Condos Above Ground Floor, With a Real Title Risk
Foreigners cannot own land in Cambodia under any circumstance. Under the 2010 Foreign Property Ownership Law, Americans can own condominium units above the ground floor outright via strata title, capped at 70% foreign ownership per building. The single biggest risk in Cambodian property isn't the ownership cap itself, it's the difference between hard title and soft title.
The 70% Foreign Ownership Cap
Across an entire condominium building, foreigners may own up to 70% of total units, ground-floor units are reserved for Cambodian citizens only. Confirm a building's current foreign ownership percentage with the developer or building management before signing a reservation agreement, projects popular with foreign buyers can approach the cap faster than expected.
Hard Title vs. Soft Title: The Real Risk
Hard title is registered nationally and represents the most secure form of property title available in Cambodia. Strata title for condo units, when properly issued, functions similarly for foreign ownership purposes.
Soft title is registered only at the local commune level, a genuinely weaker form of documentation that offers considerably less legal protection. Foreign buyers should insist on hard title or properly issued strata title and treat any soft title offer as a serious warning sign, not a minor paperwork distinction.
Landed Property Workarounds
For those wanting landed property rather than a condo unit, the established legal workarounds are a long-term leasehold (up to 50 years, often renewable) or setting up a Cambodian-majority-owned company structure, both requiring careful legal structuring rather than informal arrangements.
