visa-admin
Updated 2026-08-28 5 min
In short
- ●The Ministry of Justice has launched an online platform to publish court-ordered foreclosure sale notices.
- ●The platform allows the public to view properties up for auction and download application forms.
- ●Expats interested in discounted real estate can now participate in auctions.
- ●Auctions are governed by the Civil Procedure Code, with a deposit guarantee of 10% of the minimum price.
10% guarantee
Key figure
Launched in August 2026
Period
Cambodia (all provinces)
Location(s)
Ministry of Justice
Source
Key facts at a glance
- Online platform. The Ministry of Justice has launched a website to publish foreclosure sale notices from courts of first instance.
- Public access. Notices are viewable by everyone, with a link to see the properties concerned.
- Participation in auctions. Interested parties can download an application form in Khmer and submit it to the competent court.
- 10% guarantee. Bidders must deposit a guarantee equal to 10% of the minimum sale price.
- Payment within one month. Once the sale is authorized, the buyer must pay the price within a maximum of one month.
How it happened
The platform was launched in late August 2026, but the foreclosure sale process follows a procedure established by the Civil Procedure Code.
- Judgment: A dispute is resolved, and the debtor is ordered to pay a sum.
- Default: The debtor fails to pay, triggering a forced execution procedure.
- Seizure: The court orders the seizure of the debtor's real estate.
- Notice: The court sets the date, time, and place of the sale, and publishes a public notice describing the property and the minimum price.
- Online publication: Since August 2026, these notices are also published on the Ministry of Justice platform.
- Auction: Interested parties submit their applications and participate in the auction or tender.
- Result: The bailiff designates the highest bidder, the court issues a decision, and the buyer pays within one month.
Breakdown
The platform covers all of Cambodia, but foreclosure sales mainly concern real estate. Here is an indicative breakdown of property types and stakeholders involved.
| Segment | Figure | Detail |
|---|---|---|
| Property types | 4 | Land, registered buildings, condominium shares, perpetual leases, and usufructs. |
| Jurisdictions | 25 | Municipal and provincial courts of first instance. |
| Required guarantee | 10% | Of the minimum sale price, refunded to unsuccessful bidders. |
| Payment deadline | 1 month | Maximum after the final decision authorizing the sale. |
| Potential participants | Public | Investors, creditors, lenders, and any interested person. |
What it means for Siem Reap
- Direct access to foreclosure sale notices for properties in Siem Reap and neighboring provinces.
- Opportunity to acquire real estate at potentially below-market prices.
- Need to understand the procedure in Khmer, as forms are in the Khmer language.
- Obligation to deposit a 10% guarantee of the minimum price, which can be a significant amount.
- Expats must contact the Siem Reap provincial court for any questions or submissions.
How to avoid trouble
- Step 1: Regularly check the Ministry of Justice platform for notices concerning Siem Reap.
- Step 2: Hire a local lawyer to verify the validity of the property title and the property's history.
- Step 3: Prepare required documents: ID, address, property certificate number, etc.
- Step 4: Ensure you have the necessary funds for the 10% guarantee and final payment.
- Step 5: Submit your form directly to the competent court before the deadline.
- Step 6: Attend the auction or follow the tender procedure in person or via a representative.
- Step 7: After the auction, follow the court's instructions for payment and property transfer.
Frequently asked questions
What is the Ministry of Justice's foreclosure sale platform?
It is a website that publishes foreclosure sale notices issued by courts of first instance, allowing the public to view properties up for auction and participate.
How can I participate in a foreclosure auction?
Download the application form in Khmer from the platform, fill it out with your information and the property details, then submit it to the relevant court before the deadline.
What is the required guarantee amount?
Bidders must provide a guarantee equal to 10% of the minimum sale price. This guarantee is refunded to unsuccessful bidders after the sale.
Can I bid if I am an expat?
Yes, the platform is open to the public, including foreigners. However, it is advisable to check legal restrictions on property ownership for non-Cambodians.
Where can I find more information about a specific foreclosure sale?
Contact directly the municipal or provincial court of first instance that issued the foreclosure sale notice.
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Siem Reap Hub
The community guide for expats and travelers in Siem Reap, Cambodia