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Hard title or soft title: what to check before you pay

The type of title decides how safe a Cambodian property purchase is. A plain-language checklist for buyers and renters in Siem Reap.

Damnek editorialUpdated 13 Oct 20262 min read
A land title certificate lying on a wooden table with a set of keys on top of it
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  1. Two kinds of title
  2. Your checklist
  3. How Damnek helps
  4. Sources

General information as of 8 October 2026, not legal or tax advice. Rules change; confirm with a licensed Cambodian lawyer or the authority before you sign or pay.

Two kinds of title

  • Hard title is registered nationally at the Ministry of Land Management. It carries stronger legal protection and is recognised across the country. For condominium units the equivalent is the strata title.
  • Soft title is recorded only at the local commune level. It is common, and it carries a higher risk of disputes, especially when a property is resold.

Foreign buyers should insist on hard title or strata title. Local buyers are also better protected by it.

Your checklist

  1. See the original title, not a photocopy or a photo on a phone.
  2. Match the name on the title to the seller's identity card. If someone else is selling, ask for written authority.
  3. Check the boundaries on the ground against the plan. Walk the plot with the seller.
  4. Ask about debts and claims, such as a mortgage or a family dispute. Your lawyer can check.
  5. Use an independent lawyer before you pay any deposit.
  6. Put the deal in writing: price, what is included, payment steps and the date of transfer.
  7. Pay tax correctly. Transfers are not legally valid until the capital gains tax, once it applies to property from 1 January 2027, is paid. See our news item on the tax.
  8. Pay by traceable bank transfer, never cash in an envelope.

How Damnek helps

Every Damnek listing shows its title type, so you can filter by it on Buy and Land. An agent can tell you what they know, but the check is yours to make: an agent's statement is not a replacement for seeing the document.

Sources

Damnek editorial

Plain-language notes on buying, renting and owning property in Siem Reap, written from public sources that are linked at the end of each post.

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Questions people ask2

What is the difference between hard and soft title?

A hard title is registered nationally at the Ministry of Land Management. A soft title exists only at the local commune level. Hard title gives stronger legal protection.

Do I need a lawyer?

Yes. Use an independent Cambodian lawyer who does not work for the seller or the agent, and have them check the title before any deposit.

Keep reading

Related reading

All guides
Buying guide

Can foreigners buy property in Siem Reap?

Yes, within limits. Foreigners can own condominium units by strata title, up to 70% of a building, and can hold houses and land through long leases or a Cambodian company.

Read the guideCapital gains tax

Capital gains tax on Cambodian property: due from 1 January 2027

The 20% capital gains tax on land and buildings was postponed again in January 2026. What is in force now, what starts in 2027, and what sellers in Siem Reap should plan for.

Read the guideSmart city

Siem Reap Smart City Phase 2 starts in September 2026

A joint programme of the provincial administration and JICA moves from pilots to scale around Pub Street and the river. What it covers and what property owners should watch.

Read the guide
Hard title or soft title: what to check before you pay — Damnek