How Foreigners Can Own and Enjoy Landed Luxury Residences in Phnom Penh

Written By chheng leang

Legal Pathways, Ownership Solutions & Lifestyle Aspirations for the Discerning Investor

Phnom Penh’s skyline may be filled with glittering high-rises, but for many affluent buyers, true luxury still means land, space, and privacy. Today’s high-net-worth individuals (HNWIs) — both local and international — are looking beyond penthouses to landed estates that offer exclusivity, security, and a sense of permanence.

Projects such as Norea Cove Residences are redefining this category: a gated riverside enclave of grand villas that blends resort-style serenity with architectural distinction. Yet, for foreign buyers, the path to owning such estates requires navigating Cambodia’s land-ownership laws with care and precision.

Understanding the Legal Landscape

Under Cambodia’s Constitution and 2001 Land Law, foreigners cannot hold freehold ownership (hard title) of land. This means villas, twin houses, and other landed residences cannot be registered under a foreigner’s name directly.

However, Cambodia’s legal framework allows alternative structures that grant long-term control and use rights equivalent to ownership — provided the buyer works with qualified legal representation and registers the proper agreements.

Norea Cove Residences — An Icon of Modern Landed Luxury

Located on the new Koh Norea development fronting the Bassac River, Norea Cove Residences stands as one of Phnom Penh’s most prestigious landed estates. Each super-villa spans up to 1,500 sqm of living area with private pools, elevators, entertainment rooms, and expansive terraces overlooking the river.

For foreign investors, Norea Cove Residences showcases what’s achievable through the right legal pathways — secure, sophisticated ownership with full enjoyment of the estate lifestyle.

“Experience Cambodia’s rarest privilege — a private riverfront estate with all the rights and security that discerning global buyers demand. Through legally structured ownership solutions, you can truly own your lifestyle at Norea Cove Residences — where luxury meets legacy.”

Five Proven Ownership & Control Solutions for Foreign Buyers

How It Works in Practice

For Norea Cove Residences, a typical foreign buyer may:

  • Establish a land-holding company (with 49 % foreign ownership) that holds the villa plot; or

  • Register a long-term lease (up to 50 years + renewal) with the developer or landowner; or

  • Use a licensed trust registered with the Ministry of Economy and Finance to hold the property on their behalf.

All three options enable full use — residence, leasing, renovation — while ensuring legal compliance.

Why HNWIs Are Turning to Landed Estates

  • Privacy & Exclusivity: Detached homes offer what no condo can — total privacy, gardens, and personal outdoor space.

  • Legacy Value: Landed assets carry generational value and can be structured into trusts or family estates.

  • Rarity: Phnom Penh’s available land for luxury residences is extremely limited, especially along the riverside.

  • Safe Capital Diversification: Through transparent legal frameworks and registered ownership vehicles, foreign buyers gain exposure to Cambodia’s fast-developing real-estate market with strong upside.

Key Steps Before You Buy

  1. Engage a reputable legal advisor or trust company experienced in foreign-ownership structuring.

  2. Verify the title — confirm hard-title registration, zoning, and absence of liens.

  3. Decide your structure (leasehold, company, or trust) based on investment horizon and risk appetite.

  4. Register properly with the relevant ministries to protect enforceability.

  5. Plan succession through corporate shares or trust deeds to ensure inter-generational continuity.

Final Word

Owning or controlling a landed luxury residence in Phnom Penh is not beyond reach for foreign buyers — it simply requires the right legal pathway and professional representation.

Projects like Norea Cove Residences demonstrate how Cambodia’s new generation of luxury estates can welcome global investors without compromising compliance or control. For those who value space, security, and the prestige of riverfront living, Phnom Penh offers a new class of ownership — where the privilege of land meets the protection of law.

Looking for Phnom Penh's luxury landed residences?

Hoem Seiha, ERA Curator of Luxe Residences |

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