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Home Loan នៅកម្ពុជា ២០២៦: Home loan អាចមានដែល banks ចម្បងៗ rate 8-12% p.a. ។ ABA Bank ណែនាំ — rate ពី 8% p.a., term maximum 25 ឆ្នាំ ។ ជនបរទេសចំណាំ: Cambodia Constitution ហាម foreign land ownership ។ ជនបរទេសអាច own strata-title condo តែប៉ុណ្ណោះ — មិនអាច own ដី, borey ឬ shophouse ។ Nominee structure (ដាក់ដីឈ្មោះខ្មែរ) — ILLEGAL ។ Hard title ចាំបាច់ — bank ទាំងអស់ refuse soft title mortgage ។
🇰🇭 Home Loan · Mortgage · ABA · ACLEDA · Canadia · ជនបរទេស · Borey vs Condo · ២០២៦
Home Loan នៅកម្ពុជា ២០២៦ — Rate, Lenders, ច្បាប់ Foreign Buyer
ការទិញ property នៅកម្ពុជា — legal, financial, practical complexity ។ Guide នេះ cover: foreign ownership rules, lender comparison, true cost, hard title vs soft title ។
⭐ Term ដែម: 25 ឆ្នាំ (ABA Bank)
⚠️ ជនបរទេស: Condo (strata title) only
🚫 Nominee structure: Illegal ។ ហាមធ្វើ ។
8%
Starting rate p.a. — ABA Bank home loan
25 ឆ្នាំ
Maximum mortgage term — ABA Bank
❌
ជនបរទេស own ដី — ហាម Constitution
70%
Maximum foreign ownership — condo building ១
5%
Transaction costs ប្រហាក់ % property price — budget extra
ច្បាប់ Foreign Property Ownership — ចំណុចសំខាន់
🚫 ជនបរទេស មិនអាច Own ដីនៅកម្ពុជា
Article 44 Cambodia Constitution: ជនជាតិខ្មែរប៉ុណ្ណោះ ដែលមាន right own ដី ។ Foreign nationals, foreign-owned companies, permanent residents ទាំងអស់ — ហាម own land title ។
✅ ជនបរទេស CAN Own:
- Strata-title condo units — 2010 Foreign Ownership Law
- Maximum 70% per building
- Floor 1+ (ground floor ហាម)
- Long-term lease — 50 years + renew
❌ ជនបរទេស CANNOT Own:
- ដី (ប្រភេទណាក៏ដោយ)
- Borey (gated community)
- Shophouse with land title
- Village house + ដី
🚫 Nominee Structure — ហាមខ្លាំង
Nominee structure = ជនបរទេសសង pay ប្រាក់ ប៉ុន្តែ title ខ្មែរ ។ ILLEGAL ។ ហានិភ័យ:
- Cambodian courts — ឬ enforce ។ Constitution violate ។
- Nominee (ខ្មែរ) ជា legal owner ពេញ ។ អាច sell, mortgage, ប្រើ
- ជនបរទេស — គ្មាន legal recourse ប្រសិន nominee sell
- Authorities អាច void ប្រសិន found
Legal alternatives: Buy strata-title condo · Long-term registered lease (50 years) · Cambodian-majority company (51% Khmer)
ប្រភេទ Property — ន័យ Financing
🏘️
Borey
ខ្មែរ only · Mortgageable
Gated community + land title ។ Banks mortgage ។ ជនបរទេស: ហាម ។
🏢
Condo
ជនបរទេស ✅
Strata-title ។ Foreign own 70% max ។ Banks mortgage — ខ្មែរ + ជនបរទេស ។
🏪
Shophouse
ខ្មែរ only · Land title
Hard land title ។ Mortgage OK ខ្មែរ ។ ជនបរទេស: ហាម ។
🌾
ដី / Villa
ខ្មែរ only · Hard title
Hard title required mortgage ។ ជនបរទេស: ហាម ។
Hard Title vs Soft Title — ចំណុចស្នូល
⚠️ Bank ទាំងអស់ REFUSE Soft Title Mortgage
ABA, ACLEDA, Canadia, Maybank — ទាំងអស់ refuse mortgage soft-title property ។ Non-negotiable ។ ប្រសិន property ដែលអ្នក consider គ្មាន hard title — bank loan: មិនបាន ។
✅ Hard Title (Cadastral Certificate)
- Issued by Ministry of Land Management
- GPS-surveyed boundaries
- All commercial banks accept — mortgage collateral
- Can sell, mortgage, inherit
- Recognised by all courts
❌ Soft Title
- Village chief letter ឬ commune confirmation
- NOT issued by national land ministry
- Commercial banks — REJECT
- Boundaries disputed possible
- MFI only — higher rate
- Convert to hard title: 6-18 months, 1-5% land value
ប្រៀបធៀប Lender ២០២៦
| Lender | Rate p.a. | Term Max | LTV Max | ជនបរទេស? | ព័ត៌មានសំខាន់ |
|---|---|---|---|---|---|
| 🏆 ABA Bank | 8-12% ⭐ | 25 ឆ្នាំ ⭐ | 70% | Condo only | Rate ល្អ · Term ដែម · Digital |
| ACLEDA Bank | 9-13% | 20 ឆ្នាំ | 70% | Limited | Provincial · Civil servant · 250+ branches |
| Canadia Bank | 9-13% | 20 ឆ្នាំ | 70% | Case-by-case | FD holders · Real estate history |
| Maybank Cambodia | 9-14% | 20 ឆ្នាំ | 65% | ✅ ល្អបំផុត | Expat/foreign buyer · ASEAN property |
LTV = Loan-to-Value ។ Rate verified April 2026 ។ Actual rate ขึ้น income, property valuation, LTV ។
ចំណាយពិតប្រាកដ — ទិញ Property កម្ពុជា
| ចំណាយ | Rate/ចំនួន | Note |
|---|---|---|
| ពន្ធ + Government Fees | ||
| Transfer tax | 4% of value | GDT — ចំណាយ biggest single |
| Stamp duty | 0.1% | Contract value |
| Title registration | $100-500 | Ministry of Land Management |
| Bank + Professional Fees | ||
| Bank processing fee | 0.5-1% of loan | One-time upfront |
| Property valuation | $200-800 | Bank appoints valuer |
| Agent commission | 2-3% | Negotiable |
| TOTAL Extra (estimate) | 4-7% of price | Budget 5% extra ជានិច្ច |
ឧទាហរណ៍ Property $100,000
Down payment (30%): $30,000 · Transfer tax (4%): $4,000 · Stamp: $100 · Registration: $300 · Bank fee: $525 · Valuation: $400 · Agent (2.5%): $2,500 · Insurance: $200 = Total cash needed: ~$38,000 (មិនមែន $30,000 ។)
ABA Bank Home Loan — Rate ល្អបំផុត
✅ ABA Home Loan Key Terms
- Rate: 8-12% p.a. — lowest available
- Term: 25 ឆ្នាំ — longest Cambodia
- LTV: 70% (down payment 30%+)
- Currency: USD (primary)
- Processing: 0.5-1% of loan
- Insurance: Property insurance required
📊 Monthly Payment Example
| Loan | Rate | Term | Monthly |
|---|---|---|---|
| $30,000 | 9% | 15y | ~$304 |
| $60,000 | 10% | 20y | ~$579 |
| $100,000 | 10% | 25y | ~$908 |
សំណួរ-ចម្លើយ (FAQ)
ជនបរទេស own property Cambodia — legal ឬ?
Strata-title condo — YES, legal (2010 Law) ។ ដី, borey, shophouse — ហាម Constitution ។ Nominee structure — Illegal ។ Long-term lease 50 years — legal alternative ។
Rate home loan ល្អបំផុត ២០២៦?
ABA Bank ពី 8% p.a. — salaried borrowers, hard title, 70% LTV ។ ACLEDA + Canadia ពី 9% ។ Developer finance 10-18% — expensive ហើយ risky ។
Hard title vs Soft title — ខុសគ្នាដូចម្តេច?
Hard title — Ministry of Land Management, GPS boundaries, banks accept mortgage ។ Soft title — village/commune, banks REJECT mortgage ។ Banks ទាំងអស់ non-negotiable: hard title only ។
Down payment minimum ប៉ុន្មាន?
Standard LTV max 70% = down payment 30%+ of bank valuation ។ Bank valuation អាចទាបជាង purchase price — gap: your cash ។ Budget carefully ។
Borey ជាអ្វី? ជនបរទេស buy ได้?
Borey = gated community housing development + individual land titles ។ Cambodian middle class popular ។ Commercial banks mortgage ។ ជនបរទេស: ហាម — comes with land title ។
Off-plan property — Safe ទេ?
Off-plan carries developer failure risk ។ Cambodia គ្មាន escrow law ។ MoneyKH: prefer bank finance over developer installment ។ Established developer track record important ។ Independent lawyer before signing ។
MoneyKH Summary — Home Loan ២០២៦
Hard title · Bank finance · Budget 5% extra · ច្បាប់ foreign ownership ។
ABA Bank 8% p.a. 25 ឆ្នាំ = ល្អបំផុត salaried buyers ។ ACLEDA = provincial ។ Maybank = foreign buyers ។ ជនបរទេស: condo only, ហាម ដី, ហាម nominee ។ Hard title non-negotiable ។ Budget 5% extra above purchase price ។
Rate ល្អ: ABA 8% ⭐ · Provincial: ACLEDA ⭐ · Foreign: Maybank ⭐ · FD holders: Canadia ⭐
MoneyKH Research Team · មិថុនា ២០២៦ · Disclaimer →
The MoneyKH Research Team comprises independent financial researchers, market analysts, and editorial professionals with direct on-ground knowledge of Cambodia’s banking, fintech, and financial services sector. All rates, fees, and product data published on MoneyKH are verified directly with each institution before publication. MoneyKH operates as an editorially independent platform with no affiliate partnerships — see our editorial policy for full disclosure.
