanoukville into a key regional logistics hub by 2029. A core part of this plan is the ongoing expansion of the Sihanoukville Autonomous Port, which is being positioned as one of Southeast Asia’s emerging logistics centers. These upgrades are expected to boost trade capacity and attract commercial activity well beyond the tourism sector.
A Calmer, Safer Sihanoukville
Sihanoukville’s reputation has been shaped by years of sensational media coverage, often focused on a small and now largely isolated part of the city. But talk to anyone who visits today, and you’ll hear a different story. Local families and Phnom Penh expats regularly head down for weekends by the sea, and the atmosphere is far more relaxed. Safety concerns that once made headlines are increasingly irrelevant to everyday visitors. Thanks in part to joint crackdowns by Cambodian and Chinese authorities.
Where to Buy if You’re Thinking Long-Term
We recently visited Time Square 10 site, a new beachfront residential project just off Otres Beach. Priced from around $1,000 per square meter, it offers an affordable entry point for those who want a stake in coastal Cambodia without the premium of more saturated markets.
It’s not a short-term rental-yield play. Let’s be real. If cash flow is the goal, Phnom Penh still leads. But for buyers looking for capital growth, a second home, or a future exit with a little upside, this price point is hard to beat. The project also includes lifestyle amenities like a sky bar, pool, and gym reflecting the city’s gradual shift toward higher quality offerings.
Sihanoukville’s property market may currently be at its lowest pricing point in a decade, but the long-term outlook is promising. With improved infrastructure, clarified land titles, and more defined zoning, confidence is returning—not just for homebuyers, but also for F&B and retail investors looking to build for the future.
Bigger Players are Back
The recent relaunch of the TUI BLUE Sihanoukville hotel, formerly known as the Prince Times Hotel, marks a significant milestone in attracting international tourism. Managed by Germany’s TUI Group, this 17-story hotel offers nearly 200 rooms and signifies growing confidence in Sihanoukville’s potential as a premium tourist destination.
A New Coastal City in the Making: Bay of Lights
Just 20 kilometers from Sihanoukville, Bay of Lights is shaping up to be one of the most ambitious developments in Cambodia’s modern history. Spearheaded by Canopy Sands Development, this 934-hectare master-planned coastal city in Ream aims to completely redefine the region’s potential.
The vision is bold: residential neighborhoods, a seaside golf course, financial and business districts, a university, and resort zones all in one integrated township. It’s not just another beachside resort. It’s a long-term bet on livability, tourism, and economic diversification.
With backing from serious investors and partnerships with global firms, Bay of Lights is already breaking ground and attracting attention from both institutional and lifestyle buyers. For Sihanoukville, it represents a step change not just in size, but in planning standards, design, and ambition.
934-hectares Bay of Lights New Township project in Ream City, Sihanoukville.
The Bottom Line
Sihanoukville isn’t booming—it’s evolving. And that’s a good thing. The speculative chaos is giving way to smarter planning, better infrastructure, and projects with long-term vision.
At IPS Cambodia, we’re not just watching from the sidelines. We’re actively on the ground, helping clients make sense of this next chapter. Want to know what sets us apart? Explore the IPS Cambodia Advantage here.
KH