How is the estimate calculated?

Area first: square metres are used as entered, an are is 100 m², a hectare is 10,000 m², and the dimensions option multiplies width by length. The buy and sell totals are that area times each price per square metre, gross profit is the difference, and ROI is the gross profit divided by the buy cost. Advanced mode subtracts the 4% registration tax on the buy total plus the agent-fee and other-cost percentages from the sell total to give a net profit, and divides it by the holding years for a simple annualized return.

Is this an official or government valuation?

No. It is arithmetic on the numbers you enter, produced by the Cambodia Property Value engine or by an identical local formula when that engine is offline. It is not an appraisal by a licensed valuer, not an MLMUPC figure, and not evidence you could submit to a bank, a court or the tax authority. The benchmark band is aggregated asking-price data, not recorded sale prices, so treat it as orientation rather than proof of what land sold for in a district.

Why is the benchmark sometimes unavailable?

The benchmark card only fills when the Cambodia Property Value engine is reachable and holds enough observations for the area you picked. If CPV is down, if the district has too few data points, or if you have not selected a district yet, the card says the benchmark is unavailable rather than showing a made-up band. The estimate still works in every one of those cases because the core formula runs locally in the API as a fallback.

What is the 4% registration tax line in advanced mode?

Cambodia taxes the transfer of immovable property at 4% of the declared value, collected by the General Department of Taxation and normally paid by the buyer at registration. The advanced mode models that 4% on the buy total by default so the acquisition cost is realistic, and you can change the percentage if your situation differs. Check the current rate and any exemption thresholds with the GDT or a notary before relying on the number for a real transaction.

What is the difference between a hard title and a soft title?

A hard title is registered with the Ministry of Land Management, Urban Planning and Construction at the national level and carries stronger, cadastral-grade proof of ownership; an LMAP title is a newer hard-title variant indexed to the national land map. A soft title is issued at the commune or district level under a different evidentiary standard. The type you select here changes the benchmark mix and the quote context — it does not change the arithmetic, because the prices you enter do that.

Does the page store or sell my data?

Nothing is recorded by default. A run is sent to the Cambodia Property Value observation store only when you tick the consent checkbox — the page states this next to the box. The observation carries the inputs and the result, never your name or email, and exists so the benchmark band improves over time. Email addresses typed for the report option are used to send that report through the configured provider and are not retained as a marketing list.

Should I enter prices in dollars or riel?

Enter them in whichever currency the listing or offer actually uses — land in Cambodia is overwhelmingly quoted in US dollars, with riel more common for smaller or rural plots. The selector is a display setting: it changes the symbol and formatting of every total on the page but performs no conversion. A result computed in dollars is not comparable to a riel result until you convert one yourself at a current rate.

Why does my result say “local fallback”?

The estimate normally comes from the Cambodia Property Value engine through InKhmer’s API. When that engine cannot be reached, the API runs the identical published formula locally and marks the result with the local-fallback badge so you can tell the provenance of the number. Nothing about the math changes; only the source label does. The benchmark, PDF quote and email report are not fabricated in fallback mode — they report unavailable instead.

Can I measure my land on a map?

Yes — the Measure on map button opens a satellite map where you click to drop pins around the parcel; three or more pins produce a geodesic area and perimeter you can send to the size field in one tap. The figure comes from the same proxy as the estimate — the CPV engine when reachable, the shared WGS84 polygon math locally otherwise — and it is an approximation for estimating, not a survey-grade or legal boundary measurement. If no Google Maps key is configured the panel says so and you enter the size manually instead.

Will my valuations be saved?

Only in two cases. A run is recorded as an anonymous observation — inputs and result, never your name or email — only when you tick the consent box. And if you are signed in, the page reads your saved valuations from the CPV store: the history card lists recent runs with a small ROI trend when a plot repeats. Signed-out visitors see a sign-in hint instead, and the card fails open to an empty state rather than an error when the store is unreachable.

Land Value Calculator - Buy and Sell Economics for Cambodia

Estimate land investment economics: plot size, buy and sell price per m², gross profit, ROI and costs — in USD or KHR.

Thinking of buying or selling land in Cambodia? Enter the plot size — square metres, ares, hectares or a width and length — plus the buy and sell price per square metre, and see the total cost, gross profit and return on investment instantly. Advanced mode adds location, land type, title type, road access, holding years and the real costs of a sale — the 4% registration tax, agent fee and other costs — for net profit and annualized return, plus a district price benchmark when data is available.

About this tool

The Land Value Calculator works out the economics of buying and selling a plot of land in Cambodia before money changes hands. Enter the plot size — as square metres, ares, hectares or a width and length — a buy price and a sell price per square metre in US dollars or riel, and the page returns the total buy cost, total sell value, gross profit and the return on the money invested. Advanced mode adds the address cascade (province down to village), land type, title type, road access, frontage, the years you hold the land, and the costs that eat into a sale: the 4% registration tax on the declared value, an agent fee and other costs. With those, it also shows net profit and a simple annualized return, and it can compare your asking price against a low/mid/high benchmark band for the district. When the Cambodia Property Value engine behind it is online, the quote can be downloaded as a PDF or emailed. It is for buyers, sellers, agents and land bankers — not an official valuation, and not a price promise.

How it works

The estimate is computed by `LandValuationService.estimate` in `apps/inkhmer.com/api/src/features/web/tools/land-valuation/services/land-valuation.service.ts`. The API posts your input to the Cambodia Property Value (CPV) free-tools engine; when it is unreachable it runs the identical published formula locally via `computeLandEstimateLocal` and `landAreaM2` in `@inkhmer/api-types` and labels the result `local-fallback` — the result badge says which. Area is converted first (are ×100, hectare ×10,000, dimensions = width × length), totals are area × price per m², ROI is gross profit ÷ buy cost × 100. Advanced mode adds costs: a 4% registration tax on the buy total plus agent-fee and other-cost percentages on the sell total, then net profit and a simple annualized return over the holding years. The measure-on-map pins POST to `/v1/tools/land-valuation/measure-parcel`; the same fallback pattern computes the geodesic area locally via `computePolygonAreaM2Local` and `computePolygonPerimeterM` on a WGS84 sphere, so a measured size still fills the input when CPV is down. Benchmark bands are aggregated asking-price data from CPV, not transaction records; when CPV has no data for the district the page says so instead of guessing. A run is recorded to CPV only if you tick the consent box.

Use cases

A buyer comparing two plots in Kandal priced per square metre before making an offer on either
A land banker estimating the five-year return on a two-hectare parcel near a new ring road
An agent pricing a hard-titled residential plot in Siem Reap against the district benchmark band
A seller checking net proceeds after the 4% registration tax and a 3% agent commission
A family converting an inherited 20 by 50 metre plot in Battambang into its square-metre area
A developer sanity-checking whether a commercial asking price sits within the asking-price band
A buyer measuring a riverside parcel on the satellite map to check the advertised square metres before negotiating
A diaspora Cambodian emailing a PDF quote of a planned sale to relatives back home for review

Frequently asked questions

How is the estimate calculated?
Area first: square metres are used as entered, an are is 100 m², a hectare is 10,000 m², and the dimensions option multiplies width by length. The buy and sell totals are that area times each price per square metre, gross profit is the difference, and ROI is the gross profit divided by the buy cost. Advanced mode subtracts the 4% registration tax on the buy total plus the agent-fee and other-cost percentages from the sell total to give a net profit, and divides it by the holding years for a simple annualized return.
Is this an official or government valuation?
No. It is arithmetic on the numbers you enter, produced by the Cambodia Property Value engine or by an identical local formula when that engine is offline. It is not an appraisal by a licensed valuer, not an MLMUPC figure, and not evidence you could submit to a bank, a court or the tax authority. The benchmark band is aggregated asking-price data, not recorded sale prices, so treat it as orientation rather than proof of what land sold for in a district.
Why is the benchmark sometimes unavailable?
The benchmark card only fills when the Cambodia Property Value engine is reachable and holds enough observations for the area you picked. If CPV is down, if the district has too few data points, or if you have not selected a district yet, the card says the benchmark is unavailable rather than showing a made-up band. The estimate still works in every one of those cases because the core formula runs locally in the API as a fallback.
What is the 4% registration tax line in advanced mode?
Cambodia taxes the transfer of immovable property at 4% of the declared value, collected by the General Department of Taxation and normally paid by the buyer at registration. The advanced mode models that 4% on the buy total by default so the acquisition cost is realistic, and you can change the percentage if your situation differs. Check the current rate and any exemption thresholds with the GDT or a notary before relying on the number for a real transaction.
What is the difference between a hard title and a soft title?
A hard title is registered with the Ministry of Land Management, Urban Planning and Construction at the national level and carries stronger, cadastral-grade proof of ownership; an LMAP title is a newer hard-title variant indexed to the national land map. A soft title is issued at the commune or district level under a different evidentiary standard. The type you select here changes the benchmark mix and the quote context — it does not change the arithmetic, because the prices you enter do that.
Does the page store or sell my data?
Nothing is recorded by default. A run is sent to the Cambodia Property Value observation store only when you tick the consent checkbox — the page states this next to the box. The observation carries the inputs and the result, never your name or email, and exists so the benchmark band improves over time. Email addresses typed for the report option are used to send that report through the configured provider and are not retained as a marketing list.
Should I enter prices in dollars or riel?
Enter them in whichever currency the listing or offer actually uses — land in Cambodia is overwhelmingly quoted in US dollars, with riel more common for smaller or rural plots. The selector is a display setting: it changes the symbol and formatting of every total on the page but performs no conversion. A result computed in dollars is not comparable to a riel result until you convert one yourself at a current rate.
Why does my result say “local fallback”?
The estimate normally comes from the Cambodia Property Value engine through InKhmer’s API. When that engine cannot be reached, the API runs the identical published formula locally and marks the result with the local-fallback badge so you can tell the provenance of the number. Nothing about the math changes; only the source label does. The benchmark, PDF quote and email report are not fabricated in fallback mode — they report unavailable instead.
Can I measure my land on a map?
Yes — the Measure on map button opens a satellite map where you click to drop pins around the parcel; three or more pins produce a geodesic area and perimeter you can send to the size field in one tap. The figure comes from the same proxy as the estimate — the CPV engine when reachable, the shared WGS84 polygon math locally otherwise — and it is an approximation for estimating, not a survey-grade or legal boundary measurement. If no Google Maps key is configured the panel says so and you enter the size manually instead.
Will my valuations be saved?
Only in two cases. A run is recorded as an anonymous observation — inputs and result, never your name or email — only when you tick the consent box. And if you are signed in, the page reads your saved valuations from the CPV store: the history card lists recent runs with a small ROI trend when a plot repeats. Signed-out visitors see a sign-in hint instead, and the card fails open to an empty state rather than an error when the store is unreachable.

Data and accuracy

The estimate is computed server-side by `LandValuationService.estimate` in the InKhmer API, which proxies the Cambodia Property Value (CPV) free-tools engine and falls back to `computeLandEstimateLocal` — the identical published formula in `@inkhmer/api-types` — when CPV is unreachable; the result carries a `cpv` or `local-fallback` source label. The benchmark band is a CPV aggregate of land observations (asking-price data, not recorded transactions); when CPV cannot provide it the page shows an unavailable state. A run is recorded to CPV only with your explicit consent. The 4% registration-tax default follows Cambodia’s tax on immovable-property transfer under the General Department of Taxation; title-type labels follow the MLMUPC system; province/district/commune/village codes come from the same administrative spine used across InKhmer location tools. Content reviewed on 7 November 2026.

Sources

General Department of Taxation — registration tax on immovable property transfers — Royal Government of Cambodia — GDT
Ministry of Land Management, Urban Planning and Construction — land title system — MLMUPC
Cambodia Postal Code — administrative geography dataset used for the address cascade — Cambodia Postal Code

Content last reviewed 7 November 2026

Land Value Calculator - Buy and Sell Economics for Cambodia

Estimate land investment economics: plot size, buy and sell price per m², gross profit, ROI and costs — in USD or KHR.

QuickAdvanced

USDKhmer riel (KHR)

Land size unit

1 m² = 1 m²

Area

Buy price per m²

Sell price per m²

Price is always per square metre, whatever unit you enter the size in.

Estimate