How to Rent an Apartment in Cambodia: The Ultimate 2025 Expat Guide
After reading, you will be able to find, secure, and live in your new home with total confidence.
Your 5-Step Rental Checklist (The Short Answer)
1. Set Your Total Budget: Add utilities (electricity, water, internet) and fees (condo management, parking) to your base rent.
2. Pick Your Neighborhood: Choose between Phnom Penh or Siem Reap, then select a neighborhood that fits your lifestyle (e.g., BKK1 vs. Russian Market).
3. Find Listings: Use Facebook Groups, websites (Realestate.com.kh), and a free real estate agent to find and see properties.
4. Inspect & Sign the Lease: Do a full walk-through and review the lease. Ensure utility rates and deposit rules are written in the contract.
5. Confirm Your FPCS Registration: This is critical. Your landlord MUST register you in the “Foreigners Present in Cambodia System” (FPCS) app, or you cannot extend your visa.
The True Cost: A 2025 Price Guide to Renting in Cambodia
Your biggest mistake is trusting the sticker price. Your rent is only one part of your monthly bill. The real cost is rent plus utilities plus fees.
Landlords can use hidden fees and high utility rates to make extra money. This guide gives you the total picture.
Phnom Penh Rental Prices (2025)
Phnom Penh is the capital and largest city. Prices change a lot based on the neighborhood. The “expat bubble” of BKK1 is the most expensive. Quieter, more local areas like Toul Kork or Russian Market are much cheaper.
| Neighborhood | Vibe | |
|---|---|---|
| BKK1 & Tonle Bassac | Prime Expat Hub | |
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Studio$500 – $1,000
1-Bedroom$700 – $1,800
2-Bedroom$900 – $2,800
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| Chamkarmon & Daun Penh | Central & Busy | |
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Studio$400 – $800
1-Bedroom$450 – $1,500
2-Bedroom$600 – $2,500
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| Russian Market (Toul Tom Poung) | Hip & Bohemian | |
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Studio$300 – $550
1-Bedroom$400 – $1,200
2-Bedroom$550 – $1,800
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| Toul Kork | Family-Friendly & Suburban | |
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Studio$350 – $700
1-Bedroom$400 – $1,500
2-Bedroom$550 – $2,500
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Siem Reap Rental Prices (2025)
Siem Reap is the smaller, greener “temple town” and gateway to Angkor Wat. The rental market is focused on lifestyle and tourism. It offers great value, with many expats living well for less.
| Neighborhood | Vibe | |
|---|---|---|
| Sala Kamreuk (Wat Bo) | Trendy Expat Hub | |
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Studio$250 – $450
1-Bedroom$320 – $700
2-Bedroom$450 – $900
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| Svay Dangkum (Pub Street) | Central & Touristy | |
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Studio$200 – $400
1-Bedroom$300 – $600
2-Bedroom$400 – $800
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| Slor Kram | Quiet & Local | |
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Studio$180 – $350
1-Bedroom$250 – $500
2-Bedroom$350 – $700
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The Other Costs: Utilities & Hidden Fees
This is where you can get scammed if you are not careful. Always ask for these costs before you sign a lease.
Red Flag: Electricity Rates
Electricity is the big one. The official state rate from Electricite du Cambodge (EDC) is around 1,000 Riel (or $0.25 USD) per kilowatt-hour (kWh). Any landlord who tries to charge you more than $0.25/kWh is scamming you.
Water & Trash: These are very cheap. Expect to pay about $5 to $10 USD per month for both.
Internet: You will need your own plan in most traditional apartments. A fast, reliable 50+ Mbps plan costs about $20 to $25 USD per month.
Hidden Fees: If you rent in a new condo (condominium) or a borey (gated community), you will likely pay extra fees for management ($20 – $50/mo) or parking ($50 – $60/mo).
| Item | Average Cost (USD) | |
|---|---|---|
| Electricity (1-Bed Apt) | $50 – $100 | |
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Key FactMust be $0.25/kWh or less. Get this in your contract!
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| Water | $5 – $10 | |
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Key FactBilled monthly or bimonthly.
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| Internet | $20 – $25 | |
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Key Fact50+ Mbps plan. Choose your own provider.
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| Waste Collection | $2 – $5 | |
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Key FactUsually paid with the water bill.
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| Condo/Borey Fee | $20 – $50 | |
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Key FactOnly applies to modern condos or gated communities.
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| Parking (Car) | $50 – $60 | |
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Key FactIf applicable. Moto parking is often free or cheaper.
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Serviced Apartment vs. Traditional Flat
You have two main choices when renting: a serviced apartment or a traditional (non-serviced) flat. This choice is all about time and convenience.
These are common in new, modern buildings, designed for expats and professionals on shorter stays.
Pros: All-inclusive (rent often includes internet, cleaning, gym/pool access), fully furnished and move-in ready, and flexible 3-6 month leases are common.
Cons: Much more expensive, can feel like living in a hotel (less “local”), and you have less control over providers.
These are standard apartments or “flats” in local buildings. This is what most long-term expats choose.
Pros: Cheaper rent (more space for your money), more authentic “local” living, and you have full control to choose your own furniture and internet.
Cons: You pay for everything (electricity, water, internet), most landlords want 6-12 month contracts, and many are unfurnished.
SERAPH’s Recommendation
Do not rush to sign a 12-month lease from overseas. Book a serviced apartment or an Airbnb for your first month. Use this “base” to explore neighborhoods in person. Then, find a long-term traditional apartment that you have seen with your own eyes. This is the safest and smartest strategy.
Where to Find Your Apartment: A 5-Step Search Strategy
Finding the perfect apartment in Cambodia is a hybrid game. You must combine online and offline methods. The best strategy is to use agents, as they are free for you (the landlord pays their fee).
Start on Facebook Groups (The #1 Source)
This is where the market lives. Agents and landlords post new listings every hour. Post what you are looking for (e.g., “Looking for 1-bedroom, BKK1, max $500”) and agents will send you options. Key Groups: “Phnom Penh Housing”, “Phnom Penh Shared Housing”, and “Siem Reap Expats”.
Use Websites for Price Checking
Use big rental websites (like Realestate.com.kh and Khmer24) to get a feel for the average price and see what is available. Do not trust the listings are still available; many are old. Use them for research.
Hire a Real Estate Agent (For Free)
An agent will save you time and stress. They speak English and Khmer, they know the landlords, and they will drive you around to see properties. Top agencies like IPS Cambodia and Dabest Properties are well-known for helping expats.
Walk the Streets (The “Local” Method)
The best deals are often not online. Pick a neighborhood you love and just walk around. Look for “For Rent” (ជួល) signs. Take a photo of the sign and send it to your agent. They will call the landlord and arrange the viewing for you.
Find a Roommate or Shared Flat
If you are on a budget or want to meet people, a flat-share is a great option. Use the “Phnom Penh Shared Housing” Facebook group to find rooms for rent in larger apartments.
Phnom Penh Neighborhood Guide for Expats (2025)
Your choice of neighborhood will define your life in Phnom Penh. Here is a simple guide to the four main expat areas.
| Neighborhood | Vibe / Persona | |
|---|---|---|
| BKK1 | “The Diplomat” | |
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Avg. 1-BR Rent$700 – $1,800
ProsVery walkable, modern condos, best restaurants/gyms, all services.
ConsMost expensive, “expat bubble,” can feel less authentic.
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| Toul Tom Poung | “The Bohemian” | |
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Avg. 1-BR Rent$400 – $1,200
ProsAuthentic feel, great cafes, strong community, more affordable.
ConsNoisy, crowded streets, less polished.
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| Daun Penh (Riverside) | “The Partier” | |
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Avg. 1-BR Rent$450 – $1,500
ProsAmazing river views, endless nightlife, historic buildings.
ConsMain tourist zone, loud, can feel “dodgy” late at night.
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| Toul Kork | “The Family” | |
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Avg. 1-BR Rent$400 – $1,500
ProsQuiet, spacious, great value, wider streets.
ConsFar from the central action, must have transport (moto/tuk-tuk).
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Phnom Penh Expat Neighborhoods
A guide to the four most popular expat areas in the capital.
Siem Reap Neighborhood Guide for Expats (2025)
Siem Reap is a city for lifestyle, not for corporate jobs. The “neighborhoods” are small areas, or sangkats, defined by their vibe.
| Neighborhood | Vibe / Persona | |
|---|---|---|
| Sala Kamreuk | “The Lifestyle Expat” | |
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Avg. 1-BR Rent$320 – $700
ProsTrendy, quiet, leafy, full of expat services and yoga studios.
ConsMost popular expat hub, so prices are rising.
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| Svay Dangkum | “The Central Dweller” | |
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Avg. 1-BR Rent$300 – $600
ProsVery convenient, budget-friendly options, close to Old Market.
ConsCan be extremely loud and touristy near Pub Street.
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| Slor Kram | “The Nature Lover” | |
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Avg. 1-BR Rent$250 – $500
ProsPeaceful, green, relaxing, and more “local” vibe.
ConsNeed a bicycle or moto, fewer restaurants and services.
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Siem Reap Expat Neighborhoods
The most popular residential sangkats (areas) for expats in Siem Reap.
How to Negotiate Your Rent in Cambodia
In Cambodia, you must negotiate your rent. The asking price is just a starting point. Discounts of 20-25% are possible, especially if you sign a longer 12-month lease. But how you negotiate is everything. Cambodian culture is non-confrontational. Your goal is to get a good price while helping the landlord “save face”.
The Rules of Negotiation
- It Is Expected: Bargaining is normal. Do not be shy.
- Be Polite, Not Aggressive: Never be loud, angry, or point out flaws (“This is too small!”). This is a sign of weakness and will cause the landlord to lose face and end the talk.
- Build Rapport First: Be respectful and smile. Use the proper honorifics: “Lok” (Mr.) and “Lok Srey” (Mrs.). Express how much you like the property.
- Pro-Tip: Have a Khmer-speaking friend call about the property first. They will be given the “local price,” which gives you a real baseline to start from.
The SERAPH Script (How to Ask for a Discount)
Do NOT say: “That price is too high. I will pay $400.” (This is aggressive and will fail).
Instead, use this script: “Lok Srey, thank you so much for showing me the apartment. It is beautiful, and the location is perfect. I would love to be your tenant. My total budget for my new home is $400. I know your asking price is $500. Is there any way you could help me get closer to my budget? I can sign a 1-year contract and pay the deposit today.”
This works because: You are polite and give a compliment. You frame it as them helping you solve your problem (your budget). You offer them stability (a 1-year contract).
The Legal Checklist: Your 2025 Compliance Guide
This is the most important section of this guide. Cambodian rental law is “pro-landlord”. Your only protection is a good contract and following the law.
1. Documents You (The Tenant) Need
This part is simple. To sign a lease, you only need two things:
- Your Original Passport
- A Valid Cambodian Visa
If you are renting under your company’s name, you also need the company’s Patent and VAT certificate.
2. Your Landlord’s Legal Duty (The FPCS)
This is a critical, non-negotiable step for your legal safety.
What it is: The Foreigners Present in Cambodia System (FPCS). It is an online app run by the Ministry of Interior.
The Law: All landlords (hotels, guesthouses, and apartment owners) are legally required to register all foreigners who stay on their property.
The Deadline: They must register you in the app within 24 hours of you moving in.
CRITICAL VISA WARNING: THE FPCS RULE
If your landlord does not register you in the FPCS, you will not be able to extend your Cambodian visa.
Your Action Plan: Before you sign any lease, you must ask the landlord or agent one question: “Do you use the FPCS app to register tenants?”
If they say “yes,” you are safe. If they look confused, say “don’t worry,” or say “no,” you must walk away and find a different apartment.
Decoding Your Lease: 7 Clauses to Never Ignore
The lease agreement is your only real protection. Read it carefully. If you have a good agent, they will help you. Never sign a contract you do not understand.
The Language
The lease must be in both English and Khmer. CRITICAL: In any legal dispute, the Khmer-language version will always be the one that matters in court. Make sure the translation is perfect.
The Deposit
The contract must state the exact deposit amount (e.g., “one month’s rent”) and the exact conditions for its full return (e.g., “Deposit will be returned in full within 7 days of lease end, pending a satisfactory joint inspection”).
The Utility Rates
Never sign a lease that does not state the utility rates in the contract. This is your #1 protection against scams. It should say, “Electricity will be billed to the tenant at a rate of 1,000 Riel (or $0.25 USD) per kWh”.
The Termination Clause
What happens if you need to leave early? The contract must say what the penalty is. Usually, you will lose your entire deposit.
Repairs & Maintenance
Who fixes the air-conditioner when it breaks? Who pays for a leaking pipe? The lease must state who is responsible for major repairs (usually the landlord) and minor ones (usually the tenant).
Landlord Access
The landlord does not have the right to enter your apartment anytime they want. The lease should state they must give you “at least 24 hours’ written notice” before entering, except for a real emergency.
Subletting
Do you want to get a roommate later? The contract probably says this is forbidden. If you want the option, you must get it in writing.
SCAM-PROOFING: 5 Common Rental Scams
While Cambodia is a safe country, the rental market has known risks. The widespread presence of cyber-scam compounds in the country has created an environment where tenants must be extra careful. Here are the top 5 scams and how to beat them.
The Scam: You find a beautiful apartment online for a price that is too good to be true. The “landlord” says they are overseas and asks you to send a deposit via wire transfer to “hold” the property for you.
How to Beat It: Never, ever pay a deposit for a property you have not seen in person. Period.
The Scam: You move in. Your first electricity bill is $200. You find out the landlord is charging you $0.40/kWh, almost double the real rate.
How to Beat It: Get the exact rate (max $0.25/kWh) written inside your lease agreement.
The Scam: You get a phone call from someone claiming to work for Electricite du Cambodge (EDC). They say your bill is late and your power will be cut right now unless you send them money immediately via a Wing or TrueMoney transfer.
How to Beat It: This is 100% a scam. EDC never does this. All official payments are made through the EDC app or at a payment counter with a real invoice. Hang up and block the number.
The Scam: You move out. The landlord keeps your $500 deposit. They “find” small scratches on the wall or say they need to repaint the whole apartment.
How to Beat It: You must follow the deposit-return process in the next section. It starts on the day you move in.
The Scam: Your lease ends. You move out. Your landlord simply stops replying to your messages and disappears with your money.
How to Beat It: Use the “Level 1” or “Level 3” strategy in the next section.
How to Get Your Deposit Back: A Proven Process
Level 1: The Best Strategy
Use your deposit as your final month’s rent. This is the only 100% scam-proof method and is a common agreement in Cambodia.
Level 2: The Standard Process
Document everything. On move-in day, send video/photos of all pre-existing damage to your landlord in writing. Give notice and deep-clean before move-out.
Level 3: The “Nuclear Option”
If being scammed, politely state in writing that you will be forced to report the undeclared rental income to the General Department of Taxation.
Frequently Asked Questions
How much is a rental deposit in Cambodia?
A rental deposit is typically 1-2 months’ rent. A 6-month contract often requires a 1-month deposit. A 12-month contract often requires a 2-month deposit.
Do I need a visa to rent an apartment in Cambodia?
Yes. You cannot sign a legal lease agreement without a valid passport and a valid Cambodian visa. More importantly, your landlord must register you in the FPCS app, which is linked to your visa status.
What happens if I break my lease early in Cambodia?
You will almost certainly lose your entire security deposit. This is the standard penalty for breaking a contract early, and it should be stated in your termination clause.
Is it safe to rent an apartment in Cambodia in 2025?
Yes, it is very safe if you are smart. The main risks are financial (scams), not physical. If you follow this guide—especially the rules about the FPCS app and getting utility rates in your contract—you will avoid 99% of all problems.
What are average utility costs in Phnom Penh?
For a 1-bedroom apartment, plan on $80 to $150 USD per month. This includes electricity (this varies a lot based on your A/C use), internet ($20-25), and water/trash ($10-15).
Find Your Home in Cambodia
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