Renting a Condo in Phnom Penh 2026: Leases & Deposits
Sign 6–12 Months, Expect 1–2 Months’ Deposit, and Get the Electricity Rate in Writing
Most Phnom Penh condo leases run 6 or 12 months. The deposit is usually 1–2 months’ rent, sometimes plus a utilities deposit, and you pay the first month up front. Before you sign, ask whether the unit has its own EDC meter or is billed by the building. In listings we checked, building rates were about $0.25/kWh, well above the public EDC tariff. Photograph every room on move-in day and put a deposit return deadline in the lease.
What Must Be in Your 2026 Condo Lease
A Phnom Penh lease is often a two-page template plus an inventory annex. Small clauses decide whether you get your deposit back, so read it before the agent hurries you along. Make sure it covers these points:
- 1 Rent, due date and payment method: ABA or Bakong transfer gives you an automatic record. Cash needs a signed receipt every month.
- 2 Deposit amount and return deadline: write a specific number of days (for example 14–30 days after handover), plus what counts as a valid deduction.
- 3 Electricity and water billing: direct EDC meter or building meter, and the exact rate per kWh if the building bills you.
- 4 Repairs: who pays for air-con servicing, water heaters and appliance failures, and how fast the landlord must respond.
- 5 Early exit (“diplomatic”) clause: what happens if your job or visa ends. Without one, leaving early usually means losing the deposit.
- 6 Inventory annex: every piece of furniture and appliance, with condition notes.
- 7 Language: if there’s a Khmer version, ask which one prevails, and get any annex you can’t read explained before you sign.
What Condos Actually Cost: Example Listings
Rents in Phnom Penh move with the building, floor, furnishing and how long a unit has sat empty, so we don’t publish district “averages”. Here are real 1-bedroom listings we saw in October 2026 to give you a feel for the range:
| Area | Example 1BR listings seen | What to note |
|---|---|---|
| Toul Kork | $350–700/month | Wide spread: older walk-ups at the low end, newer condo towers higher |
| BKK1 | $850/month | Central, popular with expats, listings tend to sit higher |
| Other districts (TTP, Bassac/Diamond Island, BKK2/3, Chroy Changvar) | Check current listings | Ask an agent or compare 5–10 live listings before you negotiate |
These are single listings, not a market survey. Negotiate based on what’s live the week you search. Not sure which area suits you? Start with our Where to Live in Phnom Penh guide, then build your budget in the cost of living guide.
EDC vs Building Electricity: The Hidden Cost
Électricité du Cambodge (EDC) supplies the power, and the Electricity Authority of Cambodia (EAC) sets the tariff. Under EAC Decision 034.សរ.26, the 2026 residential low-voltage bands are:
| Monthly use | EAC 2026 tariff (riel per kWh) |
|---|---|
| 1–10 kWh | 380 |
| 11–50 kWh | 480 |
| 51–200 kWh | 610 |
| Over 200 kWh | 730 |
Many condo buildings don’t pass that tariff straight through. They buy power at a bulk meter and resell it to units through sub-meters. In listings we checked, building rates were around $0.25/kWh, well above EDC’s top band of 730 riel. With air-con running daily, that gap shows up on every bill.
Water, trash, parking and building management are often billed separately too, so ask for each one as a line item. Internet is usually your own contract. Our rental market guide shows how these extras change the true monthly cost.
Deposits and Money Flow
The deposit is usually 1–2 months’ rent. Some landlords also take a separate utilities deposit, especially on shorter leases. Pay by bank transfer where you can, and keep the transfer records and a signed receipt for both rent and deposit.
Many landlords will negotiate, especially on units that have been listed for a while. Useful things to ask for include a lower rent in exchange for a 12-month lease, the building’s kWh rate swapped for a direct EDC meter, a professional clean before move-in, or a repaired appliance written into the annex. For setting up local transfers, see our ABA and Bakong banking guide.
Agent or Direct Landlord?
An agent saves time: they shortlist units, arrange viewings and can translate with a Khmer-speaking owner. Going direct can mean more room to negotiate, but you do the checking yourself. Either way, confirm who owns the unit, see the lease before paying anything, and never send a deposit to hold a unit you haven’t viewed in person or by live video.
Move-In Checklist
- 1 Take timestamped photos and video of every room, wall, appliance and existing mark.
- 2 Test the air-con, hot water, water pressure, lights, locks and Wi-Fi.
- 3 Note the electricity and water meter readings with a photo.
- 4 Count keys and access cards, and list them in the annex.
- 5 Confirm your address is registered on FPCS. Our FPCS guide explains how.
Move-Out and Getting Your Deposit Back
Give notice as your lease requires, in writing. Book a joint inspection, compare the unit against your move-in photos, and take final meter readings together. Ask for any deductions as an itemised list with receipts, and agree the return date in writing. A clear lease deadline (for example 14–30 days) plus your photo record is your best leverage.
Common Mistakes
- 1 Signing without knowing whether electricity comes from EDC or the building.
- 2 Relying on spoken promises (“we’ll fix the air-con next week”) that never make it into the annex.
- 3 Skipping move-in photos, then arguing about damage you didn’t cause.
- 4 Paying a deposit in cash with no receipt.
- 5 Signing a 12-month lease with no early exit clause when your visa or job is short-term.
Frequently Asked Questions
01How much is the deposit for a condo in Phnom Penh?
Usually 1–2 months’ rent, sometimes plus a separate utilities deposit. Confirm the amount and the return deadline in the lease.
02How much does electricity cost in a Phnom Penh condo?
On a direct EDC meter, the EAC 2026 residential tariff is 380, 480, 610 or 730 riel per kWh by usage band. Building-billed units can cost more. In listings we checked, rates were about $0.25/kWh, so ask which applies.
03How much is a 1-bedroom condo in Phnom Penh?
It depends on the building and area. Example 1BR listings we saw in October 2026 ranged from $350–700 in Toul Kork, and $850 in BKK1. Compare live listings before negotiating.
04Can I negotiate rent in Phnom Penh?
Often, yes. A longer lease, a quick move-in or asking for a direct EDC meter can all be leverage.
05How long should a lease be?
6 or 12 months is common. If your plans might change, ask for an early exit clause.
06What should I check before signing?
Who bills electricity and at what rate, the deposit return deadline, repair responsibilities, the inventory annex, and the early exit terms.
Keep reading
Related guides
- Where to live in Phnom PenhExpat neighbourhoods compared.
- Phnom Penh apartment rentalAreas, costs and tips for renting an apartment.
- Cambodia rental market 2026Expat rent levels and the hidden costs.
MoveKH guide for MoveKH.com. Not legal or real-estate advice. Electricity tariff: Electricity Authority of Cambodia, EAC Decision 034.សរ.26 (2026 tariff). Rents, deposits and building electricity rates come from example listings seen in October 2026 and vary by unit. Research pass: 16 October 2026 (Asia/Phnom_Penh).
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