Living in Cambodia Long-Term: The 2026 Visa Guide for Investors and Residents

Property Hub Cambodia

Buying property in Cambodia is only part of the picture. Here is how to actually stay — from tourist visas to retirement and business extensions that let you build a life here.

Cambodia's Visa System in 2026

One of the questions we hear most from buyers who are considering Cambodia seriously — not just as an investment vehicle, but as a place to live part of the year — is about visas. How long can you stay? What's the easiest path to long-term residency? What changed with the e-Arrival system?

The answers are more straightforward than most people expect. Cambodia remains one of the more accessible countries in Southeast Asia for long-term foreign residents, and the 2024 introduction of the e-Arrival system has streamlined the entry process without adding meaningful hurdles.

Entry: The e-Arrival System

Since July 2024, all air travellers to Cambodia must register through Cambodia's e-Arrival system before landing. Registration is done online and replaces the paper arrival forms previously used at airports. You receive a digital confirmation by email; you no longer receive a physical passport stamp on arrival.

The e-Arrival process is quick — most travellers complete it in under ten minutes. It applies regardless of your visa type and is separate from the visa application itself.

The Two Main Visa Types

Tourist Visa (T-Visa) The tourist visa permits a single 30-day entry, renewable once for an additional 30 days — a maximum of 60 days in total. This is the right option for short visits and property viewings, but not for extended stays. Tourist visas cannot be extended beyond the single renewal.

Ordinary Visa (E-Visa) The E-visa is the workhorse for longer-term residents. It comes in four categories:

Business (EB) — for those operating or employed by a business in Cambodia. Renewable annually, with no fixed expiry limit as long as the business relationship continues.

Employment (EG) — for foreign nationals employed by a Cambodian company. Requires a work permit alongside the visa.

Retirement (ER) — for applicants over 55 with sufficient pension or savings to demonstrate financial self-sufficiency. This is increasingly popular among European and Japanese investors who combine property ownership with part-year residence.

Student (ES) — for those enrolled in recognised educational programmes.

The Retirement Visa: What Investors Need to Know

The ER retirement visa is the most relevant option for property investors who want to spend extended time in Cambodia without operating a business. Requirements in 2026:

Age 55 or above

Evidence of sufficient savings or regular pension income

Clean criminal record

Annual renewal (typically straightforward with consistent financial documentation)

The retirement visa does not grant the right to work, but it allows indefinite annual renewal for eligible applicants. Many of our European, Japanese, and Australian buyers use this pathway to spend 3–6 months per year in Phnom Penh while their property generates rental income during the periods they are away.

How to Apply

Visa on arrival — available at major airports. Cost: $30–40 USD. Processing: 10–30 minutes. Suitable for tourist visas and initial E-visa entry.

Online application — via evisa.gov.kh. Cost: $36–42 USD. Processing: approximately 3 working days. Recommended for first-time visitors who prefer certainty before arrival.

Embassy application — through a Cambodian embassy in your home country. Slower but useful for complex cases or specific visa categories.

A Note for Property Buyers

Owning property in Cambodia does not automatically confer residency rights. A property purchase and a long-term visa are separate processes. That said, property ownership strengthens your case when applying for long-term visa renewals — it demonstrates genuine ties to the country and financial stability.

If you're planning to buy and live in Cambodia part-year, we recommend confirming your visa strategy before purchase completion. Our team can connect you with trusted local immigration advisors who handle this process regularly.

Cambodia's door is genuinely open to foreign residents. The paperwork is manageable, the costs are low, and the quality of life in Phnom Penh's BKK1 district — proximity to international schools, restaurants, medical facilities, and a strong expat community — makes the practical side of long-term residency more comfortable than most first-time visitors expect.