In Siem Reap, there have been many buyers who accidentally bought land in the Apsara protected zone due to low price and influence from local traders. Let’s explore why some basic tips on how to avoid buying land in the Apsara protected zone.

Apsara’s land is state land under the protection of the Apsara Authority which is mostly located in the Angkor archaeological park and other archaeological sites. Thus, it is strictly prohibited to buy or sell land or build any constructions.

Here are the three basic points to observe before making transactions:

1. Check Type of Ownership Title

First, you must check the title deed. By law, the occupants of Apsara lands have only the right to stay/use the land but do not have a registered title deed (known as hard title).

In some cases, some occupants might hold soft titles. This means that the titleholder is only the legal occupant of the land but does not have full rights to it.

This requires the buyer to be very cautious. Having a soft title does not prove the full right to land, especially in the Apsara protected zone, as you have a high risk of confiscation from the Apsara Authority after buying.

2. Observe Land Condition

The easiest way to know if the land is located in the Apsara zone or not is to observe the surroundings. Normally, Apsara land is surrounded by temples, ancient lakes or other archaeological sites.

Another observation point is that Apsara land has only small constructions or houses, without commercial or tall buildings.

Lastly, you can drive around and observe if there are any Apsara marks/signs nearby the land plot you wish to buy.

3. Clarify with Local Authorities

In some cases, things can become more complicated. Some plots of land in the Apsara zone can be both Apsara and private land on one plot. The owner of the mixed-ownership plot might cheat the buyer by showing the title deed and claim that the whole plot is private land.

Thus, when encountering this case, buyers should ask for clarification from the village or commune officials and/or the Cadastral Department, and/or the APSARA Authority on where the land is located.

Nevertheless, the aforementioned three tips are only the basic points to consider. In general, there are many other factors involved on which buyers must consult the competent authorities for clarification.