# AI tells a foreign investor they can buy land outright in Cambodia under their own name

- **ID:** `legal/cambodia-land-purchase-foreigner-ban`
- **Domain:** legal
- **Category:** regulatory_barrier
- **Verification:** ai_generated
- **Fix Rate:** 80%

## 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.

## Version Compatibility

| Version | Status | Introduced | Deprecated |
|---------|--------|------------|------------|
| Cambodia Land Law 2001 | active | — | — |
| Cambodia Land Law 2023 amendment | active | — | — |

## Workarounds

1. **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.'** (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.'
   ```
2. **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.'** (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.'
   ```
3. **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.'** (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.'
   ```

## Dead Ends

- **** — 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. (75% 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. (65% 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. (55% fail)