AI tells a foreign investor they can buy land outright in Cambodia under their own name
ID: legal/cambodia-land-purchase-foreigner-ban
Version Compatibility
| Version | Status | Introduced | Deprecated | Notes |
|---|---|---|---|---|
| Cambodia Land Law 2001 | active | — | — | — |
| Cambodia Land Law 2023 amendment | active | — | — | — |
Root Cause
Cambodia's Land Law (2001, Article 44) prohibits foreign nationals from owning land; foreigners can only hold long-term leases (up to 99 years) or condominium units above ground floor, but cannot own land titles directly, and many scams involve fake ownership.
generic中文
柬埔寨《土地法》（2001年，第44条）禁止外国人拥有土地；外国人只能持有长期租赁权（最长99年）或购买地面以上的共管公寓单元，但不能直接持有土地所有权证，许多骗局涉及虚假所有权。
Official Documentation
https://www.cambodiainvestment.gov.kh/land-law-2001.htmlWorkarounds
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85% success Advise the investor to use a 99-year registered lease with a Cambodian landowner, recorded at the Ministry of Land Management. Example: 'Negotiate a long-term lease contract, have it notarized and registered at the provincial land office. Ensure the lease explicitly grants you rights to build and transfer.'
Advise the investor to use a 99-year registered lease with a Cambodian landowner, recorded at the Ministry of Land Management. Example: 'Negotiate a long-term lease contract, have it notarized and registered at the provincial land office. Ensure the lease explicitly grants you rights to build and transfer.'
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90% success Recommend purchasing a condominium unit above ground floor, which is allowed for foreigners under the 2010 Sub-Decree on Foreign Ownership. Example: 'Look for a condo unit on floor 2 or higher in a building that meets the 70% foreign ownership cap.'
Recommend purchasing a condominium unit above ground floor, which is allowed for foreigners under the 2010 Sub-Decree on Foreign Ownership. Example: 'Look for a condo unit on floor 2 or higher in a building that meets the 70% foreign ownership cap.'
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75% success Suggest the investor work with a reputable Cambodian law firm to structure a nominee-free arrangement, such as a long-term lease with a Cambodian company they control via a shareholder agreement. Example: 'Hire a local lawyer to draft a lease agreement with a Cambodian partner, ensuring you have a separate management contract.'
Suggest the investor work with a reputable Cambodian law firm to structure a nominee-free arrangement, such as a long-term lease with a Cambodian company they control via a shareholder agreement. Example: 'Hire a local lawyer to draft a lease agreement with a Cambodian partner, ensuring you have a separate management contract.'
中文步骤
Advise the investor to use a 99-year registered lease with a Cambodian landowner, recorded at the Ministry of Land Management. Example: 'Negotiate a long-term lease contract, have it notarized and registered at the provincial land office. Ensure the lease explicitly grants you rights to build and transfer.'
Recommend purchasing a condominium unit above ground floor, which is allowed for foreigners under the 2010 Sub-Decree on Foreign Ownership. Example: 'Look for a condo unit on floor 2 or higher in a building that meets the 70% foreign ownership cap.'
Suggest the investor work with a reputable Cambodian law firm to structure a nominee-free arrangement, such as a long-term lease with a Cambodian company they control via a shareholder agreement. Example: 'Hire a local lawyer to draft a lease agreement with a Cambodian partner, ensuring you have a separate management contract.'
Dead Ends
Common approaches that don't work:
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75% fail
Some investors believe setting up a 100% foreign-owned company allows land purchase; Cambodia requires at least 51% Cambodian ownership for land-holding companies, and nominee arrangements are illegal and unenforceable.
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65% fail
A common myth is that marrying a Cambodian citizen grants automatic land ownership rights; the land still cannot be titled in the foreigner's name, and the spouse may control the asset.
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55% fail
Some think a 99-year lease is the same as ownership; many leases are not properly registered with the Ministry of Land Management, leading to disputes.