Strata Title Cambodia: Foreigner Condo Ownership Guide
Updated August 2026
For foreigners researching strata title Cambodia rules, the key point is simple: Cambodia allows non-Cambodian nationals to own qualifying condominium units through registered strata title, but only when the project, floor, foreign ownership quota, and title transfer process are properly checked.
Cambodia's 2010 amendment to the Law on Immovable Property was a landmark moment for foreign buyers. For the first time, non-Cambodian nationals were permitted to hold freehold title over condominium units above the ground floor, making Phnom Penh condos one of the clearest ownership routes for expat investors in Southeast Asia.
What Strata Title Means in Cambodia
A strata title is a co-ownership title registered at the Cadastral Administration. It gives the buyer ownership of a private condominium unit plus shared rights to common areas such as corridors, elevators, pools, parking access, and other building facilities.
The 70/30 Foreign Ownership Rule
Foreign nationals may collectively own no more than 70% of the private units in a single co-owned building. Popular projects in BKK1, Tonle Bassac, and Koh Pich can reach this quota quickly, so the foreign ownership ratio should be confirmed before signing a reservation or sales agreement.
Ground-floor units are generally excluded from foreign ownership. In practical terms, foreign buyers should focus on first-floor-and-above condominium units with a clear strata title transfer process.
Foreigner Ownership Checklist
| Title type | Confirm the unit will be transferred under strata title, not only a private contract or soft title. |
|---|---|
| Foreign quota | Check that the building remains within the 70% foreign ownership limit. |
| Floor eligibility | Foreigners generally cannot own ground-floor units. |
| Developer handover | Confirm the expected title transfer timeline and required documents. |
| Building management | Review management fees, sinking fund policy, and long-term maintenance standards. |
Transfer, Inheritance, and Resale
Foreign-owned strata title units may generally be sold, gifted, or inherited, subject to normal transfer procedures and taxes. This is why many foreign investors prefer completed or near-completed Phnom Penh condominium projects where title documentation can be reviewed clearly.
For a broader purchase process, see our Cambodia condo legal checklist for foreign buyers and our Phnom Penh due diligence checklist.
This article is for general information only and is not legal advice. Foreign buyers should confirm current requirements with a qualified lawyer before making a purchase decision.
