Understanding Commercial Real Estate Listings in Cambodia
How to decode business takeover offers and avoid common traps
How to Decode Commercial Property Offers in Cambodia
“Commercial Listings” - What You Need to Know
You’re searching for the ideal location to launch your next business project in Cambodia, but you’re unsure why similar commercial listings show such huge differences in price and conditions.
Why do commercial listings in Cambodia vary so much?
Because the seller alone decides how to evaluate their selling price. They may believe that the conditions of the contract they signed with the property owner were favorable, and they will include their own investments. Which they expect the next tenant (you) to reimburse as you will now benefit from them.
This is why proper verification is essential.
What Does the Listed Price Represent?
If the seller is a tenant, they will typically value:
- The commercial lease contract
- Renovation or improvements they invested in
- Business reputation and visibility
- Booking or order history
- The business name
- Website, Facebook page, online reviews
- A trained team already in place
- Ongoing marketing or advertising
How to Know Whether a Business is a Good Fit for Your Project?
The best way is simply to contact us. We often already know many details about the establishment, and we also have the ability to uncover its full history, liabilities, and background.
KEY POINT YOU MUST UNDERSTAND
In this type of listing, you do not become the owner of the establishment, nor of any “business assets”. This concept does not exist in Cambodia.
You are a tenant, with a rental contract valid for a fixed period of time.
The Two Types of Commercial Listings in Cambodia
On Cambodian real estate listings, you will typically find two categories:
- A business with rent + deposit + a selling price
- A business with rent + deposit and no selling price
1. Commercial Listing With a Selling Price
There is a “selling price” indicated.
A. When the seller is not the owner
The seller is not the owner of the building or of any “business asset.” They are simply the current tenant, looking to transfer their lease contract, along with a “takeover price,” which reflects:
- Their investments
- Their reputation
- Their booking/ordering history
- Their visibility
However, this transfer can only happen if the real owner (usually Khmer):
- Is informed
- Approves the contract transfer
- Agrees to let you take the place
- Accepts to issue a new contract in your name
It is common for the owner to take this opportunity to increase the rent or deposit, or modify the contract terms.
B. When the property owner requests a takeover price
Some Khmer property owners may also set a “takeover price,” especially if the new contract was negotiated with excellent conditions for the new tenant. These advantageous clauses give value to the contract and can allow you to generate an immediate capital gain simply by reselling the business.
This is one of BCC’s specialties.
2. Commercial Listing Without a Selling Price
When no selling price is displayed:
It often means that the property will be rented directly by the Khmer owner, who knows the establishment requires renovations or improvements.
These may require significant investment to meet international standards.
In some cases, even without a takeover price, this option can be more expensive than buying a business that is already set up and ready to operate.
Every investment must be evaluated carefully and the BCC team has extensive experience in these assessments.
Important:
For listings with a selling price, the seller’s stated conditions (remaining lease duration, rent, deposit…) are for information only. The real owner is legally allowed to change all terms when issuing a new contract in your name.
Why it is Not a “Business Asset”
This concept simply does not exist in Cambodia. There is no legal distinction between the building and the activity established inside it.
When you rent a space to open your business, the commercial lease contract is the only document that governs your rights and obligations.
Therefore, it must be:
- Adapted to your project
- Legally compliant
- Secure
- Negotiated properly
The Business Center Cambodia team specializes in:
- Business creation
- Location searching and property visits
- Verification of business history
- Meetings with owners
- Contract negotiations and secure agreements
- Administrative registration of your company
What about the Business’s Revenue?
You may be surprised to see that revenue is not as important in Cambodia when taking over a business.
In Cambodia, entrepreneurs come to:
- Bring their idea to life
- Build their concept
- Launch their own project
Even if you work in the same field as the previous tenant, it is rare for new operators to want to copy the exact business model. Revenue can be a useful indicator (e.g., the location is known), but other criteria are often much more important.
A low revenue does not necessarily mean the location is bad. The reasons may lie elsewhere.
BCC Advice
In Cambodia, many people will offer you a “good deal.” But the only real good deal is a secure contract and negotiation conditions that protect you.
Important rules:
- Never compare Cambodian contracts to Western ones
- Never sign with a seller who is NOT the real property owner
- Always verify all business history before engaging
There are as many traps to avoid as there are opportunities to seize.
The Business Center Cambodia team knows how to protect your interests and handles the full process of business takeovers.
We offer:
- Negotiation for the best contract conditions
- A catalog of businesses available
- A “Signature Pack” to secure your investments
Commercial Spaces & Business Takeovers In Cambodia
Our real estate website BCC IMMOBILIER CAMBODGE lists both housing and commercial properties.
From visits to final signature, by choosing a fully registered agency, you are guaranteed:
- A secure contract
- All required verifications
- A consultant who understands local laws and locations
