How to Get a Long-Term Visa by Buying Property
Cambodia visas, temporary and permanent residency: programs, conditions, costs and the path to citizenship.
We work regularly with buyers from Russia and the CIS, and the same questions come up every time: how to buy safely, how to sort out a visa, what ownership really costs and what yield you can actually expect. Here is a practical guide.
Visa Categories at a Glance
Cambodia's long-stay system is simpler than most of the region. The three that matter for foreign residents:
- E-class (business) visa — issued in-country, extendable in 1, 3, 6 or 12-month increments. The workhorse for anyone employed or self-employed.
- ER (retirement) — an E-visa extension category for retirees. No formal minimum income, no medical requirement.
- My Second Home (MSH) — a 10-year residency tied to a USD 168,000 government-approved property investment plus USD 50,000 in program fees.
The MSH Program in Practical Terms
MSH gives you a 10-year visa, a 5% annual yield on the qualifying real estate, and a pathway toward Cambodian citizenship after seven years. The USD 50,000 government fee is non-refundable; the property is a real asset you own. For families that plan to spend meaningful time in Cambodia, MSH is the cleanest way to hold long-term status without the annual EB extension paperwork.
Extensions and Paperwork
An EB extension is straightforward: passport, forms, fee, a business or employment justification. It's usually delegated to a local visa agent for USD 200–350. Complications only emerge when someone overstays, works without a work permit, or accepts a "cheap" package that skips the Ministry of Labor filing.
Work Permits
Any foreigner employed inside Cambodia — including as a director of their own company — needs a Ministry of Labor work permit and quota approval. It's routine, but skipping it can create tax and immigration exposure that's expensive to unwind later.
Family and Dependents
Spouses and children of an E-class visa holder can obtain dependent visas of matching duration. Marriage certificates and birth certificates must be legalized. Once you know the paperwork, family renewals batch cleanly into a single trip to the immigration office.
What to do next
If you are considering a purchase in Cambodia, start with two steps: (1) browse our current properties in the Listings section and (2) contact our team — we will work through your specific situation and save you weeks of searching.